High-profile apartment defect cases have changed the way many NSW buyers approach purchasing, putting greater scrutiny on building quality, strata records and the parties behind a development before a contract is signed.

The industry buyers are assessing today, however, is also different from the one in which cases such as Opal Tower and Mascot Towers emerged.

NSW has introduced a series of regulatory measures aimed at strengthening oversight of apartment construction, including Building Commission NSW, the Residential Apartment Buildings Act 2020 and the Strata Building Bond and Inspections Scheme. Under the latter, developers are required to lodge a bond, with independent inspections forming part of the process for identifying defects in new strata developments.

Those changes provide another layer of protection, but they haven't removed the importance of buyer due diligence.

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For purchasers considering an apartment, that means looking beyond the residence itself. Building and strata history, strata reports, the track record of the builder and developer, the condition of common property and any known or planned expenditure by the owners corporation can all form part of assessing a building before purchase.

Whether the development is already complete can also materially change what can be assessed.

An off-the-plan purchaser is necessarily buying before the finished product exists. A completed apartment, by comparison, can be walked through before contracts are signed, allowing the purchaser to see the finishes, common areas and broader building as they have actually been delivered rather than relying solely on plans and renders.

It also removes exposure to some of the uncertainties that exist between an off-the-plan purchase and completion, including construction delays, cost pressures and builder insolvency during the delivery period.

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<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a> National Sales Director Ben Hamblett said that greater focus on tangible evidence is increasingly evident among apartment purchasers.

“The biggest shift we're seeing is buyers wanting proof, not promises,” Hamblett said.

“That's exactly why we deal in completed stock - you can inspect the building before you commit - and why we've backed every purchase with a cash bond against special levies.”

At <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> in Parramatta, that emphasis on a completed, inspectable product is already in place.

The 413-apartment, 46-level tower at 12 Phillip Street is being marketed by Projects by Equitifund, allowing prospective purchasers to inspect the residences, common areas and resident facilities before committing.

[smartcode_project:default project_id=5743 project_image_fid=375255]

The Lennox also introduces another layer to the due-diligence conversation through Strata Surety.

The vendor-funded arrangement provides purchasers with a cash-backed bond held in their own solicitor's trust account from settlement. According to Equitifund, the bond covers any special levy raised during the applicable cover period and is provided at no cost to the purchaser.

Special levies can create an unexpected cost for apartment owners where an owners corporation needs funding beyond its existing strata contributions. Under NSW strata law, a special levy requires approval by owners at a general meeting.

Equitifund Executive Chairman Greg Huxley said Strata Surety was designed to provide something more concrete than reassurance about that potential exposure.

“Buyers have every right to ask hard questions about strata risk - the industry has given them plenty of reasons to,” Huxley said.

“Our answer isn't a reassurance, it's a bond. Strata Surety puts real money behind that confidence, held by the buyer's own solicitor, not by us.”

[smartcode_project:default project_id=5743 project_image_fid=375281]

For The Lennox, its completed status also means purchasers can assess not only the apartment itself, but a building that has already been occupied and operating for several years.

Completed in 2021, the $300 million development, designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, comprises one, two, three and four-bedroom apartments, with open-plan living areas extending to private balconies. Interiors incorporate engineered timber flooring, stone benchtops and integrated appliances, while many upper-level residences have views across the river and surrounding district.

Its established amenity can similarly be inspected in operation. Resident facilities include the Watermark precinct with a 20-metre pool, outdoor terrace, barbecue areas, gym, fitness studio and conference room, while ground-floor retail addresses the river walk and surrounding public space.

The Lennox is also home to the Southern Hemisphere's first fully robotic residential car park, which has now operated for several years. Its nine-level basement combines three conventional parking levels with six automated levels, accommodating 327 vehicles using technology from German firm Lödige Industries.

[smartcode_project:default project_id=5743 project_image_fid=925]

The riverfront address puts The Lennox close to much of central <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a>'s existing infrastructure, including Parramatta Station, Westfield Parramatta, Parramatta Park, and the Church Street dining precinct.

The remaining apartments form part of a limited release secured by Equitifund, following the sale of the majority of residences before and shortly after completion.

The regulatory environment around NSW apartment construction has changed considerably since the defect cases that reshaped public discussion around the sector. For purchasers, however, regulation is only one part of the equation. The ability to investigate a building's history, review its strata position and, where possible, inspect what has actually been delivered remains central to making an informed apartment purchase.

At The Lennox, its completed status provides that opportunity before contracts are signed, while Strata Surety adds a financial backstop against special levies beyond the protections already provided under NSW strata law.

[smartcode_project_cta:default project_id=5743]

Joel Robinson

Buying with confidence: What NSW apartment buyers should check beyond the defect headlines

Too often, heritage buildings become the podium for a contemporary tower. At <a href="https://www.apartments.com.au/new-apartments/623-collins-607-623-collins-street-melbourne-vic-3000">623 Collins</a>, <a>Sterling Global</a> challenged its design team to reverse that process.

The brief to <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> was deliberately simple: "Don't design around the heritage. Design from it." It became the philosophy behind a project that draws inspiration not only from two landmark heritage buildings, but from Collins Street itself, a street layered with architectural history and civic significance.

That philosophy has shaped one of <a href="https://www.apartments.com.au/developments/melbourne-vic-3000">Melbourne</a> CBD's most considered residential projects, where the 1924 State Savings Bank and neighbouring Batman's Hill Hotel have become the architectural foundation for 623 Collins rather than remnants preserved beneath a new development.

[smartcode_project:default project_id=145324 project_image_fid=372749]

Rather than approaching the site as a blank canvas, <a href="https://www.apartments.com.au/developers/sterling-global">Sterling Global</a> saw the existing buildings as the beginning of the story.

"Sites like this rarely become available," the developer said.

"623 Collins wasn't simply an opportunity to develop a prominent CBD site. It was an opportunity to restore and reimagine one of Melbourne's important heritage landmarks while contributing to the continued evolution of Collins Street. For us, the existing buildings weren't constraints. They were the beginning of the story."

Instead of mimicking the ornate heritage architecture, Plus Studio studied the proportions, rhythm and craftsmanship of the original buildings before translating those characteristics into a contemporary 42-storey tower.

[smartcode_project:default project_id=145324 project_image_fid=372748]

"The brief challenged us to create a contemporary landmark that respected Melbourne's architectural history without becoming nostalgic," Plus Studio said.

"Rather than mimicking heritage, we sought to understand its proportions, rhythm and material language before translating those qualities into a distinctly contemporary architectural expression."

The practice says the State Savings Bank and Batman's Hill Hotel became the project's primary source of inspiration, allowing the heritage buildings and contemporary architecture to exist "in conversation rather than contrast." Generous planted terraces further soften the transition between old and new, creating elevated green spaces while reinforcing the dialogue between the restored podium and the contemporary tower.

That dialogue continues throughout the interiors, where Melbourne designer Fiona Lynch developed a material palette inspired by the idea of alchemy, balancing contrasting materials that reference both the Neo-Grec detailing of the original bank and contemporary urban living. The result is a series of spaces that feel timeless rather than trend-driven.

[smartcode_project:default project_id=145324 project_image_fid=354343]

The project will deliver 316 residences across four collections, Heirloom, Signature, Reserve and the Penthouse Collection, with each responding differently to its position within the building, from the restored heritage podium through to the upper levels of the tower. The Heirloom Residences retain defining heritage elements including original heritage windows, generous proportions and high ceilings, while the tower introduces contemporary homes with expansive layouts and elevated views.

Amenities have likewise been designed to support long-term city living rather than short-stay convenience. Residents will have access to concierge services, wellness facilities including a pool, cold plunge, sauna, steam room and gym, alongside private lounges, entertaining spaces and dedicated resident clubs.

Sterling Global says that approach is resonating with buyers seeking permanence rather than novelty.

[smartcode_project:default project_id=145324 project_image_fid=354347]

According to the sales team, purchasers are looking for enduring architecture, generous floorplans, heritage character and long-term value, with many commenting that 623 Collins "doesn't feel like another apartment development" because of the way the architecture has been curated around the site's history.

Situated on the prominent corner of Collins and Spencer streets, the project occupies one of Melbourne's most recognisable gateway sites, marking the western entrance to the city's best-known street. For Sterling Global, it also reflects a broader shift in city-making.

"Rather than maximising development yield, the project embraces adaptive reuse as a design philosophy, allowing heritage to inform architecture, interiors and the overall resident experience," the developer said.

"The result is a building that feels uniquely connected to Melbourne."

[smartcode_project_cta:default project_id=145324]

How Sterling Global designed 623 Collins from Melbourne's history

Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

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Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

[smartcode_project:default project_id=152069 project_image_fid=374399]

Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

[smartcode_project_cta:default project_id=152069]

Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

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<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

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A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

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The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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While the Sydney market is heating up, investors and property owners looking to sell should not rest on their laurels, according to ke3 Property.
Speaking about the selling market, ke3 Property director Monique Eyles said that the old methods of putting a sign out of the front of a property and hoping someone will love it, has changed.
Now, styling is very much a part of the sales process.
Having recently launched their in-house styling service, which is pushing sales prices up by 10%, they said that it's more than just about pretty furniture.
“With our teams diverse backgrounds we understand the psychology and consumer behaviour of buyers. Vendors need to put their best foot forward when selling their property," said Eyles.
“In a busy, competitive market, selling the vision and very best version of the home is a necessity to ensure your property attracts the highest price possible," she said.
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jduke-EHk3XBmHkn

Sell smart, even in a good market: ke3 Property

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Parramatta's reign as a mecca for attracting the public service sector is set to be tested, as Sydney’s largest suburban market battles with a dated stock profile and low future office supply.
A new research paper from Jones Lang LaSalle, “Parramatta – Reversing the prime-grade office slide”, described the suburban office sector as reaching a "critical point” with low future supply and an ageing stock profile. It cautioned that in "this public-sector dominated office market requiring strong sustainability benchmarks, there is an increased risk of flight from existing government tenants.”
Jones Lang LaSalle’s director of Parramatta and metropolitan office leasing William Tong said many government tenants were locked into long-term lease agreements, which had kept contiguous floor space scarce.
"This has acted as a smoke-screen for a low-demand environment, dampened by a lack of modern supply that would attract new tenants to Parramatta", he said.
To offset this increased risk of flight from government tenants, the research paper suggests that the best and fastest way to rejuvenate the Parramatta office precinct is to refurbish secondary grade assets.
Mr Tong said with new NSW Government environmental benchmarks in place for all government accommodation, Parramatta’s public sector-dominated office market needed to modernise or face the consequences in the future.
Assuming government leases from the 90s and 2000s were under 10-year lease expiries, he says, "there’s currently significantly elevated flight risk for a government tenanted, secondary-grade landlord".
JLL estimates there are 31 office properties within the Parramatta CBD that house at least one NSW state government tenant. Of those, it says, 22 buildings were considered secondary grade.
“It is critical for landlords to invest capital into their assets to improve their environmental credentials, as well as overall occupier amenity," said Mr Tong.
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kjiminez-eaYKfU7qd2

Parramatta faces challenges to public service office reign

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New environment minister Greg Hunt recently announced <a target="_blank" href="https://www.environment.gov.au/minister/hunt/2013/mr20130926?utm_source=mins&amp;utm_medium=rss&amp;utm_campaign=feed">50 large coal and coal seam gas</a> developments to be pushed through Australia’s environmental approval process, including assessment under the new federal “<a target="_blank" href="https://theconversation.com/federal-governments-control-of-coal-seam-gas-a-welcome-relief-12782">water trigger</a>” introduced in early 2013.
The proposed mines are predominantly in NSW and Queensland, already <a target="_blank" href="https://theconversation.com/topics/coal-seam-gas">sites of conflict</a> over coal exports and CSG. <a target="_blank" href="https://www.pc.gov.au/projects/study/major-projects/draft">A draft report</a> from the Productivity Commission highlights the central issue: proponents of coal and CSG projects want rapid and simple assessments, while communities and environmental groups want baseline studies, more information and cumulative assessment. All of which cost time and money.
Minister Hunt’s announcement follows <a target="_blank" href="https://www.change.org/en-AU/petitions/safeguard-the-epbc-act-stop-using-the-phrase-green-tape">strong indications</a> that the federal government wishes to speed up environmental approvals.
The decision to start assessing these 47 projects en masse and so quickly after the election seems to match the pre-election rhetoric. Greg Hunt has also suggested support for adopting an <a target="_blank" href="https://www.abc.net.au/lateline/content/2013/s3854893.htm">upper time limit, such as nine months</a> for the assessment process.
However, we need to treat these assessments with caution. For many communities that will be affected by the projects the biggest concern is <a target="_blank" href="https://theconversation.com/topics/groundwater">groundwater</a>.
Groundwater: a sensitive resource
Most of the proposed mines will affect groundwater; in many cases from aquifers already used by people and important ecosystems. It’s not realistic to expect proper groundwater assessments be conducted in a nine-month period, or under any other form of “fast-tracking”. Let’s have a look why.
Currently, groundwater supplies about 30% of Australia’s total water use. It is an important resource in a country where most easily accessible surface water is already allocated or used. It is expected to meet a significant proportion of future water demand and help to buffer against a changing climate.
Its worth to the economy is in <a target="_blank" href="/news">billions of dollars</a> every year. Many ecosystems also <a target="_blank" href="https://theconversation.com/australian-endangered-species-desert-gobies-14275">depend on groundwater</a>; <a target="_blank" href="https://www.bom.gov.au/water/groundwater/gde/">recent mapping</a> shows that groundwater is vital for ecosystems right across Australia.
Groundwater can be a <a target="_blank" href="https://theconversation.com/water-in-water-out-assessing-the-future-of-the-great-artesian-basin-13104">highly sensitive resource</a> for a number of reasons. In particular, the time between an impact on groundwater pressure in one area, and a corresponding change in flux of groundwater somewhere else can be lengthy. Aquifers, particularly deep aquifers, can take many thousands of years to recharge and they can be quickly to contaminated or depressurised, but more difficult to fix.
Uncertainty demands caution
Our power as a scientific community to model impacts of major projects on groundwater is still limited, despite today’s sophisticated data collection and computer modelling techniques.
All models used by hydrogeologists are characterised by uncertainty. For example, we generally can’t determine exactly by how much or how quickly one aquifer may register changes in water pressures in response to de-watering somewhere else. Rather, a range of possible outcomes, with a certain level of confidence could realistically be provided.
Similarly, it is not easy to predict exactly how quickly pollution will move through an aquifer, and whether or when it might ultimately reach a wetland or stream. To make these predictions, extensive field studies and baseline monitoring data need to be put into our models.
In the words of one of our most eminent hydrogeology professors, <a target="_blank" href="https://www.flinders.edu.au/people/craig.simmons">Dr Craig Simmons</a>, it is time for hydrogeologists to “level” with decision-makers and communities. Groundwater models do not give us a crystal ball to predict future impacts, and they will produce highly uncertain results if time, budget or field data are too limited.
While proponents and governments may not like to hear it, a long period of data collection and hydrogeological investigation is needed to make confident predictions with groundwater models. Proper assessment of the impacts of large coal mining and coal seam gas developments on groundwater are going to need time and resources.
The new government, proponents of major projects and communities need to bear these issues in mind. Approvals may take a long time but to protect such a precious resource as groundwater, it is worth taking it.
 
<hr>
Matthew Currell is lecturer in hydrogeologyat the School of Environmental Engineering at <a target="_blank" href="https://www.rmit.edu.au/">RMIT University</a>. 
This article was originally published at <a href="https://theconversation.com">The Conversation</a>. 
<img alt="The Conversation" height="1" src="https://counter.theconversation.edu.au/content/18739/count.gif" width="1" style="font-size: 0.8em;">
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You can't rush a coal and gas project: Matthew Currell

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There’s every sign that the property market is on the way up. The interest rate cycle is at its low point, auction clearance rates are up, and median house prices are reaching new highs.  
But I’d like to put something into perspective. Recently, media headlines have been proclaiming the start of this growth phase as a ‘boom’, and this bothers me.  
I’ve never been a big fan of the term ‘boom’. A ‘boom’ implies the existence of its opposite, which is a bust – and ‘boom and bust’ does not accurately describe the nature of the property market.  
Residential property is a real asset, not a paper asset, and it’s the only one that serves a dual purpose by providing a lifestyle and financial investment. Everyone needs somewhere to live, but not everyone needs or wants to invest in shares – so residential property has a widespread and ongoing level of demand that stabilises the market.  
This makes it a relatively stable asset compared with paper-based assets like shares. In Melbourne, as in the vast majority of capital cities and large regional centres, the notion of booms and busts simply doesn’t ring true.  
The only places it might apply are smaller towns based on single industries like mining or tourism, which have a more volatile economy. Bust can also arise in contained over supplied developments such as the Docklands that are dominated by investors.  
The current growth spurt in the residential property market is not a ‘boom’, but rather a natural and logical phase in the overall cycle.  
For the last two years the market has been stagnant or in decline and it was only a matter of time before it moved again. The demand for property is always evolving, as family units get bigger or smaller and there is a need to change living requirements. While many people put these moves on hold the pent up demand has been growing and is now flexing its muscle. While there is no doubt low interest rates are helping, the market is going through a normal part of its cycle.  
I’d like to inject a note of caution here. Another reason I dislike the boom and bust concept is that it’s often used in a blanket fashion, implying that all property grows (or falls) in value at the same rate, at the same time. This is not the case.  
After the current growth phase reaches its peak around the second half of 2014, there will be a noticeable split in growth rates. Some properties will continue to grow strongly in value, albeit at a slightly more moderate rate; whilst others will tail off substantially.  
Properties that will continue to grow strongly will be those in demand from homebuyers and investors alike. These properties will be in areas with high employment rates and reasonably low debt levels. They will be in short supply relative to demand, and will have a high land-to-asset ratio – that is, the bulk of the asset will appreciate, not depreciate.  
As an investor, it’s vital to take a long-term view. So look beyond the exhilarating headlines and choose property that will continue to perform strongly after the current growth spurt.  
 
<hr>
 Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.  
 
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marmstrong-sd3emVLPPb

Let's get some perspective, look beyond the property 'boom': Mark Armstrong

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The strong march of Australia's metropolitan markets has continued, particularly in Sydney and Brisbane which have experience solid supply growth, tenant demand and investor interest.
New research prepared by Colliers International, examining the CBD and metropolitan office markets, found that while Australia’s CBD's still contain the majority of the country’s office space, the metropolitan markets represent "a large and growing proportion".
<img src="/images/stories/2013/10/08/CHART_OF_THE_WEEK_OCT_9.png" width="470" height="269" alt="CHART_OF_THE_WEEK_OCT_9">
Cities monitored as part of the "Metropolitan Office Research &amp; Forecast Report"  – Sydney, Melbourne, Brisbane and Adelaide – had  a combined total of almost 10.5 million square metres of office space in their metropolitan markets. In contrast, those four capital city CBDs had 12.8 million square metres of office space.
The Colliers report showed that the Sydney and Brisbane metro markets have seen significant growth in net lettable area (NLA) over the past 10 years, growing by 79% and 62% respectively. Sydney's metro market is now bigger than the CBD market.
The metro markets of Melbourne and Adelaide have seen respective NLA growth of 24% and 14%, and have been outperformed by their CBD markets.
Going forward, Colliers expects urban regeneration precincts and those with solid public transport access will continue to offer best prospects for growth.
Parramatta and North Sydney in NSW and the Northshore Hamilton precinct in Queensland were identified as areas to watch.
Melbourne's  Fishermans Bend precinct - a 240 hectare precinct on the edge of the CBD that had  recently been rezoned to capital city use, was another hub potentially with good prospects.
Whilst planning for the precinct was in its very early stages, it said, the Victorian State Government had  plans for up to 40,000 jobs in the area.
"Even if only half of these jobs are office-based, as many are expected to be retail, this equates to around 280,000sq m of office development in the area – that’s more than three Rialto towers, " Colliers said.
Another key finding of the report was the increasing number of local institutions are shifting their investment focus away from traditional CBD office markets to metro markets.
Colliers managing director of capital markets and investment services,  John Marasco noted that while the focus of the major domestic and offshore pension and sovereign wealth funds continued to be on CBDs, "other listed and unlisted institutions will create funds specifically to target metropolitan office markets, as their capital looks for new and expanded markets".
“A number of major Australian institutions are believed to be creating these kind of funds as they seek to diversify their portfolios and target higher yielding assets.”
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Metro office markets continue strong growth: Colliers

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It is no secret that apartment renters have high expectations when choosing somewhere to live. This is because these property seekers often have to sacrifice some of the more desirable features that a house rental offers.
Features like added space, yards, and reduced noise are sacrificed to enable renters to afford to live where they want to livein a smaller space, like an apartment or unit. For example, if a two bedroom house with a backyard in a popular beachside capital city suburb was just as affordable as a two bedroom apartment or unit in that same area, the house would be in higher demand.
This is not to suggest that apartment seekers will just accept any property. If anything, apartment rental seekers are arguably more picky due to the additional challenges that apartment living brings. Things like noise, space, and privacy become bigger issues in an apartment versus a house.
Adding weight to this is the ratio of apartments to houses in highly desirable rental areas. Investing in an apartment-heavy area means you will be up against more competition to make your apartment more desirable than most, in order to command the best possible rental return in that suburb marketplace. With this in mind, as investors, it is vital we consider all of the things that may turn off would-be renters when purchasing apartments as investment properties.
Here are 10 areas where tenants have high expectations of an apartment or unit if they are to pay top rent for it:
1)      Location
Location is usually the main reason renters sacrifice other things. If you are considering buying an investment apartment in a great suburb, but in the worst or most inconvenient street within that suburb, perhaps reconsider that property. Especially true if the entire area is unit or apartment heavy. Location needs to be near all the core things; transport nodes, retail.
2)      Traffic and exterior noise
Tied to the above, renters are getting more precious about noise these days as metropolitan city traffic increases. Buying a unit on a main busy road in your chosen suburb is a risky move. The location may be convenient in terms of transport, shops, entertainment etc. But remember: many people are not heavy sleepers. You will put people off who are sensitive to traffic noise.
If on a main road, only consider units with double-glazed windows. If double-glazed windows aren’t fit, use this as a negotiation point when buying. Explain that you’ll need to spend money on windows to attract the best return for your investment.
3)      Internal and neighbour noise
 Modern apartment block architects, engineers, and designers are increasingly factoring noise levels to their plans. In newer apartment block constructions architects are using less common walls and also distributing balconies that prevent neighbours peering in or literally living on top of each other’s balcony noise.
In older stock though, this is a factor that few investors consider in their inspections, but is very important. Rental-seekers really do value privacy in apartments and you should too when considering which ones to buy.
4)      Balconies in general
 Yes, renters love them regardless of suburb. If you take two units of a similar quality/street/size etc. – one with balcony and one without – the one with balcony will always be a big drawcard for renters. This is amplified if the suburb does not have many public parks/bbq areas/beaches or spaces where renters can properly entertain their guests. Covered and lit balconies are especially considered by would-be renters which is worth keeping in mind when looking.
5)      Bathroom layout
This one varies so there is no hard and fast rule. Different renters expect or need different things. For example, a bathtub is coveted in apartments in middle and outer ring suburbs, as well as regional towns, as it factors well with the younger family market.
Families with young babies or children under five will always favour bathrooms with bathtubs. However in other areas where the demographic is more young single professionals, students, or downsizers, bathtubs may not be expected and in fact you could likely retain the same rental rate for a bath-less unit as one with a bath. Yet, the bath-less unit may be $10k cheaper to buy.
6)      Laundry facilities
Laundry needs should also be considered in accordance to your target suburb demographics. Bigger apartments for young families will usually expect an internal, separate-to-bathroom, laundry room. Inner-city studios though, may just have a laundry cupboard in their kitchen, or even less, a shared laundry room with other units on the same floor.
Talk to local agents and get a feel for what the demographic expects. That way, you won’t be overpaying or an apartment or unit purchase that includes features that your future tenant are not really willing to pay extra rent for.
7)      Parking
 You need to find out what tenants expect in your chosen suburbs on this one. Again, ask local agents what renters expect. Also ask what the going rental rate is for a unit with parking included, and one without. Then ask if different parking types attract higher rent (for example, a full lock-up garage for exclusively that unit’s tenants, versus perhaps just an unsecure, open-air spot for just that unit, versus a shared open-air parking lot that works on a first in, best dressed approach daily).
Once you know this, you can calculate the rental return achievable for different parking option apartments in relation to purchase cost; and purchase a unit that drives the best return based on that.
8)      Resort-style features
 Again, entirely dependent on the area, needs of the area, renter demographic, and cost. In some areas, the renter expectation is that lifts, pools, gyms, rooftop BBQ areas, and so on, will be included. Of course, they pay for this in the form of a higher weekly rent. You should exercise caution if you find an apartment for sale in your chosen suburb that is significantly cheaper, but does not include any of these features.
If you area is expecting these features, and your unit does not have them, you won’t be able to command high rent for your apartment. This difference in cost likely won’t be proportional to the returns you’d get if you just purchased a unit with the features that your market is expecting.
9)      The little extras
 Your chosen area may be expecting Caesar Stone bench tops, Italian tiling, jet bath tubs, air conditioning, and so on. Or, it may not. Knowing the difference is what you as an investor needs to figure out. That way, you will ensure you do not pay for features that your apartment renter is not expecting – or not willing – to pay extra rent for.
For this reason, my personal investor style is to select more modern apartments in areas where tenants do not expect the bells and whistles. Though these renters may be willing to pay extra rent for them, the stakes are heightened when these goodies are damaged or need replacement after long-term wear and tear. You can find yourself in the same rental-return advantageous position with a more modest investment apartment in a more modest area, if you are smart.
Doing this means that when things break, these capital costs are cheaper and easier to repair than complex ducted air conditioning systems, spa and Jacuzzi bathes, and so on.
10)   Quality of life. 
Basically, if your chosen area’s demographic favours things like community spirit, quiet/calm behaviour, then this expectation has a whole value of its own.
Why? Because above and beyond and physical or location-based features is this wildcard factor of overall lifestyle desirability. To identify it if this is desired in your target suburb, you just need to compare the rental return achievable for, say, a no-frills apartment in an average (so, not poor, but not excellent) street location within your target suburb, with a similar apartment in neighbouring suburbs.
If you find that the suburb prestige is very similar overall, yet two almost identical apartments (when compared based on factors #1 – #9 above) are commanding substantially different rent, that tells you that the quality of life must be very high in the more expensive apartment.
If you suspect this to be the case, you then need to confirm it. This is easy to do, providing you are not too shy. Just ask the neighbours. Yep, if you are putting an offer in at inspection knock on the doors of the other units, it doesn’t matter if they are renters or owner-occupiers themselves. Mention that you are considering buying and simply ask them "is this block a nice place to live?" They will open up to you.
 
<hr>
 Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://www.propertycorrespondent.com.au/">Property Correspondent.</a>
 
 
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The 10 things a tenant wants in a top dollar apartment: Cameron McEvoy

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A fair bit happened over the last two weeks.  So here is a quick update to help get your head in gear.  
Prices
Not a 'bubble', but home prices lifting from a low base in response to very favourable influences such as low interest rates, undersupply of new housing starts and strong population growth.
The latest house price results from RP Data – for the year to September – suggest a rather tame residential market.
<ul>
<li>
National growth 3.7%
</li>
<li>
Sydney 8.0%
</li>
<li>
Perth 7.6%
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<li>
Melbourne 5.4%
</li>
<li>
Canberra 3.7%
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<li>
Darwin 2.2%
</li>
<li>
Brisbane 1.1%
</li>
<li>
Adelaide -0.8%
</li>
<li>
Hobart -2.9%
</li>
</ul>
Remember that consumer price index – for 2012/13 – was 2.6%.
Over the past decade, Sydney home prices have only barely grown in line with inflation (up 2.7% per annum).  The current lift in prices since mid-2013 merely reflects investors and home buyers finally embracing attractive conditions.
<a target="_blank" href="https://www.propertyobserver.com.au/trends/housing-bubble-give-me-a-break-michael-matusik/2013092965340">Again</a>, for mine, what we are experiencing is the normal machinations of the property cycle.
Population growth
Australia’s population grew by 397,400 last year to reach 23 million.  A year ago the country’s residents increased by 367,000 people and during 2011 the yearly escalation was just 305,000 – the lowest rate of annual increase in a bloody long while.
Queensland’s population is growing by 93,000 people each year, similar to NSW.  Western Australia is seeing an 83,000 annual increase; yet Victoria remains the star, lifting its population by 102,000 new people over the last 12 months.
Queensland’s population growth is starting to stabilise – reflecting a plateau in the more labour intensive side of resource sector investment.  This should result in less interstate migration to Queensland, WA and NT in coming years.
More bums on seats might not be everyone’s cup of tea – but it does increase housing demand, which in turn should lead to more residential construction.  
Thankfully, new housing starts are starting to improve, albeit from a low base.
Housing construction
There were 163,000 new homes approved across Australia this year, which is 17,000 more than last year.
Most new starts are still detached houses (95,000) versus 67,000 attached dwellings.  But apartment starts are up 20% on last year, whilst detached housing construction rose just 6%.
A similar trend can be found in Queensland, with 30,000 new homes underway this year, against 27,000 during 2012.  Interestingly, new detached house starts are down 1,000 or 5% in Queensland, whilst new apartment construction is up 50% – 12,000 approvals in the 12 months to August 2013 versus 8,000 the year before.
 
New sales
In response to strong demand for established dwellings and rising population growth, new home sales are now starting to rise, up more than 20% on a year ago – the strongest growth in four years.
This is great news which hopefully can be sustained.
In August, house sales increased by 10% in Western Australia, 8% in South Australia, 7% in New South Wales, 4% in Queensland and 2% in Victoria. 
Confidence
The Westpac/Melbourne Institute index of consumer sentiment rose by about 5% in September - a three-year high.  This index is up 13% over the year.
Amazingly, cash remains the wisest place to put new savings according to the survey.  But this is falling.  The next highest was real estate (28%); followed by pay debt (14%) and shares (9%).
In support, the NAB business survey for August reported a lift in the confidence index to 27-month highs.  A further improvement is expected now that the election is out of the road.
The improvement in both business and consumer confidence now needs to be validated.  We need to start embracing the positives.  In the past five elections, confidence has lifted around the time of the poll.  But a few months later, other issues had taken over as confidence drivers.
It is important that the new federal government builds on the momentum that is developing.
Anyway, we will know more when Westpac releases its October consumer sentiment report.  The last consumer sentiment survey period straddled the election day so the October survey is the first monthly survey since September 7.  However the Roy Morgan weekly survey has continued to publish and it has been rising in recent weeks.

<hr>
Michael Matusik is the founder of <a rel="nofollow" target="_blank" href="https://www.matusik.com.au/" style="font-size: 14px;">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.
Read <a rel="nofollow" target="_blank" href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a rel="nofollow" target="_blank" href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a rel="nofollow" target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a rel="nofollow" href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
 
 
 
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Accentuate the positive, good signs for the housing industry: Michael Matusik

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Bank of America Merrill Lynch economist Saul Eslake says the Australian economy is likely to face reduced growth over the next 18 months, as local and international economic risks make it unlikely things will get better soon.
In a wide-ranging interview conducted over an Australian Institute of Company Directors lunch in Melbourne, the high-profile economist had few positive things to say about the coming economic conditions.
In his estimation, these are the four biggest risks to the Australian economy
Gas prices
Nominating this as his number one risk, Eslake said a rapid increase in gas prices could have far more disruptive effect than the carbon tax, and would be delivered with no compensation.
Global demand is why Eslake reckons prices are set to rise.
“In a couple of years, we could face a substantial increase in gas prices as Australia’s gas companies have signed contracts to export all of their gas,” he said.
Gas is expensive to transport and import, so prices could rapidly rise as a result.
This could have a large impact, particularly in New South Wales, where government policy prevents further gas exploration.
Gas is used in electricity generation, food processing and the making of construction materials, Eslake said.
Crazy politicians at home
Eslake took a shot at politics, particularly the Nationals, saying they could hamper the Abbott Government’s ability to undertake productivity-enhancing reforms.
“John Howard was lucky in that when he was prime minister, the National Party was led by Tim Fisher, John Anderson and Mark Vaile, all of whom were by Nationals standards very rational people,” he said.
“They were trade ministers who saw it as part of their job to sell free-market policies to an often sceptical, sometimes hostile constituency.
“That wing of the National Party is all but extinct.
“Now, we’ve got a situation where our country may be run by Barnaby Joyce while Abbott is out of the country. That’s frankly a quite frightening prospect.” Joyce has said he will run for deputy prime minister when current leader Warren Truss retires.
And politicians abroad…
But perhaps this is not as frightening as <a href="https://www.smartcompany.com.au/economy/057795-what-does-the-united-states-government-shutdown-mean-for-me-and-my-business-a-smartcompany-q-a" target="_blank">what is going on in America</a>. The American Government is currently closed after the failure of its legislature to pass a budget bill. On October 17, however, the American government will hit its debt limit, and unless its politicians manage to compromise this time, the American government will default on its debts.
An American government default of even “half a day” would have “catastrophic” consequences, potentially leading to a “cold-war-life” situation in the global economy, Eslake said.
“Until about ten days ago, the conventional wisdom of financial markets was that the Republicans wouldn’t go down this road.
“But to hear the way they’re talking now, well, you have to wonder what planet they’re living on. One can only hope enough Republicans come to their senses.”
The persistently high Australian dollar
The Australian dollar is still too high, and this hinders Australia’s adjustment to the period after the mining investment boom, Eslake said.
“The dollar is just too high to encourage investment outside of mining, and we need that investment in places like New South Wales.”
 

<hr>
This article originally appeared on <a href="https://www.smartcompany.com.au" target="_blank">SmartCompany</a>.
 
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mrobin-TVRYiru7si

Gas prices and crazy politicians: Saul Eslake's four biggest risks to the Australian economy

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The design of your workspace can impact your employees’ feelings of wellbeing and productivity, so it makes good business sense to pay it attention.
Where people sit, meet, eat and what they can see around them all play a role, however many businesses persist with poorly set out offices, where staff sit uncomfortably and in dimly lit areas.
HASSELL principal Matt Blain says changing the work environment doesn’t have to be expensive, but requires creative thinking. He says to ask, what spaces can you provide for your staff? And how can you open up the space to embrace natural light and views?
HASSELL recently won a prize for small office interior design at the INSIDE Festival, part of the World Architecture Awards held in Singapore. The prize was for work on advertising firm Clemenger BBDO’s 750sqm Sydney workplace.
Blain offers his key advice for small to medium businesses on creating a better work space for your employees, without breaking the budget.
<img src="/images/stories/2013/10/08/number-1.jpg" width="20" height="30" alt="number-1" style="float: left;">First impressions count
The reception area is the first impression staff and guests get of your business. Rather than a traditional desk for the receptionist, and walls that hide working spaces, Blain says in the Clemenger space, they opened it up.
In the open-plan entry area, guests can see the staff at work, the busy kitchen area, and see pin-up boards displaying creative work in progress.
Blain says this projects an image of a welcoming, buzzing workplace where the staff are a key advertisement for the approach of the company.
<img src="/images/stories/2013/10/08/number-2.jpg" width="27" height="30" alt="number-2" style="float: left;">The square desk
Many offices are like rabbit warrens, with desks tucked away in corners behind barriers, or with three employees isolated from the rest of the team in an office.
“It was all about opening the space up,” Blain says of the Clemenger project.
The new set up sees employees seated around large, square desks, with around six to eight on each hub.
He explains this enables collaboration via face-to-face discussions, which leads to continual generation of ideas. If staff want to do concentrated work, they can go to other areas of the office, or wear headphones, which is now common practice.
<img src="/images/stories/2013/10/08/number-3.jpg" width="22" height="30" alt="number-3" style="float: left;">Activity spaces
An open-plan design needs spaces for meetings and informal activity, Blain explains.
“The key is having a flexible environment, with brainstorming places,” he says.
In the Clemenger offices, Blain’s team implemented alcoves where small teams can sit and meet with a curtain drawn around them. There are pin-up boards for creative ideas to be put on display, for everyone to comment on.
<img src="/images/stories/2013/10/08/number-4.jpg" width="22" height="30" alt="number-4" style="float: left;">Embrace the kitchen
An open-plan kitchen is the heart of the Clemenger space. It is home to a barista for coffee-making, and lunch orders are delivered there.
While not all business can have a barista, a welcoming, open kitchen is a worthwhile investment. Blain explains that this area is usually buzzing with staff, and they meet to have lunch throughout the day.
<img src="/images/stories/2013/10/08/number-5.jpg" width="22" height="30" alt="number-5" style="float: left;">Let there be light
In the Clemenger office, the brief was to create a sense of a New York loft, that was light and airy. The designers embraced Scandinavian style furniture, neutral colours, raw industrial features and some timber surfaces for warmth.
The trick, Blain says, is to harness available views, make the best use of natural light sources and not to block windows. He says to keep view-lines through the office as clear as possible, rather than enclosing too many areas.
A simple colour palette that is easy on the eye is also a good idea.
<img src="/images/stories/2013/10/08/number-6.jpg" width="22" height="30" alt="number-6" style="float: left;">Don’t blow the budget
Blain says that the cost of re-doing an office space doesn’t need to blow out. He advises working with existing furniture where possible, scouring eBay and other second-hand sources for inexpensive items and simplifying finishes.
Depending on the extent of change, expert advice could be worth the investment.
This article originally appeared on <a href="https://www.smartcompany.com.au" target="_parent">SmartCompany</a>.
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moliver-7qYWqnHmyR

Six top tips for the ultimate workplace design

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When one writes as often about the Sydney property market as we do (thirteen years now) – all I can say is that the current media reporting is simply lazy and embarrassing.
The Sydney real estate market consists of approximately 650 niche suburbs yet for some strange reason they are all thrown in together to represent what’s supposedly happening in the marketplace. I was watching a news bulletin this week which showed a map of where the bushfires were and this reminded me of the Sydney property market where some areas are literally on fire and others performing well, however not out of control.
Today, we have no instant data collection of exactly what or where the buyers for each transaction came from – investor, local or overseas, SMSF, first home buyer or home buyer. Politicians want to know nothing about the property markets preferring to lay the responsibilities solely at the hands of the Reserve Bank of Australia (RBA). The Abbott government considers it irrelevant that we don’t even have an appointed housing minister despite repeated warnings and historical data that shows whenever you have significant gains the following pain is even greater.
Last week the RBA wisely decided to leave the <a href="https://www.rba.gov.au/media-releases/2013/mr-13-15" target="_blank">cash rate unchanged at 2.5</a>%. Upon closer examination there were <a href="https://www.smh.com.au/business/comment-and-analysis/on-balance-rba-defers-to-us-drama-20131001-2uqq2" target="_blank">mixed message</a>s on balance, although I see the main debate as <a title="RBA dilemma: strong dollar v bubble risk" href="https://www.smh.com.au/business/the-economy/rba-dilemma-strong-dollar-v-bubble-risk-20130927-2uiur" target="_blank">strong dollar v bubble risk</a> although for mine the most poignant was Alan Kohler’s RBA critique in Business Spectator – <a title="The elephant of scandal in the monetary policy room." href="https://www.businessspectator.com.au/article/2013/10/2/reserve-bank-australia/elephant-scandal-monetary-policy-room" target="_blank">the elephant of scandal in the monetary policy room.</a>
<a title="Shadow Board says stomp on housing" href="https://www.macrobusiness.com.au/2013/10/shadow-board-says-stomp-on-housing/" target="_blank">Shadow Board says stomp on housing</a> – “The RBA should consider signalling that its next move will be to raise official interest rates amid fears loose monetary policy might fuel a house price bubble, according to a ‘shadow board’ of prominent economists. Warwick McKibbin believes that capital is being misallocated ‘’across the economy” and that: “To avoid the US experience during 2001 to 2004, when rates were too low for too long, a move to normal interest rates would be advisable.”
<img src="/images/stories/2013/10/07/simeon-oct-7-one.jpg" width="470" height="391" alt="simeon-oct-7-one">
There is a very good reason as to why; our markets remain in flat line mode (excluding apartments) and the reason? Look no further than <a title=" Unemployment now 10.4% in September (up 0.3% in a month)" href="https://www.roymorgan.com/findings/5219-roy-morgan-unemployment-september-2013-201310010146" target="_blank">unemployment now 10.4% in September (up 0.3% in a month)</a> and up 4.7% since November 2007 – the term of the ALP government.
In September 2013 an estimated 1.3 million Australians (10.4% of the workforce) were unemployed. This is up 46,000 (0.3%) from last month. The Australian workforce was 12,467,000 (up 90,000) comprising 7,413,000 full time workers (up 71,000) and 1,297,000 looking for work (up 46,000) according to Roy Morgan employment estimates. These figures do not include people who have dropped out of the workforce and given up looking. In my opinion this is the most accurate unemployment model as the Australian Bureau of Statistics’ measure is that if you work one hour a week you are considered to be in full employment.
Mosman has approximately 4,900 houses and the greater percentages are connected to the banking industry where the greater percentage of redundancies occurred. It will take time for households to recover which explains why we have and are seeing so few houses on the market and definitely no signs of a boom.
New listings to the market this week went backwards when compared to the previous week although there was a strong week of <a title="Mosman sales." href="https://www.rwm.com.au/news/" target="_blank">Mosman sales.</a> For the first time since we have been recording data Mosman apartments fell below 50 to sit at 48. It was December 6 in 2012 when they were last in triple figures where they sat at 100.
If Australia did have an appointed housing minister we could bring to his/her attention that <a href="https://news.smh.com.au/breaking-news-business/we-need-to-build-more-houses-anz-warns-20130926-2ugcx" target="_blank">Australia urgently needs to be building more apartments and houses</a>. It is abundantly clear (to those interested anyway) that Australia has failed to keep up with population growth.
Since 2000, state and federal governments have failed miserably to bother to understand this portfolio where we see today the NBN Co taking up the vast majority of the debate. Somewhat strange that there appears little to no concern about what exactly is happening inside the home.
Of course governments prefer to rely on Census data which happens every five years with the next data collection in 2016. The last Census in 2011 revealed Australia had a population of 21,507,717 which represented a +8.3% increase from the 2006 Census.
Yet our elected politicians prefer to say – move on, nothing happening here! Oh dear – if ever there was a more crucial time to gather and understand housing data there would be no better time. A housing minister would be an obvious start.

<hr>
Robert Simeon is a director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.rwm.com.au/" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985.
He has also been writing real estate blog <a rel="nofollow" target="_blank" href="https://www.rwm.com.au/news/" title="Virtual Realty News">Virtual Realty News</a> since 2000. 
The RWM real estate model has sold in excess of $1 billion in database sales globally.
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