IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Joel Robinson

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Abadeen has released the whole-floor penthouse crowning its recently completed <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences</a> development in Cremorne, bringing the near-300 sqm residence to market for the first time.

Occupying the entire top floor of the boutique Lower North Shore development, the penthouse includes 221 sqm of internal living and a 74 sqm wraparound terrace, with a prized north-facing aspect taking in views across Middle Harbour.

The residence has been completed and fully furnished following a collaboration between Abadeen Executive Chairman Justin Brown and internationally recognised interior designer Jack Freeman, Founder and Managing Director of FREEMAN &amp; CO.

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and Freeman approached the penthouse as a finished home, sourcing furniture, artwork, lighting and objects from Australia and overseas.

[smartcode_project:default project_id=114246 project_image_fid=378718]

Pieces from Parisian design house Pierre Augustin Rose sit alongside contemporary artworks and bespoke lighting, with Freeman drawing on recent visits to PAD Paris and Salone del Mobile Milano for the final collection.

Brown said the aim was to create a penthouse that felt more like a large-scale private home than a traditional apartment.

"The experience begins the moment the lift doors open. You're welcomed into an elegant dining room before the home opens into an extraordinary living space framed by sun-drenched harbour views.

"Every time someone walks through the front door they pause. It's not just the view, it's the incredible sense of space, the warmth created by the northern sunlight that fills the interiors, and the way every room connects so effortlessly.

"It has all the proportions of a luxury home, while delivering the effortless lifestyle and personalised experience of living in a world-class six-star hotel, combined with the simplicity and convenience of apartment living."

[smartcode_project:default project_id=114246 project_image_fid=378713]

A secure lift provides exclusive access to the penthouse level, opening to a dedicated arrival foyer and dining area before the residence expands into its main living and entertaining spaces.

Floor-to-ceiling glazing runs across the northern side of the home, connecting the interiors with the terrace and Middle Harbour outlook.

The penthouse also features a fireplace and substantial chef's kitchen, while the wraparound terrace has been designed to accommodate both everyday outdoor living and larger-scale entertaining.

[smartcode_project:default project_id=114246 project_image_fid=378720]

Freeman said the interiors had been deliberately kept restrained to complement the scale, natural light and outlook already established by the architecture.

"The penthouse is a serene study in quiet luxury," Freeman said.

"The interior pairs soft, sculptural forms with warm timber, pale stone and a restrained neutral palette. Curated artwork and metallic accents add depth, while abundant natural light creates a calm, effortlessly refined atmosphere. In my world, less is always more."

Freeman said the approach was centred around collecting individual pieces rather than simply decorating the apartment.

"Every material, every object and every piece of furniture has been curated with intention. I am a true believer in collecting versus decorating.

"The architecture already provided extraordinary natural light, remarkable volume and an uninterrupted connection to Middle Harbour. Our role was to complement those qualities with unique one-of-a-kind pieces of fine art and collectible design sourced from recent travels around the world."

[smartcode_project:default project_id=114246 project_image_fid=378694]

Among the collection are solid bronze sculptures by Lorenzo Quinn, alongside a curated crystalware collection and pieces sourced from international design fairs.

Park Residences sits opposite Cammeray Golf Club, Cammeray Croquet Club and Grand Slam Tennis Cammeray, around 300 metres from Neutral Bay Village and its established collection of restaurants, cafés and retail.

Brown said the combination of a whole-floor floorplan, northern aspect and proximity to Neutral Bay was becoming increasingly difficult to find on the Lower North Shore.

"Completed whole-floor penthouses with a sun-drenched north-facing aspect and sweeping Middle Harbour views are exceptionally rare," Brown said.

"Add a quiet position opposite golf, croquet and tennis facilities, a level walk to Neutral Bay Village and only minutes to the CBD, and you have a lifestyle that's incredibly difficult to replicate.

"This is a home that offers the privacy and generosity of a luxury residence together with the convenience of one of Sydney's best-connected harbourside locations."

The penthouse will be exclusively marketed by SRM Residential.

[smartcode_project_cta:default project_id=114246]

Abadeen unveils penthouse at Park Residences in Cremorne

Apartments

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The venerable Melbourne institution otherwise known as the local pub continues to feel the pinch as the lure of apartment living looks set to account for two more well known venues.

Latest to be earmarked for demolition is South Melbourne's Palmerston Hotel which many Melburnians would have driven past at one point or another, given its position on Kings Way. First licensed during 1876, current proponents Max Group Capital 2 Pty Ltd have applied to replace the existing dual level venue which is defined externally by a number of murals.

In the pub's place would rise a building of 55 apartments.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image14_4.jpg" rel="gallery-all" title="51-59 Palmerston Crescent, South Melbourne. Planning application image: DKO Architecture"><img alt="" class="image-article-full-width-580px" height="382" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image14_4.jpg?itok=x0wk3ELg" title="51-59 Palmerston Crescent, South Melbourne. Planning application image: DKO Architecture" width="580"></a>

<figcaption>51-59 Palmerston Crescent, South Melbourne. Planning application image: DKO Architecture</figcaption></figure>Designed by DKO Architecture, the proposal addressed 51-59 Palmerston Crescent, South Melbourne would span 10 storeys and include 24 x 1 bed, 28 x 2 bed and 3 x 3 bed dwellings.

In documents lodged with City of Port Phillip, DKO Architecture describe the proposal as "functional, responsive to its corner location and respectful of transition in built form height, also expresses exemplary creativity and innovation in design. It will be a prominent building of high architectural within the Kings Way setting.

In this regard the building itself is considered to satisfy urban art Principles 1 and 2 by: - Providing creative and innovative built form in a highly visible location; - Contributing to the identity of place by contributing the diversity of built form along the Kings Way corridor; and - the proposal holds aesthetic appeal and will be a functional streetscape element."

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image15_2.jpg" rel="gallery-all" title="Port Melbourne's The London under a new guise. Image: b.e architecture/Decibel Architecture"><img alt="" class="image-article-full-width-580px" height="358" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image15_2.jpg?itok=5zbvxKbv" title="Port Melbourne's The London under a new guise. Image: b.e architecture/Decibel Architecture" width="580"></a>

<figcaption>Port Melbourne's The London under a new guise. Image: b.e architecture/Decibel Architecture</figcaption></figure>Palmerston Hotel's apparent demise follows on from Port Melbourne's London Hotel which is subject to a luxury apartment proposal. Diagonally opposite Station Pier, the watering hole and restaurant is intending to cash in on its premier location and associated premium dollar attached to apartments in the area under the plans of developer TAB Developments Pty Ltd.

Decibel Architecture and b.e architecture have created the proposal which would see 32 apartments and one food/drink premises supersede the London Hotel.

One bedroom apartments within the proposal begin at 60sqm, two bedroom dwellings range between 107sqm and 135sqm while the intended projects three bedroom dwellings range between 147sqm and a very hefty 232sqm.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/23adf6e6-255b-11e3-bbca-a7ec88bfff7c_syd-5i2l4l30uqw10n34rjdv_original-646x363.jpg" rel="gallery-all" title="The former Stork Hotel. Image courtesy BRW"><img alt="" class="image-article-full-width-580px" height="326" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/23adf6e6-255b-11e3-bbca-a7ec88bfff7c_syd-5i2l4l30uqw10n34rjdv_original-646x363.jpg?itok=rLdO7CX_" title="The former Stork Hotel. Image courtesy BRW" width="580"></a>

<figcaption>The former Stork Hotel. Image courtesy BRW</figcaption></figure>The loss of Melbourne pubs to apartment developments in nothing new, with one of the more high profile cases in recent years being that of the Stork Hotel opposite Queen Victoria Market. In its place Vision Apartments at well over 200 metres is approaching completion.

Other notable pubs lost to development include the Canada Hotel in Carlton and Footscray's Belgravia Hotel which has remained a dormant site postafter the venue's demolition.

Richmond's Rising Sun Hotel may well join the above examples with a residential complex approved for the site while the CBD's Duke of Kent and Great Western are also in danger with the former subject to a planning application, and the latter currently for sale as a development site.

Lead image credit: Wikipedia and Yelp.
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silvermb

Two classic Melbourne pubs set to make way for apartment developments

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Albert Road is currently subject to a mini wave of apartment projects as developers seek to cash in on the already popular residential sub precinct.

Split between South Melbourne 3205 and Melbourne 3004, Albert Road and the immediate block either side sees no less than nine separate apartment developments in the works, with the smallest project sporting 50 dwellings.

The progressive morphing of Albert Road begins with detached single dwelling blocks at its westerly edge and transforms into a mini high-rise enclave toward St Kilda Road, or what will become Domain Station/Interchange.

Overall the nine projects highlighted below look set to add as many as 1,060 new apartments into the area, with none yet to advance to construction.

<h2>Largest of the lot</h2>

GURNER's latest residential development landed with City of Port Phillip during November, with its current status listed as at appeal.

The work of Elenberg Fraser, 7 Bowen Crescent is expected to accommodate approximately 200 apartments on a triangular site which is now a distinctively angular low-rise commercial building.

A more recent application comes in the form of a conversion of the current multi-level car park found at 2 Bowen Crescent. Chinese-backed Wuzhong Albert Pty Ltd is behind the $67 million scheme, with Plus Architecture handling the design.

At a height of 65 metres, the proposal calls for 214 apartments, 206 car parking spaces and 697 square metres of retail space.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image69_3.jpg" rel="gallery-all" title="Bowen Crescent is set for change"><img alt="" class="image-article-full-width-580px" height="254" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image69_3.jpg?itok=j3Qd5JL8" title="Bowen Crescent is set for change" width="580"></a>

<figcaption>Bowen Crescent is set for change </figcaption></figure><h2>Kavellaris influence</h2>

Kavellaris Urban Design are responsible for two recent planning applications. 

159 Eastern Road is subject to a residential proposal on behalf of Le Tet Property Group Pty Ltd which is both the owner and prospective developer of the land. 78 apartments are included over the 12 level building which features a distinctive facade highlighted by perforated metal screens.

Another project at 180 Albert Road is Sydney-based AUSWIN TWT's first Melbourne development. Dubbed New Life Melbourne, the glass-clad building incorporates 101 apartments above two retail spaces, with 23 three bedroom dwellings set over the upper levels.

Submitted to City of Port Phillip during November, the current status of 180 Albert Road is listed as at appeal.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image59_2.jpg" rel="gallery-all" title="159 Eastern Road and 180 Albert Road"><img alt="" class="image-article-full-width-580px" height="348" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image59_2.jpg?itok=xiZhicHG" title="159 Eastern Road and 180 Albert Road" width="580"></a>

<figcaption>159 Eastern Road and 180 Albert Road</figcaption></figure><h2>Off Albert and on the radar</h2>

Three smaller apartment  projects are found off Albert Road within South Melbourne, headed by GURNER's at sales 74 Eastern Road. Elenberg Fraser feature once again as the design lead with 85 apartments set to be created.

Likewise Lakehouse Apartments on Palmerston Crescent is also available for purchase.

Developer Enshine Property is championing the project with Lakehouse representing their first Melbourne endeavour following extensive property experience within China's Shanxi region.

Palmerston Crescent also plays host to Carter Group's intended residential pursuit. Plus Architecture created the project at 61-65 Palmerston Crescent which has been at planning for the best part of 19 months. 50 apartments are expected within the 13 level project.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image68_5.jpg" rel="gallery-all" title="South Melbourne is set to gain some additons"><img alt="" class="image-article-full-width-580px" height="731" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image68_5.jpg?itok=72Ca06Jy" title="South Melbourne is set to gain some additons" width="580"></a>

<figcaption>South Melbourne is set to gain some additons</figcaption></figure><h2>Elenberg Fraser double up</h2>

<a href="https://urban.melbourne/planning/2015/02/03/planning-for-a-south-melbourne-double-dose">Covered during early 2015</a>, Elenberg Fraser's back to back residential towers have met differing planning outcomes.

The curvy 13-21 Palmerston Crescent ultimately found success via a trip to VCAT, with listed developer Round Bay Pty Ltd now free to proceed with the next phase of the development process. Included within the tower are near on 200 apartments set above ground floor commercial and retail spaces.

Not so fortunate was 28-32 Albert Road. Submitted at the same time as 13-21 Palmerston Crescent, it has gone back to planning with a revised scheme before City of Port Phillip.

Now more angular in appearance, the tower has also been revised from an initial 146 apartments down to 72, split almost evenly between two and three bedroom apartments. Evidently developer Lintime Pty Ltd has repositioned the proposal to capture the luxury apartment buyer.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image67_0.jpg" rel="gallery-all" title="Elenberg Fraser's proposed and approved additions"><img alt="" class="image-article-full-width-580px" height="343" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image67_0.jpg?itok=fe9nUkaA" title="Elenberg Fraser's proposed and approved additions" width="580"></a>

<figcaption>Elenberg Fraser's proposed and approved additions</figcaption></figure>
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1000 new apartments set for Albert Road and surrounds

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Developer Growland Group are running with a recently unveiled project that may well set a new height benchmark for Melbourne's south-eastern corridor. 

St Kilda Road-based Growland Group initially turned to McBride Charles Ryan for their third Melbourne development, with initial concept renders showing dual residential towers of up to 23 levels with a typical burst of purple; a colour synonymous with the Prahran-based design practice.

With the Highett project now at planning, ROTHELOWAN have been installed as the preferred architect with the submitted scheme yet to be made public.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image18_6.jpg" rel="gallery-all" title="MCR and Golden Asset's take on Highett"><img alt="" class="image-article-full-width-580px" height="349" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image18_6.jpg?itok=OyMdXoME" title="MCR and Golden Asset's take on Highett" width="580"></a>

<figcaption>MCR and Golden Asset's take on Highett</figcaption></figure>Growland Group's (formerly Golden Asset) website carries the following description:

<blockquote>
The Highett project is conveniently located on the north side of Southland Westfield Shopping Centre. Zoned for Mixed-Use and a land size of 4,000sqm, this residential development will become the tallest and most significant building within the area.

The interior design and its contemporary architecture will be designed by Melbourne’s most celebrated, multi-award winning architecture practices, McBride Charles Ryan Architects.
<cite><a href="http://www.goldenasset.com.au/projects/highett">Golden Asset project description: Highett</a></cite>
</blockquote>

Set on a plot of roughly 4,000sqm, the development may well absorb a vacant tract of land fronting Nepean Highway and Karen Street.

The Highett venture is third in line in terms of the developer's local pipeline. With 459 apartments under construction on Southbank, Footscray's 4 Hopkins Street is shaping as the next project to advance.

Within the Joseph Road Precinct, 4 Hopkins Street is a large 13,100sqm vacant site which Growland Group expect will yield in excess of 1,000 apartments, in addition to ground-level retail spaces and communal facilities/rooftop gardens. Project architect Kavellaris Urban Design has created a scheme with multiple buildings, which would likely be constructed over stages.

Dubbed Merchant Square, the project's signature would be a solid podium surface disrupted by louvers which would "create <a href="http://www.goldenasset.com.au/wp-content/uploads/2014/09/Merchant-Square_Image001.jpg">low-rise silhouette shapes</a> that blur the between suburb and city in the Footscray area."

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image19_7.jpg" rel="gallery-all" title="Planning application image: Kavellaris Urban Design"><img alt="" class="image-article-full-width-580px" height="672" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image19_7.jpg?itok=TWKrSttI" title="Planning application image: Kavellaris Urban Design" width="580"></a>

<figcaption>2015 planning application image: Kavellaris Urban Design</figcaption></figure>Growland Group's first Australian project, Marco Melbourne, continues to rise at pace on Southbank. Spread over 1,455sqm and located at 42-48 Balston Street, the site with permits in place was secured by the developer during 2013.

After a construction delay due to a tower crane failure during 2015, head contractor Crema Constructions has a 2016 completion date set for the project which will hold 459 apartments upon completion. With a value of $105 Million, Marco Melbourne is well on the way to topping out, with the taller of the two separate towers set to reach 40 storeys.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image20_2.jpg" rel="gallery-all" title="Marco Melbourne. Images courtesy Ryan Seychell"><img alt="" class="image-article-full-width-580px" height="431" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image20_2.jpg?itok=4rkvJfK9" title="Marco Melbourne. Images courtesy Ryan Seychell" width="580"></a>

<figcaption>Marco Melbourne. Images courtesy Ryan Seychell</figcaption></figure>
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Growland Group assumes a greater presence across Melbourne

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GUEST OBSERVER
Melbourne’s population is expected to almost double by mid-century, overtaking Sydney as Australia’s biggest city. But all states are growing and the increases are concentrated in the capital cities.
Along with adaptation, developing resilience and decarbonising buildings and other infrastructure – in response to climate change – the expansion and densification of the city present massive challenges for state and local council planners.
Skyscraper residential blocks and ultra-tiny apartments have already created controversy. Will Melbourne end up with a skyline like a pincushion, or Chicago without its grand style?
Are vertical communities feasible? If so, will they be gated communities?
With a two-tier, global-local real estate marke<a href="https://www.afr.com/real-estate/lower-australia-dollar-to-inflate-sydney-melbourne-property-prices-20150903-gje5ua">t</a> and growing numbers of international students, will inner Melbourne become host – or hostage – to a clutter of boarding-house-like apartments? And will those living in oversized, energy-guzzling new homes in fringe suburbs spend hours every day in private cars to reach work, school, retail and medical services?
If planning once seemed a boring job entrenched in the minutiae of approving, rejecting or amending individual development plans, today every level of planner is engaged with stakeholders. They must argue the pros and cons of designing appropriate urban policies across vast and complex economic and social landscapes.
A recent planning proposal by RMIT University researchers Michael Buxton, Kath Phelan and Joe Hurley offers a vision of an environmentally efficient compact city. This would not only protect its cultural heritage and enhance its green spaces, but also create the possibility of building in environmental justice.
<h2>What is environmental justice?</h2>
“Environmental justice” is often spatially expressed. Say a landfill, polluting industry or airport is approved in an area of social deprivation. That means locals bear most disadvantages. Consumers elsewhere not only benefit from the resulting goods and services but are protected from the damaging impacts of their production.
An example of insidious environmental injustice, revealed by Australian health scientists, is air lead concentrations. This has caused almost one-third of the variance in suburban assault rates 21 years after exposure.
A current inquiry will suggest ways that environmental justice can be applied in the Victorian Environmental Protection Authority (EPA). However, many sources of environmental injustice, such as planning, are beyond the EPA’s mandate. That makes these honourable aims a moot point.
Pockets of disadvantage often have historical and geographic sources. However, better urban planning can turn these areas into more desirable and healthy places to live. Appropriate planning strategies can minimise spatial disadvantage by ensuring services are well, and evenly, distributed throughout a city.
<h2>Community-based planning to get the mix right</h2>
The planning proposal focuses on appropriate land supply, infill opportunities and housing types. The goal is to maximise:
<blockquote>
…the effective functioning of the city through access to employment and service provision, avoiding inequitable outcomes and increased social division, and protecting amenity and providing high-quality urban design and environmental conditions.
</blockquote>
This approach respects the current heritage overlay and any pre-1945 building along the city’s tramways. Extensively using brownfield and ex-industrial land in Melbourne’s middle and outer suburbs maximises densification opportunities. It also promises to rehabilitate these neglected environments with well-serviced community-centred developments.
The researchers show that sprawling development in growth areas low in amenities could be minimised and made compact to increase service quality and quantity.
The thrust of the proposal dovetails well with a recently released report by other RMIT University researchers Tania Lewis, Victor Albert and Shae Hunter. They recommend:
<blockquote>
Using an EPA social media campaign to move away from a focus purely on “risk” and “hazards”, where communities are positioned as “victims”, to encouraging a longer-term sense of urban environmental consciousness and engagement.
</blockquote>
Scenarios that result in concrete proposals to oppose, modify and support are essential stages in coherent and engaged community-based planning. The first proposal was written to inspire debate on a pressing cluster of challenges that every Melburnian has a stake in solving.
The authors encourage lively public discussion to develop strong urban planning policies. Without these we risk our future being decided by developers, housing industry players and real estate markets.
<h2>Principles to guide us towards cities that work for all</h2>
Discontent with housing costs and options has become a 2016 election issue. Clear demands based on key principles are needed to steer the debate among our planners, politicians and parties in fruitful directions. Environmental justice is one such principle.
Australian cities should be made to work for all inhabitants. This involves evenly spreading the environmental disadvantages of industrial and commercial activities as well as the advantages of transport, educational and medical services.
This can be done through more appropriate zoning and planning regulations. The importance of this will only increase in coming decades of growth.
A city well planned in terms of environmental justice is more equitable by nature. Such a city is likely to have fewer entrenched and divisive sociopolitical conflicts.
Anitra Nelson is associate professor, Centre for Urban Research (GUSS, RMIT), RMIT University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/anitra-nelson-6527" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

An environmentally just city works best for all in the end: Anitra Nelson, RMIT University

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Developer Toga Group said it sold 80 percent of its new 192-apartment residential tower "One Twenty Macquarie" in Macquarie Park in Sydney's north within four hours  of launching on Saturday morning. 
More than 50 percent of the buyers were owner-occupiers.
Buyers at the launch exchanged $130 million in contracts for apartments after buyers queued from 8am.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2016/03/7/One20Twenty20Macquarie20Interior20Looking20Out_ma.jpg" alt="">
Toga chief executive Fabrizio Perilli said One Twenty Macquarie’s prime location in Macquarie Park’s bourgeoning satellite city coupled with the exceptional views on offer, were among the reasons more than 150-apartments were snapped up within four hours of release.
“This is a strong result and highlights the underlying demand for quality apartments with superb views and lifestyle amenities in an attractive satellite city,” Mr Perilli said.
Buyers were provided the opportunity to nominate apartment preferences in the lead up to the March 5 sales launch; minimising disappointment.
“Two and three-bedroom apartments proved to be particularly popular with the turnout of buyers on the day,” Mr Perilli added.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2016/03/7/Macquarie.jpg" alt="">
Toga is fast approaching its 1000th sale at Macquarie Park following the weekend result, given its sold out 618-apartment development Macquarie Central and Macquarie Green; a 164-apartment development now 90 per cent sold.
Prices of apartments started from $600,000 for a one-bedroom. For more information, <a href="https://www.onetwentymacquarie.com.au" target="_blank">click here</a>.
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Toga sells 80 percent of One Twenty Macquarie

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What are the emerging trends of 2016 in terms of property development? A strong indicator can be gained by assessing what is generally the first step in the development process: site acquisition.

The current batch of development sites listed with various selling agencies does indeed reveal/bolster the emergence of middle and outer suburban Melbourne development sites as the main market driver, where in recent years Melbourne's CBD and Southbank held sway.

A likely cause of the CBD subsiding from recent highs is the absence of premium/high profile sites available. While many of Melbourne's largest developers are yet to act upon major projects in their keep within City of Melbourne, last year's change to planning laws has also resulted in sites capable of obtaining large scale permits decreasing.

Add the proportionately high number of apartments under construction in Southbank and Melbourne's CBD, and a given vendor's ability to capitalise upon strong prices looks to have been somewhat stymied.

So with top end developers scrapping it out in areas such as the CBD, Southbank, Docklands and South Yarra , many mid-tier developers are eyeing off surrounding municipalities and outer suburbs with the intent of developing apartments, which is coinciding with an upswing in attached living preferences in those suburbs.

However, there is one CBD site that will attract much attention.

<h2>The Marquee site</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image7_7.jpg" rel="gallery-all" title="Aerial perspective of 308 Exhibition. Image courtesy CBRE City Sales"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image7_7.jpg?itok=Wx3EIAbZ" title="Aerial perspective of 308 Exhibition. Image courtesy CBRE City Sales" width="580"></a>

<figcaption>Aerial perspective of 308 Exhibition. Image courtesy CBRE City Sales</figcaption></figure>Without question the highest profile site currently on offer, 308 Exhibition Street at the northern edge of Melbourne's CBD is set to be divested by Telstra in the wake of the telco's move to shy away from developing a new commercial complex onsite. Telstra's non-move will be a developer's gain, with the 4,100sqm site capable of handling multiple towers.

CBRE City Sales are parading the site which has 138 metres of frontage and is perched above Carlton Gardens. A mixed-use development looks likely with indicative renders suggesting massive dual towers as a likely outcome for 308 Exhibition Street.

<h2>Fishermans Bend movements</h2>

As development continues to take hold within Fishermans Bend, a steady flow of sites have been made available with vendors seeking top dollar in current market conditions.

Latest to list is 85-93 Lorimer Street with Little Projects hoping for top dollar from the sale of the site which comes with approval for 940 apartments. Colliers are handling the Elenberg Fraser-designed twin tower scheme.

The Lorimer Street listing follows hot on the heels of 253-273 Normanby Road, South Melbourne which shapes as a massive land banking opportunity. Incumbent Oxford Press utilises the 7,661sqm site and has the option to stay on through to the end of 2018, by which time the areas surrounding 253-273 Normanby Road will be sprouting with high-rise residential projects.

Underlining the potential of 253-273 Normanby Road are adjoining properties which banded together to submit plans for <a href="/news/1500-new-apartments-slated-for-fishermans-bend">1,500 apartments during 2015</a>.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image9_4.jpg" rel="gallery-all" title="Fishermans Bend offerings"><img alt="" class="image-article-full-width-580px" height="385" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image9_4.jpg?itok=5ZHwdG0Y" title="Fishermans Bend offerings" width="580"></a>

<figcaption>Fishermans Bend offerings</figcaption></figure>SPEC Property continues to sell-off approved development schemes with Lemon Baxter and CBRE City Sales appointed to move 51-59 Thistlethwaite Street. After a 13 month battle to gain approval, the Fishermans Bend scheme joins SPEC's former North Melbourne site at 3-5 Shiel Street in being offered to prospective buyers.

Elsewhere and Colliers is handling 11-21 Buckhurst Street, South Melbourne which is another site earmarked for residential conversion.

<h2>Suburban sway</h2>

With over 20 current development sites listed in middle and outer Melbourne suburbs, medium-scale residential developments are proving popular. With the tightening in the availability of inner city development sites and the continued upward trajectory of apartment living in the suburbs.

This is reflected by the spread of suburbs with development sites on the market. Ringwood, Coburg, Ivanhoe, Greensborough, Doncaster East, Essendon and Glen Iris are present, with a host of other suburbs in tow.

With the majority of development sites skewed toward the eastern and northern suburbs, Savills for instance have a number of sites set for residential development. 47-49 Norman Street holds a permit for 43 apartments within ever popular Ivanhoe while 541 Sydney Road looms as a likely residential development.

Demolition of the adjoining site has begun in preparation for an 8 level apartment building, raising the likelihood of a new apartment enclave fronting Sydney Road.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/image19_6.jpg" rel="gallery-all" title="Development sites: possible, potential and probable"><img alt="" class="image-article-full-width-580px" height="411" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/image19_6.jpg?itok=6TTdPt02" title="Development sites: possible, potential and probable" width="580"></a>

<figcaption>Development sites: possible, potential and probable</figcaption></figure>There is of course an exception to the rule. Almost inexplicably 9-11 Ellingworth Parade within Box Hill has yet to find a buyer. Listed with Lindellas for an extended period of time, the property holds approval for 58 apartments, 6 offices and retail space over 12 levels.

Box Hill has been and still remains the suburban Melbourne apartment powerhouse.

<h2>A true test of the market</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/1_06-03-2012_3222.jpg" rel="gallery-all" title="Boom Property Group is selling 135 The Esplanade, Caroline Springs."><img alt="" class="image-article-full-width-580px" height="201" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/1_06-03-2012_3222.jpg?itok=qerzyj2Z" title="Boom Property Group is selling 135 The Esplanade, Caroline Springs." width="580"></a>

<figcaption>Boom Property Group is selling 135 The Esplanade, Caroline Springs.</figcaption></figure>If ever one site shaped as a true test of developers appetite for, 135 The Esplanade on the bank of Lake Caroilne may just be that site. Caroline Springs is no stranger to apartment living, but a project of the magnitude has yet to see the light of day in the relatively new fringe suburb.

Ray White are handling the sale of the 2,237sqm land parcel which comes with approval for 101 apartments above a retail space. At seven levels it would be the suburb's tallest structure.

Should a buyer promptly snap up 135 The Esplanade it would likely indicate that there's plenty of steam in the market and much belief in the future of higher density living in fringe suburban locations.
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Development sites presently advertised for sale offer a reflection of the current market

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Renowned for being the holiday destination, Surfers Paradise in Queensland, postcode 4217, was sitting high on the list of most searched suburbs for rentals in 2015, compiled by rent.com.au. 
The median rent for all rental properties advertised in Surfers Paradise within the last 30 days was $375 per week, down 1.32% or $5 than the last quarter and more affordable than the $410 median rent in surrounding suburbs.
<a href="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2011.17.57%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2011.17.57%20AM.png" alt="" width="835" height="235"> 
The range was wide, with $220 for a one-bedroom dwelling as the least and $1,100 for a four-bedroom place.
The average days on market for all rental properties advertised in Surfers Paradise within the last 90 days was 23 days, compared with 25 days for the surrounding suburbs of Southport, Bundall, Main Beach, Broadbeach, Broadbeach Waters and Gold Coast.
The days on the market also fell from the preceding quarter by nine days.
<a href="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2011.16.17%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2011.16.17%20AM.png" alt="">
There were 143 rental properties advertised in Surfers Paradise within the last 30 days, of which 137 were apartments (around 96 percent), while only six houses were up for rent. 
This contrasts with the 73 percent apartments and about 27 percent houses advertised in the last 30 days in surrounding suburbs.
<a href="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2011.14.32%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2011.14.32%20AM.png" alt="">
There are a total of 4,624 rental properties in Surfers Paradise, making up 54% of all properties in the area, according to ABS census data 2011. 
Three-fourths of all properties in the suburb are apartments, with the rest houses, the data shows.
Property Observer went looking for dwellings in the suburb around the median price advertised recently on rent.com.au and found these:
<img src="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2010.14.22%20AM.png" alt="" width="650" height="484">
1. A fully-furnished one-bedroom apartment at <a href="https://www.rent.com.au/property-apartment-surfers+paradise-4217-516026" target="_blank">3400 Gold Coast Highway</a> (above) is available for $400 a week.
<img src="/images/2016/03/2/Screen%20Shot%202016-03-02%20at%2010.15.49%20AM.png" alt="" width="583" height="385">
2. A two-bedroom unfurnished apartment at <a href="https://www.rent.com.au/property-unit-surfers+paradise-4217-59967" target="_blank">201-3 Oak Avenue</a> (above) is up for rent at $350 per week.
The ASX-listed Rent.com.au Ltd achieved a record 615,405 unique visitors to its website in January, followed by more than 610,000 unique visitors in February.
Landlords are able to list their property for free in a limited time offer on <a href="https://www.rent.com.au/" target="_blank">rent.com.au</a>.
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jonathanchancellor-7SQnKwU6yx

Apartments dominate recent rental properties in Surfers Paradise: rent.com.au's top searched list

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An off-shore developer recently paid $7.2 million for a 1612-square-metre site in Doncaster, setting a new land record for the suburb. The site on 1027-1029 Doncaster Road had a square meter price of a whopping $4,467. How is it Doncaster along with other eastern suburbs such as Glen Waverley and Mt Waverley witnessed these crazy sales prices, and will the trend last through 2016?

Doncaster of course is relatively close to the city which makes it a very attractive place to commute from. The rising number of apartments along Tram Road and Doncaster Road has set a new trend for living for both the young and the downsizer market. Along with townhouse developments of varying densities, apartments are popping up everywhere along the main roads, generally in close proximity to activity centres.

The amount of foreign investment in Doncaster is significantly on the rise and most of the investment flows from China; these investment savvy land dragons are still keeping their eye on the area. As such Architeria Architects are designing more and more townhouse developments as well as apartments in the eastern suburbs as there seems to be an ever increasing demand for good architecture and great living in these areas.

Doncaster is also considered as a good location from a Feng Shui perspective as it is positioned high, looking down at the CBD. It is the 'Head of the Dragon' and with its close proximity to Box Hill and Westfield Shopping Centre, it's a very favourable place to invest and live in. No doubt that overseas demand has driven up property prices and homeowners in Doncaster have been enjoying gains, as have residents in Mt Waverley and Glen Waverley. These three suburbs along with Balwyn are the eastern suburbs most in demand.

Michael Morris, sales representative at Appleby Real Estate is in agreement that the eastern suburbs are rocking. For many years a market leader in the eastern and south eastern Melbourne metropolitan areas, Appleby Real Estate is well known and highly regarded, having regularly delivered its services to consecutive generations of local families and businesses.

Michael Morris took some time off his busy schedule to answer some of my questions regarding the real estate market in Melbourne's eastern suburbs and also my curiosity in relation to the future of apartment living in general.

How is the current market in the eastern suburbs compared to Melbourne in general?

We have seen strong growth Kate – Appleby’s is breaking records in our area and have not seen any decline. Suburbs such as Croydon, Bayswater, Boronia, and Ferntree Gully, for example, have been, and still are, affordable. So the slight slump in the overall market hasn’t impacted our local area because of continued demand.

Which suburbs do you see as the ones where prices are increasing?

Again, we are seeing steady growth in Croydon, Heathmont, Bayswater, Boronia and Ferntree Gully, because property is still affordable, which makes these areas popular for developers, investors and first home buyers. There is certainly money to be made in these suburbs.

There is a lot of talk about a bubble in the property market that may burst. What are your thoughts on this?

My thoughts are the same as they have always been, and what I have seen in my twenty years of living in this magnificent city; Melbourne is the most liveable city in the world with the best people in the world; 70,000 people move here every year. At any given time we are short some 7,000 homes for these families.

My first Burwood property was purchased for $180,000 in the late 90s which we thought was outrageous. We sold it ten years later for $770,000. It is now back on the market having been subdivided with plans and permits for a three level townhouse in the back for $1.6million.

So in an almost twenty year life cycle it has gone from $180,000 to $1,600,000. I have talked to couples who couldn’t believe paying 25K for their home in Blackburn thirty years ago. It is now worth $2,500,000. That’s Melbourne for you.

There was recently a sale in Doncaster where the price per square metre went beyond the $4,000 mark. Will we be expecting more crazy sales prices like this triggered by auctions?

Possibly. It all depends on the location and what you can do with it. Developers have their numbers figured out well and truly ahead of an auction. If it works for them financially they’ll pay whatever.

Chinese developers and investors are often blamed for prices rallying and there are worries that first time home buyers can’t afford to buy in to the market due to this. What are your thoughts on this?

Between APRA and the Federal Government I think we’ve seen more opportunities for first-time home buyers in the last couple of months. However, it is often these Chinese developers and investors that are creating the affordable first-time home purchases such as apartments, units and townhouses, for young individuals and couples to buy. If first-time home buyers purchased off the plan they would find very affordable housings purchases and save a lot of money in all markets.

Will Melbourne be following in the footsteps of other big cities in America and Europe where apartment living is dominating? With this I mean, do you think that the new generation of people and with the increasing migration, people may consider trading their backyards in to apartment living instead.

My first two homes in Melbourne were apartments, one in Southbank and then the other in South Melbourne, and I loved it! But after your third child you need a little more room to move. My wife and I plan on moving back to apartment living when our kids are grown. Coming from the San Francisco Bay Area I concur that apartment living has its benefits and will continue to grow in popularity with all generations and cultures.

With Melbourne’s public transport system, walk ways, bike paths and parks apartment living is truly enjoyable not to mention imperative for our sustainable growth. It is amazing to live in a city where car ownership is optional without diminishing your lifestyle. Apartment living is our future.

Who is the typical client looking for apartments in the Eastern Suburbs?

 We have such a diverse clientele: We have over three thousand landlords on our books who are always looking for their next investment property. We have mums and dads who are looking to downsize and would like an apartment that they can enjoy for themselves yet leave without concern as they travel the world.

We also have young singles and couples looking for their first home, not wanting to pay rent. The demand for quality projects is astounding and it is our experience that there is not enough supply currently to meet that demand.

What defines a good apartment?

I have seen excellent apartments and I have seen poorly designed apartments, and I have sold and lived in both. My advice to developers: Be generous with your floor plan in terms of size and you will sell more units, quicker.

Location is key but also considers vantage points. If one is going to live in an apartment, at least ensure it has a view. And if you can bring some pizazz to the foyer, common area, gym, pool, gardens, and make it truly exciting your owner-occupiers and tenants will be your best advertisers. As one successful builder once quipped; I don’t build anything I wouldn’t live in myself. We never get to market his product. It sells before we can.

It sure sounds like we have just touched the tip of the iceberg when it comes to apartments. The eastern suburbs will continue to grow, evolve and have more to offer its population. We at Architeria Architects are excited to be part of this continuous growth and contributing with our fresh design approach, creating great living.

Kate Gawi is the Co-Founder of Architeria Architects. Along with Principal Architect Mel Gawi they lead the team at <a href="http://www.architeria.com.au/">Architeria Architects</a> which has a rapidly expanding workbook of Melbourne projects.
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Kate Gawi

Apartments: the future of living in the eastern suburbs?

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The recent news of local developer OpenCorp's acquisition of a Hawthorn East development site coincides with the firm's push into Melbourne's apartment sector, as evidenced by another upcoming project slated for Ivanhoe.

With a presence spanning three states and in excess of $500 million in development nationally, Apartments.com.au recently spoke with OpenCorp Director Matthew Lewison regarding their their new direction into Melbourne's inner-city market after thus far only being active in Melbourne's peripheral suburbs.

While still seeking strong prospects for the suburban land market, in which OpenCorp is active with Umbra in Melbourne's northern suburb of Greenvale, the change of tact into apartment developments is one of acting when the time is right.

<blockquote>
The changing demographics of our cities is increasing the proportion of multi-residential dwellings being purchased and constructed. We anticipate this trend to continue and certainly see ourselves as being a key player, long term, in the inner-urban form of our major cities.
<cite>Matthew Lewison</cite>
</blockquote>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/imagepreview.jpg" rel="gallery-all" title="Savills' imagery for 757-763 Toorak Road"><img alt="" class="image-article-full-width-580px" height="435" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/imagepreview.jpg?itok=2eqxCala" title="Savills' imagery for 757-763 Toorak Road" width="580"></a>

<figcaption>Savills' imagery for 757-763 Toorak Road</figcaption></figure>First cab off the rank was the recently purchased 757-763 Toorak Road which was secured via a competitive tender process for $6.5 million. The former VicRoads land holding is now in the hands of RotheLowman with a planning application set to be lodged this month. The quick turnaround time will continue with sales anticipated to commence on the high-end project during early 2017.

The 1,595sqm block holds a frontage of 39.65m and was offered for sale with a development concept for 52 apartments and two retail tenancies.

Matthew Lewison expects an end value of approximately $48m for the Hawthorn East project which will target owner-occupiers and sit aside a fellow upcoming RotheLowman-designed apartment project at 771 Toorak Road.

Keeping within Boroondara, OpenCorp have another project planned for Ivanhoe with initial concept plans expecting 55 apartments or thereabouts. Mid-2017 is the targeted launch for the project.



<blockquote>
We recognised when the Boroondara Council changed their planning scheme there would be a limited supply coming into the market as a result, so we have been aggressively chasing opportunities in that area.
<cite>Matthew Lewison.</cite>
</blockquote>

As for aspirations on a grander scale, OpenCorp do plan to establish a presence in Sydney during coming years, although "We have missed the market cycle in Sydney this time around." Diversifying into different markets is on OpenCorp's agenda with a geographical spread key to taking advantage of different market cycles.

OpenCorp future strategy will see the firm limit itself to Australia's major markets.

<h2>Investing in success</h2>

757-763 Toorak Road is expected to be made available to investors via OpenCorp's Open Access Fund. Essentially a crowd-funded Property Development Fund, the Open Access Fund allows anyone from first-time to elite investors to have a hand in property development.

OpenCorp's crowd-funded model is applied across a host of projects, with a Product Disclosure Statement (PDS) in the works for their Hawthorn East acquisition and expected to be ready by April 2016.

This method of development differs from the traditional developer model, allowing participants in the project to receive a share of profits from the development of the project.
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OpenCorp enters Melbourne's apartment market with two projects

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Imagine walking through the doors of your new apartment even before a brick has been laid, feeling its interiors and the spaces... 
Brisbane’s Blue Sky Private Real Estate is using Oculus Rift 3D technology to give prospective buyers a walk-through of its apartments at its latest Kangaroo Point development, The Duke, before construction even begins.
Visitors to <a href="https://www.blueskyfunds.com.au/the-duke/" target="_blank">The Duke's display suite at 444 Vulture Street</a> can inspect the property in 3D, where you see photo-realistic impressions of the apartment interiors, by wearing the Oculus Rift headset.
The software has been created by Australian architectural 3D visualisation studio, Binyan.
Blue Sky development manager Edan Norris said the new Facebook-owned technology was a game changer for the industry.
“Oculus Rift got gamers very excited at first, but the potential for the architecture and real estate industry is enormous,” he said.   “Buying a property is a huge decision, one that is very emotional. We want to give prospective owners the ultimate preview into our apartments to ensure they make an informed decision, as we know buying off-the-plan can be daunting.   “As buyers become more sophisticated, the Oculus Rift walk-through will give people a much better sense of space than any artist impressions, and allow them to take in the impressive view from the rooftops.”   Situated close to the Gabba, at the corner of Vulture and Duke streets, the new 15-storey development features 125 one, two and three bedroom apartments targeted at owner occupiers.
One-bedroom apartments range from $375,000 to $450,000, two-bedroom from $475,000 to $655,000 and three-bedroom from $790,000 to $830,000.   Blue Sky Private Real Estate is injecting $185 million in Brisbane’s south side with five residential developments underway to capitalise on rising demand.
The Duke is one of its most luxurious developments. Its will feature marble look benchtops, soft timbers and leather trim. Two landscaped rooftop terraces allow views of the city skyline, while resident facilities include a lap pool, BBQ dining and lounge areas, a herb and citrus garden space, an outdoor cinema screen and a tiered timber grandstand with direct views into the Gabba stadium.   “The architects, Rothelowman, have created a development that is contextually relevant,” Norris said.   The Duke is two kilometres from Brisbane CBD, with Kangaroo Point cliffs, Brisbane River, South Bank, the Story Bridge and the Pacific Motorway all a short walk.     Blue Sky Private Real Estate is a division of Blue Sky Alternative Investments (ASX: BLA).
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