South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.

The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.

<a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.

[smartcode_project:default project_id=107520 project_image_fid=367182]

Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.

Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.

[smartcode_project:default project_id=107520 project_image_fid=367181]

Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.

Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.

&nbsp;

[smartcode_project:default project_id=107520 project_image_fid=367200]

The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.

Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.

Construction is expected to complete in early 2029.

[smartcode_project_cta:default project_id=107520]

Joel Robinson

Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

One of the penthouses at Lily Lane, the latest stage of Carrington Place by Ellipse Property, has set a new local apartment price record.

The four-bedroom residence, purchased by a local downsizer, sold for $5.75 million—around 75 per cent higher than the previous record of $3.3 million.

Over 40 per cent of the first release of apartments at&nbsp;<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a> have already been snapped up just six weeks since it launched to the market.

&nbsp;

Located at 32 Carrington Road, <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a> and designed by award-winning architects <a href="https://www.apartments.com.au/architects/ptw">PTW</a>, Lily Lane is directly opposite the Hills Showground Metro station. It offers a total 213 units over two 12-storey towers - a mix of 67 one-bedroom, 100 two-bedroom and 46 three-bedroom apartments - with a ground-floor retail offering.

[smartcode_project:default project_id=151821 project_image_fid=368352]

Blake Schulze, National Director – Residential at <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, says around 44 per cent of buyers are&nbsp;owner occupiers, with 35 per cent being investors and 21 per cent first homebuyers.

“Developments of this calibre are very rare in the Hills District, and Lily Lane’s sales success demonstrates the depth of demand for over-sized apartments that genuinely compete with freestanding homes," Schulze says.

"We are seeing particular demand from downsizers who want to remain in the area but transition into spacious, high-quality apartment living."

On the penthouse sale, it says it shows buyers&nbsp;are prepared to pay a premium for scale, quality, and direct access to the Metro.

[smartcode_project:default project_id=151821 project_image_fid=368351]

One-bedroom apartments are sized from 50-72 sqm with prices starting at $745,000, while two-bedrooms are priced from $990,000 with sizes from 75 to 132 square metres. Three-bedroom floorplans are sized between 97 and 182 sqm,, with prices starting at $1,395,000.&nbsp;

The three remaining penthouses, spanning up to 262 sqm, are priced from $2.9 million.

Over 75 per cent of apartments include dedicated studies, multipurpose rooms or family rooms, with select layouts offering walk-in pantries and laundries. Apartments are appointed with premium Miele appliances including ovens, washing machines, dryers, gas cooktops and dishwashers, while larger residences also incorporate integrated Miele microwaves, Fisher &amp; Paykel integrated refrigerators and five-burner Miele cooktops.

[smartcode_project:default project_id=151821 project_image_fid=360285]

Lily Lane will be constructed by award-winning iCIRT-rated builder <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>, with construction to commence in mid-2026 and expected to complete early 2029.

Carrington Place comprises more than 800 apartments and is being delivered across multiple stages, with completion expected in 2032. Integrated with neighbouring bushland, the project will feature over 20,000 sq, of outdoor recreational area, including a one-kilometre boardwalk to Fred Caterson Reserve.&nbsp;

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Ellipse sets Castle Hill apartment record with $5.75 million Lily Lane penthouse sale

Fresh off completing its Delano Crows Nest development, Lindsay Bennelong has lodged plans for its next project, this time turning its attention back to the beach.

The developer, started 20 years ago by Clarendon Homes founder Peter Campbell, is proposing a 37-apartment scheme at <a href="https://www.apartments.com.au/new-apartments/17-25-ashburner-street-manly-nsw-2095">17-25 Ashburner Street</a>, Manly, positioned between the southern end of <a href="https://www.apartments.com.au/developments/manly-nsw-2095">Manly</a> Beach and East Manly Cove.

Lindsay Bennelong called on local architecture firm Platform Architects to design the new building, given their success at Finn, Lindsay Bennelong's current luxury apartment project on North Steyne.&nbsp;

According to the Design Verification Statement by Bridie Gough of Platform Architects, the proposal “relates to the current context but also the desired future character of taller buildings suitable to the new planning controls.”

The site has been identified as a Low to Mid-Rise Housing (LMR) location, given its position within 400 metres of the Manly Town Centre E1 Business Zone. The LMR controls are intended to unlock additional housing supply in well-located areas close to public transport, allowing developers to seek increased height limits to support greater density.

“The proposal seeks to provide this increased level of housing whilst being respectful of some of the smaller scale buildings also nearby,” the statement reads.

Lindsay Bennelong Development Director Leigh Manser said the project has been carefully aligned with the intent of the LMR controls. The proposal will significantly increase housing yield on the site, replacing four houses and 10 apartments, comprising 25 bedrooms, with 37 new apartments delivering a total of 94 bedrooms, whilst remaining compliant with the LMR controls.

“Sydney is in a severe undersupply, and delivering more dwellings and more bedrooms than what currently exists is exactly what the LMR policy is designed to activate,” Manser said, noting that nine of the apartments will be allocated as affordable housing for frontline workers.

“We have already commenced discussions with our community housing provider to determine the rental levels that frontline workers can realistically afford in this location,” he said. “These will need to sit well below the standard affordable housing benchmark of 20 per cent below market rent, and that has been factored into our feasibility and pricing.”

<img alt="Manly" data-entity-type="file" data-entity-uuid="ad03000f-19f9-48b4-b27d-e85ca800a1da" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%208.41.59%E2%80%AFAM.png?VersionId=a.txHwCZgbCInlQ6QXbIrI.umvW1T.r8" />

The design of the building incorporates a wave-like indentation running through the façade, referencing the nearby coastline and anchoring the building within its local context.

The&nbsp;Design Verification Statement says careful consideration has been given to the articulation of the building, ensuring the bulk is broken down to a more human scale through a defined four-storey podium."

The scheme includes a mix of one-, two- and three-bedroom apartments, as well as a full-time building manager's office and wellness facilities including a sauna and a gym.

“The design ensures a high level of amenity, with apartments offering generous private open space, many with expansive views, and all with comfortable proportions."

<img alt="Bennelong" data-entity-type="file" data-entity-uuid="6a7f2812-72a1-4959-84b0-997e8cd88aed" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-30%20at%2010.15.50%E2%80%AFAM.png?VersionId=6iMxU3MkXmHVHAoNhYBjnqgka8CUZNbk" />

<a href="https://www.apartments.com.au/developers/lindsay-bennelong-developments">Lindsay Bennelong</a>&nbsp;is currently developing Finn Manly, just four full-floor luxury apartments on North Steyne. They recently welcomed residents to its 81-unit Delano Crows Nest development, a&nbsp;carefully scaled infill project designed to bridge&nbsp;<a href="https://www.apartments.com.au/developments/crows-nest-nsw-2065">Crows Nest</a>’s lively village centre with its surrounding heritage streets.

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/ajc-architects">AJC Architects</a>,&nbsp;<a href="https://www.apartments.com.au/new-apartments/delano-crows-nest-27-57-falcon-street-crows-nest-nsw-2065">Delano</a>&nbsp;is arranged across three low-rise buildings, incorporating a mix of one, two, and three-bedroom apartments alongside a limited number of townhomes addressing Hayberry Lane. The architectural approach drew on the area’s Art Deco lineage, reinterpreted through contemporary detailing and framed by landscaped communal gardens.

The developer also has a development site in Maroubra.

First look: Lindsay Bennelong's new Manly apartment development revealed

Fifty-nine residences across 37 levels. No more than two per floor. With 80 per cent now sold, what remains at <a href="https://www.apartments.com.au/new-apartments/madeline-by-mosaic-broadbeach-22-mary-avenue-broadbeach-qld-4218">Madeline by Mosaic</a> is a short list.

Madeline was always conceived at a scale that sits outside the normal register of Gold Coast apartment living. The residences are half- and full-floor configurations, with the largest spanning more than 400 sqm, dimensions that place them closer to the penthouse end of the market regardless of where they sit in the building.

That scale is the organising principle of everything else: how the floorplans are laid out, how the materials read, how the connection between inside and outside works.

[smartcode_project:default project_id=150135 project_image_fid=355941]

The interiors were developed in collaboration with <a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a>, the architecture practice&nbsp;<a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic</a> brought in as design partner for the first time on this project. The palette runs to natural stone, textured timbers, and soft metallics, materials chosen as much for their tactile quality as their appearance.

Light cleverly shifts across surfaces through the day, and the design is explicit about wanting that to be noticed. Full-height glazing runs across the primary living areas, and where the building faces east toward the ocean, those walls of glass are doing real work: framing a view corridor that the site's position directly opposite Broadbeach State School's playing fields keeps permanently open.

That outlook is the site's most consequential asset. In a suburb where new towers continue to rise, a protected view line is genuinely rare, and the Mary Avenue address secures it. Residents at Madeline will look out over open parkland rather than the rear of another building, a distinction that becomes more meaningful with each new development approved nearby.

[smartcode_project:default project_id=150135 project_image_fid=355939]

The private outdoor spaces are sized to match the residences themselves. Terraces on the upper levels frame uninterrupted ocean panoramas, and the planning ensures that living areas extend into those outdoor zones rather than treating them as separate attachments. The flow between the two is part of the design intent, not an afterthought.

Inside, the finish specification reflects the same approach. Rich stone benchtops, warm timber joinery, bespoke hardware, each element specified to hold up over time rather than read as a moment in a particular trend cycle.

[smartcode_project:default project_id=150135 project_image_fid=3409]

Beyond the residences, the amenity offering extends that register. A lap pool and sun deck anchor the outdoor space, alongside a magnesium pool, cold plunge, steam room, and sauna.

A commercial-grade gymnasium, residents' lounge, library, and boardroom round out a programme that functions more like a private members club than a standard building amenity floor.

Construction has commenced under Mosaic's in-house building arm, with completion scheduled for late 2028.

[smartcode_project_cta:default project_id=150135]

Madeline by Mosaic delivers penthouse-level living across every apartment

Developer Fortezza Group is the latest to take its new apartment development, <a href="https://www.apartments.com.au/new-apartments/the-belvedere-5-7-church-street-nelson-bay-nsw-2315">The Belvedere in Nelson Bay</a>, to the NSW Government.

Fortezza, predominantly a South East Queensland developer, is the latest to apply for State Significant Development&nbsp; status through the NSW Government's Housing Delivery Authority, a pathway becoming favoured by developers to speed up the approval process.

They are planning 57 two- and three-bedroom apartments across 5-7 Church Street and 42 Donald Street, near d'Albora Nelson Bay Marina. The diverse apartment mix has sizes from just over 80 sqm to the largest three-bedroom penthouses that reach nearly 200 sqm.

<img alt="Fortezza" data-entity-type="file" data-entity-uuid="090360e1-66d7-43ad-b686-aba81f173bf2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-29%20at%2010.22.40%E2%80%AFAM.png?VersionId=DMqF96eBZolqSAAAcugX0l66ueWng66m" />

Fortezza calls the project a "piece of Istria in Nelson Bay,"&nbsp;referring to the largest peninsula in the Adriatic Sea, shared by Croatia (90%), Slovenia, and Italy, which is known for its Roman history, Venetian-style coastal towns and inland hilltop villages.

They say the The Belvedere is strategically positioned at the apex of Nelson Bay, offering unrivalled views of the ocean, the bay and captivating topography of the area.

"Our commitment to maintaining the integrity of every view and sight line has been relentless," Fortezza Group says.

"Through extensive modelling and analysis, we ensure that each apartment enjoys the natural beauty of Nelson Bay, regardless of future developments. Each design element is carefully curated to harmonise with our European heritage, drawing profound inspiration from the Roman architectural marvels in Istria. The arches, the cascades of greenery and the stonework that define our project pay homage to the structures that once exemplified Roman grandeur."

Residents will have access to a pool, communal green spaces, an office and a coffee shop.

First look: Fortezza Group takes The Belvedere, Nelson Bay apartment development, to NSW Government

Beller Group

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Two of the most established companies in Victorian real estate, Buxton and Beller, have announced they will be joining forces.
From July 1 they will form a partnership under the Buxton brand.
Beller currently manage over $1.5 billion in residential property. Their team of more than 20 agents and support staff will continue to service their clients.
Founded in 1994, the Beller Group’s Windsor office, led by Beller Group Director Andrew Fawell, will now become Buxton Stonnington, bringing the company to a total of 24 offices across the state.
“For me, it was a matter of future proofing and evolving the business; doing what’s best for our people and the company," Fawell said.
"What I admire most is Buxton’s innate ability to attract incredibly talented people to the business, which is vital to a brand’s longevity.
“Buxton has such a deep heritage with over 150 years in Melbourne’s real estate market.
"There is a lot of value in a company that has been through a significant number of property cycles. 
"Comparably, we have 25 years of history so joining forces makes sense strategically,” Fawell added.
Buxton CEO Nathan Jones said he was excited about the partnership and the acquisition of such experienced and quality operators into the group.
“Buxton is really well placed to continue increasing its market share in Stonnington," Jones said.
"We have historically dominated Melbourne’s Bayside and South East, and we’ve now taken strong leadership positions in Greater Geelong and Ballarat whilst having a growing presence in Melbourne’s Eastern suburbs.
“The Beller Group is one of Victoria’s largest independently owned residential businesses in the industry. This collaboration, although borne out of opportunity, will allow us to extend our focus into the key blue chip suburbs within Stonnington.
“As our network strengthens year on year, we are spending more time developing strategies to improve customer acquisition and advocacy, and this move was certainly a major part of our focus,” said Nathan.
Beller Project Marketing will also become Projects by Buxton and the third arm of Beller Group, Beller Commercial, is currently launching a new independent brand and will continue to operate from its office in Prahran.
 
 
 
 
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j.ballantyne1990-6AQqhLzZaK

Buxton & Beller join forces to form Victorian real estate powerhouse

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No doubt about it, the emerging build-to-rent model has the property media in a tizz at the moment. What may in part become a solution to the housing and rental affordability dilemma has garnered immense media attention of late.

The Australian Financial Review has referred to it as a <a href="http://www.afr.com/real-estate/it-could-be-a-game-changer-odds-increase-for-buildtorent-sector-20170825-gy4b8e">game changer</a>, <a href="http://www.afr.com/real-estate/build-to-rent-a-key-for-australian-housing-affordability-20170830-gy6y2x">a key for Australian housing affordability</a> and a <a href="http://www.afr.com/real-estate/residential/buildtorent-great-for-big-investors-good-for-overpriced-cities-20170831-gy89xv">boon for property industry big investors</a>.

Whilst the new model of project delivery holds great appeal, a spanner in the works may have emerged with <a href="http://www.theaustralian.com.au/business/property/buildtorent-rules-challenged/news-story/72a8b19e6b358d2461e63c472b45315b">The Australian last week noting</a> that "tough new rules on Australia’s nascent build-to-rent sector proposed by the federal government could restrict investment in the area and crimp the asset class that has the potential to relieve pressure on the housing sector."

Below is a succinct overview of the Build to Rent model as per the Informa Australia website, with the forthcoming <a href="https://www.informa.com.au/event/build-rent-forum/">Build-to-Rent Forum</a> to be held in Sydney on 30 October 2017. 

<h2>Build-to-rent explained</h2>

<ul>
<li>Build-to-rent (also known as Multi-Family Occupancy) is a new housing model that could be the solution for the affordability crisis in Australia’s metropolitan areas. </li>
	<li>Build-to-rent allows companies that construct residential housing (usually apartment blocks) to retain ownership of them, once built.</li>
	<li>Build-to-rent looks to change this attitude, by allowing the developer/construction company to retain ownership of their building and become the landlord.</li>
	<li>The developer or construction company will offer 5-10 year leases to young families.</li>
	<li>Lengthy nature of leases on offer allows for lower rental prices.</li>
	<li>It is believed to be a win/win for developers and renters and would offer a viable option for those looking to live in the expensive Sydney and Melbourne regions.</li>
	<li>There is an opportunity for build-to-rent/multi-family occupancy to be considered an asset class and therefore affect the Australian economy even more directly and involved both state and commonwealth governments.</li>
</ul>
<h2>Andrew Fawell at the coal face</h2>

At the forefront of discussions on the model is Andrew Fawell, Group Director at Beller Property Group. Apartments.com.au recently chatted with Andrew on all things build-to-rent.

Build-to-rent is not necessarily new to Melbourne. Mid-sized property player B Central Development Group is across the model, last year completing 405 St Kilda Road which is 100% retained by the developer, whilst Ciel on Centre Road Bentleigh will also contain a build-to-rent aspect with 20% retained by B Central Development Group as long-term rental stock. 

In addition to managing the above projects, Andrew Fawell also notes that Armadale will also host a similar build-to-rent development located at 737-739 High Street.

Why the model has stirred interest is the emerging scaleability and subsequent viability for the larger players within the property industry. Salta has garnered much attention for their mixed-use Docklands tower which includes a build-to-rent component, with players such as Mirvac, Cbus Property and Lendlease all weighing into the discussion prior to advancing any projects.

What shape and scale the build-to-rent sector takes heavily relies upon the role of Government. Andrew Fawell suggests incentives from a Government level are required to bring on the build-to-rent sector, contrary to the <a href="http://www.theaustralian.com.au/business/property/buildtorent-rules-challenged/news-story/72a8b19e6b358d2461e63c472b45315b">reported planned measures taken by Treasurer Scott Morrison</a> to restrict for global investment in the sector.

Also on Andrew Fawell's mind is the role of Australia's banks, suggesting that as long as banks comprehensively control the financial strings, there will be no immediate and easy solution to Australia's affordability issue. Thus how to commercialise the build-to-rent model to a point where it reaches critical mass and affords players the adequate degree of return for their investment is the pressing question.

Hence the increasing number of property industry-focused seminars and forums to devise a cohesive approach to what looms as a new paradigm for affordable housing.

Above all Andrew Fawell stresses the need for certainty in policies and structures formulated to aid the emergence of the build-to-rent sector. 
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silvermb

The hot topic: Beller's Andrew Fawell on the intricacies of the Build-to-rent model

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Urban.com.au recently sat down with <a href="http://www.bellergroup.com.au/">Beller</a> Director, Andrew Fawell to discuss the state of play of the residential property market during spring. Andrew reignited the Beller name as the Director and Owner of the business in 1994 and set about growing and further developing the Beller brand. His insight and understanding of the property market and Beller's client base has seen the business develop into the multi-faceted inner-city real estate agency adding commercial and project marketing businesses.

A range of topics were discussed delving into current housing trends and the impact on Australian residential development from off-shore investors, namely from China. A slowdown in the apartment market that has been fuelled by investment from Chinese investors has been widely tipped with the market currently considered saturated. Despite this housing remains in strong demand overall and according to Andrew a major driving force is low-interest rates which he expects will see further reductions in 2016.

<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/uws_m1.jpg" rel="gallery-all" title="Apartments developments continue to rise at pace. "><img alt="" class="image-article-full-width-580px" height="387" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/uws_m1.jpg?itok=XH2ePB4z" title="Apartments developments continue to rise at pace. " width="580"></a>

<figcaption>Apartments developments continue to rise at pace.</figcaption></figure>While a slowdown in the market appears on the cards, off shore investment particularly for off the plan housing stock remains strong. The latest fad for off shore investment says Andrew, is house and land with developers already looking to take advantage of this shift. Likewise townhouses are increasingly growing in popularity as they offer long term security to investors given the lower level of supply and are sought after in well-established inner ring suburbs. And despite oversupply affecting main road properties, the benefit is that there's now more choice on the backstreets. Unique well located properties are still very much in demand, however the absence of balconies or lack of private open space is generally considered a deal breaker to achieve optimum sale prices.

Buyers who have a family with children still in school are also prepared to pay more in established suburbs away from the city such as McKinnon, for example due to its high number of well recognised schools but without the school fees of the private schools. Buying in what is considered to be a 'location' suburb that isn't Toorak or Kew is possible largely due to savings that can be made on private school fees; these funds can then be redirected towards the servicing of a mortgage for a property as well as not paying someone else rent. When the children’s education is completed, they then sell and hope to realise a capital gain.

Empty nesters looking to downsize have also been prominent players in the owner occupier market, selling their free hold properties and buying in areas such as Hawksburn Village, largely because they are attracted to the lifestyle associated with those areas; they are considered places with life. "Everyone wants lifestyle aspects" says Andrew. As a result these areas also tend to yield bigger apartments than those within the CBD and Southbank that are targeted towards the investor market.

On the impact that the new residential zones are having on development, Andrew says the introduction of the zones has meant many owners are now looking at holding on to properties as they are no longer feasible to develop. The introduction of other controls may result in the adaptive re-use of existing commercial stock such as the office buildings on St Kilda Rd which has been very strategic with developments such as Fawkner on The Park and the former St Kilda Rd Police complex looking to take advantage of the panoramic views their respective locations afford. 

Andrew notes that more recently a number of properties that Beller clients have, are now being developed with a build and hold mentality in what Andrew terms "smart futures for smart money". Clients realise that they can sell for a solid price now but don’t know where to invest the proceeds. So what could be better than reinvesting in the existing asset that has already been performing well for you. There are a number of benefits he says, firstly after 5 years there's no GST applied to any sale. If the property or properties are held for 10 years there are significant depreciation benefits and the properties will see rental growth once initial oversupply is over not to mention potential capital growth. Additionally, there is also the long term ability to subdivide the asset and spread the risk and get the banks claws out of you.

Andrew's parting words to those looking to invest in property are "Don't just read headlines know the market." He says there's a big difference between simply being a spreadsheet developer/investor vs being someone who is much more plugged in and understands the market. According to Andrew if there's no clear strategy it is often better to hold onto the property and get returns as opposed to selling the property and leaving the money sitting in the bank. "Keep it simple," says Andrew "Wherever you buy make sure you're happy to be a long term landlord if the market changes."
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Laurence Dragomir

Beller's Andrew Fawell on the Spring property market and prevailing trends

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As far back as Spring 2014 Beller Property Group director Andrew Fawell was noting a confluence of factors which has led the Melbourne property sector into a 'perfect storm.'

<blockquote>
The market in every property sector that we are involved in is firing on all cylinders at the moment. With historical low interest rates, this has compressed yields on all investment property both residential and commercial. This in turn has bolstered the markets appetite for risk and people are quite prepared to take on greater debt levels and lock in on low rates, given the low term deposit rates on offer.

All of our divisions have seen the continued heat being applied from the Asian market and, more specifically, from the Chinese market. This has added another layer of complexity to the Melbourne marketplace unseen before.
<cite>Andrew Fawell, Beller newsletter, Spring 2014</cite>
</blockquote>

With the above in mind Apartments.com.au sat down with Andrew Fawell, Beller Commercial director Fred Nucara and Beller Residential Sales Manager Robert German to gain a collective impression of where Beller see the market both now and into the future.

<h2>The current market</h2>

Since Andrew Fawell's comments last year, the Beller team believe the above factors have compounded further, causing the "Stars to align across all sectors." Be it buyers, sellers or renters across residential or commercial, active participants have it very good on all fronts.

In a macro sense, global investment yields are flat, prompting many investors to seek safehavens such as property. Describing banks as "going backwards" in the returns they can offer, the robust Melbourne property price increases, particularly in detached dwellings, are a tasty investment for overseas and domestic investors.

Tied in with this trend is the fall in the AUD which Beller believes is at an ideal level to keep the market churning.

Overall Beller see the market as highly dynamic. Fred Nucara states that data collected six months ago often has little relevance to that which is occurring now, pointing toward the need to pound the pavement in order to get a feel for current conditions and sentiment.

<h2>Buyers and sellers</h2>

Speaking of the current vendor market, Robert German describes the relationship where confidence in the market is relative to greed. That is, prospective vendors view the lofty results achieved on certain properties (land development sites or private housing) and assume that they will attain the same outcome. At this point the lure of increased returns may well blind reality, leading to unattainable expectations bolstered by a sometimes misplaced confidence gained from a robust market.

Heavily influenced by overseas buyers, the Melbourne apartment market is viewed by Beller as a unique beast with its own set of challenges and opportunities. Described as patchy by the Beller team, it is at the moment a suburb by suburb prospect with middle ring suburbs in favour.

Given the enormous mass of apartments currently under construction in Melbourne's CBD, Andrew Fawell believes that apartments buyers can still achieve value for money purchases away from inner Melbourne on the proviso that they place emphasis on location, amenity and transport. Further to this Beller expects to see an increased divergence of Asian-based property developers away from Melbourne's CBD and into smaller-scale, high quality suburban apartment developments.

On the rental front, renters will continue to enjoy the continuous flow of newly completed apartments into the market, particularly throughout inner Melbourne. This will serve to suppress sizeable rental increases for the time being.

<h2>The seven year itch</h2>

Empirical evidence would suggest that Melbourne's 7-8 year development cycle is due to make itself felt in the not-too-distant future. From the cooling-off that occurred during the early 2000's post the apartment sales boom capped off by Eureka Tower, to the Lehman Brothers event of 2008 and its flow-on effects, Beller subscribe to the theory that an 'event' is due which will alter the current market dynamic.

Noting that all good things must come to an end, Fred Nucara spoke of the necessity for potential property buyers and sellers not to dismiss or ignore the property cycle, as change is inevitable. Quizzed on what likely event would trigger a 'black swan moment', a range of smiles and multiple machination were on show. Million-dollar questions aside, the Beller team talk of a unpredicted event that will trigger a domino effect that will sent market fundamentals into a spin.

So what does this all mean in the eyes of Beller Property Group?

<h2>Decision time</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/cycle-clock-web.gif" rel="gallery-all" title="The cycle clock. Image courtesy Quartile"><img alt="" class="image-article-full-width-580px" height="300" src="/sites/urban.melbourne/files/styles/article_full_width_580px/public/pictures/article-images/cycle-clock-web.gif?itok=h8ssUXvx" title="The cycle clock. Image courtesy Quartile" width="580"></a>

<figcaption>The cycle clock. Image courtesy Quartile</figcaption></figure>Once more emphasising that change is inevitable, Beller Group are urging their existing and potential customers to act now rather than hold out in the hope of greater returns. In their belief, change to the current market dynamic is nigh, and that the 'prefect storm' of conditions that are in place currently cannot last.

Asked as to whether this is a self-serving argument in which they stand to gain, the team answered that is may sound like the case but historically the 'unseen event' is due which will disappoint those intended property participants who remain inactive in the short to medium term.

Paraphrasing Andrew Fawell in summing-up the discussion; the current strong market is the time to transact - if you're able to do so, don't hold back!

Lead image courtesy wowplanetearth.com.
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