The new <a href="https://www.apartments.com.au/new-apartments/yarraville-green-42-stephen-street-yarraville-vic-3013">Yarraville Green</a> development in Melbourne's inner west is showing that landscaping can be just as influential as architecture, with buyers responding strongly to the garden-first approach adopted from the outset by developer Excelon Projects and the project's design team.

Excelon appointed Six Degrees Architects and landscape architects SBLA to work collaboratively on the development, with a brief to create "a sustainable, design-led building with a focus on community."

That approach has resonated with buyers. According to Next Chapter Director Tom Hirini, who is leading the sales campaign, the landscaped communal garden has become one of the project's defining features, alongside its boutique scale and European-inspired cluster housing concept.

Local downsizers, right-sizers and established families already living in Yarraville and surrounding suburbs have accounted for the majority of purchasers.

[smartcode_project:default project_id=144913 project_image_fid=297740]

Yarraville Green will comprise 53 homes, including apartments and townhomes, arranged around the shared central garden to maximise connections to the landscaped open space. Parking has been moved underground, allowing the ground plane to be dedicated to greenery, pedestrian movement and communal spaces.

The landscape extends well beyond passive planting. Productive garden beds, a pergola, communal gathering spaces, garden sheds and a pet wash have all been integrated into the masterplan, creating spaces designed to encourage everyday interaction between residents.

[smartcode_project:default project_id=144913 project_image_fid=297741]

The interiors continue Excelon's focus on craftsmanship, incorporating bespoke elements by Melbourne artisans including leadlight detailing by Adadaz, hand-turned timber hardware by Auburn Woodturning and blown-glass lighting by Ruth Allen.

Sustainability has also been embedded throughout the project, with Yarraville Green targeting an average 7-star NatHERS energy rating through passive design principles, rooftop solar servicing common areas and rainwater harvesting for landscape irrigation.

[smartcode_project:default project_id=144913 project_image_fid=297735]

Construction continues to progress at Yarraville Green, with structural works well underway and framing works approaching completion under builder Balmain &amp; Co. The project remains on track for completion in mid-2027.

Apartments at Yarraville Green are currently priced from $625,000, while townhomes start from $1.4 million.

[smartcode_project_cta:default project_id=144913]

Joel Robinson

Garden-led design drives buyer demand at Yarraville Green

National diversified developer Fortis has officially launched Crest &amp; Walker, its latest Brisbane apartment development, with construction now underway on the 20-storey Newstead project.

Award-winning builder BINAH has commenced construction on the Bureau^Proberts-designed building, which will deliver a limited collection of 65 two and three-bedroom apartments on Kyabra Street.

[smartcode_project:default project_id=145922 project_image_fid=373556]

The project marks Fortis' fourth active residential development in Brisbane, following River House, which is nearing completion, alongside projects in New Farm and Hamilton as the national developer continues to expand its South East Queensland pipeline.

Fortis General Manager – Development Queensland Dan Boman said Crest &amp; Walker reflects the developer's long-term commitment to delivering design-led residential projects in Brisbane's established inner-city suburbs.

"We're proud to be strengthening our presence in Brisbane with Crest &amp; Walker, particularly in such a sought-after lifestyle destination as Newstead," Boman said.

"Every Fortis project is shaped by its context, and we approach each one with the respect and care it deserves.

"Our focus is always on creating places that feel connected to their neighbourhood and elevate the everyday experience for residents. Newstead continues to evolve as one of Brisbane's most sought-after urban communities, and Crest &amp; Walker reflects our ambition to contribute meaningfully to that story."

[smartcode_project:default project_id=145922 project_image_fid=373559]

Positioned between Gasworks Plaza and James Street, <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> has been designed as a boutique residential address offering privacy and generous living spaces within one of Brisbane's most established lifestyle precincts.

The building features a contemporary brick podium softened by integrated landscaping, while the upper levels are characterised by restrained architecture and enduring materiality. Interiors have been designed to maximise natural light, acoustic performance and long-term liveability.

[smartcode_project:default project_id=145922 project_image_fid=373583]

Residences comprise spacious two and three-bedroom floorplans, with two-bedroom apartments priced from $1.55 million and three-bedroom, half-floor residences from $3.95 million.

Residents will have access to a wellness-focused rooftop featuring a swimming pool, sauna, steam room, landscaped dining spaces and outdoor lounge areas overlooking Newstead and the Brisbane CBD.

[smartcode_project:default project_id=145922 project_image_fid=373571]

Sales are being managed by Slaite Projects, with Fortis expecting strong demand from owner-occupiers seeking a high-quality, design-focused apartment in one of Brisbane's most tightly held inner-city suburbs.

Completion of Crest &amp; Walker is slated for late 2028.

[smartcode_project_cta:default project_id=145922]

Fortis expands Brisbane pipeline with launch of Crest & Walker in Newstead

The enormity of delivering a true skyscraper in Australia's new development market is often overlooked.

It has taken the best part of a decade since plans for Chevron One were first unveiled, but the 41-storey tower is now complete, with residents collecting their keys and moving into what has become one of the Gold Coast's most recognisable new landmarks.

Rising 127 metres above Chevron Island, Chevron One stands almost twice as high as any other building on the island. Its scale places it alongside the trio of towers at Jewel, arguably the last truly significant addition to the central Gold Coast skyline when they were completed around six years ago.

While there are several developments underway around a similar height to Chevron One, they are more concentrated within clusters of the highest towers in the city. The fact Chevron One sits within a developing precinct, looking back at the other high-rise developments in Surfers Paradise and Broadbeach, makes it a different proposition altogether. It will certainly become a reference point on the Gold Coast skyline.

[smartcode_project:default project_id=6515 project_image_fid=68833]

Developer Bensons Property Group is behind the 41-storey tower, which has 229 apartments, along with an exhaustive list of resident amenity spread across what is the largest development site ever assembled on Chevron Island.

The tower has been the talk of the town for years, says Ray White Projects Gold Coast agent Caitlin Rosenboom, who is selling the remaining apartments.

"People have been watching Chevron One go up for years," Rosenboom says, adding that many prospective buyers have been surprised by the scale of the views once they step inside.

"It's only when they walk through a completed apartment that they truly understand the position of the building," Rosenboom says.

"The views are jaw-dropping. Whether you're looking east over the ocean, across Surfers Paradise, along the river systems or out to the hinterland, every level offers something different but equally impressive."

[smartcode_project:default project_id=6515 project_image_fid=360215]

One of Chevron One's defining advantages is its location on the eastern side of Chevron Island on Stanhill Drive, a position which protects the views forever.

"There's only one row of houses between Chevron One and the water, and the height restrictions along the river means views from Chevron One can never be built out,"&nbsp;Rosenboom says.

While new apartment developments continue to emerge across the Gold Coast, Rosenboom says opportunities to secure a completed apartment with this level of outlook are becoming increasingly rare.

"The size of the site is something that would be incredibly difficult to replicate today," she says.

"That's allowed Chevron One to deliver the sort of amenity, open space and resident facilities that very few projects can offer. There are not many completed apartment buildings on the Gold Coast right now that can compete with the combination of scale, quality and amenity."

[smartcode_project:default project_id=6515 project_image_fid=68839]

There's around 2,000 sqm of amenity solely for the use of residents of Chevron One. Club One features a uniquely shaped swimming pool that mirrors the footprint of the building itself, set within a extensively landscaped gardens. There's also an indoor pool and spa, a fully equipped gym with a Pilates room, a yoga garden, a bookable private dining area and lounge that can host up to 30 people, and a 24-hour concierge service.

As for the buyers, Rosenboom is fielding enquiry from everywhere: Sydneysiders and Melburnians looking at the new and off-the-plan market following the changes in the Federal Budget, as well as those looking to relocate, through to South East Queenslanders seeking either a permanent home or a weekender bolthole.

"The Gold Coast lifestyle continues to resonate with people relocating from the southern states, and when they see the views and the quality of what's been delivered at Chevron One, it becomes very easy for them to understand the appeal," Rosenboom says.

A diverse mix of one, two and three-bedroom apartments remain available, with each offering "something a little different", be it the orientation and views, configuration, or level, to suit a wide variety of buyers.

The remaining apartments are ready to inspect in person, by appointment.

[smartcode_project_cta:default project_id=6515]

A decade in the making: Residents to move into Chevron One as construction wraps up

A general rule of thumb in new apartment developments is that the penthouses get the rooftop.

It's a formula that's become commonplace across Australia's apartment market. Residents might have access to a pool, gym or barbecue facilities on a dedicated lower level, but the most desirable outdoor spaces are typically reserved for the highest-priced homes at the top of the building.

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> has taken the opposite approach.

Rather than dedicating the rooftop to a handful of buyers, the Gold Coast developer has made it the centrepiece of its Flourish collection, creating expansive shared spaces from the best vantage point in the building.

The philosophy has reached its most ambitious expression at <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> in Palm Beach, where two rooftop precincts connected by a skybridge will deliver one of the most extensive lifestyle offerings seen in a residential apartment project on the Gold Coast.

[smartcode_project:default project_id=150017 project_image_fid=374053]

"We're seeing a clear move toward developments that offer more than just an apartment," Sherpa Group founder Christie Leet said.

"People want spaces that support how they actually live, whether that's working from home, staying active, or spending time with family and friends.

"That's where amenity becomes critical. It's not just about what's included, but how those spaces are designed to be used every day."

[smartcode_project:default project_id=150017 project_image_fid=374052]

The breadth of amenity has already attracted buyers across multiple demographics. Younger first home buyers have been drawn to Soleira's one-bedroom apartments, a product rarely delivered in Palm Beach, while families have responded to practical inclusions such as the shallow children's pool adjoining the main lap pool and the extensive communal recreation areas.

Instead of a single rooftop, Soleira delivers two distinct lifestyle zones.

[smartcode_project:default project_id=150017 project_image_fid=372547]

The southern rooftop has been dedicated to wellness, featuring a gym, yoga and Pilates studio, work-from-home facilities, a wellness centre, spa, and hot and cold plunge pools.

The northern rooftop focuses on recreation and entertaining, incorporating a heated resort-style pool, private dining rooms, pizza ovens, barbecues, a golf simulator, children's recreation areas, and what is expected to be the Gold Coast's first rooftop basketball court, which will also double as a squash court.

[smartcode_project:default project_id=150017 project_image_fid=374054]

Beyond the rooftops, Soleira will introduce 1,500 sqm of curated retail beneath the towers, creating one of Palm Beach's first genuinely mixed-use lifestyle precincts where cafés, restaurants and convenience retail become part of residents' everyday lives.

Sherpa has also retained management rights across the development, allowing it to oversee the long-term operation of the building through a 24-hour concierge model. The developer is also exploring additional revenue streams within the precinct aimed at helping offset ongoing body corporate costs for residents.

[smartcode_project:default project_id=150017 project_image_fid=370962]

While Soleira is the largest project Sherpa has delivered, the rooftop-first philosophy has been evolving for several years.

It began with <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>, the first project released under the Flourish brand. Rather than competing at the ultra-luxury end of the market with oversized half-floor and full-floor residences, Sherpa focused on creating lifestyle-driven apartments supported by resort-style shared spaces.

Amargo introduced more than 800 sqm of rooftop amenity, combining wellness facilities, heated pools, entertaining areas, cabanas, pizza ovens and private dining spaces into what was designed as an extension of residents' homes rather than a facility used only occasionally.

[smartcode_project:default project_id=146527 project_image_fid=366550]

That approach continued with Flourish Oasis, where the same amenity-led philosophy was refined into a more boutique development. Strong demand from Sherpa's growing VIP database saw much of the project sold before it reached the broader market, reinforcing buyer appetite for apartment communities centred around shared lifestyle experiences.

Flourish Amargo is slated for completion mid-way-through next year, with Oasis to be delivered by late 2027. Flourish Soleira is expected to complete in 2030.

[smartcode_project_cta:default project_id=150017]

Sherpa takes amenity to the sky as Flourish Soleira captures booming Palm Beach demand

As apartment living continues to evolve across Sydney's growth corridors, the quality and distribution of shared spaces is increasingly shaping how residents experience home. Rather than functioning as add-ons, amenities are being embedded into the daily rhythm of a building, supporting everything from quiet retreat to social interaction, often within a single vertical community.

At <a href="https://www.apartments.com.au/new-apartments/aeris-melrose-park-nursery-street-melrose-park-nsw-2114">Aeris</a> in Melrose Park, this approach is resolved through a layered amenity offering that unfolds from ground level through to its upper podium. Developed by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a> in partnership with Hankyu Hanshin Properties, the project introduces 468 apartments across two towers and a mid-rise building, positioned at the highest point of the broader masterplan.

[smartcode_project:default project_id=426 project_image_fid=359199]

The amenity experience begins at street level, where two courtyards sit within a landscaped setting that connects residents to the wider network of parks and green spaces. These green spaces are not isolated pockets but part of a wider pedestrian network that links Aeris to the surrounding <a href="https://www.apartments.com.au/developments/melrose-park-nsw-2114">Melrose Park</a> precinct, including Central Park, future schools, and the Town Centre opening in July 2026. The result is a transition that moves from public to private without abrupt boundaries, allowing residents to pass through shaded, tree-lined environments before reaching the building itself.

Moving upward, the focus shifts to the level five podium, where the primary communal facilities are concentrated. This space brings together a 16-metre swimming pool, outdoor seating areas, and a communal BBQ zone arranged to take advantage of elevated outlooks. Seating is positioned beneath pergolas, creating pockets of shade that extend the usability of the space throughout the day. The pool edge aligns with views toward the wider district, reinforcing the sense of elevation that defines the project’s positioning.

In the adjacent building, this is complemented by quieter, more contemplative spaces, including an outdoor cinema set within the same level. Positioned to operate primarily in the evening, it introduces a different tempo to the shared environment, shifting from daytime activity to after-hours use without requiring separate zones.

[smartcode_project:default project_id=426 project_image_fid=360299]

The podium also accommodates an intimate private resident gym. Located on the lower levels, it gives residents convenient access to fitness facilities without leaving the building.

Above, the elevated podium sky deck extends the amenity offering, providing additional open-air spaces with elevated outlooks across the surrounding landscape. While more restrained in program, this upper level reinforces the project’s vertical progression, from ground-level greenery to elevated outlook, allowing residents to move between distinct spatial conditions within a single address.

This distribution of amenities reflects a deliberate response to how residents use space across the day. Sekisui House Australia Sales and Marketing Director Peter Kalaf points to the role these shared areas play in shaping buyer demand. Aeris has been conceived as more than a collection of apartments, with the podium pool, gym and outdoor cinema forming part of a broader lifestyle offering that extends the home beyond each individual residence.

[smartcode_project:default project_id=426 project_image_fid=360300]

What distinguishes Aeris is not the inclusion of these elements individually, but how they are arranged in relation to one another. Active, social, and passive spaces are layered vertically rather than separated, allowing residents to choose between them without leaving the building or moving far from their apartment. This proximity supports both routine use, such as a morning swim or evening workout, and more occasional gatherings, whether around the BBQ area or within the cinema setting.

The amenity design also sits within a broader framework of connectivity across Melrose Park. The Melrose Park Town Centre, anchored by Coles and Dan Murphys, features a mix of retail, dining, health and lifestyle offerings, bringing everyday convenience closer to residents. By the end of the year, more than five hectares of parks and open space, equivalent to around seven football fields of green space on residents' doorstep, will further enhance the precinct, allowing the internal facilities at Aeris to operate as an extension of the wider neighbourhood rather than a substitute for it.

Construction at Aeris continues to gather momentum, with ground floor slabs expected to be completed in late 2026 before the first sections of the buildings begin to rise above ground.

[smartcode_project_cta:default project_id=426]

Elevated amenity anchors daily life at Aeris, Melrose Park

Development

<html><body>
A local developer has paid $5.04 million to outbid a number of offshore groups for a potential development site with Hoddle Street frontage.
The deal on the vacant possession showroom was brokered by Savills agents Nick Peden and Jesse Radisich.
The corner <a href="https://www.realcommercial.com.au/property-land+development-vic-abbotsford-501678049" target="_blank">218-228 Hoddle Street</a> property, with two street frontages, was a likely candidate for redevelopment, although the purchaser had not revealed any plans. 
Jesse Radisich said the 1161 square metre property included frontage of 30 metres to Hoddle Street and 38 metres to Stafford Street, with a Commercial 2 zoning allowing for office, some manufacturing uses, bulky goods and other retailing uses.
The property attracted over 100 enquiries.
</body></html>

jchancellor-FAypfDUnLy

Savills sells Hoddle Street development site to local

<html><body>
GUEST OBSERVER
<div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
The announcement by the NSW Government of plans for an extra 36,000 new apartments around 11 stations on the proposed Sydney Metro line supports the integration of transport and density. 
It is essential that housing densities are increased around new railway stations. The addition of 36,000 new apartments around the 11 stations on the proposed metro from Sydenham to Bankstown is a good beginning but over time more density may be needed.
The strategy indicates that high rise buildings should be located around a number of stations including Bankstown, Canterbury and Campsie but the documents indicate that ‘high rise’ is considered to be 9 stories and above. It is important that buildings up to 20 stories are located in the urban centres near railway stations and services, and that communities understand that this will occur.
The Sydenham to Bankstown Strategy delivers increased densities within 800 metres of each railway station. Clearly development will be determined by the feasibility of replacing existing buildings and if the uplift in density is insufficient then change will not occur. It will be important that the economic viability of redevelopment of existing town centres is tested with the private sector to ensure that the housing targets can be met. 
The strategy lists potential infrastructure upgrades and suggests that a contribution scheme from development will fund some of these projects. The extent of contribution will need to be carefully managed to ensure that projects are still viable.
The Government’s strategy for development and urban renewal around the 11 stations along the Sydenham to Bankstown Metro line must be implemented through a strong planning framework. Rezoning of land around stations must be undertaken efficiently and within a reasonable amount of time. 
The Government must not allow individual councils to water down the development potential. After all it is the State Government that is delivering and investing in the new Metro line and this form of rapid transit needs significant development close to stations to maximise the effectiveness of the public transport system.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>.
</div>
</div>
</div>
</body></html>

cjohnson-8xfqfuuCSq

Apartment development essential around Sydney Metro stations: Urban Taskforce

<html><body>
A UK-based student accommodation group has purchased two adjoining Melbourne development sites at 221 Pelham Street and 81-85 Barry Street.
Combined, the sites have more than 1,000 square metre area and were bought by from vendor Vaughan Construction Group through Daniel Wolman, Oliver Hay and Guy Wells at Colliers International.
221 Pelham Street, a former Reece Plumbing building, has a recently approved permit for 55 apartments.
“Located directly opposite Melbourne University, these sites combined are one of the last big parcels of land in this popular precinct,” Mr Hay said.
“The property was purchased off market by a prominent UK-based student accommodation group, who fought off fierce competition to acquire the site. The sale represents the group’s first foray into the Melbourne market.”
</body></html>

Pelham St Melbourne sites make way for student accommodation

<html><body>
GUEST OBSERVER
The appointment of a federal minister for cities and the built environment is a signal moment in urban policy in Australia. It is a much-needed portfolio for an overwhelmingly urban nation but will need new policy capacity if the government’s urban goals are to be realised.
Australian cities are among the fastest-growing in the developed world. They face problems of poor housing affordability, growing inequality, inadequate and inefficient infrastructure, unsustainable environmental demand and uneven employment distribution and productivity.
Long neglected federally, urban affairs is the gaping void in 21st-century public policy. Not since 1972 has Australia seen both the Labor and the Liberal parties commit to a cities portfolio within the Commonwealth ministry. That this has now occurred under a Coalition government is especially unusual.
Labor governments have been most engaged with urban questions. Curtin initiated a federal housing program and spurred states to better urban planning. Whitlam sewered neglected suburbs and stabilised fringe land markets, while Keating stimulated inner-city urban renewal. The Rudd-Gillard government boosted infrastructure and set national principles for metropolitan planning.
The short-lived McMahon government’s 1972 National Urban and Regional Development Authority is the only previous Coalition urban foray of note.
<h2>Creating the capacity to do urban policy</h2>
As the new minister, Jamie Briggs’s agenda is not yet detailed, although it looks set to focus on integration, infrastructure and greening. What could a new urban program look like, and what are the urban reform imperatives facing the Turnbull government?
The first task must surely be to develop permanent urban analytical and policy capacity in the federal public service. The Department of Environment, where the cities minister will be hosted, has almost no urban policy capability. The strongest federal urban capacity is in the Planning Analysis Branch of the Department of Infrastructure. The Turnbull government must build rapidly off this small but competent base.
A second task is to create federal capacity for cross-portfolio policy coordination. A cities agenda requires federal arrangements that can link across transport, infrastructure, environment, housing, finance, education, health and social services to build a multi-dimensional policy perspective on cities.
The third capacity-building task is to re-establish national coordination arrangements for urban policy. The federation gives almost all hands-on urban responsibility to the states but the Commonwealth has the revenue. The previous Labor government worked through the Council of Australian Governments (COAG) to establish consensus principles for major city planning and investment in a largely bipartisan way. That process could be revived and improved with relative ease.
A robust evidence base exists on which to ground policy directions but it is not well linked with policy. Capability development should thus also extend to Australia’s high-quality but under-resourced university research sector. The extensive network of scholars within the State of Australian Cities Research Network could assist with this task, as could the Australian Housing and Urban Research Institute.
The final capacity need is for federal policy to establish its own analytical framework. The urban sector abounds with rent-seekers. A federal urban perspective must stand above such rent-seeking to develop a sophisticated conceptual stance on how our cities work and the levers of policy.
<h2>Directions for policy</h2>
The overturning of Tony Abbott’s aversion to public transport funding is a welcome sign of progress. Public transport is vital for future urban productivity and sustainability.
New arrangements are needed to make transparent the external urban costs of private car use, whether through road and parking user pricing or via enhanced environmental emissions charging. Such measures need to be progressive, however, so the burden does not fall unfairly on low-income, car-dependent households with the fewest alternatives.
Building infrastructure alone is unlikely to improve how our cities function. We need to make better use of existing assets. This includes dedicated multi-modal network coordination in public transport, as the 2009 Senate inquiry into public transport advocated, accompanied by optimisation of existing road space via conversion to high-frequency transit routes. 
Further areas in urgent need of intervention are Australia’s inflated and exclusionary urban housing markets. Negative gearing should be reformed as a tax credit scheme with transparency to ensure the value of the concession is targeted to the most needy urban renters.
We need an urban taxation regime that captures the value gains from federal investment. Land value uplift from infrastructure investment should not accrue to private interests but be recycled into the federal funding pool.
A national approach to replace stamp duty with broad-based land taxes is also needed. This would improve the flexibility and efficiency of urban housing markets while retaining a financing stream for urban investment. Land tax should be progressive, so it targets land value and housing wealth, not housing consumption.
A progressive capital gains tax on owner-occupied housing could also be applied to dampen price inflation and raise new public revenue. Similarly, a national approach to inclusionary zoning mechanisms for affordable housing would also help to ensure urban redevelopment creates new social housing supply.
As a suburban nation Australia faces serious gaps in how it plans new suburbs and renews existing areas. A national suburban policy is needed to improve the quality of fringe development and facilitate the renewal of ageing middle suburbs for new housing.
Employment distribution in Australian cities is highly uneven. Ready access to high-quality jobs is increasingly the preserve of inner-urban households. Federal support for expansion of suburban employment nodes linked to public transport could ensure more higher-quality jobs are closer to the places households live. Ensuring land-use zoning does not exclude workers from job-rich middle suburbs is a further task.
Reform of the planning arrangements for our cities is desperately needed. National principles for metropolitan planning, as COAG established in 2009, are not unhelpful. But we need governing entities that can plan and manage cities at the metropolitan level while providing a democratic accompaniment to the current dominance of state planning ministers.
Prime Minister Turnbull has previously argued that density is the solution to our urban woes but that poorly done density reduces amenity. High-amenity densification is possible but the urban science on very-high-density development shows its environmental performance is often poor.
Density can help to improve our cities but only as part of carefully crafted wider changes to spatial structure via infrastructure, housing and governance reform. Density is a means, not an end in itself. Plans to expand green space and provide for biodiversity in cities must be part of any densification strategy.
<h2>Putting policy to work</h2>
A sense of urgency is needed. The urban sphere is dominated by what Nicole Gurran and Peter Phibbs have called busy work in which policy discussion and review defer substantial change.
Moreover urban policy is often captive to property, infrastructure and financial interests that put their private gain over the public interest. The Turnbull urban agenda needs to be more than a talking point or vehicle for shoddy deals.
Urban policy is the key policy discipline of the 21st century. It needs to be placed at the core of Australia’s federal policy arrangements.
Jago Dodson is professor of Urban Policy and director, Centre for Urban Research, RMIT University .
He is an author for The Conversation and can be contacted <a href="https://theconversation.com/profiles/jago-dodson-2359" target="_blank">here</a>.
</body></html>

Could the federal government finally ‘get’ cities?

<html><body><div class="page" title="Page 15">
<div class="section">
<div class="layoutArea">
<div class="column">
The townhouse market in Ballarat has seen significant upswing in supply over the past five years, according to Herron Todd White.
Herron Todd White's September Month in Review noted several developers have built multiple three bedroom townhouses with the demand met by investors - holding capital values steady.
The report said developers and agents are now reporting this demand is showing some signs of slowing and As such, the next 12 months will reveal if an over supply issue is a possibility.
"Off the plan purchases for villas and units have been steady in recent months with three developments of ten to 20 townhouses each in progress within Brown Hill, Ballarat East and Sebastopol," it said. 
"The villa market has shown approximately a 5% to 10% increase in value over the past five years in the sub prime locations.This increase has largely been driven by investors looking for positively geared properties with tax depreciation benefits. Given the increase in supply prices should begin to stabilise. 
"An opportunity would be to purchase an older, original 1- or 2-bedroom unit in the Wendouree area, undertake a simple renovation or update of the property and then lease it. This would result in a return to the investor of around 7%."
</div>
</div>
</div>
</div></body></html>

mick.cee-iDmgDDAmu8

Ballarat townhouse market strong: Herron Todd White

<html><body>
It's hot, I'm sweating and in the middle of cutting a very good deal. 
This time it's not with a vendor or real estate agent  - I'm not buying a development site - but the negotiation is fierce and taking place with a Thai business woman who owns the stall where I'm buying a much wanted ornament.
I'm on holiday in Thailand with the kids and a trip to the local markets has reminded me of how important it is to negotiate in the correct way to get the best deal. I'm also trying to train up my sons in the practice of negotiation. 
Here everything is up for negotiation. I'm using my proven formula that works not only when I am shopping in Thailand but  also when I'm making offers on development sites and negotiating with builder's, consultants and tradespeople. 
I'd set my sights on a pair of wooden, silver plated elephant ornaments (I know, customs will have a field day with these!).
I'd shopped around and knew what I wanted to pay (completed my due diligence).  I'd asked a few questions about how her day was, what her name is and if this may be her first 'morning' sale. The last question is key as if so, it will bring her luck for the rest of the day (so I'd gathered intelligence and established a relationship). 
Rather than make an outlandishly low offer which I know would insult the Thai sales lady, I politely make my offer with a wide smile on my face but with serious eyes. The offer is a bit under half of what she's quoted. I back it up with a few good reasons. "I saw this one for sale down there for less" or "this one is not as big as the one they are selling there".  After some fun interchanges and much tapping of numbers on an old calculator back and forth, we came to a mutually suitable price and everyone was happy. I have my silver plated elephants and she has a good price. 
I use similar techniques when making offers on properties. At Property Bloom we study the market to establish what the property should be worth, we look at its last sale price and find several comparable property sales to back up our offer.  
Understanding the unique benefits of a property will help you put a value on it. For us, the value lies mostly in the land, it's location and what's under it, not what's on top of it. 
Property Bloom has established relationships with agents and they know our clients are serious buyers that won't muck them around. Our clients have their finance preapprovals in place and can move quickly to secure a property if the numbers stack up and we know it will make a great development site. We'll ask questions about why the property is selling and what the vendor expectations are.  
But there in one major negotiation tactic that always comes into play. It's making sure there is something in the deal for everyone. 
If the vendor is making something from selling and our client is set to make something much more from developing, and if there's a bit for the agent or the person who has referred us, then we can cut a good deal. 
Usually these types of negotiations involve much less  sweat than the ones done in Thailand.
As I start to leave the stall hugging my silver plated elephants, I hear the Thai lady sing 'kob koon Ka' (thank you) as she waves me good bye and adds,' you come back soon?' confirming that she'd like to do more business with me. The same goes for our property deals, we'll always be back for more if the numbers stack up and there's something in it for everyone. 
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>. 
</body></html>

jochivers-wq5Bp59R5a

Don't sweat the big deal: Jo Chivers

<html><body><div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
Logan City Council has released an expressions of interest campaign for the development of land comprising six separate adjoining land parcels on the Logan River next to the Pacific Motorway.
The 43 hectare lot has an approved master plan in place and some existing development approvals and will eventually become a new precinct within the City of Logan.
Expressions of interest are being sought through Savills.
</div>
</div>
</div></body></html>

Land development to create new Logan suburb

<html><body>
GUEST OBSERVER
<div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
Victoria is set to build, for the first time ever, more multi-unit dwellings than detached houses in 2016. 
It will mark a significant shift to more urbanised living by the city destined to have the largest 12 population in Australia, of 8 million, in 2050. Melbourne’s population was 4.4 million at the end of 2014 and Victoria’s was 5.9 million. Total residential building approved in 2014/15 was a record $20.2bn, up 20% from 2013/14, with 50% in detached houses.
<a href="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.13.56%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.13.56%20AM.png" alt="">
Victoria’s residential building approvals were running at a record annual (or through the year) pace of 68k in July. The equivalent national approvals figure also hit a record 221k in July, driven by a strong rise in multi-unit approvals in Melbourne and Sydney over the past year.
In Victoria, multi-unit dwelling approvals, mainly high rise apartments in the metropolitan areas, now account for around 50% of the Victorian total. It compares to about 60% for NSW which has been building more multis than detached homes since the mid-1990s.
</div>
</div>
<div class="layoutArea">
<div class="column">
<a href="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.15.05%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.15.05%20AM.png" alt="">
 
One of the major trends in the inner Melbourne suburbs over the past decade is that the traditional industrial and warehouse areas have been turned over to residential, usually multi-unit developments. 
The proximity to the city offers distinct travel advantages along with a preference shift to apartment and high-rise life styles. The multi-unit developments are a more affordable alternative to detached houses in nearby suburbs. The State Government’s policies, like exempting off- the-plan purchases from stamp duty, have assisted the upswing. 
Detached houses represent just under 50% of total approvals. Most of the houses tend to be built in outer-metropolitan suburbs or the regional centres where new land prices are more affordable.
<a href="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.16.15%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.16.15%20AM.png" alt="">
 
The recently announced height limits on residential buildings by Victoria’s State Government will undoubtedly curb some inner-city construction. We expect that more dwellings will be built in the outer suburbs. Demand conditions are expected to stay relatively firm, unless there are Federal Government changes to investor-related tax policies or foreign investor access to the residential property market. 
<div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
Victoria’s residential construction forecasts 
We expect to see an average of 65k new dwellings built in Victoria across both 2015 and 2016, based on approvals. In our view it means around 33k multi-unit dwellings and 32k detached houses in both years. The multis tend to be built in the inner suburbs. 
<a href="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.17.12%20AM.png" target="_blank">Click to enlarge</a>
<div class="page" title="Page 2">
<div class="layoutArea">
<div class="column">
<img src="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.17.12%20AM.png" alt="">
Victoria’s construction boom is dominated by the high-rise developments. The approvals data shows that high rise apartment blocks (four or more levels) account for 80% of all multi-units and 46% of total residential. So there has been a marked change in the building materials used compared to new detached homes. It has coincided with a reduction in Australia’s manufacturing capability through a prolonged period of an over-valued Australian dollar. 
Victorian approvals by region, by number and value 
The detached houses are predominantly constructed where land is available, in the outer suburbs which account for 50% of the 33k total of new houses in 2014/15. However, there are a significant percentage of new detached homes (at least 20% of the 2014/15 total of 33k) that are new-for-old knockdowns in the inner Melbourne suburbs. New construction can be more financially appealing and quicker than renovation in some cases.
The regional centres like Bendigo, Ballarat and Geelong are also building large numbers, about 30% of the total, which is positive for regional jobs in construction, retail and transport. 
Victoria has some features that tend to favour building compared to the other States. It has a large population, in one of the smaller Australian states, with good transport links. There are large supplies of accessible and affordable land around Melbourne and the regional cities suitable for residential. 
For the multi-unit developments the approvals data shows that 74% of the 2014/15 total of 33.5k will be built in the inner-city areas. But that means about 23% will be built in the outer suburbs, usually around the major transport links. The Victorian Government is undertaking a considerable development program that will improve new transport links around the outer suburbs as the population increases. 
There is also a significant contribution from Alterations and Additions (A&amp;As) in the total Victorian residential construction picture. The figures here include A&amp;As approved by local councils but the level of actual A&amp;A expenditures is at least two to four times higher. This is because not all A&amp;A need approval from local councils. In the national accounts, A&amp;As spending is estimated at 40% of the total residential investment. 
In Victoria, A&amp;As approved were valued at $2.3bn in 2014/15 or about 11% of the total value of approved residential construction. But actual spending could be as high as $8bn. Inner-city A&amp;As totalled $1.3bn according to the approvals data, which was about 6% of the total value of approvals. A&amp;As have a major influence on hardware, whitegoods and furnishings retailing. 
The current building cycle – longer duration? 
The current Victorian building cycle differs from the previous ones in a number of ways which could extend its duration. Interest rates look set to stay at relatively low levels for longer. It has fuelled an extended lift in residential property prices, allowing sellers and developers to move more properties. Prices have also risen for commercial, industrial and retail properties.
<a href="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.18.31%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.18.31%20AM.png" alt="">
On current indications, interest rates do not look they will be rising in Australia until 2017, at the earliest. The inflation outlook remains quite subdued, despite the lower Australian dollar, and wages growth is moderating.
The “pass-through” time between approval and completion is lengthening because there are more high-rise developments. They require more site preparation, including demolition and excavation. They usually have extensive underground car parking and often involve multi- use developments where commercial, retail, accommodation and cafes are included, such as the large new developments underway in the suburbs, like near Box Hill railway station. Construction periods are lengthening and can easily take more than a year. Some of the large high-rise developments in Melbourne’s CBD have reported construction periods close to 3 years.
Overseas investors, ie non-residents, have emerged as a significant new source of demand for the property developers in the last three years. They are playing a much more active role in the new residential market thanks to a significant easing of the Federal Government’s regulations around foreign purchase of all types of local property. At this stage it does not appear that there will be any regulatory changes in the current political cycle. But the newly announced Turnbull Government may be more amenable to future changes.
Population and pent-up demand pressures have been more intense, raising demand levels, for the last ten years. It coincided with an unusually weak new dwelling supply response which underpinned strong rises in rents and dwelling prices. Higher student numbers are an important part of the population increase. Victoria’s population growth has eased back to an annual rate near 100k, but that is still high compared to a decade ago.
If, as expected, new construction activity in 2014/15 is 65k, it will match the underlying demand from population growth and, most probably, some of the pent-up demand from previous years. But the combination of a better jobs market performance and firm population growth should mean demand conditions remain relatively firm.
There have also been press and anecdotal reports, sourced from the power and water providers, that some (possibly as much as 20%) of the new inner-city apartments are not fully utilised, ie they may be not lived in for a majority of the year or leasable. So they may not in the rental market. It may help explain why Melbourne rental growth is running at around 2%pa, rather than weakening in the face of a record increase in supply via high construction levels.
 
<div class="page" title="Page 3">
<div class="layoutArea">
<div class="column">
<a href="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.22.58%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2015/09/24/Screen%20Shot%202015-09-24%20at%2010.22.58%20AM.png" alt="">
 
The chart showing Melbourne’s residential rents and vacancy rates as departures from their longer term average (1995 to 2015) indicates that despite the large supply increase, vacancy rates are below their average level, while rents are rising again! It may be different for CBD rents, where there are clear oversupply issues. 
Big Population: Melbourne headed for 6 million people in 2031 
The ABS population projections have Melbourne reaching 6 million people in 2031, from 4.4 million in 2014. So another 1.6 million people will create ongoing demand pressure for more dwellings over the next few decades. Victoria’s population is expected to rise from its current 5.9 million to 7.1 million in 2031. 
In terms of households, Victoria currently has around 2.2 million, with Melbourne at 1.5 million, or about 70% of the total. The number of households in Melbourne is forecast to rise by about 600k to 2.1million in 2031. Dwelling construction in Melbourne needs to average around 40k per year to match the lift in households, assuming population per dwelling numbers are unchanged. Dwelling construction in greater Melbourne has averaged around 40k over the past decade. So the relatively robust levels of construction activity need to be maintained over the next decade to match population growth. 
 
</div>
</div>
</div>
</div>
</div>
</div>
<div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
Michael Workman is senior economist, <a href="https://www.commbank.com.au/corporate/research?ei=mv_research" target="_blank">Commonwealth Bank</a>.
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
</body></html>

Victoria to build more multi-unit dwellings than detached houses: CBA's Michael Workman

<html><body>
A substantial block of vacant land within the Coolum Beach industrial estate on the Sunshine Coast has been sold at auction by Ray White Commercial Noosa &amp; Sunshine Coast North. 
The 2,010 sqm site at <a href="https://www.realcommercial.com.au/property-land+development-qld-coolum+beach-501541195" target="_blank">72-74 Link Crescent, Coolum Beach</a>, was sold to a local businessman for $296,000.
Ray White Commercial Noosa and Sunshine Coast agent Tracey Ryan secured the price on behalf of a deceased estate.
Ms Ryan said there were 10 registered bidders at the auction following strong interest in the marketing campaign for the block, which was fully fenced and included hardstand.
“All bidders were local including several who already owned sites in the estate,” she said.
"Bidding came down to a battle between two buyers bidding in $1,000 increments before the property was sold under the hammer for $296,000.”
Ms Ryan said the Coolum Industrial Estate is a rapidly expanding precinct comprising 147 lots, including small to medium core industrial sites plus the new state government large format blocks.
“The estate is conveniently located within easy access to the Sunshine Motorway and David Low Way via Yandina-Coolum Road and is located approximately 15 minutes from the Sunshine Coast Airport.”
</body></html>

j.ballantyne1990-6AQqhLzZaK

Coolum Beach block sold at auction‏

<html><body>
Four recently-completed Milsons Point penthouses and skyhomes in the Bridgehill Residences at 80 Alfred Street have been listed for sale.
The penthouses are on the 17th and 18th floor. They range in size from <a href="https://www.cbresi.com.au/PastProjects/BRIDGEHILL-RESIDENCES,-MILSONS-POINT-/604.aspx?PRegion=30" target="_blank">244sqm to 400sqm</a>. 
Bridgehill chose to complete the penthouses before offering them for sale. 
“We sold 120 apartments off-the-plan in 2013 but we wanted to showcase the exceptional quality of the penthouses,” said David Lee, director of sales and marketing for Bridgehill. 
“Realtors now tell us the penthouses will exceed $30,000 per square metre.
"We will be embarking on an international marketing campaign because the falling Australian dollar makes our property even more financially attractive to offshore buyers.”   
Designed by architects SJB, Bridgehill Residences.
The managing director of Bridgehill, Yibin Xu has previously overseen the waterfront development Monaco Rhodes and is currently underway with Esprit Mascot and awaiting approval for a large complex at Green Square.
</body></html>

Development

Editor's Picks

Have something to contribute?

Developments

New apartments

New townhouses

News

Development

Editor's Picks

Receive the latest news stories to your inbox

Have something to contribute?

Developments

New apartments

New townhouses

News