<a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> has lodged plans for a $750 million, three-tower mixed-use precinct that would complete the long-running redevelopment of Carlton's former Carlton United Breweries site.

The proposal at <a href="https://www.apartments.com.au/new-apartments/185-195-queensberry-street-carlton-vic-3053">46-78 Bouverie Street and 185-195 Queensberry Street</a> spans a 6,468 sqm site, the last remaining undeveloped parcels within the former brewery's 2007 masterplan.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the development will comprise two purpose-built student accommodation towers and a third build-to-sell apartment tower above a shared commercial podium and basement.

Across the three towers, SP Setia is proposing 606 build-to-sell apartments and 1,499 student accommodation units containing 2,009 beds.

The apartments will sit in the tallest tower, which will rise nearly 200m and 55 storeys. It will become&nbsp;one of the more substantial new build-to-sell apartment projects at the northern edge of Melbourne's CBD.

The apartment mix is weighted toward smaller inner-city product, with 188 studios, 206 one-bedroom apartments, 192 two-bedroom apartments and 20 three-bedroom apartments

<img alt="First look: SP Setia plans three-tower finale for Carlton’s former CUB precinct" data-entity-type="file" data-entity-uuid="8271bc87-1b0a-41b7-ac73-a425ee375261" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/3_2.png?VersionId=G4lw23o90B1boX4k4dj7rdz2ZEajS9wy" />

Part of the precinct will be a large-scale&nbsp;3,684 sqm supermarket and a further 2,198 sqm of speciality retail, creating close to 5,900 sqm of new commercial space within the precinct.

But one of the biggest components of the proposal is what sits between the buildings.

Around 4,650 sqm, or roughly 72 per cent of the site, will be publicly accessible open space, incorporating plazas, pedestrian connections, landscaped laneways and retail spill-out areas.

The ground plane is intended to finally complete pedestrian connections envisaged when the CUB masterplan was first approved nearly two decades ago, stitching together Victoria Street, Queensberry Street, Bouverie Street and Swanston Street through the former brewery precinct.

Urbis said the development would "complete the CUB precinct", with the public realm providing important north-south and east-west connections through what is currently the final undeveloped portion of the masterplanned site.

SP Setia is also exploring a new linear park within the Bouverie Street road reserve, with the concept to be developed further with the City of Melbourne through the planning process.

The proposal is being pursued through the Victorian Government's Development Facilitation Program under Clause 53.23 for significant residential development with affordable housing.

The planning report acknowledges the proposed heights exceed those contemplated under the original Comprehensive Development Plan and masterplan, but argues the built-form context has changed considerably over the past two decades.

Urbis said the three towers would instead create a stepped transition between Carlton and the Hoddle Grid, rising progressively from the 94.1-metre Tower One along the Queensberry Street edge to the 199.44-metre Tower Three closer to the established CBD-scale buildings to the south.

<img alt="SP Setia" data-entity-type="file" data-entity-uuid="e885a07a-592c-40fc-bf82-e6dbaf32da54" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.52.24%E2%80%AFAM.png?VersionId=7s_ErUkSKAdY1mAWp3GRZgMNCGtwhk5m" />

SP Setia plans to deliver the development across three stages.

Stage One would deliver the basement, podium and retail areas for the entire precinct alongside the first student tower. Tower Two would follow in Stage Two, before the 606-apartment Tower Three is delivered as the final stage.

If approved and delivered, the project would close out a redevelopment process that has been underway since the former brewery masterplan was approved in 2007, adding more than 2,600 student beds and apartments to a precinct already home to Swanston Central, the Barak Building, RMIT Design Hub and several large student accommodation developments.

&nbsp;

&nbsp;

Joel Robinson

SP Setia plans three-tower finale for Carlton’s former CUB precinct

Melbourne developer Lowe Living is seeking to add to its growing bayside apartment pipeline, filing plans for a boutique eight-residence development in tightly held Middle Park.

Lowe Living, which has built much of its development portfolio across Melbourne's affluent bayside and south-east suburbs, is behind the plans for the 730 sqm site at <a href="https://www.apartments.com.au/new-apartments/123-125-erskine-street-middle-park-vic-3206">123-125 Erskine Street</a>, just off Armstrong Street and within the Armstrong Street Neighbourhood Activity Centre.

The developer is seeking approval for a five-storey residential building above two basement levels, with just eight large-format apartments and 18 car spaces.

<img alt="Lowe " data-entity-type="file" data-entity-uuid="875fe572-0f14-4d90-9e11-55b28dd07731" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.42.49%E2%80%AFAM.png?VersionId=GDNQRv9BfpR9r1zkZ5UDyUM4ZvpIksut" />

The low-density proposal has been designed by Cera Stribley and is being progressed through the Victorian Government's Great Design Fast Track pathway, having already secured eligibility from the Minister for Planning.

The Office of the Victorian Government Architect supported its eligibility after finding the proposal demonstrated consistency with the program's seven design principles, while the project's financial feasibility has also been independently confirmed by Invest Victoria.

The project is targeting the downsizer market, with the planning documents describing the homes as larger-format residences and noting the two penthouses could otherwise have been configured as four separate apartments.

<img alt="Lowe 2" data-entity-type="file" data-entity-uuid="60ab0987-2da6-4175-adac-315dcf6053c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.15%E2%80%AFAM.png?VersionId=bOCPH0B2MFwlmaRW.TTCF9TzyifgVoQI" />

The site has dual frontage to Erskine Street and Canterbury Place and currently comprises a collection of commercial buildings used as offices, including a former heritage bakehouse, a former stable, a later gabled addition and a central courtyard.

It sits within the Commercial 1 Zone and the Armstrong Street Commercial Precinct heritage overlay, with the existing property classified as a contributory heritage place.

Heritage has subsequently played a significant role in Cera Stribley's design.

The front section of the former bakehouse facing Erskine Street will be retained, including its return walls, street-facing hipped roof and chimneys, while the Erskine Street façade and part of the western return wall of the former stable will also be incorporated into the new development.

Levels four and five will be set back five metres from the retained stable façade, while bricks removed through demolition are proposed to be salvaged and reused within the new building where possible.

<img alt="Lowe 3" data-entity-type="file" data-entity-uuid="e97927a9-a2de-4a0f-83b6-65451238abfa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-21%20at%208.43.06%E2%80%AFAM.png?VersionId=VR44AChLrX9q1XPB9GvVQV.ALXXbe4gC" />

Rather than presenting as a single five-storey building to Erskine Street, Cera Stribley has broken the development into a series of distinct forms.

A three-storey infill element will sit between the retained bakehouse and stable façades, with the upper levels recessed behind the heritage fabric. Canterbury Place will similarly feature two three-storey podium forms, separated by a central pedestrian accessway, before the upper two levels step back from the street.

A pedestrian through-link will run through the centre of the project between Erskine Street and Canterbury Place, creating entrances from both sides of the site and introducing landscaping and communal areas through the ground plane.

Landscape architect Acre has designed planting across the ground level, private terraces and upper levels, including a feature canopy tree at level three and integrated planting and arbours across the level four terraces. Five existing Erskine Street trees are proposed to be retained.

Sustainability is also a significant component of the Great Design Fast Track application. The apartments are targeting an average eight-star NatHERS rating, with no residence below 6.5 stars, while the project has achieved a 75 per cent BESS score. Seven of the eight apartments are designed for cross-ventilation, with the remaining residence using mechanically assisted natural ventilation.

The plans also incorporate an 8kWp rooftop solar system, a 5,000-litre rainwater tank and infrastructure allowing future electric vehicle charging for every residence.

Lowe has a strong portfolio across Melbourne's blue-chip suburbs. They recently launched <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House by Lowe Living</a> in Camberwell, their first development in the Stonnington LGA.

Lowe Living unveils Middle Park apartment development

Article summary

<ul data-end="888" data-start="289">
	<li data-end="442" data-section-id="8tsh6o" data-start="289">DVB Projects is preparing to launch its second Gold Coast apartment development, with demolition now underway at 137 Old Burleigh Road, Broadbeach.</li>
	<li data-end="573" data-section-id="1nyxl3e" data-start="443">The 34-level tower will comprise just 49 ultra-luxury residences, including half-floor, full-floor and penthouse apartments.</li>
	<li data-end="717" data-section-id="oiyimj" data-start="574">The launch follows strong demand at DVB's nearby Sea Glass project, which is more than 50 per cent sold and currently under construction.</li>
	<li data-end="888" data-section-id="epk9o9" data-start="718">The development adds to the transformation of Old Burleigh Road, with premium beachfront apartment projects continuing to reshape the tightly held Broadbeach strip.</li>
</ul>

<a href="https://www.apartments.com.au/developers/dvb-projects">DVB Projects</a> is preparing to launch its second Gold Coast apartment development, with demolition now underway on the Broadbeach site as the Sydney developer moves closer to bringing the ultra-luxury project to market.

The 34-level tower at <a href="https://www.apartments.com.au/new-apartments/137-old-burleigh-road-broadbeach-qld-4218">137 Old Burleigh Road</a> will comprise just 49 residences, ranging from half-floor apartments through to full-floor homes and a penthouse. The launch follows the strong sales performance of DVB's nearby Sea Glass development. More than half of the apartments at Sea Glass, on the other side of Broadbeach, have been snapped up, well ahead of its late 2027 completion

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="2944b4be-c84e-4b54-8dc1-c712e76704c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E02_Exterior_Street%20Level%20Entrance.jpg?VersionId=YoNig7pRdrE3HCue7sUj78LzJteeQf3H" />

The start of demolition at 137 Old Burleigh Road signals DVB Projects’ underlying confidence in the Gold Coast’s luxury beachside apartment sector.

“We see the Gold Coast as one of the most compelling lifestyle markets in Australia, particularly at the premium end where demand continues to deepen,” said Dean Brown, Managing Director of DVB.&nbsp;

“This project has been carefully designed to respond to that demand - delivering large-format residences with a level of quality, privacy and amenity that is still relatively rare in the apartment market on the beachside."

Brown says the site itself is "exceptional."

"Old Burleigh Road is one of the most tightly held beachfront strips, and opportunities to deliver a project of this scale and calibre in this location are extremely limited.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="398f377a-c037-455e-9250-0c5e0d84c35b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/I12_FF%20Balcony.jpg?VersionId=NwOiRWGMubR1c8wthuEfggklcja7al9." />

The project will comprise 40 half-floor residences of approximately 260 sqm, alongside eight full-floor residences spanning around 524 sqm.

A single penthouse will crown the building, featuring a private pool, barbecue area, indoor gym and dedicated entertaining spaces.

Residents will have access to a resort-style suite of amenities, including a 20-metre pool with daybeds, a gymnasium, hot and cold plunge pools, a sauna, and private residents’ lounge and dining facilities.

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="d1642bb0-9a66-4427-a022-dfc0988c6287" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/A02_Pool%20to%20View.jpg?VersionId=c0IXPyn_Gp_Kn3XCwzMrqIVkAdCEwVXP" />

Sales agent Todd Matheson, of <a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a>, which is marketing both 137 Old Burleigh Road and Sea Glass, said 137 Old Burleigh Road would address a clear gap in the market for genuine luxury products.

“There are very few opportunities on the Gold Coast where buyers can secure a residence of this size and quality in a new building,” Matheson said.

“What we’re seeing is a growing cohort of downsizers and interstate buyers who still want space - they’re not willing to compromise on living area, entertaining or finishes.

“This project has been designed with that buyer in mind. It offers the scale of a home, combined with the convenience and security of apartment living, in one of the coast’s most desirable positions.”

<img alt="DVB Projects to commence demolition on $320m Broadbeach luxury tower" data-entity-type="file" data-entity-uuid="59aae0ca-5639-4320-8aca-d0bf60f48e43" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/E01_Exterior%20Hero.jpg?VersionId=DS8Zfy2WtgUEtdfe0TEUuf1W1GfcZq8S" />

Located on a 1,156 sqm site one block from the beachfront, the development will replace an ageing walk-up building and is expected to contribute to the ongoing transformation of the Old Burleigh Road strip into one of the Gold Coast’s most prestigious residential corridors.

With the development moving into the delivery phase, 137 Old Burleigh Road is slated to hit the market later this year.

[smartcode_project_cta:default project_id=145141]

DVB Projects to launch second Broadbeach apartment tower as demolition commences

<a data-end="327" data-is-only-node="" data-start="250" href="https://www.apartments.com.au/developers/norus-projects" rel="noopener" target="_new">Norus Developments</a> has lodged plans for a new apartment development in Clayton that would add further momentum to the suburb's emerging Green Street corridor.

Plans have been lodged for the consolidated site at <a href="https://www.apartments.com.au/new-apartments/1359-1365-centre-road-clayton-vic-3168">1359-1365 Centre Road</a>, where Norus is seeking approval for 218 apartments across a 12-storey apartment building designed by <a href="https://www.apartments.com.au/architects/life-architecture-and-urban-design">Life Architecture</a>.

The proposal sits within the Clayton Major Activity Centre at the threshold of the planned Green Street corridor, a landscaped pedestrian connection intended to improve links through the precinct towards Clayton Railway Station.

The development would replace the site's existing collection of low-scale residential and commercial buildings with a single consolidated building, introducing significantly greater housing density to this part of Centre Road.

A retail tenancy is proposed at ground level to activate the Centre Road frontage, accompanied by transparent street interfaces and landscaping intended to create a more pedestrian-focused edge to the development.

<img alt="First look: Norus Developments plans landscape-led apartment project for Clayton’s emerging Green Street" data-entity-type="file" data-entity-uuid="0a5a763a-d9e9-4253-af2f-88008de27ebf" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Clayton%20a.png?VersionId=S2WJJbat1XVkZwB9SnYtygirXgWHiklX" />

The building has been designed with stepped massing and upper-level setbacks to manage its transition towards surrounding residential properties. The planning report describes the approach as one that integrates the building into the landscape rather than treating landscaping as a secondary element.

"A strong landscape and public realm strategy underpins the proposal," Urbis states in the planning report.

"Public benefits include an affordable housing contribution, a new pocket park, generous landscaped setbacks, deep soil planting and integrated Water Sensitive Urban Design."

The report adds that these elements are intended to create "a permeable, pedestrian-focused ground plane that enhances walkability, supports urban cooling and reinforces the emerging Green Street character."

Biophilic and passive design principles extend through the residential levels, with planting, daylight, natural ventilation and views towards landscaped areas forming part of the amenity strategy.

Parking would be concentrated away from the public realm, with 145 car spaces proposed from the rear laneway rather than dominating the Centre Road frontage.

The proposal follows an extensive pre-application process with the City of Monash. Three formal meetings were held between the project team and Council from December 2025 to March 2026, with the scheme evolving through several concept iterations before the current design was lodged.

The project arrives as Clayton prepares for substantial change around its established activity centre and the wider Suburban Rail Loop precinct. Its position on Centre Road places the development within an existing concentration of shops, services and public transport, while the Green Street connection is intended to strengthen pedestrian access towards Clayton Railway Station.

First look: Norus plans landscape-led apartment project for Clayton’s emerging Green Street

<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a> has officially commenced construction on Bronze on Chevron, celebrating the sod turning of its first-ever Gold Coast development and marking a significant milestone in the company's continued expansion across South East Queensland.&nbsp;

Following the successful delivery of premium residential developments throughout Brisbane and the Sunshine Coast, <a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-chevron-island-qld-4217">Bronze on Chevron</a> represents Gardner Vaughan Group's entry into the Gold Coast market. Bronze will deliver 119 one, two, three and four-bedroom apartments above two ground-level retail tenancies.

[smartcode_project:default project_id=107520 project_image_fid=367193]

The recent sod turning ceremony was attended by Deputy Mayor Mark Hammel, President of the Surfers Paradise Surf Life Saving Club, Cassandra Sedgman, project consultants, purchasers, project partners and invited guests to celebrate the commencement of construction.&nbsp;

Gardner Vaughan Group Chief Executive Officer Simon Betteridge said Bronze on Chevron represented an exciting new chapter for the business.&nbsp;

"We've spent almost four decades building homes that respond to the way people want to live, and we're excited to bring that experience to <a href="https://www.apartments.com.au/developments/chevron-island-qld-4217">Chevron Island</a>," Betteridge said.

"Bronze on Chevron is particularly significant because it marks Gardner Vaughan Group's first development on the Gold Coast following many successful projects across Brisbane and the Sunshine Coast."

[smartcode_project:default project_id=107520 project_image_fid=367183]

Betteridge said the ground breaking is a proud moment for the&nbsp;team and their purchasers, who can now see their future homes beginning to take shape.&nbsp;

"As both developer and builder, we're able to oversee every aspect of the project from design through to construction, ensuring the quality and attention to detail Gardner Vaughan Group has become renowned for."&nbsp;

Designed by acclaimed architectural practice <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, Bronze on Chevron has been thoughtfully designed to complement Chevron Island's evolving streetscape while embracing its relaxed coastal lifestyle.

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029.&nbsp;

[smartcode_project_cta:default project_id=107520]

The development will offer generous residences with refined interiors, premium finishes and resort-style amenities, with completion anticipated in early 2029

Gardner Vaughan Group breaks ground on first Gold Coast development, Bronze on Chevron

Gold Coast

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The most popular price point in the north-west Gold Coast and southern Logan area is the $380,000 and $410,000 price bracket, according to Herron Todd White's latest monthly market report.
The property advisory firm says that over the past two years, this range has been very popular in Yarrabilba with owner occupiers (particularly first home buyers) and investors.
There have been a large number of sales lately in this price range of recently completed houses which have never been occupied.
They are generally good value for money and provide the benefit of buying a new house without the lead in time and perceived stress related to building a home, the report said.
Purchasers of completed house and land products benefit from different lending criteria and the limited paperwork compared to the additional documents and contracts required for construction loans.
In this price range you get a new four bedroom, two bathroom house with double lock-up garage located on lots ranging in size from 290 to 450 square metres and with living areas of between 120 to 150 square metres.
A four bedroom home at <a href="https://www.realestate.com.au/property-house-qld-yarrabilba-123222694" target="_blank">13 Wildflower Street</a> (above) is for sale for $545,000 at Yarrabilba. It is a former display home.
In contrast to Yarrabilba, there is a limited market for standard housing above $550,000 in areas slightly further west including Jimboomba and the surrounding suburbs.
This area is traditionally a rural residential locality. Buyers have numerous choice from new to second hand dwellings.
A modern house can be purchased for around the $550,000 price point, typically constructed between 2008 and 2012 on around one acre with around 190 square metres of living area.
The HTW report notes these rural lifestyle properties are just that much further away from all amenities, schools, shops etc with longer travel times, however appeal to purchasers seeking a larger property than a standard residential lot.
These property types in the Jimboomba area are almost exclusively owner occupiers or investors who live short distances away.
While prices in these areas have increased, they tend to gain momentum and decline quicker than more centrally located properties with shorter market cycles.
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j.ballantyne1990-6AQqhLzZaK

Yarrabilba has popular pricing for Gold Coast property: HTW

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Australia’s biggest developer of apartments, Meriton, has bought a development site overlooking the beach in Surfers Paradise and is thinking of building the Gold Coast’s highest apartment complex.
The 4000 square metre site on The Esplanade near Cavill Avenue has no restrictions on height.
Meriton says it is contemplating a skyscraper of 90 storeys or more.
The site will be cleared after Meriton takes possession in March next year.
Meriton founder Harry Triguboff yesterday said that the site was being bought on the back of Meriton’s success with its Brighton on Broadwater project in Southport.
“We believe the Queensland market is strong and that prices will rise further," he said.
“There are no brand new apartments on the market near Cavill Avenue.”
Triguboff said the purchase of The Esplanade site would enable the group to complete its portfolio of Queensland serviced apartments.
Meriton Serviced Apartments, Australia’s biggest owner of hotel suites, has two properties in Brisbane and two on the Gold Coast.
Triguboff said the Surfers Paradise tower would fill in the Gold Coast ‘bookends’.
“We already have serviced apartments north in Southport and south in Broadbeach and they are very robust performers," he said.
“The new tower will be the icing on our serviced apartments business on the Gold Coast.
“And the apartments and penthouses that will sit above the serviced suites will be the best we’ve built in our 35 years on the Gold Coast.
“A site like the one we are buying directly across the road from the beach and a stroll from the heart of Surfers and the light‐rail system, is blue chip and deserves a standout project.
“We will employ highly‐rated architects and their brief will include ensuring every room in every apartment has views.”
Meriton will complete Sundale, the final stage of its 1600 apartment Brighton on Broadwater community in Southport, in December and will move its construction team on to the Surfers Paradise project.
The deal was brokered by Roland Evans from Canford Property Group and Meriton Group acquisitions manager Angelo Mantsis.
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Meriton contemplates 90 storey Surfers Paradise highrise

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Property developer Michael Kelly has sold his Surfers Paradise home for $10.2 million, the fourth highest sale on the Gold Coast in 2016.
<a href="https://www.realestate.com.au/property-house-qld-paradise+waters-122700578">The home,</a> which took Kelly two years to build, sold to a Chinese national with a temporary visa and foreign investment approval. 
Just off the Nerang River on a block totalling 2,295 sqm, the five bedroom mansion was designed by Jared Poole. It features a home theatre, gym and temperature controlled wine cellar.
Offering 98 metres of river frontage, the home has a 15 metre pontoon, secure boat storage and ramp.
The sale was the highlight of a very quiet Golden Week for Chinese acquisitions across Australia.
Golden Week is a semi-annual holiday in China, where some of the countries richest head to Australia for holidays and a spot of property shopping.
The property was listed for Golden Week last year for $12.5 million but those expectations were slashed to $11 million by the time of its sale.
Savills QLD agents Lisa Haplin and Christopher Jones secured the sale.
This article was first published in the Weekend Australian Mansion Australia property section.
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Gold Coast developer secures $10.2 million Surfers Paradise home sale

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A management rights position is available in a prime location in Main Beach on the Gold Coast for a 16-level high-rise comprising 43 apartments. 
It is a caretaking only operation – no trust account, no computer, no licence, according to the description, with income made up predominately of BC salary, with a small amount of additional income (maintenance etc) 
A refurbished <a href="https://www.realcommercial.com.au/property-hotel+leisure-qld-main+beach-502143702" target="_blank">three-bedroom, three-bathroom ground floor apartment</a> is available to the caretaker for $1,035,000. 
There is also a letting agreement in place. The building has nine eternally managed units and 17 lock-ups, offering an opportunity to grow the business. 
The listing agent is Alex Cook of Resort Brokers Australia.
<img src="/images/2016/10/17/MainBeach2.jpg" alt="">
Management rights is a business wherein a resident manager owns a unit in a complex and is involved in the caretaking and letting of strata titled units within that complex for a salary and an agreed time period.
According to industry body Australian Resident Accommodation Managers Association (ARAMA) there are several parts of the business:
•The resident manager owns a unit in the complex as well as owning the business. Hence they have a financial interest in the scheme and they conduct business from the site.
•The resident manager has a written caretaking contract with the body corporate or owners’ corporation to provide caretaking services for the complex for an agreed salary and for an agreed time period.
•The resident manager has a written authorisation from the body corporate or owner’s corporation to operate a letting business onsite for those investor owners who choose to use their services.
•The resident manager has a written appointment from each owner for whom he/she acts, to provide the services of letting agent for the property.
•The Management Rights model can apply to short term letting which includes holiday letting, corporate letting, groups, conferences and also to long term letting which includes student accommodation and residential tenancies.
To illustrate the business, Property Observer focussed on several management rights offers in Queensland and NSW:
Surfers Paradise opportunity
A management rights business has come up for sale for an <a href="https://www.realcommercial.com.au/property-hotel+leisure-qld-surfers+paradise-502141122" target="_blank">asking price of $1.45 million</a> (below), which includes manager’s real estate.
<img src="/images/2016/10/19/Screen%20Shot%202016-10-19%20at%201.47.17%20PM.png" alt="">
The property is a high-rise holiday building comprising 15 one-bedroom units in the letting pool and comes with long agreements, expiring 2033.
Other features include indoor and outdoor heated pools, sauna and BBQ.
The manager’s residence is a two-bedroom unit.
The property makes a net profit of $219,000.
The building is next to the light rail and near the centre of Surfers Paradise and the beach.
According to the description, the opportunity would suit first time operators. 
The listing agent is Warren Oliver of MRSales.
Tweed Heads South
Osprey Villas is offering a management rights opportunity in NSW’s Tweed Heads South for offers in the range of $720,000. 
On offer is a 23-plus year caretaking and letting agreement and a business that is profitable, according to the description on <a href="https://www.realcommercial.com.au/property-hotel+leisure-nsw-tweed+heads+south-502142050" target="_blank">www.realcommercial.com.au</a> (below).
<img src="/images/2016/10/19/Screen%20Shot%202016-10-19%20at%201.48.23%20PM.png" alt="">
The property comprises a four-bedroom, two bathroom managers residence with LUG and private courtyard. 
The property is in a beautiful, peaceful setting adjoining a lovely park and close to beaches. 
According to the description, there is opportunity for growth via securing outside agent appointments.
Experienced managers will be around to assist with training and transmission.
The listing agent is Ian Dore of Resort Brokers Australia
Main Beach, Gold Coast
A management rights position is available in a prime location in <a href="https://www.realcommercial.com.au/property-hotel+leisure-qld-main+beach-502143702" target="_blank">Main Beach</a> (below) on the Gold Coast for a 16-level high-rise comprising 43 apartments. 
<img src="/images/2016/10/19/Screen%20Shot%202016-10-19%20at%201.49.18%20PM.png" alt="">
It is a caretaking only operation – no trust account, no computer, no licence, according to the description, with income made up predominately of BC salary, with a small amount of additional income (maintenance etc) 
A refurbished three-bedroom, three-bathroom ground floor apartment is available to the caretaker for $1,035,000. 
There is also a letting agreement in place. The building has nine eternally managed units and 17 lock-ups, offering an opportunity to grow the business. 
The listing agent is Alex Cook of Resort Brokers Australia.
 
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Main Beach on Gold Coast offers management rights opportunity

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An commercial building in Mermaid Beach has been scheduled for sale auction.
Located at <a href="https://www.realcommercial.com.au/property-offices-qld-mermaid+beach-502141774">2490 Gold Coast Highway, Mermaid Beach</a> the property has been Pancakes on the Rocks, but it is to be sold with vacant tenancy.
The building is 513 sqm with a land size of 1,026 sqm making it suitable for an owner occupier, investor or developer or multitude of businesses including gymnasiums, doctors, dentists, solicitors, accountants, showroom occupiers and restaurateurs (STCA).
The building also holds a liquor licence and is in possession of a commercial grade kitchen with grease trap, however existing additional equipment can be purchased by negotiation.
The property includes 22 on grade car parks including 11 undercover ones with a high exposure as well as approvals for mixed use zoning.
The property will be auction on November 9 by Colliers International agent Marc Carbone.
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Vacated Pancake on the Rocks, Mermaid Beach premises for sale

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<img src="https://counter.theconversation.edu.au/content/66213/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Australian cities are getting hotter.
The many reasons for this include urban densification policies, climate change and social trends such as bigger houses and apartment living, which leave less space for gardens and trees. But some areas and some residents of cities are more exposed to heat than others. 
The concentration of poorer people in hotter places is known as “thermal inequity”. Our recently published research has found this is a real concern on the Gold Coast, one of Australia’s fastest-growing urban regions. 
Urban heat is known to increase rates of injury, death and disease. This is why the federal government recently established an urban greening agenda. 
The central city tends to be hotter than surrounding suburbs and rural areas – the urban heat island effect. Perhaps because of this, much of the research focus has been on the urban core. But what about heat effects in the suburbs?
What is thermal inequity?
Research from North America and Australia shows people who live in greener, leafier suburbs tend to be wealthier. We know that urban greening can cool ambient air temperatures. 
Plentiful street trees, well-designed parks and other types of green space also tend to increase residents’ physical activities and social interactions. This makes greener neighbourhoods healthier and happier. 
Unfortunately, the opposite often occurs in poorer suburbs, meaning residents suffer more heat stress. This is a consequence of fewer street trees, less green space and denser urban design. Our research found thermal inequity is a real concern in Upper Coomera, a suburb in the northern growth corridor of Gold Coast city. 
The Gold Coast has been coping with explosive rates of growth. The population is expected to double to more than 1 million in the next two decades. Growth-management policies are increasing densities in many suburbs. 
On the suburban fringe in places like Upper Coomera, land clearing for development typically removes much of the native vegetation. This in turn increases heat. 
The trend in the Gold Coast, like many cities, is for comparatively disadvantaged people to seek more affordable housing in outer suburbs. Less affluent householders become concentrated in suburbs where housing is packed tightly with fewer trees and less greenery. 
Hotter houses and neighbourhoods lead to residents paying more for electricity to keep cool. Excessive heat can also increase healthcare expenses and reduce productivity.
Research shows residents are struggling
As we explain in the video abstract for our article, we used a mail-back survey of 1,921 households to examine three questions:
1) Are residents aware of climate change?
2) Are residents concerned about climate change?
3) Do residents understand the potential of green infrastructure to help neighbourhoods adapt to climate change? 
We found more than 90% of residents were aware of climate change and almost 70% were concerned about it. Residents living in townhouses were particularly worried. Paradoxically, those living in dwellings with dark roofs were less worried, as were those with larger families.
We also found that more than 90% of respondents had air conditioning. Using statistical analysis, we determined that renters are especially vulnerable to associated energy costs, as are those with kids. 
Interestingly, we found that people living in townhouses were less likely to consider buying energy-efficient devices to lower household energy expenses, as were those with more children. This could be because renters and those with larger families may be struggling financially. 
In sum, we found that more disadvantaged households with less disposable income were living in dwellings that were more vulnerable to heat.
Next, we examined the attitudes of residents to urban greening to help combat heat in their neighbourhood. We found almost two-thirds favoured tree planting. More than half felt local streets lacked shade. 
While 90% of surveyed residents saw that shade was a key benefit of trees, just over half understood that trees can lower air temperatures. Although most residents recognised maintenance costs of trees as a disadvantage, they still favoured more urban greening.
So what can be done?
Our findings have important repercussions for urban policy. As we have previously noted, urban greening has many advantages for climate change adaptation. It is comparatively inexpensive and is politically palatable.
However, higher-density neighbourhoods like Upper Coomera often have less land available for greening. Yards are smaller and verges are typically dominated by on-street parking. 
We advocate for education campaigns about the benefits of urban greening and better urban design guidelines to make it easier for developers to increase neighbourhood greenery. Better knowledge about species selection is needed to reduce maintenance issues.
Urban greening initiatives should also use technologies like permeable paving to limit pavement uplift and capture rainfall on-site. 
Thermal inequity exists but it can be reduced. After all, if urban greenery can benefit all residents, why should the poor miss out?
 
Jason Byrne is associate professor of Environmental Planning, Griffith University and can be contacted <a href="https://theconversation.com/profiles/jason-byrne-6066" target="_blank">here</a>.
Tony Matthews is lecturer in Urban &amp; Environmental Planning, Griffith University and can be contacted <a href="https://theconversation.com/profiles/tony-matthews-234160" target="_blank">here</a>.
Christopher Ambrey is Postdoctoral Research Fellow, The University of Queensland and can be contacted <a href="https://theconversation.com/profiles/christopher-ambrey-243947" target="_blank">here</a>.
All are authors for The Conversation.
<a href="https://theconversation.com/profiles/jason-byrne-6066" rel="author"> </a>
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jchancellor-FAypfDUnLy

Out in the heat: why poorer suburbs are more at risk in warming cities

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Gold Coast City has been unchallenged for some time as the No.1 municipality in Australia for growth real estate markets, but that’s no longer the case.
The Sunshine Coast has overtaken Gold Coast City as the area with the most upwardly mobile markets.
The Gold Coast housing market remains strong, but the latest Hotspotting research for The Price Predictor Index finds that the number of suburbs with growing sales activity has decreased, while the Sunshine Coast precinct is rising.
The Sunshine Coast now ranks as the leading municipality in the nation in terms of the number of suburbs with growing sales activity (previous market leaders in the major cities, such as the Whitehorse LGA in Melbourne, have faded markedly in 2016).
The region has achieved national prominence on the back of major spending on infrastructure and urban renewal ventures – projects under way or in planning total well above $20 billion.
They’re headed by the $2.3 billion Sunshine Coast University Hospital, which is the centrepiece of a $5 billion health precinct that’s evolving rapidly in the Kawana area.
And there’s a lot more happening. Over $1 billion is being spent on the Bruce Highway, around $400 million on the airport and several billion over time on the new Maroochydore CBD, where preliminary works are now under way. The Sunshine Coast University continues to expand.
A $2 billion light rail project is proposed but is unlikely to be delivered any time soon.
Real estate development includes several master-planned communities and apartment developments, as well as a $400 million expansion of the region’s biggest shopping centre, Sunshine Plaza. Youi Insurance is building its national headquarters on the Sunshine Coast. 
Nambour, one of the inland towns of the Sunshine Coast Region, is typical of the growth markets - with sales up from around 65 per quarter 18 months ago to above 100 per quarter in 2016.
The Sunshine Coast hasn’t always been a hotspot contender – in the past it has been included in my No Go Zones report because of a weak economy (over-reliant on tourism) and bouts of over-supply, leading to price decline. But the broadening the local economy through infrastructure spending and evolution of the medical precinct has been the critical game-changer.
The Gold Coast has been the hottest market among the municipalities of Australia for the past 18 months, but the trend suggests it’s winding down – it surged throughout 2015 and the early part of 2016, but the number of growth suburbs has dropped from 25 six months ago to 20 three months ago to 14 now.
Nevertheless, six of our National Top 30 Growth Star suburbs are in Gold Coast City and the bulk of them are inland housing markets – including Ashmore, Carrara, Nerang and Upper Coomera.
The Gold Coast may surge again, given the high level of spending on infrastructure, some of it associated with the 2018 Commonwealth Games.
I continue to urge caution about the Gold Coast high-rise apartment markets because of the alarming history of boom-bust scenarios, poor capital growth record and looming prospect of oversupply.
Anyone thinking of getting into the Surfers Paradise high-rise market should keep in mind that the median apartment price today is lower than it was a decade ago, such is the ongoing impact of regular doses of over-building.
Other Gold Coast high-rise suburbs have similar track records.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

Caution for Gold Coast high rise property investment: Terry Ryder

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Robina master developer the Robina Group is reinvesting in its own commercial precinct, CBDRobina, with the acquisition of the Robina Professional Centre for around $5 million.
Robina Group will refurbish and extend the vacant three-level commercial building, and then release offices for lease.
Robina Professional Centre currently includes 1,677sqm of lettable area and secure basement parking, on a prime 2,495sqm site at 36 Laver Drive in Robina.
The $5 million sale, which was negotiated by CBRE metropolitan investment properties associate director, Mason Kidman, and office services associate director Nick Selbie.
Robina Group General Manager Hylton Slater said Robina's office vacancy rate was sitting at a very low 5.6 per cent, making it crucial to ensure a continued pipeline of quality commercial space was delivered in the heart of the city.
"The decision to make this significant investment back into our own masterplanned precinct really reflects the interest we are fielding for property in Robina," he said.
Mr Slater said the building would undergo an extensive refurbishment to modernise both the exterior facade and internal space, including the provision of high-speed fibre internet, with the newly created offices to range from 148sqm to 726sqm, including full-floor options.
<img src="/images/2016/09/29/Robina-Professional-Centre-36-Laver-Drive.jpg" alt="">
The spaces will be offered for lease from $350/sqm net per annum through leasing agent, Marcus Weld of Robina Marketing Australia.
Robina continues to be a major growth centre, with a 2016 report by independent analyst, Urbis, showing Robina as the dominant office precinct in Gold Coast City with a workforce increase of 325 per cent and the highest economic growth contribution to Gold Coast City of any precinct between now and 2050.
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Robina Group's $5 million Gold Coast acquisition

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A Mermaid Beach, Gold Coast investment property is set for October 27 auction through Ray White Commercial Gold Coast.
The 979 sqm site is leased to Billabong International Limited at <a href="https://www.realcommercial.com.au/property-retail-qld-mermaid+beach-502120714" target="_blank">2251 Gold Coast Highway</a>.
Ray White Commercial Gold Coast's Steven King said there was a 10-year lease expiring in August 2018 with a five-year option.
<img src="/images/2016/10/05/Billabongouter.jpg" alt="" width="575" height="281">
The property is returning net rental income of $368,706 per annum.
Set on the corner of the Gold Coast Highway and Wave Street in highly sought after Nobbys Beach, some 45,000 cars pass daily. 
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Mermaid Beach Billabong store for auction

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Seven Group boss Ryan Stokes has bought a Gold Coast apartment in the prized Silverpoint block.
He paid $1.2 million for a 14th level apartment in the tightly held late 1980s Girvan-built beachfront complex where Harry Triguboff holds the penthouse.
Comprising two bedrooms, two bathrooms and a spacious kitchen, the 225 sqm apartment has large balconies.
It was sold by LJ Hooker Sorrento agent Tony Trpeski. It first sold in 1989 at $730,000.
Stokes' fiancee, Claire Campbell, hails from Queensland where the family have the shoe emporium, Maryon's.
It was set up more than four decades ago by her mother on the Gold Coast. 
No doubt Ryan and Claire will utilise the apartment for Commonwealth Games entertaining.
The complex has always been popular with Sydneysiders, with current owners including mortgage broker James Symond and retired estate agent David Glasgow.
The 51-unit Main Beach block has two apartments per floor with a tennis court, pool, gym and practice putting green in its grounds. 
No holiday lettings are permitted.
This article was first published in the Saturday Daily Telegraph.
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