S&amp;S Projects is boosting its investment at Rainbow Bay to more than $1 billion after the prolific Gold Coast developer acquired a new site for $20.25 million and immediately laid plans for a new luxury apartment project in the sought-after precinct.

The site, which is the company’s fifth acquisition at Rainbow Bay in the past four years, will be home to the company’s largest project to date after delivering 3 sold-out projects and construction progresses on Radia worth a combined $215m. 
S&amp;S Projects is currently finalising plans for its latest strategic acquisition, a 1,518 sqm site located 209-213 Boundary Street in Coolangatta, with a development application expected to be lodged within weeks.

The luxury residential development will build on the company’s highly successful projects at Rainbow Bay, comprising Flow, Awaken, Esprit and Radia, with Radia currently under construction by Hutchinson Builders.

“We have been unflinching in our commitment to Rainbow Bay and the transformation we have helped drive in this incredible part of the Gold Coast, which is among the city’s most desirable residential locations,” said S&amp;S Projects founder and director Paul Gedoun.

“Our fifth project will reflect the best of what we have done so far to create a lifestyle precinct that is second to none.”

The latest development, which has yet to be named, is proposed to accommodate 88 luxury apartments in a design that will immerse residents in a unique wellness lifestyle that expands on the legacy of S&amp;S Project’s earlier developments at Rainbow Bay.

The development will feature an expansive rooftop garden and wellness centre with a resort- style pool, among a host of lifestyle amenities planned for residents.

“Rainbow Bay, with its beautiful, protected beach and alongside one of the world’s best surf breaks at Snapper Rocks, is the natural wellness heartland of the Gold Coast,” said Gedoun.

“We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden.”

The latest acquisition comes as S&amp;S Projects is at the completion of Esprit and construction continues on Radia, which are part of their significant portfolio undertaken by the company at Rainbow Bay since 2022.

The $215 million Radia, which comprises 38 apartments, is currently the flagship development by S&amp;S Projects at Rainbow Bay which is expected to be completed in 2027.

Jayde Pezet, of Pezet Matheson, which has managed sales and marketing for S&amp;S Projects across their Gold Coast portfolio, emphasised the developer’s commitment to continuous improvement and excellence.

“S&amp;S Projects continue to elevate the benchmark of luxury with each development," Pezet said.

“We have worked with S&amp;amp;S on their 4 other projects in Rainbow Bay and their approach reflects a team that is constantly learning, refining, and pushing the standard higher.

“Their hyper-local knowledge and deep expertise within the luxury property sector are what truly set them apart, allowing them to deliver projects that feel both globally sophisticated and authentically connected to their coastal environment”

S&amp;S Projects plans to officially launch its latest project at Rainbow Bay in the second half of this year.

“As we embark on our largest project yet, we have pulled out all stops to create another landmark development that truly reflects the relaxed southern Gold Coast lifestyle,” Gedoun added.

Joel Robinson

S&S buys $20m Rainbow Bay site for fifth beachside apartment project

Japandi, an emerging design trend that combines Scandinavian functionality with Japanese rustic minimalism, remains relatively untested in Australia’s residential development market.

As developers look to differentiate their projects and offer something distinct to buyers, Brisbane-based developer Lantona has embraced the hybrid style for its recently launched Toowong apartment project, <a href="https://www.apartments.com.au/new-apartments/koya-residences-6-josling-street-toowong-qld-4066">Koya Residences</a>, with early response to the design proving positive.

Lantona entrusted Red Door Architecture and interiors practice Luma Design Co with delivering the Japandi brief. The approach blends Japanese minimalism with Scandinavian functionality, emphasising warm, restrained interiors, natural materials and clean lines. Drawing on the Japanese concept of wabi-sabi (beauty in imperfection) and the Scandinavian principle of hygge (comfort and cosiness), it creates serene, uncluttered and sustainable living environments.

These design principles are expressed throughout the Josling Street development, both in its exterior form and across the 40 one-, two- and three-bedroom residences within.

[smartcode_project:default project_id=150787 project_image_fid=366229]

Koya reflects a deliberately scaled approach, with the five-storey form designed to align with the surrounding residential streetscape rather than dominate it.

“Koya is conceived as a building that sits comfortably within its surroundings. Every decision, from material selection to spatial planning, has been guided by long-term liveability and enduring relevance,” the developer said.

[smartcode_project:default project_id=150787 project_image_fid=366243]

Positioned within an established inner-west neighbourhood, the development sits near riverfront parklands and the Bicentennial Bikeway, while remaining within walking distance of Toowong Village and multiple public transport options connecting to the CBD, St Lucia and West End.

Lantona said the location was central to the project’s conception, pointing to Toowong’s balance of green space, transport access and proximity to major education institutions.

“<a href="https://www.apartments.com.au/developments/toowong-qld-4066">Toowong</a> combines river access, walkability, immediate CBD connection and a strong educational presence. That balance made it the obvious setting for Koya.”

[smartcode_project:default project_id=150787 project_image_fid=366230]

Communal amenity is concentrated on the rooftop, where a shared retreat will include a pool, dining areas and outdoor spaces oriented towards neighbourhood and city views. The design allows for both private use and small gatherings, extending the living environment beyond individual apartments.

Koya enters the market at a time when smaller-scale developments are becoming less common in established suburbs, with many recent projects in the suburb shooting for the sky.

In a nod of confidence,&nbsp;<a href="https://www.apartments.com.au/builders/brisbane-builders">Brisbane Builders</a>&nbsp;has already commenced construction on the building, which is slated for completion in early 2027. Keenan &amp; Byrne is marketing Koya.

[smartcode_project_cta:default project_id=150787]

Japandi-inspired Koya Residences launch in Toowong

<section data-scroll-anchor="false" data-testid="conversation-turn-6" data-turn="assistant" data-turn-id="request-WEB:ca872054-bfe3-4cc5-a2c8-b373d4dfeafb-2" dir="auto">
A completed Castle Hill apartment development is returning to market with an uncommon level of financial backing, positioning it as one of the more secure options for buyers in Sydney’s north-west.

Skyview in Castle Hill, originally developed by Top Place and now overseen by capital partner <a href="https://www.apartments.com.au/developers/equitifund-group">Equitifund</a>, is being relaunched following a full remediation process. Central to its repositioning is a substantial financial reserve designed to provide ongoing protection and reduce uncertainty for incoming purchasers.

At the core of this offering is an $11 million bond secured during the project’s remediation phase, negotiated by former NSW Building Commissioner David Chandler. With less than $4 million required to complete the works, approximately $7.2 million remains in reserve, with around 15 years left on the term.

[smartcode_project:default project_id=147685 project_image_fid=359134]

Rather than a typical insurance-backed structure, the remaining funds are held as cash, creating a readily accessible financial buffer should any future building issues arise. The structure is intended to provide buyers with an added layer of certainty, differentiating the development from more conventional apartment offerings.

Equitifund Executive Chairman Greg Huxley said the structure provides a level of security not typically seen in apartment developments.

“The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers,” Huxley said.

“Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind.”

[smartcode_project:default project_id=147685 project_image_fid=359135]

The remediation process has now been completed in full, with no active rectification orders or outstanding directives linked to the project on NSW Government registers. This outcome reflects the broader tightening of building oversight across the state, while also highlighting the project’s transition into a completed, compliant asset.

In a market where many buyers remain cautious about apartment quality, initiatives like this are designed to restore confidence, giving purchasers greater certainty and a stronger sense of security in their investment.

Equitifund has since acquired the remaining apartments and is managing their reintroduction to the market. With the works finalised and a significant financial reserve in place, the project now presents with a markedly different risk profile compared to its initial release.

[smartcode_project:default project_id=147685 project_image_fid=359137]

Beyond the added security, the development is positioned in one of Castle Hill’s more established pockets. The Gay Street address places it within close proximity to Castle Towers, one of the country’s largest retail centres, as well as Castle Hill Metro Station, which now connects directly to the broader Sydney Metro network.

Equitifund National Sales Director Ben Hamblett said buyer demand in the area continues to be driven by access to transport and amenity.

“Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre,” Hamblett said.

“There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living.”

[smartcode_project:default project_id=147685 project_image_fid=359145]

The apartments also enter the market at a relatively accessible price point for the area, with two-bedroom configurations starting from $995,000 and rental demand for similar stock reaching around $900 per week. This combination of pricing, connectivity, and completed status is expected to appeal to both owner-occupiers and investors seeking lower-risk entry into the Hills District apartment market.

For eligible buyers, a limited 3.50 per cent p.a. two-year fixed interest rate is currently available through Equitifund’s lending partners, providing an additional layer of affordability.

EquitiCredit Pty Ltd ACN 676 363 769 holds ACL 559289 and provides credit assistance. Finance is arranged through EquitiCredit and funded by its lending partners. Interest rates are subject to change and eligibility criteria apply. Terms, conditions, fees and charges may apply. This is not financial advice and should not be relied upon as such. Prospective buyers should seek independent financial advice.

[smartcode_project_cta:default project_id=147685]
</section>

Castle Hill apartments offering unmatched buyer protection through dedicated fund

A State-Assessed Rezoning Proposal for the Kurnell Peninsula is now on public exhibition, setting out a plan to deliver up to 4,300 homes alongside new retail, tourism and public open space on a 210-hectare coastal site.

The proposal, backed by the Minns Labor Government, would transform a former sand mining area along Captain Cook Drive into a mixed-use precinct delivered over approximately 20 years.

In addition to housing, the plan includes more than 7,000 sqm of retail and commercial space, new community facilities and approximately 116 hectares of open space, equating to more than half the site.

<img alt="Kurnell" data-entity-type="file" data-entity-uuid="ce1c6567-1df0-4de0-9fe5-a76be0367834" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-13%20at%209.11.51%E2%80%AFAM_0.png?VersionId=dbbTmYaJvROA5fkQbgaxis8cmFwtpB5_" />

<hr data-end="849" data-start="846" />
<h2 data-end="902" data-section-id="ony3l3" data-start="851">Rezoning framework enables mixed-use development</h2>

The rezoning application seeks to amend planning controls under the State Environmental Planning Policy (Precincts—Central River City) and the Sutherland Shire Local Environmental Plan 2015.

Its primary objective is to enable a broader range of land uses across the site, including residential, employment, tourism and community uses, while also formalising environmental protections and land management outcomes .

The proposal has progressed through the state-led rezoning pathway after being identified as a project of regional significance, supported by several years of technical studies and agency consultation .

Development would occur in stages, aligned with the progressive closure and remediation of the existing sand mine.

<hr data-end="1718" data-start="1715" />
<h2 data-end="1768" data-section-id="krwii9" data-start="1720">Master plan structured around three precincts</h2>

The accompanying urban design report outlines an indicative master plan that divides the site into three primary precincts, anchored by a town centre in the western portion of the site.

The town centre is planned as the first stage of development, located on land that has already been remediated. It is intended to accommodate higher-density housing, retail, and community uses.

<img alt="Kurnell" data-entity-type="file" data-entity-uuid="4bfd5873-4847-4105-b220-0a30c96f5573" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-13%20at%209.20.09%E2%80%AFAM.png?VersionId=7aVaSsZLAc6mElSH4g6Ct5bGsNxZcnPL" />

Additional precincts extend toward Bate Bay and Boat Harbour, with built form responding to environmental conditions and proximity to the coastline.

The design framework identifies distinct local character areas, with the master plan structured to reflect “unique natural qualities” across the site.

<hr data-end="2495" data-start="2492" />
<h2 data-end="2544" data-section-id="1vitwqn" data-start="2497">Open space forms core of the design approach</h2>

A key component of the proposal is the allocation of approximately 116 hectares to open space and ecological land.

This includes:

<ul data-end="2846" data-start="2678">
	<li data-end="2702" data-section-id="d96caj" data-start="2678">Three district parks</li>
	<li data-end="2723" data-section-id="17y6uz6" data-start="2703">Nine local parks</li>
	<li data-end="2741" data-section-id="14hui00" data-start="2724">Sports fields</li>
	<li data-end="2778" data-section-id="ts7psx" data-start="2742">Coastal and ecological corridors</li>
	<li data-end="2846" data-section-id="agduax" data-start="2779">Two kilometres of publicly accessible beachfront along Bate Bay</li>
</ul>

The urban design report positions this open space network as central to the structure of the development, rather than ancillary to it.

It is intended to support ecological regeneration, provide recreational amenity and create a connected network across the peninsula.

The plan includes north–south ecological corridors, expanded wetland systems and pedestrian and cycling links designed to connect residential areas to the coastline and open space areas .

<hr data-end="3347" data-start="3344" />
<h2 data-end="3381" data-section-id="ql66rt" data-start="3349">Housing mix and affordability</h2>

The proposal includes approximately 4,300 dwellings across a range of housing types.

This includes high-density apartments, medium-density housing, townhouses and seniors housing.

Affordable housing provision is identified at approximately 240 dwellings, alongside a smaller component of social housing.

The master plan emphasises housing diversity, with the intent of accommodating a range of household types and age groups within the development.

<img alt="Kurnell" data-entity-type="file" data-entity-uuid="d4baba4d-b5b0-4a86-bcad-5d319b036184" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-04-13%20at%209.11.59%E2%80%AFAM.png?VersionId=udYFz0q8tjEPR3pmKLHRSFRJN4dKakPO" />

<hr data-end="3877" data-start="3874" />
<h2 data-end="3919" data-section-id="rgckdv" data-start="3879">Built form controls and height limits</h2>

Proposed building heights across the site range from three to 12 storeys.

These controls are set out within the rezoning application and are intended to manage visual impact, maintain view corridors and ensure compatibility with the coastal landscape.

Floor space ratios and height limits are applied across different parts of the site to reflect varying environmental conditions and proximity to open space and the coastline .

Higher density is generally concentrated within the town centre, with lower-scale development toward the coastal edge and environmentally sensitive areas.

<hr data-end="4548" data-start="4545" />
<h2 data-end="4588" data-section-id="1minlda" data-start="4550">Retail, tourism and employment uses</h2>

In addition to residential development, the proposal includes retail, commercial and tourism uses.

This includes:

<ul data-end="4896" data-start="4706">
	<li data-end="4775" data-section-id="1jrun76" data-start="4706">Approximately 7,000–9,800sqm of retail and commercial floor space</li>
	<li data-end="4803" data-section-id="10kyifw" data-start="4776">A full-line supermarket</li>
	<li data-end="4830" data-section-id="fz1hdg" data-start="4804">Food and beverage uses</li>
	<li data-end="4896" data-section-id="1aqg2fj" data-start="4831">Tourism accommodation, including hotel and short-stay options</li>
</ul>

The proposal also identifies employment outcomes, with the development expected to support jobs both during construction and in ongoing operations.

These uses are concentrated within the town centre and key activity areas across the site.

<hr data-end="5142" data-start="5139" />
<h2 data-end="5172" data-section-id="162x2kt" data-start="5144">Infrastructure and access</h2>

The proposal includes upgrades to Captain Cook Drive, which provides the primary access to the peninsula.

These upgrades are intended to improve traffic flow and support emergency access.

The transport strategy also incorporates:

<ul data-end="5529" data-start="5407">
	<li data-end="5433" data-section-id="fanquy" data-start="5407">Internal road networks</li>
	<li data-end="5469" data-section-id="o6y80y" data-start="5434">Walking and cycling connections</li>
	<li data-end="5529" data-section-id="jgraft" data-start="5470">Proposed public transport routes and bus stop locations</li>
</ul>

The rezoning report includes detailed analysis of transport, flooding, and infrastructure requirements to support the staged development of the site .

<hr data-end="5723" data-start="5720" />
<h2 data-end="5769" data-section-id="14urh3" data-start="5725">Environmental and cultural considerations</h2>

The site is identified as having environmental and cultural significance, including areas of ecological value and Aboriginal archaeological sensitivity.

The proposal includes measures to protect and enhance these areas, including:

<ul data-end="6230" data-start="6004">
	<li data-end="6056" data-section-id="1pzyouo" data-start="6004">Retention and regeneration of coastal vegetation</li>
	<li data-end="6100" data-section-id="bjn2vz" data-start="6057">Strengthening of biodiversity corridors</li>
	<li data-end="6148" data-section-id="1bpeyoj" data-start="6101">Protection of riparian systems and wetlands</li>
	<li data-end="6230" data-section-id="lg0cka" data-start="6149">Integration of cultural interpretation and recognition of Indigenous heritage</li>
</ul>

The urban design report also outlines opportunities for incorporating Indigenous cultural elements into public spaces and landscape design.

<hr data-end="6893" data-start="6890" />
<h2 data-end="6908" data-section-id="w7rk5f" data-start="6895">Next steps</h2>

The proposal is currently on public exhibition, with submissions open to the community. Feedback received during this period will inform the Department of Planning’s assessment of the rezoning.

If approved, the rezoning would establish the planning framework for future development applications across the site.

<hr data-end="6893" data-start="6890" />
<h2 data-end="6908" data-section-id="w7rk5f" data-start="6895">What the NSW Government says</h2>

Minister for Planning and Public Spaces Paul Scully said the planned closure of the sand mine and remediation of the Kurnell Peninsula presents an exciting opportunity to transform the area.

“This proposal envisions a vibrant new beachfront community with thousands of new homes, jobs and great open space in the Sutherland Shire. I encourage the community to have their say during the public exhibition period. Feedback from the community will play an important role in the assessment of the proposal.”

Sydney's newest beachfront city: NSW Gov to unlock 4,300 new homes on Kurnell peninsula

A long-awaited transformation of a former industrial site in Holroyd has been given the green light, with the NSW Government approving the $1.2 billion Crescent Parklands masterplan that will deliver more than 1,200 new homes just south of Parramatta.

The State Significant Development approval clears the way for a large-scale mixed-use precinct at <a href="https://www.apartments.com.au/new-apartments/1-crescent-street-holroyd-nsw-2142">1 Crescent Street</a>, replacing an underutilised site with a coordinated residential community anchored by new open space, retail, and commercial uses.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> for WA-based developer Tiberius, the approved scheme comprises seven buildings arranged across two precincts. In total, the development will deliver 1,227 apartments, including 201 allocated as affordable housing, alongside approximately 2,500 sqm of retail and 5,000 sqm of commercial space within a mixed-use podium.

<img alt="Tiberius’ Crescent Parklands to deliver 1,200+ homes in major Holroyd transformation" data-entity-type="file" data-entity-uuid="1cc82dd2-8184-4b86-8665-90653147820d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Crescent%20buildings.png?VersionId=2ZmVDc_Rfc4AzQ6ShzZJlvdZnACLerVM" />

The project is structured as a masterplanned precinct rather than a standalone tower. Buildings 1 to 4 will rise from a shared podium with shop-top housing, while Buildings 5 to 7 are positioned closer to the northern park interface as residential flat buildings. The built form has been carefully modulated to balance density with amenity, with the design resolving building separation, solar access, and wind impacts at a precinct scale.

A significant focus of the design is the activation of Crescent Street and the integration of public domain. The submission notes that “individual townhouses [were] removed for community based functions to Crescent Street to increase activation and surveillance,” reinforcing a more urban and publicly engaged street edge. Retail, commercial tenancies, and resident amenity spaces are concentrated along this frontage and within the podium to support day-to-day activity.

The landscape strategy underpins the project’s identity, with a network of pedestrian connections, landscaped corridors, and open spaces linking the site internally and to its surroundings. The design prioritises permeability, delivering “increased uninterrupted flow between spaces for pedestrian access” and improved connections through to the adjoining parklands.

<img alt="Tiberius’ Crescent Parklands to deliver 1,200+ homes in major Holroyd transformation" data-entity-type="file" data-entity-uuid="19282454-ab2f-4e2c-866f-4b35cf4283d4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Crescent%20masterplan.png?VersionId=JQdWGYI5B5R1lzmK4omYOp_8KLPkT4Bv" />

Buildings within the western precinct are oriented toward the park, shaping a residential offering defined by proximity to open space. The design describes this approach as creating apartments “immersed in nature with apartments facing the park,” positioning the landscape as a central organising element of the masterplan.

The broader architectural response addresses both infrastructure and context, with taller elements capturing long-range views toward Parramatta while setbacks and separation distances mitigate impacts on surrounding residential areas. Sustainability initiatives, including solar optimisation, cross-ventilation, and integrated landscape systems, are embedded across the scheme.

Located approximately one kilometre south of Parramatta CBD, the 3.6-hectare site is bounded by Crescent Street, Woodville Road, and Holroyd Sportsground. It benefits from strong access to public transport, including nearby bus routes and train stations, and sits within a rapidly evolving corridor earmarked for increased residential density. The design also strengthens connections between surrounding green spaces, including Holroyd Sportsground and Parramatta Parklands.

The approval follows several years of planning, including a rezoning process that enabled significant uplift in height and density across the site. With determination now secured, Crescent Parklands is positioned to play a major role in delivering new housing supply within Greater Parramatta’s growth area.

Tiberius’ Crescent Parklands to deliver over 1,200 homes in major Holroyd transformation

Guides

Carly Cottam, Founder and CEO of MOTIV, offers valuable insights for buyers considering off-the-plan properties in South-East Queensland. As a respected leader in the property development community in Brisbane and the Gold Coast, Carly’s expertise provides practical advice for making informed decisions in the current market.

<h3>The MOTIV Difference</h3>

MOTIV, established four years ago, has swiftly made a name for itself by bridging the gap between in-house and agency sales teams. Carly explains that this hybrid model provides developers with the control of an in-house team and the broad market perspective of an external agency. For buyers, this translates to working with a team that has comprehensive industry knowledge and a wide view of various projects, ensuring a more informed and balanced perspective.

<h3>Benefits to Buyers</h3>

One of the key advantages of partnering with a company like MOTIV is the unbiased and experienced market feedback they provide. Carly notes that consumers today are more educated and discerning than ever before, often doing extensive research before making any property decisions. This informed approach is supported by MOTIV’s deep industry insights, helping buyers understand how different projects stack up against each other and what factors are most important in their decision-making process.

&lt;iframe width="560" height="315" src="https://www.youtube.com/embed/hjUPgZsdg8M?si=63cP4enM4ktCRi0o" title="YouTube video player" frameborder="0" allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" referrerpolicy="strict-origin-when-cross-origin" allowfullscreen&gt;&lt;/iframe&gt;

<h3>Importance of Due Diligence</h3>

Carly emphasizes the importance of due diligence for anyone considering an off the plan property purchase. Buyers are encouraged to research developers thoroughly and ensure they are partnered with experienced professionals like property lawyers and financial brokers. MOTIV assists buyers in this process, ensuring they have the necessary support and information to make confident decisions.

[smartcode_project:default project_id=134197 project_image_fid=217320]

<h3>Early Engagement with Developers</h3>

For developers, engaging with project marketers like MOTIV early in the process is crucial. Carly highlights that initial workshops with the developer’s team, including designers and creative agencies, are vital to understanding the project’s context, target demographics, and overall feasibility. This early involvement ensures that the sales and marketing strategies are aligned with the project’s goals and funding requirements, setting the stage for a successful launch.

[smartcode_project:default project_id=112276 project_image_fid=211187]

<h3>Navigating Construction Challenges</h3>

Given the current construction climate in Queensland, exacerbated by the upcoming Olympics and significant infrastructure projects, securing a builder can be a challenge. Carly advises buyers to inquire about the developer’s relationships with builders and any existing agreements or intentions. Understanding the developer’s track record and their approach to securing construction services is essential in assessing the viability of a project.

[smartcode_project:default project_id=138199 project_image_fid=257204]

Carly emphasizes the importance of due diligence for anyone considering an off the plan property purchase

Michael Bird

What off the plan buyers need to ask agents: Carly Cottam, Founder and CEO of MOTIV

<html><body>
If you’ve never owned a property in an Owners Corporation* before, and aren’t sure what to expect financially, here are <a href="/guides">some questions</a> I tell clients to ask themselves to help them determine what <a href="/guides/how-to-make-strata-fees-work-in-your-favour">fees they could be expected to pay</a>.

*formerly known as a Body Corporate

<h2>1. Does the complex have a lift, gymnasium or swimming pool?  </h2>

If so, costs to maintain these types of facilities can be significant. And, if you own a property in a complex with one of these, it is likely your Owners Corporation Fees will be higher than those in a complex without.

[smartcode_project:default project_id=3730]

<h2>2. How many lots (apartments, units) does the complex have?  </h2>

Usually, the higher the number of lots, the lower the fees. Why is this? Because there are more people to share costs with. And even though the operating costs of larger complexes can be more significant, because there is a lot more common property to maintain – and often, in larger complexes, there are facilities like lifts, gymnasiums, and swimming pools – the operating expense is spread out across the number of lots, so an individual’s contribution tends to be less overall.  

[smartcode_project:default project_id=4807]

<h2>3. What percentage or unit of liability is your lot on the Plan of Subdivision?  </h2>

If there are varying percentages or units of liability, the higher the percentage or unit of liability, the more you will pay in Owners Corporation Fees. Unsure what your lot’s percentage or unit of liability is? Check the Plan of Subdivision for your Owners Corporation, which contains this information.  

The percentage or unit of liability per lot is determined by the surveyor early on, most often before building construction commences. Quite often, the percentage or unit of liability will be equal (which then generally results in everyone paying the same or equal amount of Owners Corporation Fees).  

However, this is not always the case. There are factors that determine whether a particular lot may attract a higher percentage of liability, and more often than not, the size of the lot is the main contributing factor. If you’re planning to purchase a three-bedroom penthouse apartment, as opposed to a one-bedroom first-floor apartment, and the percentages or units are varying, it is likely your share of the Owners Corporation Fees will be higher than those of the one-bedroom first-floor apartment.  

[smartcode_project:default project_id=22584]

<h2>4. Is there more than one Owners Corporation/Subdivision, and is your lot part of more than one Owners Corporation/Subdivision?  </h2>

Some complexes have multiple Owners Corporations/Subdivisions. Again, this is something that is generally determined by the surveyor before building construction commences. But this does mean that there are multiple areas of common property to maintain, which can result in you having to contribute towards the operating expenses of more than one Owners Corporation. For example, your property might be on the upper floor of a complex and accessed via a lift which is in the common property for Owners Corporation/Subdivision 2. The properties on the ground floor, which aren’t accessed via the elevator, may not be part of Owners Corporation/Subdivision 2, therefore they are not required to contribute to the operating expenses of this Owners Corporation.

<h2>5. How much is my Owners Corporation’s insurance?  </h2>

As well as covering the cost of regular maintenance, repairs, common utilities, essential services, management, and other expenses, Owners Corporation Fees also include the <a href="/guides/contents-vs-strata-insurance-a-guide-to-understanding-the-cover-for-your-brand-new-apartment">cost of insurance</a>. This can often be the most significant expense for an Owners Corporation (although, when divided up and compared, an individual’s contribution towards the insurance in an Owners Corporation, is often less significant than the cost of home and contents insurance for a stand-alone property).  

[smartcode_project:default project_id=29947]

Owners Corporations are obliged under Section 54 of the Owners Corporations Act 2006 to <a href="https://www.lookupstrata.com.au/owners-corporation-insurance-requirements-victoria/">have insurance</a> for the buildings and common property, including public liability. And the quality and style of the complex can impact on how significant the insurance costs are.  

Although the above is not an exclusive list of factors that will determine how much an individual can expect to pay for Owners Corporation Fees, and the overall operating expenses of an Owners Corporation can vary significantly, generally these factors can assist an individual in understanding why the Owners Corporation Fees in one complex, might differ from those in another.  

Where to next? If you’re considering purchasing a property in an Owners Corporation, refer to the <a href="https://lplc.com.au/ufaqs/what-owners-corporation-information-must-be-included-in-a-section-32-statement/">Section 32</a> for specific information on the property, including what the current Owners Corporation Fees are, or seek advice from your solicitor or conveyancer.

If you already own a property in an Owners Corporation and aren’t sure why your Owners Corporation Fees are at the level they’re at, contact your manager or chairperson and request further advice or a copy of the Owners Corporation’s Budget. After all, it’s important for all individuals to clearly understand and be aware of what the operating expenses of their Owners Corporations are.    
 
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How much can I expect to pay for owners corporation fees?

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When you buy an item of clothing, there are often many considerations you take into account before reaching the cashier. How the garment fits, the style, quality, price, ethics of its production, if there are any sales/discounts available and even whether you need it. The same thought process is applicable when purchasing property. 

You'll want to think about:

<ul>
<li>Whether the home suits your lifestyle</li>
	<li>Whether you like what the property/apartment building offers</li>
	<li>If the quality of the building is up to your standards</li>
	<li>Whether the property value falls within your price point</li>
	<li>How far you'll need to travel to get to your new home</li>
	<li>If it's the right time for you to purchase a home</li>
	<li>What concessions and savings could you be eligible for?</li>
</ul>
With this in mind, we've outlined some key considerations you might like to mull over when deciding how much you really need to spend on your dream home, as well as some savvy ways you can save money. 

<h2>Purchase the right configuration</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-02-17_at_4.32.39_pm.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="386" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-02-17_at_4.32.39_pm.png?itok=lzhYF26K" width="580"></a></figure>Buying an unbuilt, off-the-plan property can give you a great deal of flexibility to customise your home to meet your needs. Each square metre of a house can cost you thousands, so it's worth assessing how much space you want, versus how much space you need. If you rarely have guests to stay, you could instead purchase a decent futon sofa, rather than a whole extra bedroom. However, if you're regularly welcoming friends, family or <a href="/guides/breezybnb-chooses-urban-s-5-best-brisbane-apartments-for-airbnb">Airbnb</a> guests to stay, then a spare bedroom could be a worthwhile investment.

In recent years, the population of Australian cities is rapidly increasing, which is prompting a rise in both apartment construction, and apartment purchases. In our feature about the shift to <a href="/news/is-australia-ready-for-smaller-footprint-apartment-living">smaller footprint living</a>, we asked architect Nicholas Gurney, what this meant for Australian homes and their inhabitants. 

<blockquote>
"A reduction is positive. There is something very satisfying about inhabiting spaces without surplus or excess and this can only be experienced through positive change. The obvious benefits of more quality time and less financial burden are obvious advantages."
</blockquote>

Nicholas Gurney, Principal at <a href="https://www.nicholasgurney.com.au/">Nicholas Gurney Architects</a>

While many buyers feel that they need lots of space "just in case", or because it's what they are used to, you may find that smaller footprint living could lead to a more stress-free, low maintenance lifestyle. If you look for a smaller home, you could free up your budget for optional upgrades, or a house closer to the city.

<h2>Opt for a home with flexible spaces</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-02-17_at_4.34.13_pm.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="386" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-02-17_at_4.34.13_pm.png?itok=9noLjavs" width="580"></a></figure>Many new apartments and townhouses feature an ergonomic design in response to our modern lifestyles. Workspaces are seamlessly integrated within living spaces to accommodate residents who work remotely, while we've also seen a shift in laundry facilities moving from in-house to communal areas. Flexibility within the home is excellent for both space-saving and cost-saving.  

<h2>Pay close attention to the number of on-site amenities</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-02-17_at_4.34.00_pm.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="385" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-02-17_at_4.34.00_pm.png?itok=kmZYZ7eT" width="580"></a></figure>If you follow the rule, "the more amenities, the higher the strata levies" then you're less likely to receive a shock when your strata or body corporate fees start rolling in. Each amenity costs the property owner maintenance fees, so if you're trying to stick to a tight budget, avoid viewing facilities as 'perks' of apartment living. However, if you're going to get a lot of use out of the swimming pool and gymnasium, then purchasing an apartment with these inclusions will mean you can cancel any auxiliary fitness memberships. Effectively making your <a href="/guides/how-to-make-strata-fees-work-in-your-favour">strata/body corporate fees work in your favour</a>.

<h2>Weigh up the cost of commute versus the value of the property</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-02-17_at_4.33.47_pm.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="386" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-02-17_at_4.33.47_pm.png?itok=KulRZWWt" width="580"></a></figure>Doing a weekly transport budget is a great way to assess how much extra money you could have to fork out each week to get to the places you visit most. These could include your workplace, the city or family and friend's houses. For example, you may find your dream home 20 kilometres out of town. While the upfront cost of a home closer to the city may have a higher asking price, it could work out equally cost-effective once you evaluate commuting costs. Alternatively, you may discover that you get more value for your money by purchasing <a href="/buildings/nbh-at-lachlan-s-line-25-27-epping-road-macquarie-park">a home further out of the city</a>, but at least you have weighed up all options and arrived at a decision that's right for you. There's nothing worse than worrying, "what if...?", so it's always a good idea to research all options, so you feel confident with your purchase. 

<h2>Look beyond aesthetics + invest in quality</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-02-17_at_4.33.34_pm.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="385" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-02-17_at_4.33.34_pm.png?itok=yzp0zFXG" width="580"></a></figure>Interior aesthetics have the power to charm a buyer and encourage them to overlook any underlying issues within the development. It's your responsibility as the buyer to look beneath the surface and find out whether the property meets your standards. Superficial features can always be changed, refreshed and upgraded. However, the structural, built features of an apartment or townhome are far more challenging and costly to retrofit. 

Save yourself the stress by undergoing thorough <a href="/guides">due diligence</a>, <a href="/guides">asking the sales agent lots of questions</a> and acquiring as much paperwork as you can. A structurally sound, well-built house is probably worth investing more money in than one that looks nice on paper. If buying off plans, you can research the track record of the developer, builder and architect to ensure you're happy with their previous work.

<blockquote>
"The tendency to get too far ahead and caught up with the aesthetics of a property often distracts people from considering other essential points. Savvy buyers think beyond the home. What is the local council like and how do their services measure up? How has the suburb been trending in the past few years? How is the home positioned and what are the neighbours like? Are their good schools nearby? Is there adequate public transport? Are there infrastructure or building development plans near the property?" 
</blockquote>

Macquarie Bank, <a href="https://www.macquarie.com/au/personal/home-loans/expertise/first-home-buyer-mistakes/">First Home Buyer Mistakes</a>

In general, quality is not something you'll want to sacrifice. By paying more for higher quality fixtures and fittings, or a home with better insulation and glazing will mean you'll pay more upfront but could enjoy savings long-term. More energy-efficient homes are also continuing to provide homeowners with significant utility bill savings.

<h2>Utilise concessions/grants</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-02-17_at_4.33.11_pm.png" rel="gallery-all"><img alt="" class="image-article-full-width-580px" height="385" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-02-17_at_4.33.11_pm.png?itok=j51ssILh" width="580"></a></figure>Buying off-the-plan can come with several financial benefits, the first being the ability to purchase with a low deposit of often just 5%. In addition to the low deposit, many first home buyers may be eligible for a new home government grant, which, depending on the state you're buying in, could be around $10,000. Stamp duty savings are also often available for purchases of brand new off-the-plan homes, so it can be very beneficial to research all options before purchasing a new home.

<div class="rtecenter">For more information, you may find our comprehensive state by state guides useful:</div>

<div class="rtecenter">The state-by-state guide to Australia's off-the-plan Stamp Duty concessions</div>

<div class="rtecenter"><a href="/guides/how-to-navigate-australias-first-home-buyer-grants">How to navigate Australia's First Home Buyer Grants</a></div>
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Olivia Round

How much do you really need to spend on an apartment?

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When purchasing an off-the-plan apartment, one of the first, most important things you can do (beside researching the developer), is to ask to see a comprehensive building material list. Undertaking proper research as to what is being used to construct your future home, will help you make an informed choice about whether the property meets health and wellbeing standards, as well as your lifestyle requirements.

We’ve compiled a guide to help you choose the best flooring, based on factors such as health and safety (including toxicity levels); green/eco value and lifecycle; look and aesthetic; durability and financial value.

<h2>ENGINEERED TIMBER</h2>

What is engineered wood?

Engineered wood can be produced using a wide variety of materials, but the structure is often compared to the wood composition of plywood – slices of wood bonded together using glue. It’s a good idea to look out for a high-quality pure wood composition such as Oak, which has been bonded using low VOC adhesives, rather than a product which comprises of a combination of fibreglass/particle board with a veneer of high-quality wood.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2019-09-02_at_3.26.29_pm.png" rel="gallery-all" title="Engineered wood. Credit: Flooring Supplies"><img alt="" class="image-article-full-width-580px" height="618" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2019-09-02_at_3.26.29_pm.png?itok=bWeNGDVc" title="Engineered wood. Credit: Flooring Supplies" width="580"></a>

<figcaption>Engineered wood. Credit: <a href="https://www.flooringsupplies.co.uk/realwoodflooring/engineeredwoodflooring/10253/natura_oak_ironbark_driftwood_engineered_wood_flooring">Flooring Supplies</a></figcaption></figure>Pros

<ul>
<li>Easy to install</li>
	<li>Improves resale value</li>
	<li>Ability to re-sand</li>
	<li>Underfloor-heating compatible</li>
	<li>Can be water-resistant</li>
	<li>Ability to source formaldehyde-free/low Volatile Organic Compound (VOC) products</li>
	<li>Looks organic and natural</li>
	<li>Sustainable production</li>
	<li>Relatively cost-effective</li>
	<li>Available in a range of colour stains, wood species and patterns</li>
</ul>
Cons

<ul>
<li>Some engineered timber is poorly made with composite materials</li>
	<li>Risk of off-gassing if purchasing a low-cost replica</li>
	<li>Will show scratches/dents from high heels, pet claws and moving furniture</li>
	<li>Will fade over time</li>
</ul>
<hr>
<h2>SOLID WOOD</h2>

Solid wood is naturally harvested timber floorboards, which are glued or nailed onto a flooring underlay. This is arguably the healthiest flooring option for the home.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2019-09-02_at_3.32.09_pm.png" rel="gallery-all" title="Solid timber floorboards. Credit: Sutton Timber"><img alt="" class="image-article-full-width-580px" height="369" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2019-09-02_at_3.32.09_pm.png?itok=CE92ybf_" title="Solid timber floorboards. Credit: Sutton Timber" width="580"></a>

<figcaption>Solid timber floorboards. Credit: <a href="https://www.suttontimber.co.uk/products/flooring/solid/oak/">Sutton Timber</a></figcaption></figure>Pros

<ul>
<li>Most natural option</li>
	<li>Ability to opt for recycled wood which is highly sustainable</li>
	<li>Wood breathes providing the home with good ventilation</li>
	<li>Less rigid than concrete and tiles, so nicer to walk on</li>
	<li>One of the healthiest options</li>
	<li>Can be nailed down (meaning no Volatile Organic Compounds (VOCs) from adhesives)</li>
</ul>
Cons

<ul>
<li>Risk of Bora infiltration</li>
	<li>Expensive</li>
	<li>Can rot if not properly treated, and exposed to moisture</li>
	<li>Loud</li>
</ul>
<hr>
<h2>CARPET</h2>

Available in a wide range of products including wool, mixed fibre, sisal, shag pile, Berber and more.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/yann-maignan-rriazfkjpmo-unsplash.jpg" rel="gallery-all" title="Carpet flooring. Credit: Yann Maignan"><img alt="" class="image-article-full-width-580px" height="387" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/yann-maignan-rriazfkjpmo-unsplash.jpg?itok=U11pdI6h" title="Carpet flooring. Credit: Yann Maignan" width="580"></a>

<figcaption>Carpet flooring. Credit: Yann Maignan</figcaption></figure>Pros

<ul>
<li>100% wool carpet provides warmth </li>
	<li>The most comfortable flooring to walk on</li>
	<li>Acts as a sound barrier</li>
	<li>Relatively cost-effective</li>
	<li>Large range of styles, fabrics and colours to choose from</li>
</ul>
Cons

<ul>
<li>Can retain stains and odours </li>
	<li>A breeding ground for dust mites</li>
	<li>Can require steam cleaning/professional cleaning</li>
	<li>Patterns and styles can date quickly</li>
	<li>Susceptible to allergens</li>
	<li>Can be known to off-gas toxins</li>
	<li>Will need to be replaced quicker than any other type of floor covering</li>
	<li>Carpet wear and tear is often more obvious than wood</li>
</ul>
<hr>
<h2>TILES</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/jason-briscoe-aql-j19ocwe-unsplash.jpg" rel="gallery-all" title="Tile flooring. Credit: Jason Briscoe"><img alt="" class="image-article-full-width-580px" height="870" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/jason-briscoe-aql-j19ocwe-unsplash.jpg?itok=ljVvKw5q" title="Tile flooring. Credit: Jason Briscoe" width="580"></a>

<figcaption>Tile flooring. Credit: Jason Briscoe</figcaption></figure>Pros 

<ul>
<li>Ability to choose from a wider range of styles and colours</li>
	<li>They don't possess chemically active properties (meaning less likely to grow bacteria or spread viruses etc.)</li>
	<li>Durable</li>
	<li>High/low-temperature resistant</li>
	<li>Made from natural materials</li>
	<li>Water and stain-resistant</li>
	<li>Easy maintenance</li>
</ul>
Cons

<ul>
<li>More susceptible to mould in wet areas</li>
	<li>Tiles adapt to the weather, meaning they can become very cold in winter months</li>
	<li>If a tile cracks it can be difficult to replace</li>
	<li>Tiles can be slippery to walk on</li>
</ul>
Tip: Use cement-based grouting to avoid the emission of harmful Volatile Organic Compounds (VOCs)

<hr>
<h2>CONCRETE</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/room-fzrn8fhqpp8-unsplash.jpg" rel="gallery-all" title="Concrete flooring. Credit: Unsplash"><img alt="" class="image-article-full-width-580px" height="387" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/room-fzrn8fhqpp8-unsplash.jpg?itok=GdliIfS3" title="Concrete flooring. Credit: Unsplash" width="580"></a>

<figcaption>Concrete flooring. Credit: Unsplash</figcaption></figure>Pros

<ul>
<li>No harmful Volatile Organic Compounds (VOCs)</li>
	<li>Cost-effective</li>
	<li>Easy maintenance</li>
	<li>Concrete will last the longest</li>
	<li>Many design and texture options</li>
</ul>
Cons

<ul>
<li>Arguably tough on ankle joints</li>
	<li>Concrete doesn't retain heat very well</li>
	<li>They can be loud</li>
	<li>Not very environmentally friendly to produce</li>
</ul>
<hr>
<h2>PLYWOOD/CORK/MDF/PARTICLEBOARD</h2>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2019-09-02_at_4.59.54_pm.png" rel="gallery-all" title="Particleboard flooring. Credit: Revolution Wood Panels"><img alt="" class="image-article-full-width-580px" height="696" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2019-09-02_at_4.59.54_pm.png?itok=j3SeKvzE" title="Particleboard flooring. Credit: Revolution Wood Panels" width="580"></a>

<figcaption>Particleboard flooring. Credit: <a href="https://revolutionwoodpanels.com.au/products/particleboard-particleboard-flooring">Revolution Wood Panels</a></figcaption></figure>Pros

<ul>
<li>Very cost-effective</li>
	<li>Flexible and easy to change</li>
</ul>
Cons

<ul>
<li>Often bonded with glues containing high Volatile Organic Compounds (VOCs) and formaldehyde</li>
	<li>Can splinter easily</li>
	<li>Needs revarnishing often</li>
	<li>Aesthetically not as appealing as hardwood floorboards</li>
	<li>Prone to water damage</li>
</ul>
<hr>
<h2>UNDERSTANDING THE LINGO</h2>

What kinds of adhesives and finishing products are found in flooring?

<ul>
<li>Urea-formaldehyde resins (UF)</li>
	<li>Phenol formaldehyde resins (PF)</li>
	<li>Melamine-formaldehyde resins (MF)</li>
	<li>Soy-based glues</li>
	<li>Polyurethane (PU)</li>
</ul>
Soy-based glues and water-based polyurethanes have been noted as some of the better adhesives/varnishes. Formaldehyde should always be avoided.

What to look out for:

<ul>
<li>Forest Stewardship Council certification (FSC)</li>
	<li>The Green Building Council Australia approved
	<ul>
<li>Total VOC &lt; 0.5 mg/m2/hr</li>
		<li>4-Phenylcyclohexene &lt; 0.05 mg/m2/hr</li>
	</ul>
</li>
	<li>A decent warranty (20+ years is ideal)</li>
	<li>Ultra-low/Zero VOC emissions that meet <a href="https://www.cetec.com.au/services/voc-product-rating-schemes">E1 international standards</a>
</li>
	<li>Have the wood factory-finished rather than on-site</li>
	<li>Green Seal-11 certification</li>
</ul>
<hr>
<h2>WHAT TO AVOID</h2>

Vinyl

Vinyl is a non-renewable material derived from petroleum-based chemicals including PVC – which releases highly toxic chemical during manufacturing. Vinyl is notorious for off-gassing due to a concoction of harmful chemicals, such as phthalates, which can emit gas for years after installation. Some older vinyl is even worse, as many have an asbestos backing which makes removal of the vinyl extremely unsafe.

Laminate

Similar to vinyl flooring, Laminate is known to contain formaldehyde – a naturally occurring yet toxic chemical found in many adhesives. Formaldehyde has been found to cause a number of health complications over an extended period of toxic emission exposure. Both vinyl and laminate floorings are also non-biodegradable and melamine-formaldehyde resin cannot break down at the end of the product lifecycle.
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