Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
&nbsp; 
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

&nbsp;

&nbsp;

&nbsp;

Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

Property market

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GUEST OBSERVER
Since the end of the GFC in 2009, returns from unlisted commercial property have been strong and steady at around 9.5-10% pa. This initially reflected a recovery from the GFC related slump but more significantly a desire for decent income bearing investments from investors that has pushed down investment yields. 
Falling yields has been a big driver of returns as each 0.25% fall in yields translates to a 4% capital gain and since 2009 average commercial property yields have fallen from 7.3% to 6.1%. In a falling yield environment property prices move up relative to rents, providing capital gains for investors. 
<a href="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.24.55%20AM.png" target="_blank">Click to enlarge</a>
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Australian Real Estate Investment Trusts (A-REITs), have been even stronger with gains of around 13% pa over the last six years. So where to from here? Has the chase for yield, at a time when concerns about rising property supply and mixed leasing conditions, gone too far or can it go further? 
The demand and supply for space 
Perhaps the biggest drag is the ongoing softness in the Australian economy. While recession has been avoided and this is likely to remain the case, economic growth is likely to remain sub-par at around 2-2.5% well into next year and this is keeping unemployment relatively high, albeit less than had been feared a few years ago. This in turn is keeping a lid on space demand, particularly outside Sydney and Melbourne.
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At the same time, office supply has been picking up, with particular concerns about Perth, Brisbane and Sydney with Barangaroo. However, the peak increase in supply looks like being this year and while the Perth and Brisbane markets are in in a bad way, with Perth’s vacancy looking like running around 20-25% for a few years, leasing demand has been much stronger in Sydney and Melbourne resulting in falling vacancy rates. Overall vacancy rates are likely to peak this year. 
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Rising supply is less of an issue with industrial property, but space demand has remained subdued as has also been the case in relation to retail property. 
A-REITs show the way 
While A-REITs are far more volatile, they provide a good lead for unlisted commercial property and their recent gains point to still solid returns ahead for unlisted property. See the next chart. 
<a href="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.27.19%20AM.png" target="_blank">Click to enlarge</a>
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The search for yield by investors has pushed the yield on A- REITs below 5%, with the higher and more attractive unlisted commercial yields likely to continue to follow A-REIT yields lower. 
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Yields remain under downwards pressure 
Unlisted commercial property yields also remain attractive compared to most other assets. This is particularly noticeable compared to residential property, as can be seen in the next chart. In the 1980s the rental yield on residential and commercial property (as measured by a mix of office, retail and industrial property yields) was similar, but today commercial property has an average rental yield which is far higher, ie around 6% for commercial property compared to around 3% for residential property. With Australian residential property over- valued on most measures and the strong cities of Sydney and Melbourne now starting to slow, office, retail or industrial property is far more attractive for investors than housing on a medium term horizon as it is less dependent on capital growth going forward and less at risk of a correction. 
<a href="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.29.59%20AM.png" target="_blank">Click to enlarge</a>
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The next chart compares the yield on commercial property versus an average of government bond, equity and housing yields. The gap between commercial property yields and these yields remains wide, again suggesting yields on commercial property remain relatively attractive, despite recent falls. 
<a href="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.30.57%20AM.png" target="_blank">Click to enlarge</a>
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Commercial property offers a wide risk premium 
The biggest risk regarding commercial property is if bond yields back up sharply as global growth improves. However, this has been a concern for the last five years now and so far it has failed to eventuate on a sustained basis as Australian and global growth has continued to disappoint and inflation has slipped lower forcing central banks to maintain very low interest rates. In addition, the risk premium offered by commercial property over bonds remains well above average. The next chart shows a proxy for this. It assumes that rental and capital growth will average 2.5% pa over time (ie, in line with average inflation) and adds this to the average non-residential property yield to give a guide to potential total returns. The 10 year bond yield has been subtracted to show a property risk premium. While off its recent highs it remains well above its historical average. 
<a href="/images/2015/11/5/Screen%20Shot%202015-11-05%20at%2011.32.14%20AM.png" target="_blank">Click to enlarge</a>
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The bottom line is that the huge yield advantage commercial property offers over government bonds and other yield bearing assets like residential property suggests that investor demand is likely to remain strong. 
Commercial property has in fact been a beneficiary of investor flows during periods of rising bond yields in the past. This happened during the bond crash of 1994 and the more gradual backup in bond yields that occurred prior to 2007 as investors simply switched out of bonds into assets like commercial property that offered higher yields at a time when leasing conditions were strong. Property only became vulnerable in 1990 and 2007 when the property risk premium in the previous chart had fallen to far less attractive levels than is currently the case and then leasing conditions deteriorated dramatically against a backdrop of rising supply. 
Return outlook and what to watch 
While soft leasing conditions and supply concerns in some areas (notably Perth and Brisbane offices) are likely to constrain returns, overall returns from unlisted commercial property are likely to remain strong for the next few years at around 9.5-10% pa as investor demand continues to chase the attractive yields on offer from commercial property. Industrial property has already run relatively hard so office and retail property are likely to outperform. 
A-REITS having outperformed over the last few years are likely to go through a period of relative underperformance at some stage in the period ahead. 
The key threats to keep an eye on would be a recession in the Australian economy and/or a sharp back up in bond yields. So far there is little sign of the former, with the economy continuing to gradually rebalance towards non-mining related activity, or the latter as global and Australian economic growth and inflation remain constrained. 
 
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<a href="https://www.propertyobserver.com.au/https://plus.google.com/110172465327488162875?rel=author" target="_blank">SHANE OLIVER</a> is head of investment strategy and economics and chief economist at <a href="https://www.ampcapital.com.au/home" target="_blank">AMP Capital</a> and is responsible for AMP Capital's diversified investment funds. 
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soliver-smf6LQXgW9

Why unlisted commercial property remains an attractive investment destination: Shane Oliver

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If the property you have your eye on is up for auction, you may have to compete publicly against other bidders to buy it. But don’t let that intimidate you. 
The process of buying at auction is different from buying privately but it doesn’t need to be daunting if you’re prepared. You may even be able to bag a bargain.
BEFORE THE DAY
Attend as many auctions as you can to become familiar with the process before the property you want goes to auction. It will help you to feel more confident when it comes time to bid on the property you want.
If you don’t feel confident in bidding yourself, consider using a professional buying agent, or asking a friend or relative to bid for you. Ask the real estate agent a few days before the auction what the requirements are for having someone else bid for you. Make sure the person who’s bidding on your behalf knows your maximum bid. 
Know the market value and set a price limit. But don’t give away your maximum price: you may be able to buy for less if you bid well (see below for tips).
Have property inspections completed and have a solicitor check the contract to ensure you understand what you’re getting. There’s no cooling off period after an auction so you can’t change your mind. 
Ensure you have finance pre-approved as you’re legally bound to buy if yours is the winning bid at auction. Right after the auction, you will be asked to sign and exchange the contract and provide a cheque for the deposit amount. The deposit is usually 10%. Ensure you attend auction with your cheque in case you are the successful bidder.
ON THE DAY
Arrive early so you can prepare yourself. If the auction is on site, take another look around and ask the agent any final questions.
You’ll need to register to bid before the auction. Be prepared to provide proof of identification such as a driver’s license. 
THE BIDDING
To start the auction, the auctioneer will ask for an opening bid. It's up to you whether you'd like to get things started or wait for someone else to jump in first. A strong opening bid can intimidate other bidders but don't bid too close to your maximum straight away or you might find yourself quickly out of contention.
If no one offers an opening bid, the auctioneer may nominate a vendor bid to get the auction going. 
Once the bidding is underway the auctioneer will encourage further bidding and try to keep things moving.
When bidding: 
<ul>
<li>Bid confidently and don’t feel pressured. Strong bidding may put your opponents off and lead them to stop bidding sooner. </li>
<li>Don’t be afraid to bid in small lots and draw out the process, especially if there are few bidders competing. Doing this may put pressure on the vendor to lower their reserve price.</li>
<li>Stick to your limit and don’t bid more than you can afford.</li>
</ul>
Bidding continues until the price has reached a point where no one is prepared to go any higher. If the property at this stage has reached its reserve price - a price set before the auction by the seller as the minimum they will accept for the property - the property will be sold. If it has not reached that level, it will be passed in.
Quick tip: If the property is passed in, further negotiations will start immediately. The vendor will often give the highest bidder the first right to negotiate so it may still be beneficial to be the highest bidder. 
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR FREE <a href="https://ad.doubleclick.net/ddm/clk/297896138;125002220;c" target="_blank">FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297888910;125002221;c" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
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Buying at auction

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A $200-million mixed-use project combining residences, serviced apartments and retail is planned in North Adelaide, according to its application.
In a dress circle location on Brougham Place with views across the city, the more than 90 high-rise residences are intended to provide living and lifestyle retirement accommodation options through modern and spacious low-maintenance apartments.
The application also includes a 100-key serviced apartment building, ground floor retail, restaurants and cafes.
The planned project is in line with the state government’s plan to reactivate the Adelaide CBD and near-city suburbs such as North Adelaide by attracting more people to live and play in the city.
The two and three-bedroom apartments are expected to be priced mostly in a range of $750,000 and $1.5 million.
 “There are very few options for people in Adelaide’s fringe suburbs looking to downsize their family homes and move into a lock-up and leave lifestyle environment whilst staying close to the things they enjoy - and they’re the needs we’re looking to meet,” says architect Paul Pruszinski.
Pruszinski has previously worked with Adelaide heritage architect Ron Danvers on plans to reinvigorate old stone stables on Ward Street as a licensed café; develop a health and wellness centre on Ward Street; and reinvigorate a heritage-listed period home at 49 Brougham Place as the premier residence in the complex. 
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Plans for $200 million North Adelaide mixed-use project

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The valuation firm Herron Todd White has issued its latest property clock for units - a simple broad brush means to suggest where property markets are - and what direction prices are moving in.
The valuation firm has included capital and regional cities on the property clock for house price direction.
<a href="/images/2015/11/700_HTW_units.jpg" target="_blank">Click here</a> to enlarge.
For more information, <a href="https://www.htw.com.au/" target="_blank">click here</a>.
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Brisbane and Sydney joined by Melbourne units at peak pricing in November HTW property clock

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The valuation firm Herron Todd White has issued its latest property clock for houses - a simple broad brush means to suggest where property markets are - and what direction prices are moving in.
The valuation firm has included capital and regional cities on the property clock for house price direction.
<a href="/images/2015/11/700_nov_HTW_houses.jpg" target="_blank">Click here</a> to enlarge.
For more information, <a href="https://www.htw.com.au/" target="_blank">click here</a>.
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Sydney and Melbourne houses at peak pricing in November HTW property clock

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GUEST OBSERVER
Building approvals are coming off record highs on a month by month basis, according to the latest ABS data, suggesting governments need to keep a close eye on the supply pipeline for new housing.
While nationally approvals still had enough momentum to hit 230,298 year on year on a seasonal basis, one good year won’t make up for a decade of underbuilding.
We are only now starting to see new housing supply eat into demand in key markets like Sydney and take some of the heat out of house prices.
A strong, sustainable pipeline of new housing is imperative to ensure future housing affordability and must be a priority for government.
ABS figures for September recorded 18,900 building approvals across the country, down from the previous highs of 20,000 per month recorded for much of 2015.
Recent data shows significant variations month on month across the states and territories ranging from a 42% increase in Queensland to a 39% fall in the ACT. It also pointed to an emerging trend for greater apartment and multi-unit living.
The 1.9% drop in private house approvals nationwide for the month of September was offset by continued strength in apartment approvals which grew by 6.1% on the previous month.
Apartment and multi-unit approvals are almost at parity with private sector houses, suggesting a changing demographic trend and increased growth in our major cities.
While a degree of moderation in record high residential construction activity is expected, governments needed to guard against any sudden drops.
Maintaining a steady supply of new housing is vital to keep up with population increases, household formation rates, and to avoid the price spikes that occur when demand outstrips supply. Residential construction also creates much-needed jobs.
Putting in place the right planning and taxation frameworks will help lock in a steady stream of residential development that benefits homebuyers and the broader economy.
 
Nick Proud is residential executive director, Property Council of Australia and can be contacted<a href="https://www.propertyoz.com.au/" target="_blank"> here</a>.
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Building approvals show need for close eye on supply: Property Council 

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Spin doctor Sue Cato and her fund manager husband Vaughan Busby sold their vast Glebe home at weekend auction for $3.21 million.
There were three bidders among the six registered parties, with it knocked down to the opening bidder who commenced the auction with a $2.8 million bid.
It last traded in 2011 for $2.2 million then being redesigned by Michael Bechara into a <a href="https://www.bresicwhitney.com.au/buy/49-hereford-street-glebe-11997" target="_blank">contemporary three-bedroom residence</a>.
Set on almost 500 square metres it comes with industrial touches and warehouse-style scale.
It was initially expected to sell for more than $2.8 million through BresicWhitney agents Matt Carvalho and Shannan Whitney who raised their price guidance during the campaign to $3 million plus.
Sue Cato sold her Stanwell Park weekender last month for $2,765,000 having renovated since bought in 2006 for $1.7 million.
This article was first published in the Sunday Telegraph.
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Spin doctor Sue Cato sells in Glebe

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One of the first things Property Bloom looks at when starting our design work on a development project is not the style of dwellings we'll build or what materials we'll use...it's something a lot less glamorous but vitally important.
We look at how to maximise the site area. As part of this, the boring old retaining wall comes into play.
 When we assess a site we need to consider if the site will need retaining - most do - even the sites will very little fall will need some retaining after the site is cut - so we need to think about where the retaining walls will be built and the costs associated with building them.
In a perfect world, it would be great to build a retaining wall right on the boundary and share the cost with your neighbour (if their site needs retaining too). In new land estates we can easily negotiate this with our neighbours, however we need to consider more than getting the best result for both our clients and their neighbours.
We need to check with our local council to see  if they have specific requirements around  retaining walls. One council we work with insists retaining walls, footings and their associated drainage be located wholly within the subject property boundaries by a whole whopping metre. This can take up valuable space, but at least we know what we have to do. Other council's are not so clear and it's here we like to try and push the boundaries so to speak, to use all space to our advantage.
If a retaining wall is built on a shared boundary, council may request an easement be set up.  This is not such a big deal but something that needs to be considered.  Our  surveyor is our go to guy in these situations.
We look at the style of retaining wall to use. If we are on a strict budget, then we'll go with timber retaining walls. If we are tight on space and want a nicer finish, then we'll use concrete block retaining which can be purchased in different colours and doesn't need as much width as a timber retaining wall.
Of course, if you need to build a high retaining wall, generally over one meter, then it may need to be engineered. This means an engineer needs to design the wall and you'll have to submit the plans as part of your Development Application.
The best time to build a retaining wall is after the site is cut but before the slabs are laid. This gives the contractors the best access and means this work is taken care of early in the build phase.
I recently had a dispute with someone about whose responsibility it was to pay for an upgrade to a  retaining wall. It can be a grey area. In this case, there was an existing, old retaining wall situated wholly inside this person's side boundary.  They had knocked down the original cottage and built a new house and their land levels had changed as a result.  The properties were on a hill. Many years ago, their back yard had been retained and filled so it was level. The house on the lower side had been built to the natural contours of the land and their back yard fell to the rear.
After the people on the high side finished their new house build, the old retaining wall needed upgrading as it was made of stone blocks and their soil filtered through each time it rained, plus the existing wall was not high enough now works had been completed. In addition, there was more retaining required to the entire side boundary due to the change of levels during construction.
The responsibility for the erection of retaining walls rests with the person who excavates or fills their land. It is not up to an adjoining landowner to contribute to the costs of a retaining wall, unless the wall is a common wall to support both cut and fill, for the benefit of both properties, on the common boundary.
To me this was cut and dry - their yard had been retained and filled at some stage (before these owners). They argued that the lower property had at one stage been cut (it hadn't but how do you prove this?).  The situation ended in a difference of opinions and a compromise was made by one party. It could have got ugly but at the end of the day, the additional cost was $500 and we put it down to an investment in future neighbour relations and hoped the neighbour appreciated this.
Works on common boundaries can be tricky business and communication is key but at the end of the day, if your development is going to benefit from a particular style or position of a retaining wall, then it may be easier to include it in the costs of the project and move on, after all the time saved on negotiating disputes can be put to better use.
 
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
 
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Pushing the boundaries: Jo Chivers

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An Alan Powell designed house in Malvern remains for for sale
The three level contemporary eight bedroom, six bathroom trophy home has $15 million plus hopes.
It has been marketed as a pillarless property that includes a <a href="https://www.433glenferrie.com/" target="_blank">very large car garage</a>.
Indeed the marketing suggests the garage has room for up to 18 cars then bracketed (TBC) to be confirmed!
There's a tiled and heated pool, change room, bar, gym and cinema room.
The kitchen comes with four ovens, two dishwashers and two refrigerators.
Ross Savas and Clive Nettlefold from Kay and Burton Real Estate have the offering.
<a href="https://www.realestateview.com.au/Real-Estate/433-glenferrie-road-malvern/Property-Details-buy-residential-8389380" target="_blank">Offers are due November 7</a>.
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18 car home garage? Malvern Alan Powell-designed trophy home for sale

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Fresh listings across the combined capital cities are down 6.4% when compared to the same time last year, according to CoreLogic RP Data.
CoreLogic RP Data's latest Property Pulse found nationally the number of new listings is 5.5% lower than last year, with 48,247 dwellings put on the market over the four weeks ending 25 October. 
Sydney listings are up 0.3%, Canberra 3.7%, Perth down 22.4% and Darwin fell 22.4%.
<a href="/images/2015/10/29/Screen%20Shot%202015-10-29%20at%202.54.34%20PM.png" target="_blank">Click to enlarge</a>
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