Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

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. 
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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. 
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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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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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