When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Joel Robinson

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Abadeen has released the whole-floor penthouse crowning its recently completed <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences</a> development in Cremorne, bringing the near-300 sqm residence to market for the first time.

Occupying the entire top floor of the boutique Lower North Shore development, the penthouse includes 221 sqm of internal living and a 74 sqm wraparound terrace, with a prized north-facing aspect taking in views across Middle Harbour.

The residence has been completed and fully furnished following a collaboration between Abadeen Executive Chairman Justin Brown and internationally recognised interior designer Jack Freeman, Founder and Managing Director of FREEMAN &amp; CO.

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and Freeman approached the penthouse as a finished home, sourcing furniture, artwork, lighting and objects from Australia and overseas.

[smartcode_project:default project_id=114246 project_image_fid=378718]

Pieces from Parisian design house Pierre Augustin Rose sit alongside contemporary artworks and bespoke lighting, with Freeman drawing on recent visits to PAD Paris and Salone del Mobile Milano for the final collection.

Brown said the aim was to create a penthouse that felt more like a large-scale private home than a traditional apartment.

"The experience begins the moment the lift doors open. You're welcomed into an elegant dining room before the home opens into an extraordinary living space framed by sun-drenched harbour views.

"Every time someone walks through the front door they pause. It's not just the view, it's the incredible sense of space, the warmth created by the northern sunlight that fills the interiors, and the way every room connects so effortlessly.

"It has all the proportions of a luxury home, while delivering the effortless lifestyle and personalised experience of living in a world-class six-star hotel, combined with the simplicity and convenience of apartment living."

[smartcode_project:default project_id=114246 project_image_fid=378713]

A secure lift provides exclusive access to the penthouse level, opening to a dedicated arrival foyer and dining area before the residence expands into its main living and entertaining spaces.

Floor-to-ceiling glazing runs across the northern side of the home, connecting the interiors with the terrace and Middle Harbour outlook.

The penthouse also features a fireplace and substantial chef's kitchen, while the wraparound terrace has been designed to accommodate both everyday outdoor living and larger-scale entertaining.

[smartcode_project:default project_id=114246 project_image_fid=378720]

Freeman said the interiors had been deliberately kept restrained to complement the scale, natural light and outlook already established by the architecture.

"The penthouse is a serene study in quiet luxury," Freeman said.

"The interior pairs soft, sculptural forms with warm timber, pale stone and a restrained neutral palette. Curated artwork and metallic accents add depth, while abundant natural light creates a calm, effortlessly refined atmosphere. In my world, less is always more."

Freeman said the approach was centred around collecting individual pieces rather than simply decorating the apartment.

"Every material, every object and every piece of furniture has been curated with intention. I am a true believer in collecting versus decorating.

"The architecture already provided extraordinary natural light, remarkable volume and an uninterrupted connection to Middle Harbour. Our role was to complement those qualities with unique one-of-a-kind pieces of fine art and collectible design sourced from recent travels around the world."

[smartcode_project:default project_id=114246 project_image_fid=378694]

Among the collection are solid bronze sculptures by Lorenzo Quinn, alongside a curated crystalware collection and pieces sourced from international design fairs.

Park Residences sits opposite Cammeray Golf Club, Cammeray Croquet Club and Grand Slam Tennis Cammeray, around 300 metres from Neutral Bay Village and its established collection of restaurants, cafés and retail.

Brown said the combination of a whole-floor floorplan, northern aspect and proximity to Neutral Bay was becoming increasingly difficult to find on the Lower North Shore.

"Completed whole-floor penthouses with a sun-drenched north-facing aspect and sweeping Middle Harbour views are exceptionally rare," Brown said.

"Add a quiet position opposite golf, croquet and tennis facilities, a level walk to Neutral Bay Village and only minutes to the CBD, and you have a lifestyle that's incredibly difficult to replicate.

"This is a home that offers the privacy and generosity of a luxury residence together with the convenience of one of Sydney's best-connected harbourside locations."

The penthouse will be exclusively marketed by SRM Residential.

[smartcode_project_cta:default project_id=114246]

Abadeen unveils penthouse at Park Residences in Cremorne

New Brisbane developer Dalcott has unveiled Marrone, the first of three residential projects it is planning in and around Browning Street in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/marrone-south-brisbane-39-browning-street-south-brisbane-qld-4101">Marrone</a> will comprise 97 predominantly two- and three-bedroom apartments, with larger residences aimed squarely at the owner-occupier market.

The project will sit in a quiet pocket of South Brisbane between South Bank and West End, close to the restaurants, cultural attractions and riverfront amenity that have driven the suburb's continued transformation.

Dalcott is targeting buyers looking for more space and amenity than has traditionally been offered in the inner-city apartment market, particularly downsizers and professionals wanting to remain close to the city.

[smartcode_project:default project_id=149951 project_image_fid=377072]

Resident facilities will be concentrated around an extensive rooftop amenity offering, including a swimming pool, spa, infrared sauna, warm and cold magnesium plunge pools, private lounge, dining room and outdoor entertaining areas.

Dalcott Managing Director Lachlan Cottee said South Brisbane's combination of lifestyle, connectivity and established character had been central to the approach to Marrone.

“South Brisbane offers a combination of lifestyle, connectivity and character that’s difficult to replicate elsewhere in Brisbane,” Cottee said.

“Our focus has been on creating homes that feel connected to that environment while providing the level of design, functionality and quality that today's owner-occupiers expect.”

The residences will feature an expressive material palette. Italian Calacatta Viola marble, known for its deep burgundy veining, will be paired with aged brass tapware, Chestnut engineered timber flooring and Tuscan Oak joinery.

<img alt="Marrone" data-entity-type="file" data-entity-uuid="b8d833da-3b30-496a-ae30-07bdff371b50" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%2010.52.35%E2%80%AFAM.png?VersionId=P6DAgOfaQzIXljKKK5j3e5NhWtrHIu9G" />

Bathrooms will feature Nara Japanese ceramics and glass bricks, while clay, walnut and brass lighting will be used throughout the apartments.

Dalcott has appointed Realm Projects, led by Managing Director Shane Foley, to handle sales and marketing following previous sold-out collaborations between the groups.

Foley said the Brisbane apartment buyer had become increasingly focused on the quality of the home itself rather than simply securing an inner-city address.

“We expect to see strong demand from buyers who still want all the advantages of inner-city living but aren’t prepared to compromise on the quality of their home,” Foley said.

“Many will be downsizers looking to leave behind the maintenance of a traditional family home without giving up the space they enjoy, while others are likely to be professionals wanting a residence that reflects the way they live today.”

“Marrone responds directly to that demand, with generous floorplans, exceptional resident amenity and a location that places some of Brisbane’s best dining, entertainment and cultural attractions within walking distance.”

<img alt="Marrone" data-entity-type="file" data-entity-uuid="61f7b22f-899e-4c0f-940a-7d3ab1bfb93a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%2010.52.44%E2%80%AFAM.png?VersionId=PvN1JYxBgUpyCB7efKo52WGdSDs9nmim" />

Marrone will be the first project delivered as part of Dalcott's broader investment in the precinct.

It will be followed by La Terra, a boutique project comprising penthouse-style, single-level apartments on a northeast corner site with extensive resident amenity and city views.

Cottee said Marrone represented the first stage of the group's longer-term plans for the area.

Dalcott was established in 2025 by Lachlan Cottee and Ben Dalgliesh, combining development and construction capability under an integrated model and focusing on architecturally considered residential projects.

Marrone will initially be offered through a pre-release registration campaign ahead of its broader public launch.

Dalcott targets owner-occupiers with South Brisbane debut Marrone

Parnell Developments is the latest to seek significant uplift through the NSW Government's Housing Delivery Authority on a Strathfield site previously approved for a much smaller apartment development.

Parnell has sought approval for a 32-storey mixed use tower across&nbsp;<a href="https://www.apartments.com.au/new-apartments/7-lyons-street-strathfield-nsw-2135">3-7 Lyons Street and 18 Parnell Street</a>, a&nbsp;1,857 sqm site around 400 metres from Strathfield Station. The building would yield 160 apartments, 15 per cent of which will be dedicated affordable as per the government mandate for buildings seeking additional uplift.

Approved previously was a nine-storey building back in 2022 with just over 30 apartments. That approval came prior to the project being&nbsp;progressively reconsidered as planning policy shifted toward greater density around transport hubs.

<img alt="Strathfield" data-entity-type="file" data-entity-uuid="c5af5281-a643-4eb2-b8c4-0081b59c04c7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%209.16.48%E2%80%AFAM.png?VersionId=37bd3mI7rHNpThOV_75VO8xsGFwWOi1u" />

Turner has designed the latest building that would replace&nbsp;existing detached homes across the four lots.

The apartment mix comprises 22 one-bedroom apartments, 107 two-bedroom and two-bedroom-plus configurations, and 31 apartments with three or more bedrooms. The scheme also includes 203 car spaces across six basement levels and 58 bicycle spaces.

The proposal has been designed around a three-storey podium addressing Lyons Street, with the tower rising above and stepping toward its upper levels.

Turner said the podium was deliberately scaled to respond to the existing street, while the taller element has been designed as part of the emerging skyline anticipated around Strathfield Town Centre and the wider Homebush transport-oriented development precinct.

The Lyons Street frontage would have a more active, pedestrian-focused character, incorporating the commercial tenancy, landscaping and a brick-framed podium with an awning.

<img alt="Strathfield" data-entity-type="file" data-entity-uuid="14b20874-b8c3-4ac7-bc03-92be9a69fb78" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%209.17.48%E2%80%AFAM.png?VersionId=av.9TxtqIRTC6v3PkSuu1rL9rreWoe2h" />

Parnell Street, which faces the railway corridor, has been given a different architectural treatment, with double-height breeze blocks, landscaping and communal areas used to soften the interface with the rail infrastructure.

The tower itself uses curved and recessed facade elements, with wave-like indentations across the northern elevation breaking the building into three vertical forms.

A palette of grey concrete, brick and breeze blocks is complemented by clay and terracotta accents, while the upper tower adopts a lighter expression through articulated slab edges, vertical fins and recessed glazing.

Residents would have access to 467 sqm of communal open space spread across three levels. The ground floor would accommodate the more active resident areas, including barbecue and group gathering spaces and an internal communal room capable of being used for working from home.

A more passive viewing deck is proposed at level three, overlooking the ground-level landscaping and neighbouring tennis courts, while a rooftop "sunset deck" at level 30 would provide another social and relaxation space.

<img alt="Parnell" data-entity-type="file" data-entity-uuid="c3dce401-a80f-4682-8471-4caa01180880" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%209.17.34%E2%80%AFAM.png?VersionId=Xyo8JVqbOhSJXNy6Ih.1cHL.O6i0bGR." />

&nbsp;

&nbsp;

&nbsp;

Strathfield has been earmarked for substantial change through the Strathfield Town Centre planning work and the nearby Homebush TOD precinct.

Turner's report says the project has been designed to act as a transition between the existing low and mid-rise development surrounding the site and the taller built form expected to emerge across the town centre.

The proposal is being assessed as State Significant Development under the HDA pathway, alongside the concurrent request to amend the Burwood Local Environmental Plan.

First look: New apartment tower pitched for Strathfield Town Centre precinct

Queensland

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In Queensland, first home buyers also have an incentive to enter the property market, with the Queensland Government confirming that the first home buyer grant is being increased to $20,000 from 1 July, for a period of 12 months.
The grant currently stands at $15,000 and is offered to people who buy or build new homes, valued at less than $750,000.
Treasurer Curtis Pitt said this is a great time to build in Queensland with affordable housing on offer and the Palaszczuk government's First Home Owners' Grant will make it even easier to enter the property market.
"The new $20,000 grant will instil more confidence in our building sector, as well as more jobs, and help more people into home ownership," he said.
"And in any industry, confidence is key."
 For more information, <a href="https://firsthomeowners.initiatives.qld.gov.au" target="_blank">click here</a>.
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jonathanchancellor-7SQnKwU6yx

Queensland Government ups first home buyer grant

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Median house prices for the greater Brisbane market fell four percent to $480,000 and the Brisbane LGA median house price fell 2.4 percent to $620,000 during the March quarter according to the REIQ.
The REIQ's Market Monitor for the March quarter found property market conditions in the regional Queensland market remain 'challenging', small levels of quarterly growth in the southeast corner can be found.
"Small quarterly falls in the metro area are indicative of broader tightening economic conditions and it should be noted that within six weeks of these quarterly results, the Reserve Bank of Australia cut interest rates to historic lows of 1.75 percent," the report said.
"Looking at the quarterly data, Cairns, Townsville and Rockhampton felt the pinch in the March quarter with a drop in median house prices of 4.1 percent, 8.3 percent and 3.6 percent respectively. These are the three biggest quarter-on-quarter drops in the state.
"Other regional centres, such as Gladstone, Mackay and Toowoomba experienced smaller drops of just 1.4 percent, 1.9 percent and 1.6 percent respectively. This could be an indication that the bottom of the market is being met and these markets may stabilise."
<a href="/images/2016/06/15/Screen%20Shot%202016-06-15%20at%202.14.28%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/15/Screen%20Shot%202016-06-15%20at%202.14.28%20PM.png" alt="">
 
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Brisbane, Townsville and regional Queensland hit by median price falls in March quarter

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The Queensland government recently launched a call for ideas to shape a revised plan for the future of Southeast Queensland.
The deputy premier and minister for infrastructure, local government and planning, Jackie Trad spoke recently of the opportunities for Southeast Queenslanders to grow communities sustainably and protect the region’s amenity – its environs, facilities, services and values.
This plan will consider consequences for the next 50 years. A 20-year plan will underpin the 50-year vision.
However, a long-term plan can’t properly underpin a vision without engaging many of Southeast Queensland’s stakeholders and visitors. It must also use appropriate futures methods to help look ahead 50 years.
What role for futures thinking?
Professional futures studies tools help to map, anticipate and deepen understanding of complex local and global trends and challenges. Kelvin Spiller’s experience as CEO at Maroochy Shire Council, on the Sunshine Coast, includes a process of “visioning” to establish long-term priorities across the whole city.
Now CEO of Geelong City Council, Spiller believes such visioning is vital for successful local government:
"particularly when there are service implications worth tens of millions of dollars or infrastructure replacement is necessary."
He employs the following steps to bring about change in cities:
<ul>
<li>visioning with stakeholders;</li>
<li>service planning;</li>
<li>asset strategy planning;</li>
<li>encouraging leaders and managers via upskilling and guidance contained in legislation;</li>
<li>gaining a clear understanding of the council, government and community financial opportunities and constraints in relation to the vision as identified by the wider community. Link the infrastructure and social requirements of the vision to the finances available;</li>
<li>managing carefully the expectations, what can be achieved and timelines with the community, key stakeholders and governments; and</li>
<li>regularly refreshing the vision and strategic direction process with key stakeholders.</li>
</ul>
What the plan needs
The plan must consider the pressing and engaging futures that affect the region’s residents. These include the softer social and harder economic and environmental issues and solutions that must cascade throughout cities if we want to achieve sustainability.
Southeast Queensland’s population will grow to 5.3 million people in the next 25 years, according to Trad. This growth has implications for how Queenslanders settle and then relocate in the region given the demographics of age groups and lifestyle changes – for example, work opportunities, career changes and family developments.
One implication of accelerated change is how quickly preferences of Generations X and Y change from wanting co-location options, specialised services and village communities. Each generation is seeking services that match their particular needs.
Futures opportunities up for grabs
In visioning initiatives in the region’s cities, communities have created city visions. These called for the priorities to be areas of community and cultural connection, engagement, openness and environmental sustainability.
A priority is pride in cities, and how we sustain a socially just and connected society across all demographics. Taking care of youth through to the elderly, multiple cultures, the disabled and disempowered requires designing and innovating to meet future health, security, cultural, education and social needs.
Uniting people around behaviours that help maintain and enhance the quality of our ecosystems, pristine air, water, food and energy requirements will remain of vital importance.
Our economic interests include prospects for jobs and prosperity – not simply in creating wealth, but also in creating opportunities. Transport and technology challenges, the new digital economy and our knowledge economy factor highly.
Our capacity to connect regionally to globally is also critical. Economic hotspots around the globe are shifting, as are the cities, mega-cities and cultures we network with.
Questions remain
The plan’s strengths are in thinking about issues dealing with infrastructure and land use. Yet, in proposing the plan’s revision, some questions about “softer” issues remain unanswered:
1  In considering long-term consequences, will the plan help the creation of innovative futures networks that empower hard-to-reach communities alongside policymakers, businesses, NGOs, consultants and universities? And will it legislate for more and better community engagement standards by cities in the region?
2  Given the projected population growth and accelerating pace of technological and climate change, will the plan encourage cities to develop city-wide visions and community plans to help them consider the opportunities and challenges ahead?
What issues will the plan translate into strategy and actions to tackle regional challenges? Will these include health, education, policing and encouragement of jobs that create sustainable futures?
Answers to these questions will depend largely on how stakeholders, community members and interested persons respond to the <a href="https://www.shapingseq.com.au/about-shaping-seq" target="_blank">call for feedback</a>.
Colin Russo is futurist, University of the Sunshine Coast and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/colin-russo-267108" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Queensland’s 50-year vision for its southeast must take heed of all region’s future needs

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Ever imagined owning your own town?
Well, Monogorilby, the southeast Queensland town four hours inland from the Sunshine Coast was up for sale, then under offer, and the latest is it is now under contract.
The whole town, available through Sutton Nationwide Realty agent Julie Sutton was available for just $750,000.
Advertised as 'having it all', the purchase includes 16 houses, each with two, three or four bedrooms.
Some of home are currently tenanted, which will mean rental income straight away.
There are eight lowset and eight highset Queenslanders each with their own fenced back yards and Telstra connection.
There's a community town hall and an old school house which is surrounded by 16 hectares of groomed parkland.
A de-commissioned saw mill with timber framed open sheds, a water purification treatment plant and a three-phase power depot compete the town's building.
Julie suggests there's more space to build, perfect for a caravan park, conference centre or church.
The town is located about 270 kilometres northwest of Brisbane.
It's not the first time a town has sold.
The tourist ghost town Joadja Creek, 28 kilometres from Bowral in the Southern Highlands sold in 2011.
The mining town was abandoned in 1904 after shale-oil deposits dwindled, alongside competition from US imports.
It was first sold as grazing land over 100 years ago by Raine &amp; Horne Sydney for £4400.
The village had been home to up to 1300 miners, mostly Scottish, and their families.
It consisted of mostly industrial ruins and workers' cottages, although an 1870s manager's homestead had been restored.
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j.ballantyne1990-6AQqhLzZaK

Monogoribly township under offer

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<h2>Dealing with licences</h2>
<h3>Serious offences</h3>
We will cancel your licence if you’re convicted of:
<ul>
<li>violent offences (including threats to use violence)</li>
<li>fraud or dishonesty offences</li>
<li>drug trafficking</li>
<li>extortion</li>
<li>arson</li>
<li>unlawful stalking</li>
<li>any offence of a sexual nature.</li>
</ul>
You will have 14 days to return your licence to us. The maximum fine for failing to do so is $11,780.
<h3>Change of details</h3>
You must advise us in writing within 14 days about any changes to:
<ul>
<li>personal details</li>
<li>any aspect of your licence.</li>
</ul>
The maximum fine for failing to do so is $11,780.
<h3>Produce licence on request</h3>
<table id="table77016" class="striped" border="1">
<thead><tr>
<th id="table77016r1c1">Offence</th>
<th id="table77016r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table77016r1c1">
Failing to show a licence or certificate of registration to an inspector
</td>
<td headers="table77016r1c2">
$23,560
</td>
</tr>
<tr>
<td headers="table77016r1c1">
Failing to show a copy of a licence or certificate of registration to a potential buyer, client or other party after they ask to see it
</td>
<td headers="table77016r1c2">$11,780</td>
</tr>
</tbody>
</table>
<h3>Substitute licensee</h3>
You must follow the rules when appointing a substitute licensee. If you do not, you risk being fined.
<table id="table99699" class="striped" border="1">
<thead><tr>
<th id="table99699r1c1">Offence</th>
<th id="table99699r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table99699r1c1">
Not having the consent and evidence of appointment at the office
</td>
<td headers="table99699r1c2">
$11,780
</td>
</tr>
<tr>
<td headers="table99699r1c1">
Not lodging extension of appointment substitute licence for more than 30 days
</td>
<td headers="table99699r1c2">
$23,560
</td>
</tr>
<tr class="even">
<td headers="table99699r1c1">
Acting as licensee while you have a substitute appointed
</td>
<td headers="table99699r1c2">
$23,560
</td>
</tr>
</tbody>
</table>
<h2>Person in charge</h2>
<table id="table42782" class="striped" border="1">
<thead><tr>
<th id="table42782r1c1">Offence</th>
<th id="table42782r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table42782r1c1">
Not having a licensee or registered salesperson in charge of place of business
</td>
<td headers="table42782r1c2">
$23,560 (individual) $117,800 (corporation)
</td>
</tr>
<tr>
<td headers="table42782r1c1">
Having a real estate salesperson in charge of a place of business if their conditions or registration prohibit this
</td>
<td headers="table42782r1c2">
$23,560 (individual) $117,800 (corporation)
</td>
</tr>
</tbody>
</table>
<h2>Documentation</h2>
You must make sure that you:
<ul>
<li>complete all of your documents correctly</li>
<li>give copies to consumers when the law says you need to.</li>
</ul>
<h3>Appointment</h3>
<table id="table10091" class="striped" border="1">
<thead><tr>
<th id="table10091r1c1">Offence</th>
<th id="table10091r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table10091r1c1">
Acting for a client without a written appointment to act
</td>
<td headers="table10091r1c2">
$23,560
</td>
</tr>
<tr>
<td headers="table10091r1c1">
Not giving a copy of the appointment to act
</td>
<td headers="table10091r1c2">
$23,560
</td>
</tr>
<tr class="even">
<td headers="table10091r1c1">
Acting for more than 1 party to a transaction
</td>
<td headers="table10091r1c2">
$23,560
</td>
</tr>
<tr>
<td headers="table10091r1c1">
Not explaining the relevant details of a sole or exclusive agency appointment
</td>
<td headers="table10091r1c2">
$23,560
</td>
</tr>
</tbody>
</table>
<h3>Supply of documents</h3>
<table id="table50978" class="striped" border="1">
<thead><tr>
<th id="table50978r1c1">Offence</th>
<th id="table50978r1c2">Maximum penalty</th>
</tr></thead>
<tbody><tr class="even">
<td headers="table50978r1c1">
Failing to include the warning statement in the required section of a sale contract
</td>
<td headers="table50978r1c2">
$23,560
</td>
</tr></tbody>
</table>
<h3>Disclosure</h3>
<table id="table37835" class="striped" border="1">
<thead><tr>
<th id="table37835r1c1">Offence</th>
<th id="table37835r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table37835r1c1">
Non-disclosure of benefit to buyer
</td>
<td headers="table37835r1c2">
$23.560
</td>
</tr>
<tr>
<td headers="table37835r1c1">
Not disclosing a beneficial interest to a seller
</td>
<td headers="table37835r1c2">
$23,560 or 3 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table37835r1c1">
(For an auctioneer) Charging a buyer’s premium on goods connected to a real property without getting the consent of the owner and/or not disclosing a buyer's premium is payable on goods
</td>
<td headers="table37835r1c2">
$23,560
</td>
</tr>
</tbody>
</table>
<h3>Commission</h3>
<table id="table42495" class="striped" border="1">
<thead><tr>
<th id="table42495r1c1">Offence</th>
<th id="table42495r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table42495r1c1">
Claiming commission worked out on an amount more than the actual sale price
</td>
<td headers="table42495r1c2">
$23,560
</td>
</tr>
<tr>
<td headers="table42495r1c1">
Retaining or suing for commission when not entitled (for example, not licensed or not authorised to act)
</td>
<td headers="table42495r1c2">
$23,560
</td>
</tr>
</tbody>
</table>
<h2>Trust account offences</h2>
It is in an offence to steal or misuse trust monies. You risk a fine and imprisonment if you break the law.
<h3>Trust money</h3>
<table id="table47002" class="striped" border="1">
<thead><tr>
<th id="table47002r1c1">Offence</th>
<th id="table47002r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table47002r1c1">
Wrongful conversion and false accounts
</td>
<td headers="table47002r1c2">
$117,800 or 5 years imprisonment
</td>
</tr>
<tr>
<td headers="table47002r1c1">
Unauthorised use of trust account
</td>
<td headers="table47002r1c2">
$23,560 or 2 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table47002r1c1">
Trust monies are not banked immediately (to trust account)
</td>
<td headers="table47002r1c2">
$23.560 or 2 years imprisonment
</td>
</tr>
<tr>
<td headers="table47002r1c1">
Banking of non-trust monies to a trust account
</td>
<td headers="table47002r1c2">
$23,560 or 1 year imprisonment
</td>
</tr>
<tr class="even">
<td headers="table47002r1c1">
Licensee does not account to client
</td>
<td headers="table47002r1c2">
$23,560 or 2 years imprisonment
</td>
</tr>
</tbody>
</table>
<h3>Audit reports</h3>
<table id="table71648" class="striped" border="1">
<thead><tr>
<th id="table71648r1c1">Offence</th>
<th id="table71648r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table71648r1c1">
Failing to appoint an auditor
</td>
<td headers="table71648r1c2">
$23,560 or 1 year imprisonment
</td>
</tr>
<tr>
<td headers="table71648r1c1">
Failing to lodge audit report within time limit
</td>
<td headers="table71648r1c2">
$23,560 or 2 years imprisonment
</td>
</tr>
<tr class="even">
<td headers="table71648r1c1">
Failing to lodge a final audit within 2 months of ceasing to be a principle licensee
</td>
<td headers="table71648r1c2">
$23,560 or 2 years imprisonment
</td>
</tr>
</tbody>
</table>
<h3>Offences by auditors</h3>
<table id="table00876" class="striped" border="1">
<thead><tr>
<th id="table00876r1c1">Offence</th>
<th id="table00876r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table00876r1c1">
Auditor does not file advice immediately of irregularities to Chief Executive
</td>
<td headers="table00876r1c2">
$23,560 or 1 year imprisonment
</td>
</tr>
<tr>
<td headers="table00876r1c1">
Auditor fails to notify Chief Executive when denied access to other records
</td>
<td headers="table00876r1c2">
$23,560 or 1 year imprisonment
</td>
</tr>
<tr class="even">
<td headers="table00876r1c1">
Auditor fails to supply report to licensee
</td>
<td headers="table00876r1c2">
$23,560 or 1 year imprisonment
</td>
</tr>
</tbody>
</table>
<h2>Inspector's powers</h2>
Inspectors have the legal authority to make sure that you don’t break the law. You must follow their lawful directions, or you risk a fine.
<table id="table25521" class="striped" border="1">
<thead><tr>
<th id="table25521r1c1">Offence</th>
<th id="table25521r1c2">Maximum penalty</th>
</tr></thead>
<tbody>
<tr class="even">
<td headers="table25521r1c1">
Failure to comply with warrant, produce documents or provide information to an inspector
</td>
<td headers="table25521r1c2">
$23,560
</td>
</tr>
<tr>
<td headers="table25521r1c1">
Failure to give name and address to an inspector in certain circumstances
</td>
<td headers="table25521r1c2">
$5,890
</td>
</tr>
</tbody>
</table>
<h2>Enforceable undertaking</h2>
An enforceable undertaking is:
<ul>
<li>a written promise by a business not to keep breaking the law</li>
<li>an alternative to court action.</li>
</ul>
<a href="https://www.qld.gov.au/law/laws-regulated-industries-and-accountability/queensland-laws-and-regulations/check-a-licence-association-charity-or-register/enforceable-undertakings-register" target="_blank">Find out more about enforceable undertakings here</a>
For more information from the QLD Government, click <a href="https://www.qld.gov.au" target="_blank">here</a>.
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Property 101: Queensland's updated property industry breaches and penalties

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Housing affordability (and rental affordability) in Queensland is not the same issue that it is in the southern states, and so when national media and national organisations talk about “our affordability problems” they are generally referring to Sydney and Melbourne.   
However, this week Anglicare released its snapshot research into rental affordability, looking at more than 7400 properties listed on realestate.com.au on one weekend to create a picture of the city’s affordability.
The snapshot found (among other things) that around 11 percent of advertised rentals (796 listings) would be affordable for a family where two adults worked minimum wage jobs and had two young children.
The snapshot also found that there were very few options for adults, either couples or singles, who were on welfare payments to rent their accommodation without being in financial distress (where more than 30 percent of income was allocated to accommodation).
The REIQ’s concern about this snapshot is that it might not present the most accurate picture, which then affects the conclusions drawn. It is important also to be aware that not all rentals are advertised on realestate.com.au. A significant level of rentals is listed on other prominent portals, and there is also a significant number advertised privately. So the realestate.com.au snapshot is not necessarily the most precise source of information about all rentals in the market at any one time.
Having said that, the REIQ does believe that housing should be affordable for all members of our community and we work closely with a range of organisations in an effort to ensure housing affordability does not fall through the cracks and get neglected as a social issue.
The REIQ forms part of the Housing Affordability Expert Panel, formed by the Minister for Housing and Public Works, Mick de Brenni, and we meet regularly with other similar organisations to offer feedback and information that helps the Minister manage housing affordability in Queensland.
We also work with RentConnect, a Queensland Government department that helps those in lower socioeconomic brackets secure affordable housing. We teach real estate agents how to fairly and properly assess those who apply for rental accommodation and how to help them find the services that will help them finance their rentals.
One of the things we regularly teach consumers is that the listing price, with both rentals and property sales, is always negotiable.  This is the wish-list price and should always be regarded as a starting point only.
The negotiability of these wish-list prices will grow over the next 18 months as the much-written about supply of apartments comes to market. We expect landlords to become more flexible as rents soften and supply continues to grow. This will definitely improve affordability in Brisbane’s rental market.
For more information from the REIQ, <a href="https://www.reiq.com" target="_blank">click here</a>.
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Property 101: Queensland rental affordability

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The town of Emerald in Queensland's Central Highlands Region was approaching the bottom of market cycle for houses while it was a declining market for units in valuation firm Herron Todd White's May property clock, the same as in April, which also dealt with fringe locations.
HTW's property clock is a simple broad brush means of suggesting where property prices are and the direction they are headed in.
The whole of the Emerald market appears to be starting to level out for the time being. The Mayfair and Riverview estates have seen the largest drop in values as the investor ratio is much higher and pride in the street is less, causing the estates to be less attractive. Many homes were built the same and the street appeal is inferior. Because of this they do offer some good value for money if one is prepared to call it their home. Flood-affected properties are also selling at a discount and are hard to move. 
The median house price in Emerald was $260,000 for houses, while for units it was $152,500, according to CoreLogic RP Data.
Property Observer looked up a few recent sales around the median prices on www.realestate.com.au:
<img src="/images/2016/05/25/main.jpg" alt="" width="660" height="495">
1. A four-bedroom house at <a href="https://www.realestate.com.au/property-house-qld-emerald-122152686" target="_blank">7 Staunton Street Emerald Qld 4720</a> sold for $275,000.
<img src="/images/2016/05/25/emerald.jpg" alt="" width="685" height="514">
2. A five-bedroom executive unit at <a href="https://www.realestate.com.au/property-duplex+semi+detached-qld-emerald-113101587" target="_blank">2/11 Wright Street Emerald Qld 4720</a> sold for $200,000.
 
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Queensland's Emerald fringes are value for money: HTW

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The fringe areas of Queensland's Tweed were discussed by valuation firm Herron Todd White in their April property clock -- a simple broad brush means to suggest where property prices are and where they are headed. 
The fringe suburban areas at the southern extremity of the Gold Coast and Tweed are the inland locations of Bilambil Heights, Chinderah, Cudgen, Tumbulgum and beach side towns of Pottsville, Cabarita and Bogangar. 
Within Bilambil Heights , the average range in selling prices for units in the past six months is between $325,000 and $400,000. Weekly rents range between $300 and $425. Gross yields generally range between 5 percent and 6 percent. The average range in selling prices for houses sits between $400,000 and $550,000 with gross yields generally ranging between 4.5 percent and 5.5 percent. 
At Chinderah, Cudgen and Tumbulgum, the average range in selling prices for units in the past six months is between $200,000 and $300,000. Weekly rents range between $225 and $350. The range in selling prices for houses is between $325,000 and $550,000 with rents between $350 and $550 per week, with an example of gross yields of circa 4.75 percent to 6 percent.
The beachside townships of Pottsville, Cabarita and Bogangar have unit sales within the past six to eight month from as low as $250,000 up to $450,000 generating gross yields of up to 5.5 percent. The houses appear a better investment as they have no body corporate fees. Sales between $450,000 and $625,000 generate rents between $475 and $600 per week reflecting gross yields of up to 5.5 percent. 
Sales activity and prices have improved within the beachside, sought after Tweed Coast locations, making it more difficult for buyers as stock levels have tightened. Accordingly, some buyers are opting to purchase better properties in fringe localities which provide more property for their money.
History has however generally shown that it is wiser to invest in property in localities closer to the coastline and urban amenities. Although, based on affordability restraints, some buyers can only afford to purchase in fringe areas which have lesser capital growth in comparison to ‘in demand’ localities.  
Property Observer looked up some recent sales in the fringes of Tweed on www.realestate.com.au around the average range for some of the mentioned suburbs.
1. A two-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-chinderah-122536086" target="_blank">82 Wommin Bay Road, Chinderah</a> sold for $385,000.
2. A three-bedroom duplex at <a href="https://www.realestate.com.au/property-duplex+semi+detached-nsw-pottsville-121697386" target="_blank">1/43 Newcastle Drive Pottsville</a> traded for $420,000.
 
 
 
 
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Tweed Coast fringes attracting buyers as beachside property prices spike: HTW

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A private Australian syndicate has taken the first steps in its $450-million transformation of the cyclone-battered Port Hinchinbrook resort in North Queensland.  
The Passage Holdings, an Australian company linked to American businessmen Lewis Cohen and Stephan Pinto, has already spent $4 million on improvements.
Architects DBI Design have been hired to work on the resort, which will be renamed Hinchinbrook Harbour and Resort and staged over 10 years.
DBI Design’s masterplan for the resort includes a $45 million international fishing village, new marina, family resort, water theme park, 300-site motorhome park, camp grounds, backpacker accommodation and waterfront residential lots and apartments.
Pinto said the syndicate’s $4 million initial investment included around $500,000 on restoring the sewerage treatment plant, more than $2 million on the grounds and marina village, commercial building, street lighting and public access, plus $750,000 on masterplan designs and consultation.
The syndicate took possession of the resort and marina property last year and is preparing to settle on its $3 million purchase from liquidator FTI Consulting in coming weeks.
The resort’s restaurant/retail precinct is due to reopen in mid-July following repairs, while work is about to start on dredging the heavily silted harbour and the rebuilding the 266-berth marina.
The resort, which was battered by Cyclone Yasi in 2011, was first developed by the late Keith Williams adjacent to Hinchinbrook Island, near the historic village of Cardwell, during the 1990s.
The Hinchinbrook Island Resort closed in 2010, just prior to Cyclone Yasi, while the commercial tenancies at Port Hinchinbrook were closed in 2011, as a result of damage caused by the cyclone.
Liquidators took over the resort after Williams Corporation collapsed in 2013.
Pinto, who has developed residential and commercial property in the US for 35 years, said he was amazed at the value and potential of the property.
“I have been in real estate for a long time with experience in tourism assets worldwide - when I was informed about this project, I found it to be an interesting and compelling story,’’ he said.
“Having experienced Hurricane Katrina and the effects it had on our properties in Texas, I knew there could be an opportunity for our investment group. The impact of Cyclone Yasi had on Port Hinchinbrook was similar." 
Pinto established Allied Financial Services in 1993, which has an investor base which invests in opportunity-based real estate projects.
His American partner, Lewis Cohen, is president and founder of Diversified Products Group. 
 
 
 
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Private syndicate takes first steps to revive Port Hinchinbrook resort in Queensland

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An un-renovated home has been marketed as one of the worst houses in Wilston by Ray White Wilston agent Michael McCullagh.
The crumbling cottage at <a href="https://www.realestate.com.au/property-house-qld-wilston-122572894">20 Dibley Avenue</a> is surrounded by renovated homes, which show the 405 sqm site's potential.
The home does boast views over the Brisbane City just a short walk to Wilston Village. 
 “This is definitely Wilston’s worst house with the best views,” listing agent Michael McCullagh said.
Ironically owned by a builder, the home hasn't been traded in nearly three decades.
The listing suggests the owners must sell at its June 2 auction as they look to move interstate.
They bought the home for $42,000 in 1987.
Michael said that there are very few homes in Wilston that are in their original condition.
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