Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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Joel Robinson

First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

Shopping Centres

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Vicinity Centres has announced a progress update asset divestment program, with the sale of a portfolio of 10 sub regional and neighbourhood shopping centres to SCA Property Group.
They also sold one Neighbourhood shopping centre to a private investor, for an aggregate sale price of $631.0 million.
The aggregate sale price of $631.0 million reflects a 5.1% discount to the combined 30 June 2018 book values of the eleven assets and a weighted average capitalisation rate of 6.9%.
Vicinity has now divested 35 shopping centres for more than $2.5 billion at a 0.5% premium to book value.
Discussions are noted to be underway with prospective purchasers of three remaining assets included in Vicinity’s divestment program.
Mr Grant Kelley, Vicinity’s CEO and Managing Director, said “These transactions are a significant achievement and advance our strategy to unlock major potential in the business.”
“It is an important step in delivering strong and sustainable growth through focusing our directly-owned portfolio on approximately fifty market-leading destination assets, expanding our wholesale funds platform and realising mixed-use opportunities across the portfolio.”
SCP will acquire ten assets for a total consideration of $573.0 million. Settlement of these transactions is expected later this month.
<img src="https://www.urban.com.au/images/2018/10/3/Vicinity%20centres.JPG" alt="">
The sale of Belmont Village (pictured above) in Victoria to a private investor for $58.0 million was settled at the end of September .
As at 30 June 2018, the eleven assets sold had specialty sales per square metre averaging $7,611. 
Vicinity’s FFO guidance for FY19 remains unchanged at 18.0 to 18.2 cents per security.
Assuming the sale proceeds of the eleven non-core assets are used to repay debt in the short-term, gearing would be reduced by approximately 280 basis points.
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j.ballantyne1990-6AQqhLzZaK

Vicinity sells eleven shopping centres for $631 million

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GUEST OBSERVERS
Shopping is something we all do, albeit some more reluctantly than others. It is the modern version of hunting and gathering – how we provide essentials and food for our families. We seem to do it effortlessly, moving from aisle to aisle, from store to store, paying little attention to the process. Indeed, many shop on auto-pilot, while their minds are occupied with other things.
As shoppers, we take for granted the shopping landscape. Yet, unlike the natural landscape where our ancestors hunted, our modern shopping centres have been purposefully designed.
But does the purpose-built environment really control everything shoppers do? Research paints a different picture.
<h2>What about the power of marketing?</h2>
In Ancient Greece, shopping revolved around the <a href="https://www.britannica.com/topic/agora" target="_blank">agora</a> (a market and meeting place) where merchants sold their wares from small specialist stores or stands. Much has changed since then; we have refrigeration, plastic packaging, cars and the ability to store food for longer, which means we buy more at once. In response, retailers got bigger and bigger, moving from small corner stores to larger supermarkets, hypermarkets and malls.
The shopping mall might seem like the very icon of consumerism, a nefarious attempt to capture shoppers’ money. The mall was actually an attempt to return to the concept of the agora as a public space that invited people to gather together and socialise.
In late 1930s, <a href="https://99percentinvisible.org/episode/the-gruen-effect/" target="_blank">Victor Gruen</a>, the designer of the first shopping malls, envisaged urban spaces where people would gather and a community could form. This was the first <a href="https://en.wikipedia.org/wiki/Gruen_transfer" target="_blank">Gruen Transfer</a>, where old-world architectural forms were transferred to modern commercial spaces.
<a href="https://www.citylab.com/design/2015/02/remembering-americas-mall-maestro-jon-jerde/385423/" target="_blank">Jon Jerde</a>, who followed Gruen to becoming an influential mall designer, has his own transfer named after him – the Jerde Transfer. This is about transferring a real urban experience into a sanitised and safe “theme park” to shop in.
Somewhere between the first idealistic malls and the later behemoths, the current concept of the Gruen Transfer kicked in: shoppers’ movements shifted from a determined stride (to a particular store) to an aimless wander in an almighty mall. And the concept of impulse buying was born. Perhaps the concept was given currency in the 1980s, where the idea of all-powerful marketers driving desire came to the fore thanks to <a href="https://en.wikipedia.org/wiki/Rosser_Reeves" target="_blank">Rosser Reeves</a>.
Store owners liked to think that by having the perfect shop window, outfitted just so, they could influence customers so much that they’d have no choice but to walk in and buy, buy, buy. Yet recent research (https://www.sciencedirect.com/science/article/pii/S0969698917304769) has found we can predict store sales based on the number of people who walk into the store, and that number depends on foot traffic outside the store. This mathematical regularity suggests the main driver of a store success is its location.
<h2>Lessons from the supermarket</h2>
Some might think that surely this is wrong, that it’s those crafty marketers and their clever tricks (based on the information they collect about us) that really influence purchases. So, let’s have a look at the marketers’ home turf – the supermarket.
A typical supermarket stocks over 30,000 items and yet a typical household buys just <a href="http://herbsorensen.com/herbsorensenauthor" target="_blank">300 or so unique products per year</a>. That is, they walk past roughly 29,700 products on shelves without putting any of these in their baskets.
That’s assuming those shoppers actually walk past the shelves in the first place! Despite a quarter of shoppers claiming to traverse every aisle on a shopping trip, <a href="https://www.amazon.com/Siemon-Scamell-Katz/e/B00P22ZGEG" target="_blank">less than 2% of shoppers actually do</a>.
<a href="https://images.theconversation.com/files/222323/original/file-20180608-137315-1gry32x.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/222323/original/file-20180608-137315-1gry32x.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a> <a class="license" href="http://creativecommons.org/licenses/by-nd/4.0/"> </a>
So, where do shoppers go? US-based shopper scientist <a href="http://herbsorensen.com/herbsorensenauthor" target="_blank">Herb Sorensen</a> suggests that shopper movement follows natural patterns, driven by primal instincts. Rather like “stay out of caves because bears live there”, the patterns he sees are people being less likely to go all the way down an aisle when it’s stacked too high, and avoiding crowds. One aspect of this has been coined the “<a href="http://www.madetomeasuremag.com/the-butt-brush-and-other-retail-research-insights" target="_blank">Butt Brush Effect</a>” – shoppers don’t like standing in a spot where other people walking behind might accidentally brush against them.
<iframe src="https://www.youtube.com/embed/5iiFsnB8lDY?wmode=transparent&amp;start=0" frameborder="0" width="440" height="260"></iframe>
The ‘butt brush effect’: people do not like to be touched from behind and will even move away from products they’re interested in to avoid it.
Shoppers are naturally attracted to empty spaces. They prefer a wide pathway around a store or mall that allows them to see into the distance and avoid getting too close to other shoppers. Thus, the most common route around a store is the perimeter of the store, known as the “racetrack”.
From that main route shoppers can see down each aisle and duck in and out to get the items they need. Naturally, the shelves at the ends of aisles, known as “endcaps” or “gondola ends”, are the most valuable, simply because more people go past products <a href="https://www.sciencedirect.com/science/article/pii/S0969698917307257" target="_blank">placed here</a>. So these products get seen (and bought) by more people than products hidden away in the aisles.
Someone might argue stores use placement of key items like milk at the back of the store to “lure” shoppers to follow the “racetrack”. However, this is also done for a much more practical reason – milk is often stored at the back because it needs to be constantly restocked without breaking the cold chain (that is, from refrigerated truck to a store fridge). Much the same reason explains the increasing use of the two-way fridge – shoppers take bottles from the front, and staff restock from the back.
So, do mall and store environments influence shopper behaviour? Yes, to an extent. But, in most cases the best thing a retailer or a marketer can do is just get out of the way and let the shoppers do their thing.
In the <a href="https://archive.nytimes.com/www.nytimes.com/books/99/06/06/reviews/990606.06oconnt" target="_blank">words of Paco Underhill</a>, one of the <a href="https://archive.nytimes.com/www.nytimes.com/books/first/u/underhill-buy?mcubz=1" target="_blank">originators of shopper research</a>:
<blockquote>
No amount of merchandising can deter a shopper from his or her mission. The best you can do is go along for the ride.
</blockquote>
<iframe src="https://www.youtube.com/embed/RghUwYUHDUA?wmode=transparent&amp;start=0" frameborder="0" width="440" height="260"></iframe>
Paco Underhill explains how retailers plan to influence our shopping, but says we need not be completely at their mercy.
<a href="https://theconversation.com/profiles/svetlana-bogomolova-11555" target="_blank">Svetlana Bogomolova</a>, Associate Professor of Marketing Science, Ehrenberg-Bass Institute, <a href="http://theconversation.com/institutions/university-of-south-australia-1180" target="_blank">University of South Australia</a> and <a href="https://theconversation.com/profiles/bill-page-456801" target="_blank">Bill Page</a>, Senior Marketing Scientist, Ehrenberg Bass-Institute, <a href="http://theconversation.com/institutions/university-of-south-australia-1180" target="_blank">University of South Australia</a>
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/shoppers-movements-might-come-down-to-fears-of-caves-and-the-butt-brush-94162" target="_blank">original article</a>.
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Do new shopping environments influence what shoppers do?

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<div>The Horsham Gateway shopping centre in Victoria’s Wimmera region has been sold to a Chinese investor for $14.55 million. </div>
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<div>The centre located at <a href="https://www.realcommercial.com.au/property-retail-vic-horsham-502568898" target="_blank">120-124 Wilson Street</a>, was sold by a local private developer at Horsham, a regional town halfway between Melbourne and Adelaide.</div>
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<div>The centre is anchored by Target on a new 15 year lease.</div>
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<div>There are six non-discretionary specialty shops, including "a bustling Snap Fitness." </div>
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<div>It was advised has having a fully leased net income of $1,205,000pa.</div>
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<div>The 1.21ha site comprises additional Commercial 2 zoned land that provides scope for future development.</div>
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<div>The $12-million development created more than 250 jobs during its construction phase. Target opened in May 2013.</div>
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<div>The quality of the Target lease covenant remains just as strong as a Woolworths or Coles supermarket, however the rent per square metre is generally substantially less, the CBRE selling agency advised.</div>
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<div>Other recent regional retail transactions include the IGA, Nagambie at $7,800,000 reflecting a 6.11 % yield and Bunnings, Yarrawonga at $11,500,000 reflecting a 4.9% yield.</div>
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Chinese buyer secures Horsham Gateway shopping centre

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The level of tenant enquiry for neighbourhood shopping centres in the six months to June 2017 has fallen compared to the previous six month period, according to a recent JLL survey. 
The JLL Survey of Centre Managers interviewed landlords of shopping centres managed by JLL.
Tenant enquiry remained below the neutral 0.0% mark for the third straight survey, with a net balance of -5.9% compared with -6.4% in December 2016 and -7.8% in June 2016,  highlighting the challenges faced by leasing executives and centre managers in attracting new tenants in the current economic climate.
Figure 4 highlights the “net balance” in enquiry levels between December 2011 and June 2017. 
<a href="https://www.propertyobserver.com.au/images/2017/10/09/Oct11CommPropChartFig1.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/10/09/Oct11CommPropChartFig1.png" alt="">
The results were similar to the previous two surveys, JLL said. As with previous surveys, the overwhelming response was that centre managers expected enquiry levels to remain the same. A strong turn around in retail fortunes is not anticipated in the short-term.
Enquiries were dominated by “mum and dad” retailers, which reflects both the high number of neighbourhood centres within the Centre Managers’ Survey and the cautious approach being taken by national chains to expansion. 
<a href="https://www.propertyobserver.com.au/images/2017/10/09/Oct11CommPropChartFig2.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/10/09/Oct11CommPropChartFig2.png" alt="">
<a href="https://www.propertyobserver.com.au/images/2017/10/09/Oct11CommPropChartFig3.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/10/09/Oct11CommPropChartFig3.png" alt="">
Enquiry tends to be predominantly from food-based retailers (both food catering and specialty food retailers) and casual mall retailers (see next section). 
There was some improvement in enquiry from food catering (takeaway food &amp; beverage) as well as kiosks. Kiosks provide prospective retailers with a lower level commitment in terms of total space leased and overall rent. Enquiry from the discount variety sector was relatively weak, with over 50% of respondents indicating enquiry was weak or very weak.
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Tenant enquiry at neighbourhood centres fell in six months to June: JLL

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JLL’s latest retail survey shows food-based retailing strategies continue to be top of mind for shopping centre managers looking to improve performance of their centres.
Food-based and non-discretionary retailing has been a top performer in shopping centres and centre managers have been devising strategies to encourage the trend to improve overall performance, according to a recent JLL survey. 
Retail vacancy rates in neighbourhood shopping centres, which strongly feature food-based and non-discretionary based retailing, increased in the first six months of 2017 – from 2.6% of vacancy in December 2016 to 3% in June 2017.  
However, vacancy rates remained below the long-term average of 4.5% reported across the 17 Centre Managers conducted to date, according to JLL’s 17th Retail Centre Managers’ Survey.
The survey, undertaken in August across 119 Australian shopping centres under JLL management, also found the performance of anchor tenants was key to maintaining high occupancy levels to combat retail vacancy in centres.
JLL’s head of Property &amp; Asset Management – Australia, Richard Fennell said attracting additional anchor tenants or mini-anchor stores was highlighted as improving the occupancy rates and rental income of some shopping centres.
“This is a strategy that works, along with changing the tenancy mix to include food-based retailing and services such as medical centres, financial services and travel agencies. Shopping centre owners are reconfiguring and refurbishing centres to provide upgraded and expanded services to attract customers,” Fennell said.
“Owners and managers are constantly refining their strategies to address the key concerns identified in the survey that are impacting on trading performance – competition, growth in online retailing, and a challenging economic outlook.” 
<a href="https://www.propertyobserver.com.au/images/2017/10/04/JLLRetail1.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/10/04/JLLRetail1.png" alt="">
<a href="https://www.propertyobserver.com.au/images/2017/10/04/JLLVacancy.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/10/04/JLLVacancy.png" alt="">
The survey also revealed a slight improvement in sales growth expectations, with 53% of respondents expecting some sales growth in the year ahead, up from 47% in February 2017.  But most respondents expected growth to be no more than 3% per annum.
JLL’s director, Strategic Consulting, David Snoswell said consumer sentiment has been weak for an extended period of time across the nation.  
The Westpac-Melbourne Institute Survey of Consumer Sentiment has been below the 100 neutral mark between December 2016 and August 2017, dropping to a low of 95.5 in August.
“20% of respondents to our survey said they expected a decline in sales turnover in the next 12 months and gave a range of reasons for this, including strong competition in the catchment they operate in, the loss of a key tenant and the need for the centre to be refreshed/refurbished,” said Snoswell.
“When we asked shopping centre managers what factors were impacting turnover performance, competition from other centres remained the key area of concern (with a net balance of -38%), followed by online retailing (-25%) and the economic outlook (-23%).
“In contrast, the most positive factor for trading performance continues to be changes to the tenancy profile of centres to improve performance.” 
 
 
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Food-based retailing is the standout retail performer: JLL survey

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Shopping centre landlords are charging retailers “crazy” rents, franchise operator Stan Gordon has said, while urging landlords to be realistic or retailers would quit their malls in droves.
Gordon is managing director of Franchised Food Company, which has more than 200 outlets across brands like Cold Rock, Whippy, Pretzel World and Trampoline.
"The retail market is not fantastic, it's very tough. All we are asking for is fairness. We can't be in malls just to break even while making the shopping centre owners rich," Gordon was cited as saying by The Australian Financial Review.
He said the owners of Chadstone Shopping Centre in Melbourne (Vicinity Centres and the Gandel Group) asked three of its franchisees "crazy rents" when they were given the opportunity to move back in after refurbishments. 
"We told them we cannot make it work at these rents," Gordon said. 
A spokeswoman for Vicinity Centres declined to comment.
Gordon said retailers are being held for ransom by some shopping centres that had annual rent increases of 5 per cent, almost 3 percentage points more than inflation.
"Yes, these shopping centres are often undergoing multimillion-dollar upgrades – another reason for the unsustainable increases in rent – but this is only in response to the rise of online shopping," he told the AFR.
Fast-food franchise SumoSalad put two of its 20 companies into administration in June to force landlord Westfield to negotiate on rents and is close to a lower rent agreement, according to recent developments.
Gordon pointed out that staff penalty wages should drop if retailers are to remain profitable in the high-rent environment.
Claims that shopping mall landlords are oversaturating their centres with food outlets were rebutted by Peter Allen, the chief executive of Westfield landlord Scentre Group.
Allen said while retail space allocated to "food catering" was growing by 4.5 per cent, food sales were increased by 6.8 per cent.
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Shopping mall landlords charging 'crazy rents', says franchisor Stan Gordon

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Westfield shopping centre manager Scentre Group has rejected SumoSalad's claim that increase in other food outlets at its centres was hitting its sales, saying sales growth has in fact outpaced the increase in retailers.
Retail space allotted to "food catering" has grown by 4.5 percent since 2008, but sales for food catering rose by 6.8 percent, Scentre chief executive Peter Allen told The Australian Financial Review in an escalation of the landlord-tenant battle.
Fast food chain SumoSalad put two of the 20 companies in the group into after trying to negotiate cuts in leasing charges over six months with Westfield. The move was aimed to force Westfield to the negotiating table. 
SumoSalad CEO and co-founder Luke Baylis said the dispute arose after the shopping centres decided to dramatically expand the number of food outlets within shopping centres.
But Allen was of a different view.
"What we are seeing is that our productivity, our sales per square metre is increasing. So even though we are increasing [food catering] space, retail is doing better," Allen said at the Australia-Israel Chamber of Commerce retail briefing in Sydney.
"We have got to be very careful we don't mix up what we are trying to do in terms of having a competitive environment with the business performance of retailers."
Scentre and SumoSalad were still negotiating, he added.
"SumoSalad, that's a franchisee model. How good is the model, we don't know," he said.
Allen said each mix of retailers has been curated carefully, and an increase in outlets was a means of wooing more shoppers.
Westfield’s focus on ensuring that retailers were profitable by having a profit formula shared by both parties is part of its strategy to counter the threat from online shopping.
"We have a a population which is growing and we are taking a bigger share of that catchment. We are not taking from other retailers in the centre," Allen said.
He received support from Harris Farms Markets co-founder Catherine Harris, who was also on the panel on Thursday.
Harris said landlords had changed and were collaborating with tenants rather than working against them.
"I find that centres want to genuinely help retailers. That's a huge change from 10 years ago when landlords say they are the boss," she told the AFR.
If smaller retailers were not able to make it work in "larger centres", smaller neighbourhood ones or going independent were options, but only if the brand was strong enough, she said. 
"You can go to a neighbourhood centre, but you need the brand to bring in shoppers. And big centres do that for you," Harris said.
Harris Farm have recently snapped up a commercial strata space that they occupy at 24-30 Springfield Avenue, Potts Point for $11.75 million. 
Eric Lundberg and William Shen of TGC handled the sale which represents $11,900 per square metre.
It was sold returning $1.046 million nett PA. 
TGC noted "Woolworths recently signed up for a second store in the area and Aldi were also keen to open a supermarket in the area but are finding it difficult to secure a 1500 sqm box."
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Westfield's Scentre counters SumoSalad shopping centre lease claim

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Tesla owners can now charge their cars for free at Stockland retail centres, with Stockland announcing a $200,000 national roll out of Tesla Destination Chargers across 31 shopping centres from Cairns to Melbourne.
The Tesla Destination Charger rollout complements Stockland’s 17 free Charge Point facilities at 10 locations in Australia, which have been used more than 2,000 times by customers since 2015, it said.
Hon Craig Laundy MP, Federal Assistant Minister for Industry, Innovation and Science joined Stockland to charge up the first Tesla vehicle at Stockland Cammeray shopping centre in Sydney.
Laundy said it was great to see two companies committed to sustainability working together to expand low emissions technology.
Apart from EV charging networks, Stockland has previously invested $4.8 million in solar projects installed across its Shellharbour, Wetherill Park Green Hills and Nowra shopping centres in NSW. 
The shopping centres to have Tesla Destination Chargers will be as follows: 
<ul>
<li>NSW: Balgowlah, Cammeray, Green Hills, Jesmond, Merrylands, Baulkham Hills, Wetherill Park, Shellharbour, Bathurst, Nowra, Corrimal, Forster, Tamworth, Glendale, Wallsend</li>
<li>QLD: Cairns, Townsville, North Shore, Rockhampton, Bundaberg, Gladstone, Hervey Bay, Caloundra, Cleveland, Pacific Pines, Benowa Gardens, Burleigh Heads</li>
<li>VIC: Highlands, The Pines, Trarlagon</li>
<li>WA: Baldivis</li>
</ul>
Stockland says it has the most Green Star rated shopping centres in Australia.
“We’re proud to be leading the sector in sustainability and investment in this type of infrastructure and renewable energy which is so important to the future of our shopping centres and cities”, said John Schroder.
Stockland was recognised as the most sustainable real estate company in the world in the 2016-2017 Dow Jones Sustainability Index (DJSI) and achieved Global Sector and Regional Sector Leader status in the 2016 Global Real Estate Sustainability Benchmark (GRESB) survey in the category Diversified - Retail/Office.
Stockland Group executive and CEO of Commercial Property, John Schroder, said the initiative was part of the company’s broader focus on innovation, which included using social robotics in retail while increasing convenience for customers while they shop or dine.
“Just one hour connected to a Tesla Destination Charger provides up to 81 kilometres of range. We are excited to roll out these convenient facilities across our retail portfolio, allowing shoppers to plug in for free,” he said.
Schroder said the evolving retail landscape meant that technology was increasingly critical to drive innovation, efficiency and sales.
“We know EV vehicles are part of the future and we look forward to offering more features like this to meet continuing Australian demand,” said Schroder.
“It is integral that Australian shopping centres continue to evolve and adapt to retailer, customer and global demands.”
 
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Stockland rolls out Tesla charging network at its shopping centres

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The Eli Waters Shopping Centre in the Queensland town of Hervey Bay has hit the market.
It is anchored by a 3,757 square metre full-line Woolworths supermarket, secured on a 20-year lease until September 2027 plus options until 2047.
It also features 23 specialty shops, one kiosk, four ATMs and one DVD kiosk.
The centre has a gross lettable area of 6,338 square metres and it is located at 2 Ibis Boulevard at the intersection of Maryborough-Hervey Bay Road, a major arterial route from Maryborough and the areas west of Hervey Bay.
It is being marketed for sale by Peter Tyson and Jon Tyson of Savills with offers closing 6 April 2017.
Tyson said the centrebenefits from a population of over 38,000, forecast to grow to 50,000 plus by 2013.
“The centre is arguably the most convenient food and service offer in Hervey Bay with ample grade level parking, a simple retail layout featuring two mall entries and excellent exposure,” he said.
“With the strong ongoing demand in the neighbourhood shopping centre asset class, we expect a high level of investor interest in this opportunity due to its quality tenancy profile and large, fast-growing catchment.”
Hervey Bay is on Queensland's Fraser Coast, approximately 290 kilometres north of Brisbane.
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Hervey Bay shopping centre hits the market

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AMP Capital's managing director of shopping centres Bryan Hynes is stepping down after just over nine years in the role.
In his time in the top job Hynes has grown AMP Capital's shopping centres portfolio from $4 billion to $10 billion.
The portfolio now has 27 centres throughout Australia and New Zealand which generates more than $7.9 billion in annual sale.
Hynes had spent 18 years at AMP Capital, holding senior roles including Warringah Mall general manager and head of retail asset management.
As of January 1 2017 AMP Capital's head of shopping centre development Mark Kirkland will take over the role.
AMP Capital's global head of real estate Carmel Hourigan said that Marks skill set will help the company target their next phase of growth.
“With 27 years of major project experience in the property sector, 24 years of which have been focused on retail, Mark brings an impressive skill set to take our Shopping Centres business to the next phase of growth. 
“Mark has been instrumental in the successful delivery of Pacific Fair and Macquarie Centre and has contributed heavily to the efforts we have undertaken to maximise the value of the existing portfolio and enhance performance for our investors.
“Now that AMP Capital has delivered these successful developments on the east coast and will be turning our attention to developments in Western Australia, it is the right time to refocus the business under new leadership and I am pleased we have such a strong internal candidate in Mark. 
She also acknowledged Bryan's contribution over the last nine years.
“I would like to acknowledge Bryan’s significant contribution to our business, most recently leading the team in the delivery of award-winning developments at Pacific Fair and Macquarie Shopping Centres. 
"I would like to thank Bryan for the legacy he has created and his efforts in ensuring AMP Capital is best positioned to capitalise on opportunities within the real estate market.”
  
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