<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

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

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

<main data-perf-region="main">
Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

Sydney

<html><body>
The median price of an apartment Sydney is now $565,000, according to RP Data.
Sydney's apartments increased in value by 5.4% in the quarter to August, while house values increased by 5.0% in the same period.
Property Observer looks to recent Sydney sales to see just what $565,000 will buy you - and just how much you have to sacrifice to move closer to the city.
INNER RING: 0-10 kilometres from Sydney's CBD: <a href="https://www.realestate.com.au/property-apartment-nsw-mascot-117245695" target="_blank"></a>
<a href="https://www.realestate.com.au/property-apartment-nsw-mascot-117245695" target="_blank" style="line-height: 1.3em;">6/19 Johnson Street, Mascot</a>
<img src="/images/2014/09/15/1.jpg" alt=""> This two bedroom sold for $560,000 earlier this month. Located in <a href="/news">Mascot</a>, around seven kilometres from Sydney's CBD, this apartment currently rents for $500 per week (4.6% yield).
The apartment, with 65 square metres of floor space, has a bathroom with bathtub and comes with a car space and extra storeroom. It sold for below below Mascot's August median of $580,000.
<ul>
<li>Price: $560,000</li>
<li>Bedrooms: Two</li>
<li>Car Spaces: One</li>
<li>Drive to CBD: 11 minutes</li>
</ul>
<a href="https://www.realestate.com.au/property-apartment-nsw-marrickville-117258291" target="_blank">203/5-13 Garners Avenue, Marrickville</a> <img src="/images/2014/09/15/2.jpg" alt=""> With one bedroom and one bathroom, this ground floor apartment sold for $564,000 in July. The apartment comes with two private courtyards, built in robes in the bedroom, and a secure parking space.
The apartment, which has approximately 61 square metres of internal floor space, is located within the Netherfield Park security complex. <a href="/news">Marrickville</a>'s median unit price for August was $640,250.
<ul>
<li>Price: $564,000</li>
<li>Bedrooms: One</li>
<li>Car Spaces: One</li>
<li>Drive to CBD: 15 minutes</li>
</ul>
This story continues on the next page. Click below to continue.
<hr class="system-pagebreak">
Middle Ring: 10-20 kilometres from the CBD <a href="https://%20http:/www.realestate.com.au/property-apartment-nsw-epping-117614747" target="_blank">308/3 Ferntree Place, Epping</a>
<img src="/images/2014/09/15/marrickville-sept-15-breakout.jpg" alt=""> This "near new" 70 square metre apartment was sold for $563,000 in August. The one bedroom, one bathroom unit is located in <a href="/news">Epping</a>, around 18 kilometres north-west of the CBD. Its double bedroom comes with built in robes, and the apartment has a west-facing balcony.
The apartment's complex has an indoor pool, spa, sauna, gym, outdoor tennis court and a barbecue area. This apartment is priced well below Epping's August median of $711,000.
<ul>
<li>Price: $563,000</li>
<li>Bedrooms: One</li>
<li>Car Spaces: One</li>
<li>Drive to CBD: 25 minutes</li>
</ul>
<a href="https://www.realestate.com.au/property-apartment-nsw-rockdale-117436003" target="_blank">11/613 Princes Highway, Rockdale</a> <img src="/images/2014/09/15/4.jpg" alt=""> A two bedroom, two bathroom <a href="/news">Rockdale </a>apartment sold for $570,000 in July. The apartment, with a wraparound terrace, has an air conditioned open plan living and dining area and double sized bedrooms with built ins.
The 124 square metre apartment comes with an alarmed single lock-up garage. Rockdale's median unit price was $518,000 for August.
<ul>
<li>Price: $570,000</li>
<li>Bedrooms: Two</li>
<li>Car Spaces: One</li>
<li>Drive to CBD: 20 minutes</li>
</ul>
</body></html>

jrichardson-uRX5hFdKfN

Sydney apartments: How do they compare across the regions?

<html><body>
The Sydney spring auction market continues to firm with Australian Property Monitors senior economist Andrew Wilson noting "another extraordinary" weekend result of 83.3%.
The weekend’s result was above the 82.7% preliminary rate recorded last weekend.
It was the sixth consecutive weekend with success rates above 80%, the longest sequence recorded in Sydney since early April.
"The market has stepped up a gear over winter," Wilson said.
Sydney’s four-weekend average clearance rate now stands at 82.8% compared to 79.7% over the previous four-weekend period.
Even the revised rate, more reliable with more results came, in at 80.4% for the 6 September weekend, which was a rarity for 2014 auctions.
Spring auction numbers sat at 570 listings, up on the prior weekend’s 522 auctions.
The most expensive properties reported sold at auction at the weekend were a four bedroom home at 83 Nelson Street, Annandale (pictured above) sold pre-auction for $2.95 million by Pilcher Residential and a $2.95 million sale of a five bedroom house at 9 Pyrl Road, Artarmon through LJH Willoughby.
 
The Annandale house was marketed by Simon Pilcher as a modern family living by award winning architect Kieran McInerney in a wide tree-lined street close to Annandale village shops and cafes.
The most affordable property reported sold at the weekend was a two bedroom unit at 10/72-74 King Georges Road Wiley Park sold for $380,000 by McGrath.
Auction numbers will surge over the remainder of September with well over 600 auctions scheduled each weekend until the NSW October long weekend.
The upper north shore reported the highest clearance rate of all the suburban regions at the weekend with a 90.9% result from 55 reported auctions.
In the south there was a clearance rate of 87.3%.
The inner west clearance rate was 86.6% with the highest number of sales at 58.
Elsewhere the lower north shore success rate was 86.5%, Canterbury Bankstown 84.2%, the south west 82.6%, the west 82.1% and the city and east with a clearance rate of 80% from the highest number of auctions reported at 70.
Prestige auction sales surged again at the weekend with 28 sales reported above $2 million - well ahead of the 21 reported last weekend and the 22 in the prior weekend.
The most popular suburbs for auctions was Mosman and Turramurra each with nine auctions scheduled. 
The Sydney market recorded its best-ever auction results for the month of August with 2660 listings and 1925 sales, with five Saturdays boosting its success.
 The next best August performance was last year when the market hosted 2405 auctions for 1815 sales.
</body></html>

jchancellor-FAypfDUnLy

Sydney weekend auctions stick to 80% plus success rate: APM

<html><body>
The so-called ''Addams Family haunted house'' at Paddington, Verulam has been sold for $3,082,000 on its first offering since the 1920s.
The three-level Federation Queen Anne-styled offering is set on its 393 square metre Moore Park Road block.
Verulam had a price guide of $2.5 million through agent Louise Snowden of Raine &amp; Horne Double Bay.
Set opposite the SCG and Allianz Stadium, the <a href="https://www.realestate.com.au/property-house-nsw-paddington-117671911" target="_blank" style="line-height: 1.3em;">284 Moore Park Road property</a> comes with rear stables space.
Verulam, <a href="https://en.wikipedia.org/wiki/Verulamium" target="_blank">named after an ancient town in the south of Roman-occupied Britain</a>, had been listed for auction following the death of its 98 year old occupant, Jacqueline Mary Schmidt.
</body></html>

Addams family-style Paddington house sold at $3,082,000

<html><body>
A Millers Point property at 11 Lower Fort Street set a new suburb terrace record, selling for $3.95 million at auction last night.
The five bedroom home had been listed at more than $2.6 million, then $2.7 million in published marketing ahead of the auction.
The sale price was at the higher end of the onthehouse moderate guess range: $3,525,000 - $3,975,000.
The second Millers Point offering at 23 Lower Fort Street sold for $2,685,000.
The smaller four bedroom home was tipped to fetch more than $1.7 million.
The two Millers Point terraces were sold off by the NSW state government.
The <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-millers-point-nsw-2000/225929" target="_blank" style="line-height: 1.3em;">11 Lower Fort Street</a>, Ballara (pictured above), was a five bedroom, four level offering.
The other property at <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-millers-point-nsw-2000/228700" target="_blank">23 Lower Fort Street</a> (pictured below) was the 1830 Georgian town home, Tarra which boasts an impressive frontage and captures views of the Opera House.
A Government Property NSW spokesperson advised Property Observer that prior to being listed on the market the properties in Millers Point were individually valued by an independent qualified valuer who has no involvement with the sales process.  Valuations were done on the basis of a freehold sale and current condition.   The sales agents were not provided with the valuations.  "The price guides are set by agents based on market feedback," the spokesperson said.  
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/09/08/millers%20point%20sept%208%20two.jpg" alt="">
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2014/09/12/millers%20point%20sept%2012%20one.jpg" alt="">
<a href="/expert-insights/buying/the-second-millers-point-offering-fetches-2-56-million-for-state-government-housing">There had been just the two prior freehold sales</a>, topping out at $2.56 million, with both sales causing headlines as the sale prices were also well above the privately offered price guidance.  
A survey of agents by Property Observer suggests the initial four sales to date - that will assist in setting the market - were a result of the the combined circumstances, including:
<ul>
<li>The somewhat dramatic recent overall Sydney market price improvement; </li>
<li>The massive media exposure arising from the state government's decision to sell what has been until recently almost an exclusive housing commission enclave; </li>
<li>The emerging Barangaroo effect; </li>
<li>The big price difference between the prior 2009-2011 leasehold offerings (see published prices below) and the current freehold offerings; </li>
<li>
Australia's aversion to leasehold. With the 99-year lease there was a requirement of a nominated schedule of repair works, which had to be completed within two years along with heritage architects and heritage tradespeople that had to be used. Those who bought leasehold properties had to pay an essential works bond, as high as $200,000.
 
 
The first state-owned property at Millers Point at 119 Kent Street sold in August was the first of the pinpointed 293 public housing properties to be sold off at Millers Point and The Rocks.
</li>
</ul>
Leasehold prices achieved during Labor state government sell off between 2009-2011 included:
<table style="width: 460px;" summary="Sales Results" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-44-argyle-place/85027/" target="_blank" title="Wentworth Terrace a landmark Argyle Place property">44 Argyle Place</a>
</td>
<td>
$1,255,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-56-argyle-place/33787/" target="_blank" title="Historic 1840s Georgian style terrace - early association with the Fairfax dynasty">56 Argyle Place</a>
</td>
<td>
$1,100,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-119-kent-street/73234/" target="_blank" title="Historic Victorian Italianate residence - first time offered in a century!">119 Kent Street</a>
</td>
<td>
$1,070,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-121-kent-street/85012/" target="_blank" title="Grand 1880s Victorian Italianate residence ripe for reinvention">121 Kent Street</a>
</td>
<td>
$980,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-71-kent-street/73379/" target="_blank" title="Victorian Italianate villa - prime city fringe location">71 Kent Street</a>
</td>
<td>
$950,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-94-kent-street/98835/" target="_blank" title="1860s Colonial Regency Townhouse 10m frontage &amp; rare triple parking">94 Kent Street</a>
</td>
<td>
$2,365,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-22-lower-fort-street/98827/" target="_blank" title="Magnificent 1840s Victorian Regency townhouse">22 Lower Fort Street</a>
</td>
<td>
$1,400,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-88-windmill-street/48287/" target="_blank" title="Picturesque Colonial Georgian harbourside home">88 Windmill Street</a>
</td>
<td>
$1,100,000
</td>
</tr>
</tbody></table>
Fairfax Media recently suggested the previous record price for a house in Millers Point was set in 2009 when a freehold home on Lower Fort Street sold for $3.05 million.
It now carries an <a href="https://www.onthehouse.com.au/reports/property_profile/5575185/37_Lower_Fort_Street_DAWES_POINT_NSW_2000/" target="_blank">onthehouse estimate of </a><a href="https://www.onthehouse.com.au/reports/property_profile/5575185/37_Lower_Fort_Street_DAWES_POINT_NSW_2000/" target="_blank">$4,758,800 - $5,366,800</a> were it to return to the market by its private vendor.
 
The average price achieved from the first four sales is $2.75 million against the average $1.3 million sale under the leasehold sell-off by the previous government.
 
The McGrath chief executive John McGrath named Millers Point as his "top pick" of the Sydney buyer opportunities.
Professor Bill Randolph, director of the city futures research centre at the University of NSW, noted in Fairfax Media the rapid speed of gentrification.
 
"In Redfern, Paddington, Glebe and Balmain it was a slow-burn process of middle-class people buying property from working-class people," he said.
"This is a different process."
 
 
 
 
 
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The five reasons why Millers Point prices are red hot, as terrace record hits $3.95 million

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After seeing double digit price growth in the past 12 months, do Sydney's property prices still have growth left? Or have we seen the top of the market's cycle?
After Sydney recorded 5.0% price growth over the August quarter and 16.2% in the 12 months to August with falling yields, RP Data's research director Tim Lawless noted that better investment opportunities may now be available in the <a href="/expert-insights/investing/investors-should-look-to-smaller-capital-cities-for-returns-rp-data">country's smaller cities.</a>
“Potentially there are better investment returns to be had in the smaller capital cities where the growth trend is less mature and yields are also healthier,” he said.
Property Observer asked five leading property experts whether the Sydney property market still has room to grow.
<img src="/images/authors/fullbody/Margaret-Lomas3.png" alt="" style="float: right;">Margaret Lomas, founder of Destiny Financial Solutions
The Sydney market has heated up to now being considerably above the affordability for the average family. Depending upon how it's measured, the median Sydney house price is now around $130,000 more than the average Sydney family can afford. When this happens, all but very low value pockets stabilise and, where buyers have rushed in in the midst of buyer frenzy, some areas experience short term values losses.
For investors, this overheated market also now offers very lacklustre rental yields, most below 4% and many at around 3%. The combined effects of stabilising prices and poor rental yields removes the attractiveness of many Sydney suburbs for investment.
In order to gain any value from the Sydney market at this time, a buyer must be looking in outer suburbs where median prices remain below the affordability level and where rental yields remain high. These areas can also often offer larger blocks which can later be subdivided or added to via a granny flat which can also boost yields.
Now is the time to also be considering the ripple effect - already the Wollongong and Central Coast markets, which both remain highly affordable with strong rental yields, are seeing increased attention and property value increases
Andrew Wilson, Australian Property Monitors senior economist<img src="/images/authors/fullbody/Andrew-Wilson.png" alt="" style="float: right;">
I think we've seen the top of the cycle in terms of the rate of growth, and that was over the December quarter last year.
That's no surprise: that's when the peak of that pent up demand maximised itself with the low interest rates. Growth has been bubbling along since, but it's certainly not at the same rate of growth of last year. The rule of thumb is that after the peak, the rate of growth will halve each year. We saw about 15% to 16% annualised growth last year; this year, we'll get about half that, and we'll see around 4-5% next year.
Depending on how the economy goes, it'll hold there at around the rate of inflation, and turnover will flatten a bit.
There's no doubt that price growth is moderating, and will be around about 8-9% this year, maybe 10%. It's still going to be clearly the strongest of all capitals.
That means it's been about 20% price growth over two years, which is a pretty good result for homeowners. But it's also unsustainable - income growth is barely keeping up with prices growth.
Investors are Sydney's "X factor" - that's what's continuing to keep prices higher than income capacity would allow. It's sort of a self perpetuating thing. Investors are attracted by higher prices, and it's only when there's a clear sign that price growth is slowing that they leave the market.
Price growth is back to being higher in the outer suburbs. A lot of that is investor activity.
We've seen five weeks in a row of 80% clearance rates in Sydney - it's certainly risen over the last months. We've got higher numbers of listings coming through - August had a record number of listings - and we'll probably break the September record. So activity is holding up.
But we're not going to see the prices growth we saw a year ago.
Article continues on the next page with responses from AMP Capital's Shane Oliver, hotspotting.com.au's Terry Ryder and SQM Research's Louis Christopher. Please click below.
<hr class="system-pagebreak">
Louis Christopher, SQM Research managing director<img src="/images/authors/fullbody/Louis-Christopher.png" alt="" style="float: right;">
Yes, it does - there are a couple of reasons.
While I know Sydney's had a strong run and there's been a lot of concern, compared to historical averages over the past thirty years, its valuation is in line.
It's been far more overvalued, as recently as 2009, and in 2003, than what it is today. On a valuation basis, we do agree that it's looking expensive, but historically, it's not at its worst.
We've also got a situation with regards to current population growth trends. Sydney is growing by 60,000 people per year. That's a solid rate of per year growth. Where do all those people go?
The bottom line is, they need housing. That means demand for residential accommodation, by rent or by sale, and it will continue to increase for the forseeable future. For the next year at least, we're probably going to under-constructing to meet that demand. The supply side is going to seriously respond in 2016, and there will be a question mark for the Sydney property market for 2016, but we don't believe that there will be an oversupply situation for 2015.
The state economy's also been improving. New South Wales has one of the lowest unemployment rates by state, and the state budgets are looking good. We've got some very large infrastructure projects in the pipeline, including the North-West Rail Link, the second airport - of course, that's some time away, but the planning for that will start in earnest.
Historically, yes it is expensive, but it's far from the worst it's been.
Recent current indications such as stock on market, auction clearance rates and asking prices are all pointing to one thing: the market continues on with its current momentum.
Just like the stock market, property prices are never too high to go higher, and they're never too low lower.
Terry Ryder, founder of hotspotting.com.au<img src="/images/authors/fullbody/Terry-Ryder.png" alt="" style="float: right;">
There’s no doubt the best time to buy in Sydney has long passed. There will still be growth but buyers need to be more selective about location.
The pattern of sales across the metropolitan area shows that the momentum in Sydney has shifted from the millionaire suburbs to the middle ring and outer suburbs.
Locations with the greatest upside include the Blacktown, Parramatta, Liverpool, Penrith and Campbelltown municipalities – all of them in the west or south-west of the metro area. The exception is the Baulkham Hills LGA in the north-west.
The Price Predictor Index published by hotspotting.com.au shows that many of the so-called prime markets with median prices above $1 million have been downgraded, as sales levels moderate. In the past four quarters in Killara, for example, sales volumes have fallen from 111 to 106 to 81 to 65.
By contrast, sales in humble Minto in the Campbelltown LGA have risen from 35 to 45 to 50 to 66 in recent quarters, a pattern of rising activity likely to produce price growth.
Longer-term, investors in Sydney should focus on the areas set to benefit from new infrastructure, especially transport infrastructure, as this is the single biggest driver of real estate growth.
The Rouse Hill precinct will benefit from the North West Rail Link while locations in the Liverpool and Blacktown precincts are most likely to be boosted from infrastructure development for the Badgerys Creek airport.
Shane Oliver, chief economist at AMP Capital<img src="/images/2014/09/11/shane-oliver-profile.jpg" alt="" style="float: right;">
I think it's getting pretty close to its peak. You've got to be wary, because it's possible rates will stay this low well into next year. So we could see another 9 months or so of decent gains in prices. But once they start to go up, a lot of the heat will go out of the market. But even before that, they'll slow down,  due to affordability issues.
With current rates of income growth and the prospect of interest rate increases, it's understandable that price growth will fall back to a slower pace. In the next six months we'll start to see that.
But the property market goes in spurts. A couple of years ago, Sydney lagged, and had been for a long time. After 2003, it took a back seat to the rest of the country. New South Wales' economy is picking up, so the fortunes of the state have turned around, so you can sort of understand why after a decade of lagging national house price gains, you're starting to see growth again.
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Exclusive: Does Sydney's market still have growth left?

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With plans for a three-level penthouse to top off the proposed Crown Sydney hotel and casino at Barangaroo, Sydney might soon join New York, London and Hong Kong in the $100 million penthouse club.
The proposed Crown penthouse would occupy the top three levels of the 69 storey complex, possibly appealing to local or international billionaires keen to capture what could be Sydney’s ultimate address.
But while this penthouse comes with an impressive price tag, it’s not that much of a rarity and surprisingly global buyers are well catered for in this heady price bracket. 
A penthouse in the very ritzy London suburb of Knightsbridge <a href="https://www.theguardian.com/uk/2011/apr/16/knightsbridge-flat-sold-for-136m" target="_blank">sold recently for about AU$255 million</a> – in London’s red-hot property market the unfurnished penthouse of 1,500 square metres has views towards Hyde Park and Harrods department store.
Meanwhile, <a href="https://www.bloomberg.com/news/2014-06-02/nyc-woolworth-tower-condo-priced-at-record-110-million" target="_blank">in New York there’s a US$100 million penthouse</a> in a re-vamp of the top levels of the famous Woolworth Building. The seven-level home has captured the imagination of New Yorkers occupying the landmark tower’s top floors with three bedrooms, a double-height great room, a private elevator, and a library in the observation deck. To be marketed as “The Pinnacle”, the asking price equates to what looks like a modest US$11,700 per square foot.
The penthouse is one of 34 apartments in the Woolworth Building’s re-vamp with a total anticipated gross of US$444 million. Apart from the US$110 million penthouse, there are three other apartments with US$20 – $28 million plus price tags. One other at US$15 million and five apartments at what looks like a modest US$5 million.
“The Pinnacle” will span 9,400 square feet with just under 500 square feet of outdoor space and the US$110 million price will be a record for Downtown New York and one of the priciest listings ever to hit the city.
If you are feeling a little left out of the $100 million club, then it’s comforting to know that prices will start at just US$3.9 million for a 1,290-square-foot toe hold on the 44th floor of this iconic building. Speculating about Crown’s possible plans for the more modest apartments in it’s Barangaroo building, Sydney might well eclipse these prices – and so admit mere mortals.
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pchittenden-eLqUUC8TWW

Sydney may be about to join the $100 million penthouse club

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A home at Freshwater on Sydney's northern beaches has been sold for $2.2 million, reflecting land value for the 367 square metre offering.
It was listed with price expectations in the high $1 millions.
Listing agent James Smyth said that the sale reflected a record land price. 
<a href="https://www.homehound.com.au/listing/for-sale/nsw/sydney-region/northern-beaches/freshwater-northern-beaches/23-carrington-parade-freshwater-nsw-2096/" target="_blank">The original timber cottage </a>with views - south towards Manly and north to Curl Curl - last sold 103 years ago.
The 23 Carrington Parade, Freshwater was sold by executors of Rita Edwards, who passed away within weeks of her 100th birthday.
Rita’s mother-in-law bought the beachfront block in 1911 and built the house in 1913.
The Freshwater average sales period sits at around 10 years, according to RP Data.
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Freshwater $2.2 million sale after 103 years

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Where would the top real estate industry experts buy? It’s a question regularly asked by property investors.
John McGrath, one of Australia's leading commentators and real estate identities, has shared the areas he believes investors should take a look at, and his reasoning.
Here are his top 10 Sydney picks. Keep an eye on Property Observer for his other states and territory picks over the coming week, from the McGrath Report 2014.
<a href="/news"><img src="/images/2014/07/04/yellow-one.jpg" alt="" style="float: left;">  </a><a href="/news">Millers Point</a>, <a href="/news">The Rocks</a>
 This historical northern fringe of the CBD is about to explode. With the top end of the town as one neighbour, Barangarroo as another &amp; Sydney Harbour at your door it is the best located suburb in the country.
 
<a href="/news"><img src="/images/2014/07/04/yellow-two.jpg" alt="" style="float: left;">  Camperdown, </a><a href="/news">Erskineville</a>, <a href="/news">Newtown</a>
Close to the CBD &amp; benefitting from Sydney University embedded within. King Street retail strip along with Erskineville Village are great spots to wander &amp; find great coffee on the weekend. The Victorian terraces make this area somewhat unique and add to its charm.
 
<a href="/news"><img src="/images/2014/07/04/yellow-three.jpg" alt="" style="float: left;">  Botany, </a><a href="/news">Mascot</a>
Once a working class industrial factory suburb, this area has transformed itself completely &amp; is fast becoming a fashionable address. Right next door to the airport it will come into its own for commuters.
 
<a href="/news"><img src="/images/2014/07/04/yellow-four.jpg" alt="" style="float: left;">  Balmain</a>, <a href="/news">Birchgrove</a>
This area is not cheap. Nor should it be. Minutes by car or ferry to the CBD. Lace terraces alongside contemporary town homes, small warehouses &amp; nearby apartments – all wrapped around a hub of activity &amp; restaurants in the village.
 
<a href="/news"><img src="/images/2014/07/04/yellow-five.jpg" alt="" style="float: left;">  Earlwood</a>, <a href="/news">Bardwell Park</a> 
For many years this hidden gem has escaped the radar of many buyers. Only 12km from the CBD &amp; with an historically large Greek community, it is now being discovered by a new group of buyers who may have previously bought in areas like Haberfield &amp; Five Dock.
Turn over page for results six to ten
<hr class="system-pagebreak">
RESULTS SIX TO TEN
<a href="/news"><img src="/images/2014/07/04/yellow-six.jpg" alt="" style="float: left;">  Concord</a>
Walk down the thriving coffee strip on Majors Bay Road. Look around &amp; you’ll feel that this is an area on the move. Whilst prices are no longer the obvious value they were a few years ago, they’re still well short of where they will be in the next ten!
 
<a href="/news"><img src="/images/2014/07/04/yellow-seven.jpg" alt="" style="float: left;">  Little Bay</a>, <a href="/news">Matraville</a>, <a href="/news">Chifley </a>
The smart young families who want an Eastern Suburbs beachside location without the price tag have discovered this area. Full of leisure &amp; sporting pursuits, it’s now home to a growing army of young professionals with families seeking better value &amp; more land than the inner City alternatives.
 
<a href="/news"><img src="/images/2014/07/04/yellow-eight.jpg" alt="" style="float: left;">  Forestville</a>
Surrounded by bushland Forestville is hidden between the northern surf beaches &amp; the leafy North Shore. This cosy neighborhood is rapidly becoming the preferred address for many buyers from the East &amp; Inner West who are craving more land &amp; value for money.
 
<a href="/news"><img src="/images/2014/07/04/yellow-nine.jpg" alt="" style="float: left;">  Rouse Hill</a>, <a href="/news">Castle Hill</a>
An hour wandering through Rouse Hill Town Centre retail village tells you this area is thriving. As new transport links arrive this area will have everything it needs. Strong growth over 5 years.
 
<a href="/news"><img src="/images/2014/07/04/yellow-ten.jpg" alt="" style="float: left;">  Dolls Point </a>
This picturesque pocket on the edge of Botany Bay is home to a small tight knit group of 1500 residents. Buy to occupy or as an investment &amp; you’ll be rewarded by the increasingly popular enclave.
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jduke-EHk3XBmHkn

John McGrath’s 10 Sydney suburb picks

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Published price estimates are being given on the next two Millers Point terraces being sold off by the NSW state government.
They go to auction this Thursday.
There is more than $2.6 million expected for <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-millers-point-nsw-2000/225929" target="_blank">11 Lower Fort Street</a>, Ballara (pictured above), a five bedroom, four level offering.
Anther property at <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-millers-point-nsw-2000/228700" target="_blank">23 Lower Fort Street</a> (pictured below) comes with a $1.7 million plus forecast. It is the 1830 Georgian town home, Tarra which boasts an impressive frontage and captures views of the Opera House.
<img src="/images/2014/09/08/millers%20point%20sept%208%20two.jpg" alt="">
The listing agents had been under pressure for greater disclosure in the aim of price transparency, and achieving the best possible auction price.
There is however no price guidance on the subsequent offering on 25 September through Di Jones which is <a href="https://www.dijones.com.au/millers-point-86-windmill-street/1704067/" target="_blank">86 Windmill Street</a> (pictured below).
<img src="/images/2014/09/08/millers%20point%20sept%208%20three.jpg" alt="">
Nor any public estimate for the <a href="https://rwdbgroup.com/nsw/millers-point/1187867/" target="_blank">30 Argyle Place</a>, 8 October offering through Craig Pontey at Ray White Double Bay.
<a href="/expert-insights/buying/the-second-millers-point-offering-fetches-2-56-million-for-state-government-housing">There have been just the two freehold sales so far</a>, topping out at $2.56 million, with both sales causing headlines as the sale prices were well above the privately offered price guidance.  
A survey or agents by Property Observer suggests the initial two sales - that assisted in setting the market - were a result of the unusual circumstances, including:
<ul>
<li>The somewhat dramatic recent market price improvement;</li>
<li>The massive media exposure arising from the state government's decision to sell;</li>
<li>The emerging Barangaroo effect;</li>
<li>The big price difference between the prior 2009-2011 leasehold offerings (see published prices below) and the current freehold offerings;</li>
<li>Australia's aversion to leasehold.</li>
</ul>
The first state-owned property at Millers Point at 119 Kent Street was the first of the pinpointed 293 public housing properties to be sold off at Millers Point and The Rocks.
Under instructions from the government, McGrath Estate Agents was not allowed to publicly disclose details on the auction offering.
The latest offerings do not come with the logo advising sale by by Government Property NSW on their website ads. 
Leasehold prices achieved during Labor state government sell off 2009-2011:
<table style="width: 460px;" summary="Sales Results" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-44-argyle-place/85027/" target="_blank" title="Wentworth Terrace a landmark Argyle Place property">44 Argyle Place</a>
</td>
<td>
$1,255,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-56-argyle-place/33787/" target="_blank" title="Historic 1840s Georgian style terrace - early association with the Fairfax dynasty">56 Argyle Place</a>
</td>
<td>
$1,100,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-119-kent-street/73234/" target="_blank" title="Historic Victorian Italianate residence - first time offered in a century!">119 Kent Street</a>
</td>
<td>
$1,070,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-121-kent-street/85012/" target="_blank" title="Grand 1880s Victorian Italianate residence ripe for reinvention">121 Kent Street</a>
</td>
<td>
$980,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-71-kent-street/73379/" target="_blank" title="Victorian Italianate villa - prime city fringe location">71 Kent Street</a>
</td>
<td>
$950,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-94-kent-street/98835/" target="_blank" title="1860s Colonial Regency Townhouse 10m frontage &amp; rare triple parking">94 Kent Street</a>
</td>
<td>
$2,365,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-22-lower-fort-street/98827/" target="_blank" title="Magnificent 1840s Victorian Regency townhouse">22 Lower Fort Street</a>
</td>
<td>
$1,400,000
</td>
</tr>
<tr>
<td>
MILLERS POINT
</td>
<td>
<a href="https://www.dijones.com.au/millers-point-88-windmill-street/48287/" target="_blank" title="Picturesque Colonial Georgian harbourside home">88 Windmill Street</a>
</td>
<td>
$1,100,000
</td>
</tr>
</tbody></table>
<div class="page" title="Page 1">
<div class="layoutArea">
<div class="column">
In 2011 the Housing NSW chief executive Mike Allen advised the first 16 offerings on 99 year leases had realised $34.13 million with all the money raised is being invested in new social housing units as part of the Inner West Social Housing Strategy.
Proceeds from these initial auctions went to building new social housing in suburbs such as Concord, Abbotsford and Camperdown, as well as the 88 architecturally–designed, environmentally sustainable units located on the block bounded by Lilyfield Road, Balmain Road and Edward Street, Lilyfield.
</div>
</div>
</div>
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Next Millers Point government terrace sell off - with record $2.6 million plus price guidance

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The Sunland development group has spent $18 million on Harry Triguboff’s remaining three hectare Warriewood site on Sydney’s Northern Beaches.
It had been listed earlier this year with $25 million plus ambitions.
After Meriton's high-density attempts, Sunland Group said in a statement to the Australian Securities Exchange that it had earmarked the site for a residential community comprising 81 town home residences.
It has an estimated end value of $80 million.
Sunland said that the 18 Macpherson Street project was expected to be launched in 2016 pending planning and design approvals for the 3.5 hectare holding.
There is a<a href="https://warriewoodbuild.wordpress.com" target="_blank"> very active residents' association in the suburb</a>.
Set next to Flower Power nursery, Meriton had sought permission to build up to 280 dwellings, or 80 homes per hectare, up to four storeys in height.
Meriton had previously undertaken lengthy court hearings to secure its desired high density on nearby Warriewood projects, the Sanctuary on Oceanvale.
Sunland’s existing portfolio includes a prime six hectare site in the nearby suburb of Ingleside.
Its North Kellyvillle project, Dahlia secured a first stage sell-out recently.
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