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

Joel Robinson

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

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

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

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

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

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Victoria

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Enquiries are streaming in from across the globe following the Victorian Government’s conditional approval of Crown Resorts and Schiavello’s super-prime Melbourne residential offering One Queensbridge late last week.
The development, designed by London-based architectural firm Wilkinson Eyre, will comprise a 388-room, luxury, six-star hotel and approximately 700 apartments in addition to a unique publicly-accessible restaurant and lounge located at the top of the tower.
The sales and marketing for One Queensbridge is being led by Knight Frank’s Director, Sales &amp; Marketing One Queensbridge, Erin van Tuil and the firm’s global, industry-leading project marketing team, in collaboration with Crown Resorts and Schiavello.
According to Ms van Tuil, an influx of enquiries has already been received from across the globe.
“Since the Victorian government’s conditional approval announcement late last week, we have received many enquiries from a range of global locations, including Australia, Asia Pacific, the UK and the Middle East.
“One Queensbridge is creating a new super-prime residential market in Australia and putting us on the global map for luxury property.
There is a significant international market for properties of this calibre.
“Wealthy investors are more mobile than ever and investment flows are targeting new markets – including Australia.
“Considering uncertainty in global markets, following on from Brexit and the US Presidential Election last year, it is clear that people are looking to safe-havens such as Australia for investment and they want to deal with established global wealth advisers like Knight Frank to do so.”
Knight Frank’s Director, Residential Research, Australia Michelle Ciesielski said Knight Frank’s latest figures show a growing global population of ultra-high net worth investors.
“According to our latest figures, there are now 187,468 ultra-high net worth investors globally – marking a 61% rise from a global ultra-high net worth investor population of 116,800 in 2005.
“By 2025, the global population of ultra-high net worth investors is set to rise by 41% to 263,483. This market is growing, and they will be looking to invest in the best-quality offerings.”
According to Knight Frank’s latest <a href="https://kfcontent.blob.core.windows.net/research/323/documents/en/q3-2016-4201.pdf" target="_blank">Prime Global Cities Index </a>for Q3 2016, which monitors and compares the performance of prime residential prices across key global cities, in Australia Melbourne came sixth on the list with a 10.2 per cent increase over the year to September 2016. Sydney was ninth on the list with an 8.1 per cent increase over the same time.
Ms Ciesielski said, “Melbourne overtook Sydney in Q3 2016 to be the best performer in Australia for prime residential, ranking in sixth place globally.
Price growth in the Sydney and Melbourne prime residential markets, although lagged, has generally followed an upward trajectory in the Australian share market post the Lehman’s collapse.
Since this time, the upswing in the share market along with other stimulus such as  a stable political environment and favourable exchange rates have renewed confidence in the prime end of the market,” said Ms Ciesielski.
“As the world’s most liveable city for the past 6 years Melbourne has a track record of attracting buyers from the Asia Pacific region, but our Global research, the Wealth Report, shows an increasing interest and wealth flow into Australia from across the globe,” concluded Ms van Tuil.
For more information or to enquire, visit <a href="https://www.onequeensbridge.com/" target="_blank">https://www.onequeensbridge.com/</a>.
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j.ballantyne1990-6AQqhLzZaK

Influx of global enquiries after One Queensbridge approval

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An award-winning restaurant/function centre set on more than 6.88 ha in Olinda, Victoria has sold for $2.5 million through Ray White after a price reduction.
Olinda Tea House, Wedding, Conference Centre and Flower Farm at <a href="https://www.realcommercial.com.au/property-hotel+leisure-vic-olinda-502134650" target="_blank">86 Olinda Monbulk Road, Olinda, Vic 3788</a> is one of the most iconic venues across the Dandenong Ranges, according to the property’s description.
The property's features include a restaurant/function centre with clear-span dining area, commercial kitchen, guest/staff amenities and office facilities.
Designed by Smith + Tracey Architects this eco-friendly and award winning building is oriented to maximize north solar access and views down the valley. Solar panels run along the rooftop for energy efficiency.
Other features include a four-bedroom residence with its own private driveway and gardens. Around an hour's drive from the CBD in one of Victoria's premier tourist precincts.
The flower farm is leased. 
The property was listed in September 2015 for $3.6 million and spent 523 days on the market, according to RP Data.
<div title="Paul Waterhouse">The selling agents were Paul Waterhouse and Stefanie Taylor.</div>
 
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prateek24-ezbwHMbNAk

Olinda Tea House sells for $2.5 million

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There had been limited rural sales activity in South West Victoria, according to Herron Todd White’s December 2016 report.
The property advisory firm says it was against the backdrop of above usual winter rain and the market for cattle and sheep continuing at high prices.
But there had been limited sales activity when spring is traditionally the busy marketing period for farms.
Agents report the stock of property put to the open market is down on previous years for spring.
The farms in a wetter than usual state and therefore considered not appropriate to market and the increased farm income from continued strong prices for beef cattle and sheep have influenced the reluctance to offer farms to the market.
But the valuation firm noted the market's albeit limited activity "indicates values have firmed."
Grazing property was best summarised as seeing a small number of sales matched by the demand from usually corporate buyers.
"Several large name holdings that are well developed including good infrastructure have recently sold after strong competition from prospective purchasers.
"These properties generally comprise an area in the order of 2,000 to 5,000 hectares and usually attract local buyers.
There is limited stock," the report advised.
The valuers inquiry was stronger where the property is a sound, productive, ready to go farm without need for capital works to improve.
"From this local buyer pool a limited number of sales have occurred for grazing farms ranging in area from approximately 40 to 200 hectares.
"The property which is well developed is more readily saleable compared to a property requiring improvement which is slow to sell unless the price reflects the state of the property."
As a broad benchmark, the value of grazing land is in the range of $7,000 to $8,650 per hectare (ex buildings).
HTW detected recent sales for broad acre grazing property through the Hamilton district pointing to a lesser difference in value compared to similar type properties through the Hawkesdale district.
It also advised, "not surprisingly", the dairy farm market has almost gone into hibernation.
It noted the November auction listing of a 400 acre/162 hectare <a href="https://landmarkharcourts.com.au/Property/647169/LTO3954/326-Cresent-Road" target="_blank">dairy farm at Simpson</a> through Landmark Harcourts Timboon.
It sold for $1,709,000, having been listed on and off over recent years with initial $6300 per acre hopes, then $5000 per acre expectations.
There was also a December offering of a 370 acre <a href="https://www.realestate.com.au/property-dairy-vic-princetown-7866946" target="_blank">dairy farm at Princetown</a> which remains for sale at $4800 per acre.
The district's rainfall was noted as making a big difference in South West Victoria.
"Full reservoirs and flooding to many regions in Echuca saw many worried about water damage to crops rather than turning the mowers into paddocks.
This resulted in significant demand in most districts with the main exception being irrigated properties which were held back mainly by price cuts in the dairy industry and challenges in the horticultural sector.
This has resulted in a significant shift upward in underlying land prices, particularly in the Mallee where modern farming techniques are boosting confidence of producers that a yield is possible even with below average rainfall with good management," HTW advised.
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Limited spring 2016 rural sales activity in South West Victoria: HTW

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Apartment and unit owners in Victoria are being urged to be on the lookout for a new wave of crime aimed at the $1.2 trillion strata sector.
Recent reports have confirmed letterboxes outside apartment blocks have been targeted by criminals believed to be working for international crime syndicates, in a massive identity theft scheme.
And according to one of Australia’s largest body corporate management companies, it is a problem on a national scale.
Ace Body Corporate Management (Ace) provides body corporate management service to over 60,000 strata property lots nationwide.
They say cases observed by their team around the country, require a vigilant response from apartment and unit owners in Victoria.
Ace chief executive officer Stephen Raff said with the holidays fast approaching, we urge apartment and unit owners to do whatever they can to prevent letterboxes being broken into.
“We are about to come into a period where owners are away for days and weeks on end, leaving mail sitting in their letterboxes, and without a suitable response, the door is open for this issue to worsen.”
Letterbox theft has been a problem for years but NSW Fraud and Cybercrime Squad detectives say they have established direct links between international identity thieves and the large-scale theft of residential mail, and with several cases in hand of this being a national problem, Mr Raff urges authorities in all regions to give the issue proper attention.
“Stolen mail isn’t a new issue for property owners and police to worry about, but it’s the huge impact that identity theft can have in the digital age that should prompt swift action.”
“We put a call out for feedback within our team of body corporate managers around the country, and the response was astounding, as to the scale of the issue.”
“Managers in Melbourne’s Southbank precinct speak of ‘weekly’ occurrences of strange activities being caught on CCTV outside of their property’s mailboxes.
Team members in Perth are currently dealing with one building over 40 lots having their mailboxes secured after a recent break in and the list goes on.”
“There is no doubt in our mind that this should be priority number one for owners corporations in planning for the holiday period ahead, and we hope to see a real push towards seeing this issue investigated by police as well.”
Mr Raff says for an issue with such complicated links, the steps owners corporations can take are rather simple and being vigilant now will save the pain of crime affecting communities later.
“In terms of a plan the SAFER guidelines by Epsilon are the simplest and most effective ways for strata communities to protect their property and occupants from crime.
“Security audits, Adaptive design, Fool-proof planning, Efficient installation and Regular maintenance are the simple, affordable steps in this process and we encourage all communities to consider adopting this plan prior to the Christmas holidays.”
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Property 101: Apartment and unit owners in Victoria urged to boost securty due to email thefts

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Kilmore is ranked the Victorian location with a highest number of distressed house offerings, according to Investar’s latest market report. 
Around half its listings are being offered at a discount or distressed price.
Curlewis and Cranbourne also had high discount levels among its listings.
The median house price at Kilmore is $333,000. Houses are being typically rented at a $340 median weekly rent.
Houses are averaging 110 days on the market before being sold.
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<table style="width: 546px;" border="0" cellpadding="0" align="left"><tbody>
<tr>
<td>
Suburb
</td>
<td>
Postcode
</td>
<td>
Dwelling type
</td>
<td>
Bedrooms
</td>
<td>
% of listings
</td>
</tr>
<tr>
<td>
Kilmore
</td>
<td>
3764
</td>
<td>
House
</td>
<td>
4
</td>
<td>
51%
</td>
</tr>
<tr>
<td>
Curlewis
</td>
<td>
3222
</td>
<td>
House
</td>
<td>
4
</td>
<td>
43%
</td>
</tr>
<tr>
<td>
Cranbourne
</td>
<td>
3977
</td>
<td>
House
</td>
<td>
2
</td>
<td>
41%
</td>
</tr>
<tr>
<td>
Wallan
</td>
<td>
3756
</td>
<td>
House
</td>
<td>
4
</td>
<td>
40%
</td>
</tr>
<tr>
<td>
Coronet Bay
</td>
<td>
3984
</td>
<td>
House
</td>
<td>
3
</td>
<td>
31%
</td>
</tr>
</tbody></table>
</div>
 
 
 
 
The list was produced using sales listing data including distressed sale condition keyword analysis.
It identified listings with one or more keywords that would indicate an increased level of seller motivation and calculated this as a percentage of total listings on the market.
It is designed to identify suburbs with the highest percentage of potentially distressed price stock based on the descriptions used by agents and vendors.
The category also included price reduction activity.
A currently tenanted house at <a href="https://www.realestate.com.au/property-house-vic-kilmore-121845038" target="_blank">4 Blackduck Crossing</a> (above) had its price reduced several time until its recent $290,000 sale. 
It had been dropped to a $300,000 asking price from $310,000 having been listed in February at $335,000.
It last sold in 2010 at $293,000. 
 
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Kilmore takes top spot for distressed house offerings in Victoria: Investar

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Farmers are holding onto dairy farms in the south west region of Victoria until a stronger situation in the dairy farm industry according to Herron Todd White's rural report for November.
HTW said although confidence has been shaken, there is presently an element of optimism for the future and dairy farmers are adapting to different management processes.
"In mid 2016 there was much well publicised negative press coverage in regard to the dairy farming industry, highlighted by Murray Goulburn’s sudden back dated drop in farm gate milk prices paid to farmers, with income to farmers less than cost of production (below break even point)," the report said.
"Added to this were higher than usual feed costs incurred by farmers due to the drier than usual seasonal conditions sustained since 2013.
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"Despite the mood in the dairy farm industry, there has not been a flood of farms on to the market from dairy farmers anxious to relinquish dairying and it is anticipated this will continue until farmers are in a stronger nancial situation. 
"There is now a significant focus on cost control with the business strategy being reviewed to reduce debt and rebuild equity rather than chasing profit margin. On farm adjustments are being made to downgrade off farm feed requirements, increase rate of culling of less productive stock and repairs and maintenance treated only on an essential need basis.
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"There is presently limited enquiry from the corporate and foreign sector for the purchase of dairy farms and the availability of suitable farms to consider is equally limited. Unless the farm satisifies an absolutely thorough due diligence and the prospect of longer term capital growth is encouraging, it will not be purchased. 
"The recent sale at auction (September 2016) of a 182 hectare, average dairy farm located just outside Timboon township which sold for $12,355 per hectare, purchased by a neighbour points to an approximate 10 percent to 15 percent drop in value from the peak of the market pre GFC. "
Property Observer found a dairy farm currently on the market in Timboon with approximately 165.00ha. 
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</div>
The property, <a href="https://www.realcommercial.com.au/property-commercial+farming-vic-timboon-501915754" target="_blank">115 Church and Trotters Road, Timboon</a>, has irrigation, a freestall barn with a capacity of approximately 1,000 cows, 50 unit rotary design dairy and modern, four bedroom residence completed in 2008.
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jonathanchancellor-7SQnKwU6yx

Victorian dairy farmers weathering rural market

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A motel in the scenic seaside village of Port Campbell, close to Victoria's famous Twelve Apostles, is on the market along with another adjacent vacant site.
The property, <a href="https://www.commercialrealestate.com.au/property/2-10-lord-street-port-campbell-vic-3269-2013115367" target="_blank">2-10 Lord Street</a>, sits on the southern arm of the Port Campbell harbour, across the road from the ocean and sandy swimming beach, abutting and overlooking the Coastal National Park.
<img src="/images/2016/11/17/Screen%20Shot%202016-11-17%20at%209.37.14%20AM.png" alt="">
The motel has 26 rooms set on 4,096 square metres. It is close to restaurants, cliff top lookouts and the jetty.
The property is offered with vacant possession, including a fully equipped inventory to run the business. It is in Business Zone 1.
<img src="/images/2016/11/16/Vic2.png" alt="">
The adjoining beach-facing vacant allotment has an area of 1,011 square metres.
<img src="/images/2016/11/17/Screen%20Shot%202016-11-17%20at%209.38.48%20AM.png" alt="">
According to the property's description, the combined title areas represent "one of the most desirable land holdings on the Great Ocean Road".
The freehold property is close to Great Ocean Road destinations Loch Ard Gorge, 12 Apostles &amp; Shipwreck Coast.
<img src="/images/2016/11/17/Screen%20Shot%202016-11-17%20at%209.38.35%20AM.png" alt="">
The motel is located in a tourism hotspot that sees around two million visitors every year.
The listing agent is John Castran of John H Castran Pty Ltd.
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Motel on the Great Ocean Road offered for sale

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Keysborough and Springvale takes joint top spot as the fastest growing suburbs for price rises in Victoria, according to Investar’s latest market report.
The property investment firm states that both Springvale and Keysborough house prices jumped by 29% throughout the year.
This is followed by Morwell with 20% and Doncaster with 19%.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="106">
Suburb
</td>
<td valign="top" width="106">
Bedrooms
</td>
<td valign="top" width="106">
Median listing price
</td>
<td valign="top" width="106">
1 year change
</td>
</tr>
<tr>
<td valign="top" width="106">
Keysborough
</td>
<td valign="top" width="106">
3
</td>
<td valign="top" width="106">
$675,500
</td>
<td valign="top" width="106">
29%
</td>
</tr>
<tr>
<td valign="top" width="106">
Springvale
</td>
<td valign="top" width="106">
3
</td>
<td valign="top" width="106">
$600,000
</td>
<td valign="top" width="106">
29%
</td>
</tr>
<tr>
<td valign="top" width="106">
Morwell
</td>
<td valign="top" width="106">
4
</td>
<td valign="top" width="106">
$313,000
</td>
<td valign="top" width="106">
20%
</td>
</tr>
<tr>
<td valign="top" width="106">
Doncaster
</td>
<td valign="top" width="106">
4
</td>
<td valign="top" width="106">
$1,190,000
</td>
<td valign="top" width="106">
19%
</td>
</tr>
<tr>
<td valign="top" width="106">
Mornington
</td>
<td valign="top" width="106">
4
</td>
<td valign="top" width="106">
$840,000
</td>
<td valign="top" width="106">
17%
</td>
</tr>
</tbody></table>
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-keysborough-123230634" target="_blank">87 Kingsclere Avenue</a> at Keysborough (above) was recently sold for $685,000. The auction price guidance had been $530,000 to $580,000.
Similarly a three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-springvale-123617286" target="_blank">7 Davey Court</a> at Springvale (below) was recently sold for $630,000 within a week of its marketing.
<img src="/images/2016/11/01/7%20Davey%20Court.jpg" alt="">
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Keysborough and Springvale are Victoria's top house price growth suburbs: Investar

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A 7,103 sqm vacant building block at Mount Macedon is for sale for $400,000 plus.
Located at <a href="https://www.realestate.com.au/property-acreage+semi+rural-vic-mount+macedon-120667077" target="_blank">38 Boundary Road</a> this is a opportunity to build a dream home where a permit for planning is already in place.
It has views across the renowned Macedon Lodge which the Melbourne Cup winning horse owner Lloyd Williams listed two years ago.
The property is situated close to the Mount Macedon hotel, train station, the trading post general store and schools.
This is offered through Kennedy and Hunt agent Jason Kennedy.
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jchancellor-FAypfDUnLy

Vacant property with views across from famous Macedon Lodge

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<img src="https://counter.theconversation.edu.au/content/67773/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The ongoing uncertainty over the future of the Hazelwood power station in Victoria’s Latrobe Valley has raised the prospect that the ageing generator will be shut down in the near future. 
The power station has a nameplate capacity of 1.6 gigawatts, which represents 22 percent of the coal-fired generation capacity in Victoria, and 6% of the total coal-fired capacity in Victoria, Queensland and New South Wales combined (South Australia no longer has an operating coal-fired power station).
Coal-fired power stations provide the bulk of the “baseload” electricity requirements in the National Electricity Market (NEM). Baseload refers to generation that meets the minimum demand, and from an economic point of view this is best delivered by generation that produces constant, reliable output. Brown coal provides the cheapest baseload power – or at least, it does if we’re prepared to ignore factors such as the long-term costs of climate change.
So if Hazelwood departs the market, as one of the cheapest generators in the NEM, it seems logical that electricity prices will increase. The extent of that increase will depend on what takes up the slack. So what can we expect to happen?
<h2>On the decline</h2>
Until 2007, average electricity demand in the NEM had increased every year since the grid was first built. But after that demand started to fall. The reasons are varied, including increasing takeup of rooftop solar panels, improved efficiency of lighting and appliances, and reductions in industrial demand. 
Looking at July (when baseload electricity demand is typically at its highest), the average demand has fallen from 25.4GW in July 2007 to 22.9GW in July 2016, a reduction of 2.5GW. 
But there has also been significant retirement of coal-fired generation capacity in Australia since 2010, driven partly by the retirement of old power plants, and partly by the costs associated with the carbon price, which ran from 2012 to 2014. 
The retirees include Morwell and Anglesea in Victoria (0.2GW), Playford B and Northern in South Australia (0.8GW), and most significantly Redbank, Wallerawang and Munmorah in New South Wales (2.5 GW). This adds up to a total of 3.5GW of coal-fired capacity shut down this decade.
This means that more capacity has been retired than the baseload demand has decreased. So in theory, the retirement of another baseload power station at Hazelwood would result in even more tightening of the balance between supply and demand. 
But if we look at the current average capacity factors of the remaining coal-fired power stations we can see that many of the larger ones, in NSW in particular, are running at very modest capacities. For example, Liddell has been running at 43% of its total capacity for the past 12 months, and Eraring at 59%. Across the NEM the average is 65%. 
Now, of course some of this generation is used when the demand increases during particularly hot or cold weather, but most of this “peaking” demand is supplied by hydro and gas. So while baseload is not the only way to meet demand in the energy system, there nevertheless seems to be plenty of baseload available.
Why are coal-fired stations running at such low levels? One reason is that while demand has been falling, there has also been an extra 4GW of wind power capacity added to the grid. Meanwhile, several new plants were commissioned in the years leading up to the peak in demand, with the expectation that demand would continue to rise. These plants include Callide C, Millmerran and Kogan Creek, which add up to 2.7GW.
If Hazelwood shuts down, it would be reasonable to expect that the remaining coal-fired generators in the grid will take up the slack. The generators in Victoria are running at relatively high capacity factors, so we might expect that NSW generators will increase their output. The interconnector between Victoria and NSW currently sends Victorian electricity into NSW, but it can reverse that flow if required.
One reason why Victorian power stations are running at higher capacities is because they are cheaper to run. ACIL Tasman figures from 2010 show short-run marginal cost (the cost to run a power station in addition to fixed costs) in Victoria is around A$2-5 per megawatt hour, compared with A$12-17 per MWh in NSW.
Predicting what will happen to electricity prices in the future is harder than picking the winner of the Melbourne Cup, so making an exact price forecast is tricky. But if the hole left by Hazelwood’s retirement is filled by the excess capacity in NSW, then all things being equal the impacts on the overall costs of running the system would be modest.
Still, the NEM is very complex. Generators (especially in Victoria) are privately owned and will adjust their market strategies to take advantage of the tightening of supply. Meanwhile, the growing market share of renewables, the potential for electricity demand to begin rising once again, and the possibility of further coal closures, all mean that the full impact of the retreat of coal-fired power is yet to be seen.
Roger Dargaville is deputy director, Melbourne Energy Institute, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/roger-dargaville-1832" target="_blank">here</a>.
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