Fresh off completing Pienza Neutral Bay, developer <a href="https://www.apartments.com.au/developers/central-element">Central Element</a> is preparing its next move in the coveted Lower North Shore suburb.&nbsp;

Central Element (CE) has lodged plans for an eight-storey apartment building at <a href="https://www.apartments.com.au/new-apartments/54-64-barry-street-neutral-bay-nsw-2089">54–64 Barry Street</a>, a 1,659 sqm site just south of Military Road and the Neutral Bay town centre.

The $52 million development will involve the demolition of four detached homes across four lots to deliver 45 apartments, including eight affordable housing units to be managed by Bridge Housing. The mix will comprise six one-bedroom apartments, 24 two-beds, and 15 three-beds. The apartments will sit above three basement levels with 62 car parking spaces and 50 bicycle spaces.

<a href="https://www.apartments.com.au/architects/mhn-design-union">MHN Design Union</a> (MHNDU) has returned as architect following its work on Pienza, again shaping a mid-rise form with a clear street presence. The design features a lower four-storey podium element that responds to surrounding context, with upper levels recessed to reduce perceived bulk. Communal open space is proposed both at ground level and on the rooftop, the latter including an outdoor kitchen and swimming pool.

“The building has been designed with a lower four-storey element and with building materials commensurate with the character of the area,” Beam Planning noted in its submission to the North Sydney Council.

<img alt="Barry Street, Neutral Bay Nsw 2089" data-entity-type="file" data-entity-uuid="3a28ab3a-b8ba-4476-81cd-e4a8bb84f3a7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Barry-Street-Neutral-Bay-1327x742.png?VersionId=hlgvxszAWXIHgHtdR5HiwIKiSli2lLZV" />

Bridge Housing will manage the affordable units for a period of 15 years, as required under the Housing SEPP’s incentive provisions.

MHNDU’s design report further highlights the site's strategic location just 250 metres from key bus stops and 1.3 kilometres from North Sydney CBD, positioning it for transit-accessible housing supply. In their planning justification, the design team emphasised the site’s compatibility with emerging local character and scale.

Central Element has a solid apartment pipeline spread all over Sydney. They recently completed&nbsp;Pienza, 37 apartments just 500 metres away from the new project, and are currently building Ethos Chatswood, Ballamac House in Coogee, and Bianca on the harbour in Drummoyne.

They have plans for future projects in Mosman, Bondi Beach, Greenwich, Lavender Bay, along with a tower on the edge of Hyde Park.

Joel Robinson

First look: Central Element unveils second Neutral Bay apartment project

Real estate investment fund Wentworth Wentworth Equities is soon to launch a "Los Angeles-inspired" residential, leisure and lifestyle precinct in Brisbane’s Hamilton riverside ahead of the predicted Olympic-led population explosion for the city.

Drawing its style inspiration and name from Los Angeles’ renowned The Grove, <a href="https://www.apartments.com.au/new-apartments/hamilton-grove-19-hercules-street-hamilton-qld-4007">Hamilton Grove</a> will feature three residential towers and a vibrant street-level public precinct with curated luxury lifestyle, retail and dining offerings.

The first of the three towers, to launch in March 2026, will comprise 61 apartments, in the same building as a premium hotel.<img alt="Hamilton Grove" data-entity-type="file" data-entity-uuid="d227fe61-8392-45b7-b386-9133f29a249f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-19%20at%209.10.56%E2%80%AFAM.png?VersionId=HTCV35HZ4h84jQCmHwhsdIPN0ctO5d7Z" />

Wentworth Equities Executive Chairman Sameh Ibrahim said the precinct will be unique in its appeal to both residents and the wider community.

“Hamilton is already one of Brisbane’s most sought-after riverside suburbs and for good reason,” Ibrahim said.

“Where else in the world can you walk out of your front door and have everything you could possibly need at your fingertips? The city is just around the corner, the airport is only ten minutes away, you have the river and green spaces right there and premium retail and dining on your doorstep."

Wentworth Equities acquired the 7637 sqm Hercules St site in 2014, when Ibrahim said he had a "very clear vision" for the precinct, but ultimately it wasn't the right time to develop. He said Hamilton was still very much an "emerging precinct."

“Since then, Hamilton and surrounding suburbs like Ascot and Albion have significantly grown and matured into a precinct that aligns with our vision for Hamilton Grove. Brisbane as a whole has so much to offer in the way of lifestyle appeal, but as it stands it is so widespread – you go to Howard Smith Wharves for fine dining, you go to James Street for shopping, you go to West End to walk along the river – but what if you could go to Hamilton Grove for everything?

“Our vision is a precinct that brings together the best of Brisbane into one central space abundant with culture, class and culinary experience – a place that a lucky few will get to call home, but the rest of Brisbane still get to explore and experience at their leisure.”

<img alt="Hamilton Grove" data-entity-type="file" data-entity-uuid="46550990-8aeb-44d4-bb47-150cdca96529" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-01-19%20at%209.10.50%E2%80%AFAM.png?VersionId=bmCkApPKY_Bj3z02Q8vI7Kyo_caJXOnv" />

Experienced civil engineering contractor Mainland Civil has been appointed to commence early works for the project, adding Hamilton Grove to their extensive portfolio where it will join other iconic Brisbane developments including Queens Wharf, 300 George Street, Infinity Tower and 1 William Street.

Construction on Tower One is scheduled to commence in early 2026 with completion expected in late 2028.

Fast Facts 
 
• Three residential towers and a vibrant street-level public precinct with curated luxury lifestyle, retail and dining offerings. 
• Construction on Tower One is expected to commence in Quarter One 2026, with completion expected in late 2028. 
• 7,637 square metre site at 19 Hercules St, Hamilton (part of Economic Development Queensland’s 304 hectare Northshore Hamilton Priority Development Area). 
• 61 waterfront residences and skyhomes in the first tower, ranging from two to five bedrooms. 
• Hamiton Grove will be officially launched in March 2026.

"LA-inspired" Hamilton Grove to launch on Brisbane riverside

There’s a quiet patch of <a href="https://www.apartments.com.au/developments/hawthorn-vic-3122">Hawthorn</a>, between the bustle of Glenferrie Road and the curve of the Yarra, that rarely sees change, and even more rarely, new apartments. But that’s exactly where <a href="https://www.apartments.com.au/developers/pomeroy-pacific-quattro-corp">PQD</a> is planting Kooyongkoot: a deliberate, 18-residence answer to the question of what downsizers actually want.

“This is something this pocket of Hawthorn has never seen before,” says Fil Gacesa, head of sales at PQD. “<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a> will deliver just 18 large-scale apartments in the heart of Hawthorn. It is the true definition of resort-style living.”

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/59D7VxzltmM?si=1iCzRD7FRneKryfv" title="YouTube video player" width="560"></iframe>

That scale is central to the story. It’s what allows for two dedicated lift cores, short corridors, and a generous lightcourt that draws natural ventilation and sunlight into every residence. It’s also what makes room for the sort of amenity usually confined to high-density towers: a fully equipped wellness centre with infrared and traditional saunas, yoga and pilates studio, cold therapy shower, and treatment room. There’s a golf simulator, car and dog wash stations, and extensive storage too, not bolted on, but baked in from the start.

But more than the checklist, it’s the design intent that carries weight. “This project has been many years in the making,” says Mark Pomeroy, Director of PQD. “Not just in planning, but in listening, to what our buyers and the local community are looking for”.

[smartcode_project:default project_id=102717 project_image_fid=355289]

That listening shows up in the materials, oak floors, natural stone, V-ZUG appliances, and in how space is handled. Penthouses feature private rooftop terraces with pools. Terraces and garden residences embrace outdoor connection. Inside, the layouts skew large and open, geared for hosting, not just housing.

Architecturally, <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a>’s approach is grounded. There’s no reaching for spectacle here. Instead, the building offers a sculptural calm, anchored by landscaping from Eckersley Garden Architecture.&nbsp;

“We wanted to create spaces that feel expansive, serene, and meaningfully connected to daily life,” said founding partner Chris Stribley elsewhere.

[smartcode_project:default project_id=102717 project_image_fid=355304]

That sentiment, calm, connection, echoes in the location itself. Kooyongkoot sits just a short stroll from Central Gardens, Fairview Park, and the Rivoli Cinema. Tram lines and schools are close, but the street is tucked, quiet, and leaf-lined.&nbsp;

“Residents of Kooyongkoot will be a short stroll from Fairview Park, Central Gardens, and the Glenferrie Road retail strip," Gacesa notes, "but you're also cocooned in this peaceful pocket behind extensive landscaping by Eckersley Garden Architecture.”

Kooyongkoot is set for completion in late 2026.

[smartcode_project_cta:default project_id=102717]

Staff Writer

The project that said no to compromise: Inside Kooyongkoot, Hawthorn

When long-time Ivanhoe locals Graeme and Catherine, decided it was time to downsize, they weren’t necessarily in a rush.&nbsp;

Like many in their stage of life, they had started thinking about apartment living, but anticipated making the shift in two to three years.

That timeline changed when they visited <a href="https://www.urban.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe">Candela</a>, a new boutique development by <a href="https://www.urban.com.au/developers/salter-brothers">Salter Brothers</a>. The project ticked all the boxes they were looking for: location, quality design, and long-term lifestyle benefits, which prompted them to bring their decision forward.

“It was the right place at the right time,” they said. “We knew immediately it ticked all the boxes, and we didn’t want to wait.”

[smartcode_project:default project_id=342 project_image_fid=358855]

Their decision to downsize was driven by a combination of practical needs and lifestyle considerations. Their existing home, while much loved, had become increasingly difficult to maintain. It spanned multiple levels, included extensive front and back gardens, and was starting to show the wear that comes with age.&nbsp;

They were looking for a more manageable lifestyle, one with less upkeep and more freedom. A brand-new apartment with no maintenance requirements and the ability to simply “lock up and leave” gave them peace of mind and a greater sense of control over their future.

Financially, the purchase made sense as well. The available stamp duty savings, strong price-to-value offering, and timing of the settlement suited their plans, making the transition smoother and more cost-effective. The apartment's design and inclusions further supported their choice.

[smartcode_project:default project_id=342 project_image_fid=357493]

The layout was both functional and flexible: three bedrooms, a butler’s pantry, a separate laundry, and a large open-plan living area. It gave them the freedom to host a family, accommodate guests, or set up a home office. The expansive balcony and elevated views added to the appeal, providing a sense of openness and connection to the outdoors.

“It just had a really good flow,” Catherine noted, something they found lacking in many other apartments they’d considered, particularly in the established market.

Candela’s boutique scale was another deciding factor. With a smaller number of residences and a top-floor penthouse position, the couple felt the development offered the privacy and space they were looking for, without feeling isolated.

“We liked that it wasn’t a huge development. It felt well-balanced, modern but still with a sense of community, not overwhelming,” they said.

[smartcode_project:default project_id=342 project_image_fid=357508]

Equally important was the ability to remain in Ivanhoe, a suburb they know well and have deep roots in. After 46 years in the area, proximity to local parks, shops, and familiar faces mattered just as much as the apartment itself.

“We didn’t want to give up the community we’ve known for decades. Candela allowed us to upgrade our lifestyle while staying in the place we call home.”

With a Walk Score of 90, the village location supports a convenient, connected lifestyle. <a href="https://www.apartments.com.au/developments/ivanhoe-vic-3079">Ivanhoe</a> Station is just a eight-minute walk away, and the neighbourhood offers access to parks, cafes, restaurants, and schools along Upper Heidelberg Road, all within easy reach.

Beyond the apartment, the couple also saw value in the broader vision for Candela, one that integrates residential living with public spaces and local amenities.&nbsp;

The development introduces 58 new apartments as well as a mix of commercial and social spaces that integrate contemporary architecture with the suburb’s existing character.&nbsp;

At ground level, residents will find a charming café and a lifestyle wellness centre, perfect for unwinding and rejuvenating. Meanwhile, the rooftop garden offers a stunning vantage point for residents to enjoy breathtaking sunsets, host gatherings, or enjoy barbecues with family and friends. It's not just a place to live; it's a vibrant community where every moment is an opportunity to connect and create lasting memories.

[smartcode_project_cta:default project_id=342]

Why Ivanhoe locals are choosing to downsize to Candela

Mark and Roy Makari are expanding their presence in Sydney’s South West with a second major proposal for Leppington, this time envisioning a 900-dwelling mixed-use development just 850 metres from their previously lodged tower trio on Fifth Avenue.

Project management and construction management firm Creative Vision filed the plans for the&nbsp;multi-building project at <a href="https://www.apartments.com.au/new-apartments/230-rickard-road-leppington-nsw-2179">230 Rickard Road, Leppington</a>. The proposal seeks to establish a new focal point for the precinct through a high-density, transit-oriented development supported by diverse land uses.

According to the Scoping Report prepared for the Department of Planning, the scheme includes around 900 apartments across multiple towers, including 135 dwellings designated for affordable housing. A mix of market and subsidised apartments will be supported by ground-level activation through retail and office space, a childcare centre, and a hotel, forming a comprehensive urban precinct.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="34797362-f3dc-4d84-8235-2657fc5f3bde" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Plan.png?VersionId=Uzckrz9tUpDQl5lX1_WMhjnv16bsr8wG" />

The Design Report by <a href="https://www.apartments.com.au/architects/studiosc-0">Studio SC</a> notes that the project “intends to deliver a high-quality, high-density built form that supports the vision for the Leppington Town Centre, integrating mixed-use outcomes and public domain upgrades.” The development is expected to be delivered in stages, although a precise timeline is yet to be confirmed.

The project will be assessed through a future State Significant Development Application, with the Scoping Report indicating the team will seek design excellence via a competitive process or through an expert design review panel. Early massing diagrams suggest a series of mid- to high-rise buildings framing a central landscaped spine, with emphasis on pedestrian permeability and public space.

The planning documentation flags a strong sustainability agenda, stating that the development will “respond to the urban heat island effect, incorporate water sensitive urban design, and prioritise active transport”.

<img alt="Mixed Use Development 230 Rickard Rd Leppington" data-entity-type="file" data-entity-uuid="369d7b54-1279-4cde-88ec-dcb215594414" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Podium_1.png?VersionId=QArL7B2kkLt63vl5xvL0FNV_ardAlez4" />

The proposal follows in the footsteps of the Makaris’ nearby Fifth Avenue site, where they’ve submitted plans for three towers comprising nearly 500 apartments, with 10 per cent dedicated to affordable housing. That project features commercial podiums, a childcare centre, and a new public park that would occupy more than a third of the site.

Both developments are situated within walking distance of Leppington Train Station and fall under strategic precinct plans promoting higher density housing. The town centre is undergoing substantial transformation, driven by state government planning reforms aimed at fast-tracking housing delivery.

Together, the two projects represent a combined ambition of nearly 1,400 new homes across just under two kilometres of central Leppington.

First look: 900-home mixed-use precinct planned for Leppington

Accommodation

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The NSW government will impose a 180-day cap on the number of days empty properties can be rented out by Airbnb in Sydney.
It will also give strata corporations the power to ban Airbnb in their buildings if 75 percent of owners seek the ban. 
Short-term holiday letting is currently unregulated in NSW. 
Sydney ranks as one of Airbnb’s top ten cities for most properties on the platform.
The new laws come with no caps across the rest of the state, but councils outside of greater Sydney will have the power to impose their own caps, though no lower than 180 days per year. Byron Bay could move first as its locals have been affected by increased rent as its short-term holiday rental market booms. It has been calculated that in Byron shire visitors outnumber locals by a ratio of 70 to one.
Better Regulation Minister Matt Kean was forced to go back and consult with the government's backbench after MPs revolted over the initial cabinet-approved policy, which proposed only the 180-day cap but gave no power to the individual strata committees.
Hosts or guests who commit two serious breaches of the code within two years could be by Airbnb from using Airbnb and other similar platforms for five years, and placed on an exclusion register.
Kean described the reforms as the "toughest laws in world to crack down on bad behaviour" in the short-term letting industry.
"We've got the balance right between protecting people's property rights, between recognising owner's corporations have a role to play in the governance of strata schemes, and ensuring people who want to use these platforms like Airbnb are able to do so," Mr Kean said.
Airbnb’s Global Head of Policy Chris Lehane championed the reforms as a potential "world model" for the industry, describing them as "fair and balanced". Lehane said Airbnb was comfortable with sharing its data with government agencies.
International cities like Berlin and Barcelona have found regulating these platforms is not always easy with enforcing restrictions against individual hosts cumbersomely costly.
<div>
The home sharing platform Airbnb came out in support of a limit on the number of days a investment property can be rented in NSW strata, as it sought to avoid a tougher regulatory crackdown by the NSW government.
In a submission to the NSW government, Airbnb said there were more than 45,000 Airbnb listings in the state with average host earning around $5,300 a year.
The NSW government's options paper, which was released last July, considered a range of options balancing protecting neighbours and allowing people to profit from providing short-term accommodation.
</div>
<div>
<a href="https://www.parliament.nsw.gov.au/committees/inquiries/Pages/inquiry-submission-details.aspx?pk=%2053960" target="_blank">Airbnb's prior submission</a> has called for a statewide planning framework which clarifies how individuals are allowed to rent out the homes.
"Airbnb supports a clear, statewide approach that supports our host community sharing their own primary place of residence without the need for approvals, registrations, or caps, and for non-­primary places of residence, an approach that is streamlined with clear information about the safety and planning standards to adhere to," it said in the submission.
<div>
London introduced a 90-day limit a calendar year on Airbnb rentals. 
<div title="Page 13">
In June 2015, Philadelphia became the largest city in the U.S. to pass legislation specifically enabling people to share their homes for up to half a year.
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The city of Hamburg acted to clarify that rules restricting tourist accommodation in residential areas do not apply to primary residences.
The Hamburg housing law gives residents the right to use all of their home to host guests for up to 50% of the year. Alternatively, they can use 50% of their home to host guests all year round. 
</div>
A recent City of Sydney Council survey of 1000 residents showed more than 40 per cent of Sydney inner-city residents oppose short term rentals on Airbnb or Stayz as a full-time investment and believe strata bodies should be able to ban short-term rentals.
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<div>
Airbnb also recommends the NSW government set up a "three-strikes-and-you're-out" framework to manage complaints.
Airbnb opposed giving strata bodies the power to prohibit short-term renting. 
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New South Wales’ host community has welcomed nearly 420,000 Airbnb guests during a recent twelve months which represented a year-over-year growth rate of 167 percent.
In an Economic Impact Study that Airbnb conducted in Sydney, Airbnbn found that the majority of hosts (85 percent) rent their primary residences occasionally and earn a modest but significant amount of extra income that they use to help make ends meet.
In Australia, the average host earns $7,100 per year and hosts approximately 51 nights per year.
Martin North at Digital Finance Analytics suggests a significant share of Airbnb Sydney hosts are using the platform to engage in economic activity that existed long before Airbnb did – that is, dwellings are used as serviced apartments, B&amp;Bs or holiday rentals.
"This is commercial activity, not sharing.
"These properties aren’t just “excess” unused housing space and there’s no “sharing attitude” involved," he blogged today.
Mapping the Sydney listings shows these traditional short-term lets were only about a quarter of listings, but they were overwhelmingly concentrated in suburbs with very tight rental markets.
LOCATION OF TRADITIONAL SHORT-TERM LETTING
<img src="https://images.theconversation.com/files/221663/original/file-20180605-175451-1eumaun.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
LOCATION OF HOUSE SHARING
<img src="https://images.theconversation.com/files/221664/original/file-20180605-175438-10z7exq.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
"That’s a lot of properties in popular neighbourhoods that might otherwise be long-term rentals," North suggested.
 
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j.ballantyne1990-6AQqhLzZaK

NSW Government puts cap on Sydney Airbnb rentals, with regional councils able to follow 

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AccorHotels today announced that it has completed its acquisition of Mantra Group for $1.2 billion.
The deal includes the Mantra, Peppers, BreakFree and Art Series brands, representing 138 hotels in Australia, New Zealand, Hawaii and Bali.
Michael Issenberg, chairman and CEO of AccorHotels Asia Pacific described the Mantra Group as the "latest chapter" in the strong growth story of AccorHotels in the region. 
"Since our launch with the Novotel Sydney on Darling Harbour in 1991, AccorHotels has become the largest hotel group in the Pacific, and Australia has always played a key role in that story.
 AccorHotels will now operate over 330 hotels and resorts across Australia and over 900 throughout Asia Pacific.
AccorHotels will also be the largest employer on the Gold Coast, outside of government.
Simon McGrath, COO of AccorHotels Pacific noted the Mantra Group had built an innovative business "focused on the best partnership experience for its 10,000 strata title owners."
Bob East, CEO of Mantra Group said it had been "an enjoyable journey for me leading the team since 2007 through to our float on the ASX in 2014 and now closing this deal with AccorHotels..” 
The Mantra Group leadership team will continue to be based in the Gold Coast office, reporting to Mr McGrath, in line with all other AccorHotels Pacific business units. 
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AccorHotels completes $1.2 billion Mantra acquisition

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GUEST OBSERVER
<a href="https://theconversation.com/housing-still-out-of-reach-for-many-even-as-rents-fall-in-post-boom-western-australia-76461" target="_blank">High rents</a> and <a href="https://theconversation.com/the-insecurity-of-private-renters-how-do-they-manage-it-77324" target="_blank">short-term rentals</a> are driving people to organise themselves to share rooms with strangers in order to live in the city. Room sharing outside a family environment is also occurring in some professions. This includes airline stewards and submariners, nurses on shifts, or hospitality workers in remote or seasonal locations, to name a few.
There are precedents where this arrangement is not unusual. Youth and backpacker hostels offer room sharing as a budget option.
In the cases of the workers above, however, the roomies are part of an organisation and are colleagues. This ensures some vetting has taken place and that their conduct is expected to be in keeping with their paid position and contract.
Youth hostels have management to handle complaints and to keep an eye on things. But what about when you are sharing a room and found your roomie through a website? Who is in charge? And how do you really know with whom you are sharing?
City living costs are driving people to organise themselves to share a room with strangers so they can live in their required location. It’s harder than ever to afford your own bedroom to sleep in.
Various websites list hundreds of offers to share rooms in central Sydney. Beds are available from about $150 to over $230 a week. Room sharing also happens in suburbs like Double Bay, Mossman or Marrickville.
(Picture above) “Looking for one girl to share a master room with another 3 girls.” Screenshot from Gumtree ad, August 19 2017, 11:58 , Author provided Christian Tietz, UNSW
A recent article, “How short-term rentals are making Sydney’s housing crisis worse”, calculates that about 6,000 properties are removed from the rental market and offered to higher-paying tourists through “sharing economy” sites like Airbnb. We have an indication what the potential tenants who can’t afford to rent a flat anymore are doing – they are room sharing. I estimate thousands of people are room sharing right now in the inner city.
Exceeding capacity causes many problems
Overcrowded apartments, beyond interfering with the amenity of strata owners, have a number of other implications. One is that these packed living arrangements raise basic health concerns. Historically, <a href="https://www.history.com/topics/tenements">19th-century New York tenements</a> come to mind. How are facilities like bathrooms and toilets – the <a href="https://researchdirect.uws.edu.au/islandora/object/uws:20120">health hardware</a> – going to hold up when used by multiples of the occupants they were originally designed for?
In Australia today, we know relatively little about the extent of chronically overcrowded housing. But research has looked at its impact on those Indigenous householders for whom it’s a fact of daily life. In some cases, up to five people share one bedroom and up to 30 people use the services of one house.
It’s not because they like it, but because there are not enough houses that <a href="https://www.researchgate.net/publication/249879335_This_Is_Not_a_Pipe_The_Treacheries_of_Indigenous_Housing">perform well</a>. Product selection is not fit for purpose and goes hand in hand with a lack of maintenance. <a href="https://www.bshf.org/world-habitat-awards/winners-and-finalists/housing-for-health-programme/">Award-winning research</a> shows this makes it virtually impossible for these householders to carry out basic <a href="https://www.healthabitat.com/the-healthy-living-practices">healthy living practices</a>.
Appliances, fittings and fixtures are engineered to cater to household, commercial, industrial or military performance demands. Fit-out quality selection has direct implications on product life and therefore performance. If these products fail because they are not suitable, this has impacts on <a href="https://www.propertyobserver.com.au/www.health.nsw.gov.au/environment/Publications/housing-health.pdf" style="font-size: 12.16px;">health and wellbeing</a>.
The research shows that this is not the fault of the residents, Indigenous or otherwise. Now these <a href="https://www.propertyobserver.com.au/healthabitat.com/what-we-do/what-the-housing-data-reveals/why-the-houses-need-fixing">well-documented</a> issues are being reproduced in dense urban settings.
Who is going to repair the cheap and non-compliant fixtures when they fail? The poor occupants? What kind of replacements can be expected? High-quality commercial fittings to suit the 500% higher use, or cheap replacements that will predictably fail again in due time?
<h2>Can a shared room be home?</h2>
Lack of personal space and privacy are other problems. The images on the websites clearly demonstrate practical day-to-day concerns. Where do you store your things? There is no existing furniture product category that meets the requirements of sharing with strangers.
A seasonal worker in the Snowy Mountains told me the workers left damp clothing lying on the floor between their bunks. But even if you can hang your things up somewhere, how do you ensure they are still there when you come home? Internal doors generally don’t have key locks and nor do cupboards. Tenants can’t even hang a picture, so how can they secure their space?
Ikea offers furnishings for small flats and some of their products are thoughtfully designed to make small spaces more effective. But they don’t have products for these room-share settings. Renting means you are not allowed to drill holes to install shelves or even hooks.
It appears that the precarious life of the roomie, who lacks a sense of security, stability, privacy, safety and the ability to control their living space, meets the Australian Bureau of Statistics (ABS) <a href="https://www.abs.gov.au/ausstats/abs@.nsf/Latestproducts/4922.0Main%20Features22012?opendocument&amp;tabn">definition of homelessness</a>. A bed alone does not make a home. <img src="https://cdn.theconversation.com/files/188693/width754/file-20171003-31655-1gpt5yk.JPG" alt="">
Private life in public space? Image by C. Tietz, Author provided
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<a href="https://theconversation.com/profiles/christian-tietz-120703" style="font-size: 12.16px;">Christian Tietz</a>, Senior Lecturer in Industrial Design, <a href="https://theconversation.com/institutions/unsw-1414">UNSW</a>
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/room-sharing-is-the-new-flat-sharing-84359" target="_blank">original article</a>.
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Room sharing is the new flat sharing

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A new partnership between one of the world’s largest accommodation providers Airbnb and Australia’s number one dedicated rental property website Rent.com.au, is encouraging renters to ‘try before they commit’ and test drive a new neighbourhood, before signing a rental lease.
Schools, cafes, shops, sporting facilities, public transport, entertainment and the arts, will all go under the microscope, as renters ‘check in’ to new suburbs in the search for their next home.
Under the agreement, renters can now book apartments, houses, private and shared rooms and unique accommodation options with a simple click-through from the Rent.com.au website.
“We love the idea of people ‘test driving’ their new community,” said Rent.com.au CEO, Greg Bader.
“We can all look at the photos and descriptions on our website and that gives us a good idea of the property we are moving into, but it doesn’t really paint the full picture of a new community.
Rent.com.au data shows that 50 percent of all renters look to spend around $300 per week on a rental (or a minimum of $15,000 per year).
With a one-night stay via Airbnb available from under $100 a night, renters now can make more informed decisions choosing their next rental home.
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Property 101: Try before you rent as Rent.com.au and Airbnb partner up

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The City of Sydney wants the law changed to allow short-term holiday services, such as Airbnb, so long as neighbouring properties and traditional visitor accommodation services are not adversely affected.
In its submission to the NSW Parliamentary Inquiry into the laws on short-term holiday letting, the City said the ‘sharing economy’ was rapidly expanding around the world and local legislation had not kept up.
“Tech companies are providing increasingly efficient means for offering homes and spare rooms for short-term holiday letting but our laws have not kept pace,” Lord Mayor Clover Moore said.
“With the right rules, short-term holiday letting can support local communities and economies, while protecting amenity and the residential character of our villages.”
Under current planning controls:
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<li>Tourist and visitor accommodation is not permitted in residential zones; and</li>
<li>Residential accommodation and tourist accommodation in the same building must be on separate floors and have separate lifts.</li>
</ul>
The City does not support changing this long-term policy, which is in place to protect neighbourhood amenity and visitor safety.
Airbnb listings in metropolitan Sydney have almost doubled in the past year: from 5,692 in September last year to 10,473 listed properties in October this year. In the City of Sydney government area, there are 2,993 properties listed.
The record shows that short-term holiday letting is booming around the world, providing income for owners and local businesses, and providing a variety of accommodation experiences.  
But the desire of property owners to offer short-term rentals, using online services such as Airbnb, needs to be balanced against the reasonable expectations of neighbourhood amenity and visitor safety.
The City is recommending a new definition for this style of accommodation and a consistent state-wide approach.
Quick statistics on the City of Sydney local government area:
Number of Airbnb listings: 2,993 (Source: insideairbnb.com/sydney/)
Number of hotel rooms: 20,000
Number of serviced apartment rooms: 4,700
Number of pub rooms: 968
Number of backpacker hostel beds: 6,200
Source: City of Sydney.
Under this proposal, premises could be classified as ‘exempt’ development where they meet certain requirements, such as limiting the number of days they can be let in a year and the number of people staying. If short term letting does not meet the requirements it would not be permitted.
“The City also wants to ensure there is continued investment in traditional visitor accommodation, which makes an important contribution to Sydney’s economy, with approximately 31,868 rooms or beds currently available, and another 4,259 hotel keys and 197 serviced apartments in the pipeline,” the Lord Mayor said. 
“More than 10.5 million visitors came to Sydney in 2012, contributing over $5 billion to the city’s economy.  This supported over 10,000 businesses in the transport, accommodation, education, retail, cultural and recreation sectors. This equates to almost 27,000 jobs or seven per cent of the city’s workforce.”
The City’s Visitor Accommodation Action Plan, adopted this year, supports investment in new and existing visitor accommodation to meet the demand forecast by the national tourism strategy, Tourism 2020.
To encourage investment and increase the number of beds or rooms in the traditional accommodation sector, the plan is to implement regulatory reform, such as reducing compliance costs and removing barriers, as well as facilitating new tourism infrastructure projects.
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Airbnb needs the right rules Sydney Council tells NSW Parliament

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Angus Raine, the chairman at Raine &amp; Horne says it’s important to establish the rules of engagement from the beginning when it comes to a family-owned holiday home.
He says family members would do well to agree to an accommodation schedule for the holiday home from the outset, which diarises when the property is occupied and by whom.
"Some weeks are more valuable than others, such as Christmas and Easter, but by taking a common sense approach, it’s feasible to develop an accommodation schedule which is suitable to all parties."
He says cleaning is another issue that can cause disputes in a shared holiday home.
"From the outset, all parties should agree about how the property should be left after a vacation stint.
"Typically, to circumvent any concerns, all parties could agree to pay for a professional cleaner every time they exit the property.
"Dirty linen is a common bugbear of shared accommodation.
"I advise that occupants could take their own linen to the holiday home and remove it with them when they leave." 
He recommends a pact about how repairs and maintenance with one method is contributing to a sinking fund not unlike those used in strata arrangements.
"Breakages have the potential to cause familial schisms," he warns.
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Property 101: Shared holiday homes and family harmony 

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The online holiday home rental site Stayz has switched to a commission-based model with upset owners considering a switch to rival Airbnb.
Stayz is only offering listing renewal contracts with holiday home owners paying a 10 percent commission, rather than $15.90 a night and an annual fee of $164.
The Australian Financial Review notes Airbnb charges the property owner a three per cent commission and also changes the guest an additional six to 12 per cent on making a booking.
The Australian reports Stayz has around 42,000 registered properties.
The business was sold three years ago by Fairfax Media for $220 million. 
Stayz is ultimately owned by US-based online travel Expedia, which bought its parent company HomeAway for $US3.9 billion last year. 
Stayz boss Anton Stanish told the paper the company was now reviewing after feedback from some owners.
But noting some owners will pay more as "they were getting a steal before," he said.
One holiday home owner said her fees had gone up by 600 percent as a result of the changes to the commission structure for her luxury properties. 
Another noted in the peak Christmas period, the commission paid to Stayz on a $5000 booking for a week-long stay at her property would rise to $500 from $125.30 under the old system.
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"No more steals" for landlords as Stayz raises holiday home rental commission to 10 percent

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The advance of Airbnb vacation accomodation across inner Sydney has been one of 2015's defining property trends. For Del Rio, the divine Elizabeth Bay residential building, the onset has been via the Terry Kaljo classy online tourism booking outfit, Contemporary Hotels.
The garden apartment of Melanie Greensmith who runs the clothing label, Wheels and Dollbaby, with her partner Mark McEntee, former guitarist in the Divinyls, has turned up as <a href="https://contemporaryhotels.com.au/accommodation/sydney/the-del-rio" target="_blank">a $1,200 a night accommodation offering.</a> More than double that price over the Christmas period for the garden apartment in the landmark Spanish Mission block of five.
Seems like even the grandest of company title apartment blocks can't withstand the disruptive onslaught of short term Rimowa luggage laden, internet arrivisites. I recall the days when it was nigh impossible to come or go from Del Rio without tripping over the walking stick of Lady (Eileen) Noad, who'd watched all from the street-level foyer, with a conversation thrown in too. 
Located on the Billyard Avenue dress circle harbourfront with Moorish mosaic-tiled pool, Del Rio dates back to its 1928 design by John Spencer-Stransfield, who is more famously known for designing Sydney's finest Federation suburb Haberfield.
Attracted by the Chateau Marmont style arches, Greensmith, the Perth based fashion entrepreneur, bought it in 2013 about $4.25 million from Charles Wilkins, a leading Sydney caterer. He'd had the late designer Garth Barnett undertake the renovation from its original layout - with the third bedroom maid’s quarter - into two large comfortable bedrooms with two marble-finished bathrooms.
"Mixing old Hollywood glamour with contemporary features and facilities, The Del Rio celebrates the best of Sydney’s lifestyle and culture," says the booking website. Contemporary Hotels was established by former model turned hospitality pioneer Terry Kaljo whose son, Matthew Fleming now handpicks the website's short term rental selections.
It's the Billyard Avenue block briefly on the radar of Hollywood's then first couple Tom Cruise and Nicole Kidman who inspected when one of the tightly held apartments came up for sale back in the mid-1990s. The block's top floor is home to executive deputy chairman of Crown John Alexander and his photographer wife, Alice.
There's neighbourhood whispers that former Fairfax board member and former chief executive of Louis Vuitton, Julia King, and her husband, Peter have recently sold their apartment for around $6.5 million.
This article was first published in the Saturday Daily Telegraph.
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