Growing national developer Time &amp; Place has announced its fifth new apartment development.

With two projects in Manly and two upcoming in Surry Hills and Potts Point, the developer, which expanded beyond Melbourne just a few years ago, is now heading to Mosman. It is planning 53 new apartments on Redan Street.

The 3,233 sqm site, spanning <a href="https://www.apartments.com.au/new-apartments/40-48-redan-street-mosman-nsw-2088">40–48 Redan Street</a> with frontage to Redan Lane, is located just under 400 metres from Spit Junction Town Centre. It is reported the developer paid around $100 million for the five-site amalgamation.

Time &amp; Place, founded by Tim Price and backed by James Packer’s private investment firm NPACT, has submitted the project as a State Significant Development through the NSW Government’s Housing Delivery Authority pathway.

Of the 53 apartments, 42 will be released to the market, with the remaining 11 allocated as affordable housing in line with NSW Government requirements.

fjc Studio has designed the building. In its Design Report, the architect said the diverse mix of dwelling types and sizes, including 11 two-bedroom affordable housing units, 40 three-bedroom apartments, and two four-bedroom residences, will support a broad demographic, including families, downsizers, and key workers.

The development will rise to nine levels, a height encouraged by the NSW Government due to the site’s proximity to Spit Junction, which has been identified as a low- to mid-rise centre. Developments within a certain proximity to these centres are permitted increased height.

fjc said the project “achieves an appropriate density outcome for its setting by balancing increased housing supply with strong amenity performance,” adding that it “makes a measurable contribution to NSW housing supply targets through the delivery of additional dwellings and dedicated affordable housing.”

The new development will replace five existing two-storey homes.

“By aligning with the objectives of the Housing SEPP and applying careful architectural and urban design principles, the development provides high-quality residential accommodation that integrates sensitively within its established Mosman context and delivers enduring benefits to residents and the wider community.”

Mosman has become increasingly popular with developers in recent years.

Developer Abadeen has been particularly active, with Mosman Residences currently on the market and under construction on Clifford Street. It also has an upcoming Burran Avenue project, comprising just three apartments on the Balmoral Slopes, and recently secured the Midas and Honeysuckle nursery site on Military Road.

Prosker Property has a project on Redan Lane, just a few doors down from Time &amp; Place’s proposed development.

Developers including Toohey Miller, DARE Property Group, and WINIM also have projects underway in the area. In 2024, a five-year target was set for the Mosman LGA to increase housing supply by 500 dwellings by 2029.

Time &amp; Place entered the Sydney market with Two Tides, its under construction Manly development. Given its sales success, it has secured another development in the area, more boutique, facing the beach on North Steyne.

They are hoping to launch their redevelopment of The Chimes in Potts Point this year, and next year will look to take to market Marlborough House, an adaptive re-use of the landmark David Jones warehouse in Surry Hills.

Joel Robinson

Time & Place to take on Mosman apartment market

Brunswick’s civic heart continues to consolidate around the Merri-bek Arts and Culture Precinct, where a growing cluster of cultural institutions, recreation facilities, and public infrastructure has created one of the inner north’s most defined community hubs.&nbsp;

Within this evolving precinct, <a href="https://www.apartments.com.au/new-apartments/saxon-street-by-milieu-brunswick-31-saxon-street-brunswick-vic-3056">Saxon Street by Milieu</a> introduces new housing directly alongside the civic anchors that shape daily life in the suburb.

At 31 Saxon Street, the project sits immediately beside Brunswick Baths and within moments of Brunswick Library and Town Hall, longstanding institutions that support both community services and everyday amenity.&nbsp;

[smartcode_project:default project_id=136434 project_image_fid=348840]

Next door, the newly delivered Balam Balam Place arts precinct has emerged as a central piece of Merri-bek Council’s cultural strategy, bringing together creative studios, exhibition spaces, maternal and child health services, and community programming in a purpose-built civic facility. Together, these destinations have reinforced the surrounding blocks as a focal point for public life in Brunswick.

This part of <a href="https://www.apartments.com.au/developments/brunswick-vic-3056">Brunswick</a> forms a key pocket within the suburb’s designated Major Activity Centre, where long-term planning has prioritised walkability, civic investment, and increased housing supply close to transport and services. The surrounding street network reflects that strategy, with compact blocks, established retail corridors and active transport links supporting a lifestyle that is largely navigable on foot.

Within a few minutes’ walk, Sydney Road delivers one of Melbourne’s most recognisable streets, known for its long-running mix of independent retailers, international dining venues and everyday convenience. Tram routes along Sydney Road provide frequent connections south toward the CBD and north through Brunswick and Coburg, while Jewell Station on the Upfield line sits within roughly a ten-minute walk, offering direct train access into the city.

[smartcode_project:default project_id=136434 project_image_fid=348839]

Active transport also plays a significant role locally. The nearby Upfield Bike Path forms a key north–south cycling corridor linking Brunswick through Parkville and into the central city, reinforcing the area’s reputation as one of Melbourne’s most accessible inner-urban neighbourhoods for cyclists and pedestrians alike.

The surrounding civic cluster extends beyond cultural infrastructure. Siteworks, a nearby creative hub supporting artists and community organisations, adds to the concentration of cultural activity in the immediate area. Educational institutions such as Brunswick North Primary School, Brunswick Secondary College and RMIT’s Brunswick campus are also within easy reach, contributing to the suburb’s diverse resident base spanning families, students and professionals.&nbsp;

[smartcode_project:default project_id=136434 project_image_fid=348841]

Designed by <a href="https://www.apartments.com.au/architects/jackson-clements-burrows-architects">Jackson Clements Burrows Architects</a> in collaboration with <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> and landscape architects <a href="https://www.apartments.com.au/landscape-architect/oculus">OCULUS</a>, the nine-level building has been shaped to respond to the surrounding streetscape, with lower levels aligning to the street and upper storeys stepping back to soften its scale and improve solar access.&nbsp;

Curved balcony forms reference nearby heritage architecture, while the development’s public realm improvements include a widened footpath along Saxon Street to strengthen pedestrian connections between the precinct’s civic sites.

Sustainability also underpins the project’s approach. The building is designed to operate entirely on electric infrastructure supported by rooftop solar, with an average 7.5-star NatHERS energy rating and EV-charging readiness across the development. Shared resident amenities will include a landscaped rooftop terrace with barbecue and covered dining areas intended to encourage informal interaction between residents.

Saxon Street marks developer Milieu's fifth project in Brunswick and continues its focus on design-led infill housing across Melbourne’s inner suburbs.&nbsp;

Construction has commenced through reputable builder Manresa, who will complete the project in 2027.

[smartcode_project_cta:default project_id=136434]

Saxon Street by Milieu connects residents to Brunswick’s cultural and civic core

Within <a href="https://www.apartments.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe-vic-3079">Candela Ivanhoe</a>, <a href="https://www.apartments.com.au/developers/salter-brothers">Salter Brothers</a>&nbsp;takes a different approach to larger residences, moving away from the constraints of a single level.

In Grand Residence 3.05, known as the Lustre, plays out across two levels, with a mezzanine configuration that is uncommon in apartment living.

Lustre is a four-bathroom residence where the layout creates a clear distinction between shared and private zones, with uninterrupted views toward the Dandenong Ranges extending the sense of openness from the main living areas.

Entry is to the primary living level, where the kitchen, dining, and living areas are arranged as one continuous space. Timber flooring runs throughout, with a fireplace set within the living zone. Full-height glazing brings in natural light, supported by double glazing that improves thermal performance.

[smartcode_project:default project_id=342 project_image_fid=357506]

The kitchen is configured as both a working and social space. A large island bench provides seating, while a walk-in pantry extends storage beyond typical apartment expectations.

Gaggenau appliances, including a 900mm gas cooktop and 600mm oven, are integrated into a layout that connects directly to the adjacent dining and living areas, and outward to the terrace. This balcony includes a built-in BBQ, reinforcing the apartment’s capacity to accommodate larger gatherings without compromising internal space.

A dedicated laundry room, powder room, and a wine cellar area sit discreetly off the main living zone, ensuring that functional requirements are resolved without encroaching on primary living areas. The master suite is also located on this level, designed as a retreat with a walk-through wardrobe and an ensuite that includes double vanities, a bath, and a dedicated dressing table.

[smartcode_project:default project_id=342 project_image_fid=357508]

The mezzanine level introduces a second layer of living, rather than simply additional bedrooms. Two large bedrooms with built-in robes are positioned alongside a central bathroom, while a secondary lounge and study area create a self-contained zone suited to children, guests, or extended family. A large storage room further supports long-term usability, addressing a common shortfall in apartment design.

This separation of levels is central to how the residence functions day-to-day. It allows the lower level to operate as the primary entertaining and living space, while the upper level provides privacy and flexibility. The result is closer in feel to a townhouse or standalone home, but with the benefits of apartment living, security, and low maintenance.

[smartcode_project:default project_id=342 project_image_fid=364553]

Candela is close to 80 per cent complete, with Ironside delivering construction ahead of its expected October 2026 completion. The development comprises 58 residences, with a strong owner-occupier profile and a mix of one to four-bedroom apartments and loft-style townhouses.

Candela has exclusive access to private amenities, including a residential lounge and rooftop terrace. A charming café and a lifestyle wellness centre are located on the ground level, designed to foster community connection and extend the living experience beyond individual apartments without competing with the scale of homes like Lustre.

Candela, positioned in the heart of Ivanhoe Village, reinforces the practicality of the address. With a Walk Score of 90, residents are within immediate reach of cafés, retail, parklands, and Ivanhoe Station, while also benefiting from proximity to established schools and healthcare services.

[smartcode_project_cta:default project_id=342]

Inside Lustre: Grand Residence 3.05 at Candela Ivanhoe

<a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a>’s <a href="https://www.apartments.com.au/new-apartments/elsternwick-gardens-by-milieu-8-gordon-street-elsternwick-vic-3185">Elsternwick Gardens</a> is being shaped around a simple but increasingly rare premise in apartment development: that the built environment should actively support residents’ wellbeing.&nbsp;

Located on the former ABC Studios site on Gordon Street in Melbourne’s south-east, the new neighbourhood sits on an expansive 11,740 sqm site neighbouring the heritage-listed Rippon Lea Estate, whose gardens date back more than 140 years.

Rather than positioning wellness as an add-on amenity, the development integrates it into the physical planning of the site. Architecture by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> is arranged across six low-rise buildings set within extensive landscaping designed by <a href="https://www.apartments.com.au/landscape-architect/oculus">OCULUS</a>, with more than 40 per cent of the land dedicated to gardens and green space. Walking trails, pocket gardens, and mature trees are threaded between buildings, creating a network of green corridors that encourage residents to move through the precinct on foot and spend more time outdoors.

[smartcode_project:default project_id=136535 project_image_fid=288420]

Milieu has intentionally framed these gardens as an extension of the neighbouring Rippon Lea Estate. More than 16,000 new plants will be introduced across the site, with species carefully selected to protect and complement the area’s ecological significance. The approach focuses on strengthening existing environmental conditions while establishing new habitats that support native wildlife, reinforcing the role of the landscape as both an active ecosystem and a defining element of daily life.

A private resident gate will provide direct access to the historic grounds during opening hours, allowing residents to move seamlessly between the development’s landscaped gardens and the estate’s expansive lawns, lakes, and mature trees. The project’s gardens will also be maintained by the same gardeners responsible for Rippon Lea, reinforcing the visual and ecological continuity between the two landscapes.

Complementing the landscape is a dedicated wellness hub designed to support everyday health and recovery. Residents will have access to a gym alongside yoga and Pilates studios, while mineral pools and infrared saunas provide spaces for relaxation and restorative wellbeing. Shared lounges, workshop spaces, and pet care facilities expand the concept of wellness beyond fitness, creating opportunities for social connection and community interaction within the precinct.

Environmental performance is another key component of the project’s wellbeing focus. Elsternwick Gardens will be entirely fossil-fuel-free, with homes designed to operate on renewable electricity rather than gas. Passive design strategies, including cross-flow ventilation, high-performance insulation, and thermally broken double glazing, are intended to maintain comfortable indoor temperatures while reducing energy demand. Solar photovoltaic systems will power common building services, while rainwater harvesting will help irrigate the extensive landscaping across the site.

[smartcode_project:default project_id=136535 project_image_fid=361030]

Milieu Founder and Managing Director Michael McCormack says the scale and setting of the project allowed the team to take a different approach to urban apartment living.

“This site represents a once-in-a-lifetime opportunity to build something truly special,” McCormack says.

“Through that process, we arrived at a design that centres on a fully realised natural landscape – a series of private, interconnected gardens that encircle the homes and extend seamlessly from Rippon Lea Estate.”

Elsternwick Gardens will comprise three residential offerings, Gordon Place, Ripponlea Terrace, and The Garden Pavilion, each designed for owner-occupiers and shaped around high-quality interior design by Woods Bagot, K.P.D.O., and Flack Studio. The first stage, Gordon Place, includes one-, two-, and three-bedroom apartments designed with a strong focus on indoor-outdoor living and sustainability.

[smartcode_project:default project_id=136535 project_image_fid=288412]

Milieu recently appointed <a href="https://www.apartments.com.au/builders/brady-constructions">Brady Constructions</a> to deliver the project, marking a key milestone for the development. The appointment follows the demolition of the former studio buildings on the Gordon Street site, with construction progressing toward the delivery of the nature-led community.

Situated between the established villages of Elsternwick and Ripponlea, the development balances its garden setting with strong urban connectivity. Residents will be within walking distance of cafés, restaurants, and local retail, while nearby train and tram connections provide quick access to Melbourne’s CBD and the beaches of Elwood and St Kilda.

With construction underway and the first residents expected to move in by early 2027, Elsternwick Gardens represents a growing shift in apartment development toward environments that prioritise wellbeing as much as density or location. By placing landscape, sustainability, and shared spaces at the centre of the design, Milieu is positioning the project as a residential neighbourhood where wellness is not just promoted, but built into the structure of everyday life.

[smartcode_project_cta:default project_id=136535]

Elsternwick Gardens' wellness-first design strategy

Brisbane-based developer <a href="https://www.apartments.com.au/developers/red-co">Red &amp; Co</a> has made a striking debut on the Gold Coast, officially unveiling its $250 million COMO development in Varsity Lakes, a lifestyle-driven residential project anchored by an extensive rooftop wellness and activity precinct.

Having recently launched to market, construction has already been fast-tracked by <a href="https://www.apartments.com.au/builders/5point-projects">5Point Projects</a>, ensuring momentum continues on what is set to become a landmark residential address for the growing Varsity Lakes community.

Located at 22 Lake Street, Varsity Lakes, <a href="https://www.apartments.com.au/new-apartments/como-varsity-lakes-22-lake-street-varsity-lakes-qld-4227">COMO</a> will comprise 156 apartments across 16 levels, comprising one-, two- and three-bedroom residences designed for modern living. However, it is the project’s rooftop amenity offering that sets COMO apart.

[smartcode_project:default project_id=135546 project_image_fid=363510]

Designed as a dedicated wellness and recreation hub, the rooftop will feature a 25-metre lap pool, fully equipped gymnasium, and multiple pickleball and paddleball courts - amenities rarely seen in boutique apartment projects.

Residents will also have access to a sauna and plunge baths, while landscaped gardens and relaxation zones will provide tranquil spaces overlooking sweeping panoramic views across the Gold Coast skyline.

The rooftop precinct has been designed to function as the social and wellness heart of the development, encouraging residents to embrace an active, balanced lifestyle within their own building.

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363512]

Red &amp; Co director David Laverty said the amenity offering was central to the project’s design from the outset.

“Amenities were at the forefront of our decisions,” Laverty said.

“Buyers today are looking for more than just an apartment - they want a lifestyle that promotes health, connection and balance.

“The rooftop at COMO has been designed to be the epicentre of that lifestyle, with a suite of wellness and recreation facilities that are quite unique for a boutique development of this scale.”

&nbsp;

[smartcode_project:default project_id=135546 project_image_fid=363514]

Designed by <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, the residences prioritise liveability, featuring spacious layouts, 2.7-metre ceilings and high-quality finishes throughout.

The development sits beside Bond University, placing residents within walking distance of education, retail and dining options within the vibrant Varsity Lakes precinct, including Robina Town Centre, Varsity Lakes Train Station and a range of leading schools.

[smartcode_project:default project_id=135546 project_image_fid=363511]

Laverty said the location was a key driver behind Red &amp; Co’s decision to bring the project to the Gold Coast.

“<a href="https://www.apartments.com.au/developments/varsity-lakes-qld-4227">Varsity Lakes</a> was a clear choice for us to invest in as it’s a lifestyle hub that seamlessly blends lakeside living with urbanity,” he said.&nbsp;

“Como will capitalize on this great location, delivering a project that not only creates premium homes, but a lifestyle defined by community, wellbeing, and connectivity.”

Red &amp; Co has delivered more than 500 apartments and townhouses across 26 projects in Brisbane in recent years, with COMO marking the company’s first major Gold Coast development.

[smartcode_project_cta:default project_id=135546]

Red & Co unveils amenity-rich Como development in Varsity Lakes

Adding Value

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Marcus Padley, the author of the stock market newsletter Marcus Today, has tipped the housing market will remain supported in 2015 as interest rates stay down and investors continue to prefer property to equities.
"But as the property market plateaus as the economy wilts and unemployment rises, making money in property will mean doing what we did in the 1980s, buying the worst house in the best street and adding value," he told Fairfa Media.
"On that basis renovating/DIY/home improvement suppliers to the housing market will continue to be a strong sector."
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jchancellor-FAypfDUnLy

Home improvements set to increase: Marcus Padley

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Preparing the inside of the home
<a href="/expert-insights/building/when-first-impressions-count-its-the-simple-things-that-matter">In part one</a> we discussed the preparation of the front aspect of the home.
We need to adopt the same simple steps, preparation, presentation and consider the marketing campaign, to the inside of the home.
This, should be taken into account, as we begin to prepare the inside of the home. <a href="https://youtu.be/0Z8u5qTArxg">First impressions count</a> and the online photos and videos could well be the first impression made other than driving up to the home.
{qtube vid:=0Z8u5qTArxg}
Once again, a simple process applying the following basic principles; de-clutter the home to provide the veneer of space, touch up walls that are damaged or marked to eliminate objections towards the property value, <a href="https://youtu.be/hrMKW_s2WhM?list=PL684D715699D0B23A">create an inviting ambience through non-intrusive fragrances</a>,  style the home by using simple yet appealing ornaments and adopt a minimalistic approach to furniture.
Where possible maintain a neutral appearance as though you are providing a blank canvas for the buyer to envisage their own style; through colour on walls to furnishings.
Another simple and cheap but yet effective tip, is to have the carpets professionally cleaned and/or timber floors buffed up. Flooring can be very expensive to replace, yet by refurbishing and not replacing the flooring, this adds appeal and value to the home. 
Associated Costs
<ol>
<li>Buying storage boxes on average $10 each. Getting rid of unwanted clutter costs less to pack and move. Take the opportunity. </li>
<li>On average, it will cost approximately $1,400 to paint a two bedroom apartment, in full. </li>
<li>On average, it will cost $100 per wall to repair superficial render cracks on internal walls. </li>
<li>Carpet cleaning ranges from: $50-$80 per room.  </li>
<li>Fragrances and decorating is all up to your own discretion. </li>
<li>Rebuffing and sealing timber flooring, the average cost is $120 per room. </li>
<li>General property professional cleaning services for a two bedroom unit: $280.</li>
</ol>
Taking care of the above once again enhances the aesthetic and perceived value of the home. First and foremost, as the property has been prepared for the photos and videos to be presented on the property listing portals and website. This allows you or the real estate agent, to maximise the impact of the marketing campaign. 
{qtube vid:=b4YuE0PSYNw}
First impressions count, and the first impression could well be on the online marketing.
It is relatively easy to prepare the inside or our own home to take to market.
When the property we are about to sell is tenanted however, the process may be hindered and it becomes more complex.
The better agents know how to deal with these situations and work with the tenants, to maximise the sale value of your property. 
EDWIN ALMEIDA is licensee in charge of <a href="https://www.just-thin.com.au/" target="_blank">Just Think Real Estate</a>.<a href="https://www.just-thin.com.au/"> </a>
He is also the creator of <a href="https://www.youtube.com/user/JustThinkProperty" target="_blank">Oz Real Estate.TV</a> and a presenter for <a href="https://propertyinvestingvault.com/" target="_blank">propertyinvestingvault.com</a>.
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ealmedia-arK4DBYLjS

When first impressions count, it's the simple things that matter (part two)

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If you're planning a knock down rebuild, a subdivision or a redevelopment on your land, you'll probably be faced with a lot of paperwork.

In among all the building contracts, plans, insurance documents and financial paperwork will be your development application (DA) and your application for building approval.

You may need to lodge a DA to your local planning and land authority if you are building a new development or redeveloping your property.

[smartcode_project:default project_id=7758]

The authority will then determine whether your proposed development is appropriate for the area, and whether it breaks any rules or regulations that might be attached to your land, like height restrictions or restrictions on use. They will also assess your application to see if it fits planning requirements.

You aren't alone in the process – often part of your team, whether your architect, designer, engineer or building certifier, can help you with your DA. You will be required to pay a fee when lodging a DA.

Some smaller projects, like garages, small single dwellings and extensions may not require a development approval.

While a DA is associated with the suitability of your project, a building approval is largely associated with the safety of your project.

Most new constructions and significant renovations require building approvals. There are a number of national laws and regulations, including those outlined in the Building Code of Australia and the National Construction Code, which any new build must conform to.

Before construction can begin, you need to get a building approval to ensure the project will be safe and structurally sound.

These are steps to getting a building approval in the ACT (check the relevant processes and regulations for your state or territory before building):

<ol>
<li>Appoint a licensed building surveyor as your certifier.</li>
	<li>Apply for building approval and pay the relevant fees.</li>
	<li>Engage a licensed builder, or apply to become an owner-builder. Remember to use a written contract when hiring a builder, and seek independent legal advice.</li>
	<li>The builder must apply to your building certifier for a building commencement notice by completing the building commencement notice application form.</li>
</ol>
Source: Building in the ACT 2014, ACT government.

Again, there are a number of government fees associated with seeking building approval and you'll have to pay your building certifier as well.
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jrichardson-uRX5hFdKfN

What's the difference between a building approval and a development approval?

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The House Rules contestants Adam and Lisa wanted wallpaper.
But they got more than they bargained for, especially with the controversial choice of bottle top wallpaper in the dining room which seriously clashed the rest of the house.
Today, our property contrarians Jonathan Chancellor and Margie Blok discuss wallpaper - and while they don’t mind the odd layer, they certainly don’t favour wallpapering the whole house. 
HE SAID:<img src="/images/2014/03/28/jc-silhouette-7.jpg" style="float: right;">
I’m okay with wallpaper making a statement, but only if used sparingly or as a feature on one wall.  
Generally, wallpaper works best in rooms needing a lift, perhaps a poky second bedroom or a plain bathroom - such as the delightful Vivienne Westwood wallpaper in a bathroom of the Castlecrag mid-century home (pictured below). The property was sold by interior designer Tina De Salis and her husband Edward for $3.01 million in 2012<a href="https://www.randw.com.au/506596/" target="_blank"> through Mark O'Brien of Richardson &amp; Wrench Castlecrag &amp; Northbridge</a>. 
 <img src="/images/2014/05/30/castlecrag-may-30-one.jpg" alt="">
Wallpaper took off in a big way during the 1920s. In this 'Golden Age of Wallpaper', more than 400 million rolls were sold as an affordable and mass-produced alternative to expensive silk and tapestry wall coverings.  
These days, snazzy wallpapers can be an inexpensive solution for jazzing up an original Art Deco bathroom – my preference is the Florence Broadhurst Cockatoos design in black and white (pictured below).
<img src="/images/2014/05/30/Florence-Broadhurst-Wallpaper-Black-Cockatoo-design-wall-may-30-one.jpg" alt="">
The Sydney designer Greg Natale is a strong advocate for Florence Broadhurst wallpapers which initially shot to prominence during the 1960s and 1970s when used by leading decorators of the day, including the late design doyen, Leslie Walford.  
Featuring rich colours, metallic finishes and vigorous designs, the hand screen-printed wallpaper collection was revived during 1990s by David and Helen Lennie, owners of Signature Prints, who drove the business exponentially while establishing the Florence Broadhurst name internationally. 
<img src="/images/2014/05/30/Florence-Broadhurst-in-Art-Deco-Bathroom-may-30-one.jpg" alt="">
While Natale’s Hollywood-style interiors have been splashed across the pages of interiors magazines including Belle, his distinctive decorating style also featured in Inner West Courier real estate pages during late 2012 when <a href="https://www.realestate.com.au/property-house-nsw-five+dock-111968655" target="_blank">Laing + Simmons Drummoyne agent Frank Colacicco was marketing</a> a Five Dock house that subsequently sold for $1.34 million. Love the art deco tiles (above) in the bathroom, but the wallpaper is a little over the top. Ditto the wallpapered bedroom (below) doesn't appeal to me, cushions, bedhead and side tables included.
<img src="/images/2014/05/30/Florence-Broadhurst-wallpaper-in-Five-Dock-house-may-30-one.jpg" alt="">
For Margie Blok's opinion click through to the next page below.
<hr class="system-pagebreak">
<img src="/images/2014/03/28/mb-silhouette-6.jpg" style="float: left;">SHE SAID:
In my book, the old adage of “less is more” should be heeded when using wallpaper – and in one or two rooms only.
If House Rules contestants, Lisa and Adam, had mentioned “subtle and calm” instead of “wow statement in every room”, then the renovation of their home could have ended up without that nightmare reveal of clashing wallpapers in the open-plan living and dining areas. 
 <img src="/images/2014/05/30/HOUSE%20RULES%20BOTTLETOP%20WALLPAPER.jpg" alt="">
Photo courtesy of Channel 7.
When it comes to choosing wallpaper, DIY renovators should exercise restraint and err on the side of caution, rather than express gaudy evidence of their personal taste in every room. 
Wallpaper should be used as part of a fundamental framework of an overall decorative scheme. It should form the background of a room, not the foreground. For subtle sophistication and a visually rich effect, opt for classic wallpapers with a strié or grasscloth finish.
Given the extraordinary range of wallpapers on the market, it can be confusing to pick the right style and shade for a particular room. While you might lust after a Florence Broadhurst wallpaper spotted in a magazine or admire the wallpaper in a Kit Kemp-designed Firmdale hotel in London, or, it doesn’t mean these will work well in your home. 
<img src="/images/2014/05/30/Kit%20Kemp%20desinged%20room%20at%20The%20Dorset%20Hotel%20London.jpg" alt="">
If you’re uncertain about the type of wallpaper to use, peruse the <a href="https://www.houzz.com" target="_blank">Houzz website</a> - it’s a terrific visual springboard for decorative and architectural ideas. 
Or engage an interior designer to sort it out for you – especially if you don’t have the time and energy to do the choosing, measuring and ordering associated with wallpapering and redecorating.
OTHER HE SAID/SHE SAID COLUMNS YOU MAY BE INTERESTED IN:
<a href="/expert-insights/building/designer-chicken-coops-for-the-fussiest-of-fowls-he-said-she-said">Designer chicken coops for the fussiest of fowls: He Said/She Said</a>
<a href="/expert-insights/investing/a-frame-houses-do-they-work-he-said-she-said">A-Frame houses, do they work? He Said/She Said</a>
<a href="/expert-insights/investing/do-australian-homes-need-the-formal-dining-room-he-said-she-said">Do Australian homes need the formal dining room? He Said/She Said</a>
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The wallpaper house rules in home decorating: He Said/She Said

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It sounds a little bit grotty, but the term ‘sweat equity’ has made its way into common investor usage. This little piece of terminology is relatively simple, but also worth deeper consideration.
On the surface, it’s essentially the alternative to financial equity. Instead of pouring money into a project, let’s take a renovation for simplicity, you instead pour your actual personal effort and energy into the project. For instance, instead of hiring a plumber, you get in there and put your skills to the test.
Upsides
Likely, you’ve added some ‘sweat equity’ to a project without realising it has a name before. Perhaps you’ve painted a property, or tidied it, prior to selling. Likely you’ve added a bit of value, no matter how small, without spending a cent. In this result is the benefit of sweat equity – you haven’t touched your bank account, and yet you’re making money in the form of equity on your property.
If you have a skill, such as a trade, then using this appropriately is well worth while. If you’re a licensed plumber or asbestos removalist, or your friends are, then getting everyone around to work on a project can be immensely useful.
While it’s easier to understand this concept when considering a renovation, “sweat” equity doesn’t have to include activities that make you sweat. If you are willing to undertake your own research, or similar, then you can make some sweat equity upfront by using your computer and sourcing a property and negotiating. Wherever you can ‘DIY’ to add value for your property, such as getting a DA, you’re using sweat equity.
Downsides
<ul>
<li>Not understanding your personal limitations</li>
</ul>
If you’re not an expert and get caught up in the idea of ‘sweat equity’ then you may be risking an amateur job. Remember, there are people in the industry that have been managing properties, recarpeting homes and styling properties for years. There’s a demand for certain services for a reason. Don’t attempt to be handy with your investments if you’re not – you could end up making a mess and needing to pay a bigger bill to rectify the issue.
<ul>
<li>Time has an inherent dollar value</li>
</ul>
While sweat equity can seem like getting money for free, remember that your time is inherently valuable. If you are taking time off of work, particularly unpaid, to work on your property in any way then you need to make sure you can’t be making more elsewhere. Taking a week off to add $10,000 in sweat equity is obviously worthwhile for most on average salaries, however the majority of the time it’s likely you’ll be attending to small jobs that could cost you a small amount and not interrupt your sleeping schedule.
Similarly, if investing becomes your “full time” job, you want to factor in the concept of a full time salary. If your own cost per hour works out to more than it costs to hire in the experts, you may want to reconsider. If you’re spending your leisure time doing manual labour jobs, you also want to make sure you don’t get burnt out in the process.
<ul>
<li>You can’t tax-deduct your own work</li>
</ul>
Unfortunately, where you can keep receipts and the formal information from contractors that work on your property, the lay person doing a bit of handy work on their own investment cannot claim for their own time. You can, however, claim for travel expenses to your investment property for repairs and similar work, and for any materials purchased. For instance, if you decide to do the cleaning yourself after a renter leaves, you cannot claim for your hours of work – but you can claim for the bleach, cleaning products and equipment used.
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What is ‘sweat equity’? How you can make the most of it

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Whilst there has been so much commentary last week on the federal budget, I thought we could talk about a different type of budget - one that can be just as important, particularly if you are a property developer.
Property developing can throw many different challenges at you and one thing I have learnt in this industry is there is always a solution to a problem. The trick is to understand what possible problems may arise and preparing yourself for them.  Unfortunately things don’t always go to plan and as a project manager it is up to us to make sure the development gets through as efficiently as possible.
One of the biggest problem areas is not allowing enough for building works. 
When pricing a development and running feasibilities, it is important to understand that your building estimate is an organic creature. By this I mean the building estimate you start with will nearly always be different to the one you end with.  It will evolve throughout the process as you obtain more and more details.  Once you have all the fine details, the building estimate can be finalised to the fixed price builder’s tender.  
If architecturally designing our villas, we generally follow this process:
<ol>
<li>Concept plan – this will show the number and size of villas on the land, but not much detail</li>
<li>Development application (DA) plans – enough information is included on the plans to satisfy council</li>
<li>Construction certificate (CC) plans –more detail, including engineer drainage and slab design</li>
</ol>
The starting point for our build estimate will be based on similar projects that we have recently completed and an allowance for the different site.
This progresses to an estimate based on the concept plan.  Still a ‘loose’ estimate as there is usually not enough detail on the concept plan for the builder to have all information he needs.  The build estimate we have at this stage will tell us whether we are tracking within budget.  If not, we can make the necessary changes required, perhaps reducing the size of the villas working with both our builder and architect to design the right dwellings for our project to be successful.
Once the concept plan is approved, the architect will proceed to full DA plans.  It is here that much more detail is added and we will have our builder price the DA plans and review the supporting documentation.  Again, this does not give us a final fixed build cost but we will be getting closer to the expected outcome.  Once approved by our client, the DA plans are finalised and the DA is prepared and lodged with council.
During the DA process, council may request some changes to the plans, so it is important to understand we are still ‘evolving’ at this stage. We also need to review the conditions of the DA consent before we have more detail to finalise the build costs.
Once council have approved the DA, we will start to prepare the CC plans.  Engineers will be briefed and a drainage and engineered slab design or footings for the foundations will be produced. More detail is added to the CC plans, finalising levels and double checking schedules. 
Before we lodge the CC plans with our private certifier we will have our builder issue a third costing. It is this costing that will give us the final build costs...well almost.  We still need to have the CC approved and ensure there are no further revisions to the plans required.  
After we have the CC stamped plans, our builder will issue their final tender and building contract. This will be a fixed price contract; however, there may still be a few items that will be ‘provisional’. They are usually some site works, removal of fill and retaining walls.  The builder may mark these items as provisional as they won’t know until works proceed exactly what the cost is. For instance, if rock is hit during the site cut, this will increase the site costs. If the site cut differs slightly to the plans, this may impact on the height of retaining walls.  So these ‘provisional’ items will be charged at actual cost whether it is lower or higher.
So you can see how the build estimate must evolve through the development process and until your development is completed, you really won’t know the exact cost.  It’s important you allow a contingency amount for any variations that may crop up along the way. 
As a developer, you will embark on a challenging journey from start to finish and the path you choose can be simplified with the help of a project manager to guide you along the way.  Always take the time to have full builder’s estimates done at each stage to avoid any nasty surprises. 
<a href="https://www.propertybloom.com.au/">www.propertybloom.com.au</a> 
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A different type of budget talk: The development budget

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A recent suggestion from Turf Australia president Anthony Muscat is for developers to offer a landscaping package or rebate to their home buyers. Is this something that you would look for?
Following the lead of large-scale developers Lend Lease, Peet and Newland Developers, who offer rebates for the inclusion of turf in their home developments, Muscat said that a high return on investment for the environment and as a purchase is the driving factor behind the inclusion of lawn.
Mirvac and Stockland are among those who encourage the installation of lawn.
While<a href="/news/vic/analysis-can-laying-turf-really-increase-your-property-s-value-by-75-000"> Property Observer has previously examined the questionable added value achievable by adding turf</a>, the concept of a rebate may make the idea more attractive to home buyers.
“More people should be taking advantage of these landscaping rebates. The value of turf is starting to be reflected more in the home development and real estate industry – and rightly so, when you consider how much it gives back to the environment, not to mention the value it can add to your home,” Muscat said.
“The natural benefits of turf are exceptional – it helps reduce soil erosion; improves drainage assistance; helps reduce ambient noise, heat and pollution, including a reduction of the ‘heat island’ effect around built up urban areas. Turf also adds aesthetic value, quality of living and provides a great space for family."
According to the director of national landscaping company The Gardenmakers, David Bambridge, those who offer this rebate can save homebuyers 30% to 40% in landscaping fees.
"I’ve found that there is an increasing demand by consumers for well designed and installed turf and green spaces in larger developments - particularly in commercial and civil projects. This demand is also at a high level in medium and high-density residential projects that I’ve worked on,” Bambridge said.
Developers can minimise the price and the effort required, due to the nature of buying in bulk for lawn and turf, and the requirement of bringing in a landscaper individually.
Landscape NSW &amp; ACT Association representative Joanne Auilina noted that they also encourage home and landscaping developers to incorporate appropriate lawns for the climate - something that individual home owners don't always consider.
“We’re seeing that more developers are recognising the wide range of landscaping benefits that turf offers and it’s becoming more of a front-of-mind consideration, especially with residential property developers. Landscapers at the LNA are strong advocates of the movement,” she said.
{module Do you think developers should offer a rebate for landscaping?}
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Do you think developers should offer a rebate for landscaping?

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Home staging, or styling, is an increasingly popular part of presenting your property to either the selling or rental market. In a nutshell, it involves dressing your property to allow it to present itself in its best light.
Home owners have been undertaking staging to some extent for almost as long as the property selling business has existed. Tidying, moving furniture and de-cluttering are on most vendors' 'to do' lists, however it has become a trend in recent times to bring in the professionals. These companies tend to charge a fairly hefty sum, particularly if you're looking to style a large house, however they claim they can add tens of thousands to your final selling price and can shift properties quicker.
Staged Homes Pty Ltd claims that just 10% of prospective buyers can look past what is right in front of them, or the furniture, to the structure itself. There's a reason display homes from large companies are presented furnished (such as those in the gallery above, which are the staged display homes at Atherstone in Melton South).
It's not just couches and beds that home staging refers to, however. It covers the following (and often more):
<ul>
<li>Artworks</li>
<li>Kitchen utensils (and sometimes appliances)</li>
<li>Books, stationery and similar</li>
<li>Furniture sets (desks, beds, chairs, beanbags, etc)</li>
<li>Sculptures</li>
<li>Cushions</li>
<li>Curtains</li>
<li>Plants</li>
<li>Lighting</li>
</ul>
Professional stagers, who regularly come from interior design or similar backgrounds, will come into your property, assess and consider the prospective buyers, and set about selecting furnishings that bring the best aspects of your property, and what is most appealing to those interesting in purchasing, to life. They will also place everything in its best aspect (regularly measuring walls and hanging things precisely), and ensure the right balance of colour and light. It's no small task. It's also not limited to houses - regularly, apartments and other dwellings use styling techniques as well.
<blockquote>
Some stylists will look at your furniture and see what can be incorporated, while others will look to start with an empty slate.
</blockquote>
Some stylists will look at the furniture you currently have and see what can be incorporated into the overall design, while others will look to start with an empty slate.
Making the most of space
An empty property is difficult to feel inspired by as a home buyer. The majority of the time, properties look better, and often larger, with furniture inside. The reason for this is two-fold:
<ol>
<li>
You show how functional a room can be If you have large rooms, and can show off how you can fit a double bed, a desk and a chest of drawers in the room, it is likely to register on some level with the prospective buyer. Don't leave them guessing whether their furniture will fit into the room - show them just how they can use one corner as a study, and another room as a dining area. 
</li>
<li>
You can draw attention to specific areas and ignore 'problem' points When empty, a viewer may think that a certain area is an 'unusable' nook - however some creative furnishing can prove otherwise. Similarly, areas that are special to a home can be displayed in their best light with splashes of colour to draw attention. Furniture is aspirational in many cases - it shows a buyer the life they want to lead. It also provides an opportunity to mask areas that are not as attractive. A poor paint job can be hidden somewhat by lights pointing in the right direction.</li>
</ol>
But will it work with all properties? Over the coming weeks, Property Observer will hear from styling professionals just which properties these experts believing staging works for, how to DIY if you can't afford to bring in a big-name company and the tricks of the trade.
YOU MAY ALSO WANT TO READ
<a href="/expert-insights/staging-your-investment-property-for-a-great-rental-return-on-investment">Staging your investment property for a great rental return on investment</a>
<a href="/expert-insights/investing/a-professional-home-stager-can-turn-your-offering-into-a-standout-property">A professional home stager can turn your offering into a standout property</a>
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What is 'home staging'? Investment terms explained

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OK, so you haven't got around to the household renovation wish list yet. And not wanting to spend too much, here's wise 10 tips from John McGrath on adding value to an investment property.
They all will give the place a boost, but without the likelihood of overcapitalisation.
The style and quality of the improvements together with careful budgeting will be important as to whether over capitalisation becomes an issue. 
It can certainly be minimised with reliable professional advice, careful planning, market trend assessment, along with the wise sensitive execution of the improvements.
It probably starts with buying a house or apartment with a value at or lower than the suburb's median price as that allows greater scope for capitalisation.
<ol>
<li>Paint it </li>
<li>Build a carport </li>
<li>New curtains or blinds </li>
<li>Install a skylight </li>
<li>Replace light fittings </li>
<li>Put in a barbecue </li>
<li>Steam clean carpets </li>
<li>Sand the floors </li>
<li>Replace door handles and knobs </li>
<li>Install a dishwasher</li>
</ol>
"Your goal is to add the wow factor without blowing the budget," John McGrath suggests in his <a href="https://www.mcgrath.com.au/index.cfm?fuseaction=renting.contactus" target="_blank">Smart Guide to Property Investment</a>.
I'd reckon perhaps two of the tasks might require a phone call to the council just to check on the approval process for car ports and skylights. And if you are in an apartment block best check on the rules regarding dishwashers in the kitchen.
(Source John McGrath's "Ultimate Guide to Real Estate" HarperCollins Publishers.)
 
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John McGrath's top 10 ways to add value to your investment property without over capitalisation

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Many apartments, particularly those in boutique complexes, have storage space that can be utilised in a different manner. Opteon Property Group are recommending that the existing storage space - such as an adjacent walk in wardrove - could become an ensuite for some added value.
Certainly, ensuites are much-desired amenities that can be seen as a great luxury. Opteon suggests that there are sizable gains up for grabs if an ensuite is added - pointing to $20,000 to $30,000 as the margin that could be added.
However, on further request from Property Observer, it appears that $15,000 would be the cost to put in that bathroom in the first place, leaving the potential profit from $5,000 to $15,000. Online estimates suggest that $15,000 may be the lower-end of the scale for the costs of installing a decent ensuite, particularly when looking at labour costs.
Opteon Victoria's central regional manager, Scott Chapman, said that it could be a place to start. For renovators looking at updating the entire unit, it could perhaps be a consideration.
“For the right floor plan, we would expect to see an increase in both the value and rent," said Chapman.
However, for those looking to get a quick bit of a profit by just installing an ensuite - it might not be the best option. If the property is an investment, the requirement to move the tenant out will also increase the cost base. Similarly, any specific requirements, difficulties with plumbing, structural changes around walls or other situations will quickly blow the base cost out leaving little left for profit.
What it may add, however, is a boost in buyer and renter interest that may make the exercise worthwhile, and make your apartment stand out, explains Chapman, pointing to a potential rental premium from tenants who are often prepared to pay a bit more for the two-bathroom option. From having a quick look at online rental listings, it appears that in highrise areas in Melbourne, such as Docklands, rentals with two bathrooms in similar locations and conditions do appear to command substantially more rent.
The research undertaken by Opteon was largely focused on highrise apartments in Melbourne, and it was noted that timing between sales dates, views and elevation had impact and were considered.
Would you install a bathroom knowing these numbers?
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