Holiday home buyers who have long gravitated to Queenstown’s alpine setting are increasingly looking for low-maintenance apartments that allow them to lock up and leave, while still generating income when they’re away.

For Wendy, who had spent years visiting the Queenstown and Arrowtown region, <a href="https://www.apartments.com.au/developers/safari-group">Safari Group</a>’s Mountain Oak Apartments provided the opportunity to formalise what had previously been a recurring holiday pattern.

“We always had Queenstown in the back of our minds to buy something there as a holiday home,” she says. “We love the Queenstown and Arrowtown area.”

<img alt="From slopes to markets: Mountain Oak connects residents to the best of Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/658d4f_48c3ec1ae5df4a2cab7d23c07c7f51b3~mv2.jpg?VersionId=27K8oQ4ExDN8Yu70VHDa9Olq59XU36m3" />

Time spent visiting her sister-in-law, who owns in Arrowtown, along with regular stays at Millbrook Resort, had already shaped a strong personal connection to the region.&nbsp;

Rather than approaching the purchase purely as an investment play, Wendy’s starting point was lifestyle.

“We were more thinking about ourselves and where we could stay, and then the rental aspect was second.”

Mountain Oak Apartments, located within the masterplanned Remarkables Park precinct in Frankton, aligned with that thinking. The ability to secure the apartment with a deposit and settle on completion made the timing work.

“The fact that we could put a deposit down with the balance on completion was a bonus for us,” she explains.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Wendy selected a two-bedroom, two-bathroom penthouse, a configuration that supports both private use and guest flexibility.

“The two-bedroom, two-bathroom configuration appealed from both a rental viewpoint and for the ability to have friends stay while we are there,” she says.

Across the development, two-bedroom apartments range from 64sqm to 78sqm, with two-bedroom plus flexi options from 71sqm to 75sqm, each with an allocated car park. The flexi layouts introduce an additional space suited to work or hobbies, reflecting demand from buyers who split their time between leisure and remote work.

Apartments include underfloor heating in bathrooms, heat pumps to living areas, and joinery positioned to maximise natural light and mountain outlooks. The Remarkables Park precinct is known for its extended winter sunshine hours, water frontage and open views toward The Remarkables.&nbsp;

Units come in light and dark interior colour schemes.

<img alt="Mountain Oak Apartments draws holiday home buyers to Queenstown" data-entity-type="file" data-entity-uuid="fd685a22-3b95-43a1-87cb-48fdd42bb4ba" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/658d4f_f9f89107c2704ebbbe5a6b36da508cb3~mv2.jpg?VersionId=MigFIEm6b.mrANANwxSmwHvC4RdJUuyR" />

While lifestyle was the primary driver, the fundamentals of the Queenstown market added reassurance.&nbsp;

“Proximity to the airport and tourism being the main attraction all year round,” Wendy says, when asked what stood out from an investment perspective.

Mountain Oak sits just eight kilometres from Queenstown’s CBD and around a two-minute drive from Queenstown Airport.&nbsp;

For Wendy, that airport proximity carries practical value.

“The airport proximity is a bonus, we think that being so close will be an attraction for the convenience side.”

Residents are also a short drive from Coronet Peak, Jack’s Point Golf Course, New World Supermarket, Five Mile Shopping Centre, and the dining, medical, gym, cinema and library amenities within the town centre, as well as the seasonal Remarkables Market.

Importantly, the purchase does not lock owners into a single use. Mountain Oak offers the flexibility to opt for short-term visitor accommodation or longer-term residential rental management, with 365-day visitor accommodation consent in place. Owners can utilise Safari Group’s 24/7 on-site management service or appoint their own provider, and do not need to decide on a strategy immediately.

“It was a bonus that we can rent it out as well as use it for ourselves,” she says.

Additional buying options, including furniture packages and storage units available for purchase within the building, further support a lock-and-leave model suited to interstate and overseas owners.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Mountain Oak Apartments comprises 141 residences, ranging from one-bedroom configurations through to larger apartments and penthouses. One-bedroom apartments are currently priced from NZ$639,000, with three-bedroom options from NZ$1,299,000.

With 365-day visitor accommodation consent, the development is structured to respond to Queenstown’s established four-season tourism economy, spanning winter ski traffic and summer hiking, cycling, golf and lake-based activity.

Although Wendy acknowledges the strength of rental demand, her approach remains long term.

“We’re not planning to sell it anytime soon, so we are keen to hang on to it, but the passive income will be a bonus.”

Confidence in the developer also influenced her decision. Before proceeding, Wendy sought feedback within the local building community.

“We asked around and Safari Group had a good reputation,” she says.

Safari Group has delivered more than 2,000 hotel units and residential apartments across over 18 developments nationwide, with more than 25 years’ experience in the sector.

With completion anticipated by mid-2027, Mountain Oak is attracting a cross-section of buyers, from yield-focused investors to lifestyle purchasers seeking a foothold in one of New Zealand’s most tightly held alpine markets.

For Wendy, it represents both a future holiday base and a long-term asset within Queenstown’s year-round tourism economy.

Joel Robinson

How Mountain Oak Apartments draws holiday home buyers to Queenstown

Eduard Litver's Capitel Group is seeking to redevelop Chatswood's Mandarin Centre in the heart of the burgeoning suburb.

Capitel Group, in a joint venture with Metis Group, has filed a State Significant Development Application (SSDA) to demolish the Mandarin Centre and construct a 32-storey tower designed by Skidmore, Owings &amp; Merrill (SOM) with 325 apartments.

The 3,524 sqm site at 61A-65 Albert Avenue will also home extensive retail amenity, both at street-level and across a four-level podium.

<img alt="First look: Metis and Capitel unveil $1.2bn+ plan to redevelop Chatswood’s Mandarin Centre" data-entity-type="file" data-entity-uuid="905976ea-08cd-409f-8a4c-33a3fb8bf351" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/1771923441002.png?VersionId=f_xI2ejpxQvEm4fPqGji01RY9_AWVY6O" />

In its early stage Design Report submitted to the NSW Government's Housing Delivery Authority, SOM describes the ambition for the project as one that “aims to revitalise and reactivate an important corner of the Chatswood CBD.”

The architects note that the existing shopping centre “has a lack of vertical connection between its five levels of retail and a cumbersome pedestrian access from the street to the second-level transit connection,” framing the redevelopment as an opportunity to reconfigure circulation and better integrate with surrounding transport infrastructure.

The design adopts a single tower configuration, shaped through early testing to respond to neighbouring buildings and key public spaces.

Retail activation is concentrated at ground and lower podium levels, with a focus on food and beverage, lifestyle and wellness tenancies. The intent is to create a more permeable ground plane and improve connections between Albert Avenue, Victor Street and the Chatswood transport interchange, located within walking distance of the site.

<img alt="First look: Metis and Capitel unveil $1.2bn+ plan to redevelop Chatswood’s Mandarin Centre" data-entity-type="file" data-entity-uuid="b1e0c8cb-ee9b-41c1-97ac-0455c043b9e7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/1771923442914.png?VersionId=y.Kbo.9bzLIbOabeygYts8Uf9imI.Dqh" />

The site occupies a prominent position on the southern edge of the Chatswood CBD core, bounded by Albert Avenue and Victor Street. It sits near the rail and metro interchange and within close proximity to Chatswood Chase, Westfield Chatswood, Chatswood Oval and a range of commercial office towers and residential buildings.

Chatswood has been one, and continues to be, of the most popular suburbs for developers in recent years. The most recent tower to launch is Hyecorp's Celine on Archer Street, which followed The Anderson by Changfa and Huirong.

Soon to launch is Coronation's Archer &amp; Albert nearby the new proposal.

Chatswood boom continues with Capitel and Metis’s $1.2 billion Mandarin Centre redevelopment

Apartment development applications continue to tally up in Rose Bay following the NSW Gov's 2025 update to the Low and Mid-Rise Housing Policy.

&nbsp;

Some $200 million worth of developments were filed in the space of four weeks at the back end of last year, with the likes of Fyve, HSN, Luxcon and Fortis all seeking to creating new apartment buildings.

The latest plans are for an amalgamated 3,105 sqm site across Conway Avenue, Fernleigh Avenue, and Carlisle Street. Developer Mathieson Property is planning <a href="https://www.apartments.com.au/new-apartments/dian-2-6-conway-avenue-rose-bay-nsw-2029">Dian</a>, 70 apartments across a new eight-storey building, perched on a ridgeline within walking distance of Rose Bay Town Centre.

The State Significant Development Application (SSDA), includes one-, two-, three- and four-bedroom configurations. Over 15 per cent will be dedicated as affordable, as per the NSW Government's push for affordable housing. The 17 apartments will be managed by a community housing provider for 15 years following completion of the building.

<img alt="First Look: Mathieson Property unveils eight-storey infill housing proposal ‘Dian’ in Rose Bay" data-entity-type="file" data-entity-uuid="f99c21d9-e69d-4a23-ae35-3244cfa0b4ae" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Rose%20Bay%20site_0.png?VersionId=67KSZfecJ3fvn1ewo9xxKrneRT.Nsjwd" />

MHNDU has designed the building around three central cores, with lower-level apartments arranged to maximise corner balconies and cross-ventilation. Upper levels are configured with dual north–south aspects to capture harbour views and solar access.

Private open space is a key feature of the scheme, with generous balconies and terraces throughout. Five ground-floor apartments would include private pools, while one upper-level residence will feature a rooftop terrace and pool. A communal room and adjoining landscaped outdoor terraces provide shared open space for residents.

<img alt="First Look: Mathieson Property unveils eight-storey infill housing proposal ‘Dian’ in Rose Bay" data-entity-type="file" data-entity-uuid="dd2e275f-c270-4eb1-9a02-2b573b8eb540" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Rose%20Bay%20front_0.png?VersionId=Us5jNEG6iLFLLMfQSzVBVdILYobBj.g9" />

The site sits around 365 metres walking distance of Rose Bay Town Centre and around 312 metres from regular bus services on New South Head Road, meeting the accessible area criteria under the Housing SEPP.

In early 2025, the NSW Government implemented significant changes to its Low and Mid-Rise Housing Policy, altering planning controls to allow greater density for new apartment projects within an 800-metre walking distance of stations and town centres in the&nbsp;<a href="https://www.apartments.com.au/developments/woollahra-nsw-2025">Woollahra</a>&nbsp;Local Government Area, overriding existing local controls. Buildings are now permitted to rise up to six storeys within 400 metres of a station or centre, or eight storeys where affordable housing is incorporated, and up to four storeys within the 401 to 800 metre radius, which can increase to six storeys with affordable housing.

Mathieson Property unveils Dian Rose Bay apartment development

Lower North Shore developer <a href="https://www.apartments.com.au/developers/hyecorp-property-group">Hyecorp</a> is preparing to launch <a href="https://www.apartments.com.au/new-apartments/celine-chatswood-37-archer-street-chatswood-nsw-2067">Celine</a>, its new apartment development in Chatswood.

Set within a blue ribbon location on Archer Street, Celine will rise on a quiet, tree-lined enclave on the edge of the South Chatswood Heritage Conservation Area, a short walk from the connectivity which Chatswood is famous for.

Celine will deliver 122 one, two, three, and four-bedroom residences, designed to accommodate a broad range of buyers, from owner-occupiers to investors.

[smartcode_project:default project_id=149594 project_image_fid=362610]

Designed by&nbsp;<a href="https://www.apartments.com.au/architects/fuse-architecture-0">Fuse Architects</a>, the 29-storey tower has been shaped to respond to its Archer Street setting, with a defined podium and slender upper levels.&nbsp;

The building incorporates a two-storey residential lobby at the corner, double-height retail fronting Bertram Street, food and beverage tenancies along a through-site link, and two levels of commercial office space.&nbsp;

A landscaped pedestrian connection between Archer and Bertram streets will provide a publicly accessible link through the site, extending activity at ground level beyond the building footprint.

[smartcode_project:default project_id=149594 project_image_fid=362606]

Inside, Hyecorp is emphasising scale and flexibility. Most residences will incorporate multipurpose rooms, allowing buyers to configure additional living, study or guest space within their floorplan.&nbsp;

Kitchens have been designed with proportions more commonly associated with standalone homes, complemented by Gaggenau and Miele appliances, integrated refrigeration, Miele laundry appliances, Taj Mahal stone and bronze tapware.&nbsp;

Buyers will also have the option to tailor aspects of their home through the developer’s “Live Your Way” personalisation service.

Resident amenity will include an outdoor pool, gym and sauna, as well as barbecue and lounge areas designed for shared use. Upper levels are oriented to capture eastern outlooks towards the Sydney CBD and surrounding greenery.

[smartcode_project:default project_id=149594 project_image_fid=362633]

The location places future residents within 800 metres of Chatswood Interchange, providing access to metro and rail services, and within walking distance of Westfield, Chatswood Chase and the Chatswood Concourse. Parks including Chatswood Park and Beauchamp Park are nearby, along with a cluster of schools and private hospitals.

Celine continues Hyecorp’s focus on the Lower North Shore. The Australian, family-owned developer has been operating locally for more than 30 years, with recent projects including Audrey in St Leonards, now nearing completion, and Juliet in Roseville. With registrations expected to open soon, Celine represents the group’s latest addition to the Chatswood apartment market.

[smartcode_project_cta:default project_id=149594]

Hyecorp unveils Celine, a striking new apartment tower in the heart of Chatswood

International development company <a href="https://www.apartments.com.au/developers/spg-land">SPG Land</a> has kicked off construction of the $1.5 billion <a href="https://www.apartments.com.au/new-apartments/paradiso-place-surfers-paradise-103-ferny-avenue-surfers-paradise-qld-4217">Paradiso Place</a>, one of the highest value developments to get underway on the Gold Coast in more than a decade.

Located on a 1.15ha site stretching from Surfers Paradise Boulevard to Ferny Avenue, Paradiso Place, when completed, will deliver 845 residences across three residential towers. &nbsp;

Paradiso Place has been several years in planning by SPG, which has now pushed the green light on construction to meet pent-up demand from investors and owner occupiers.

&nbsp;

[smartcode_project:default project_id=106566 project_image_fid=185858]

The move follows minor amendments to the original design to cater to buyer demand, including the provision of more premium residential amenity, including private dining, lounge and events spaces for residents to entertain guests.

The three towers, comprising 41, 40 and 44 levels, will bring to the market 845 apartments with each tower boasting its own podium level interconnected skybridge to create a unique elevated ‘beachside village’ for residents.

[smartcode_project:default project_id=106566 project_image_fid=362500]

The <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>-designed development will bring a broad range of residences to the market, most offering ocean views and all enjoying five-star hotel amenities with world-class facilities and the convenience ground level retail precinct.

&nbsp;

Construction of Paradiso Place has been made possible by SPG’s newly established SPG Built division partnered with experienced project management group Eastview Australia, a company that has supported the development of a raft of major projects on the Gold Coast over the past two decades.

[smartcode_project:default project_id=106566 project_image_fid=362499]

“It’s a very exciting time for Paradiso Place as we start construction,” said SPG Land Chairman David Wang.

“We have spent our energy refreshing design and assembling the best team and waiting for what we believe is the right time to start construction on one of the most exciting mixed-use developments to proceed on the Gold Coast since Oracle in Broadbeach and Circle on Cavill in Surfers Paradise. &nbsp;

“The local and interstate downsizer market is getting stronger, and we see Paradiso Place as the right project for our times right now. Our company has the capacity to deliver large-scale projects, and we are thrilled to be bringing this vision to reality.”

&nbsp;

[smartcode_project:default project_id=106566 project_image_fid=185861]

SPG Invest, a company founded in Australia in 1998 with a focus on high-end real estate and premium hospitality assets, has delivered 56 projects in the Asia-Pacific region over the past twenty-five years, including The Peninsula Hotel Shanghai and the Global 188 twin-tower project in Suzhou and Cambridge Residences at Robina.

Paradiso Place will deliver a range of new apartments with two-, three- and four-bedroom layouts, as well as a collection of sub-penthouse and penthouse apartments across three levels. Prices start from $950,000.

[smartcode_project:default project_id=106566 project_image_fid=185852]

“We have a very strong vision for Paradiso Place – we are creating a unique beachside residential community where contemporary design &amp; architecture and luxury materials combine with five star residents’ amenities and the convenience of a premium retail precinct on the ground floor”, said SPG Land CEO Dr Ying Rao&nbsp;

“We are confident that the community will recognise that this is more than just another development. Paradiso Place will bring a much-needed retail precinct and lifestyle hub to northern Surfers Paradise with premium retail, lifestyle and food and beverage options,” Said Dr Rao&nbsp;

“The retail precinct is critical to enhancing the lifestyle amenity for residents and guests, so SPG will retain control of this precinct to curate a premium retail offering that will support this thriving new community.

“SPG will also retain short-term holiday letting to control premium and luxury outcomes in line with our vision.”

Construction of Stage 1 Paradiso Place is expected to be completed by end of 2029.

[smartcode_project_cta:default project_id=106566]

Construction commences on $1.5 billion Paradiso Place development in Surfers Paradise

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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jochivers-wq5Bp59R5a

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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