A landmark former orphanage site in Surrey Hills could be transformed into a new residential community under plans lodged by <a href="https://www.apartments.com.au/developers/antipodean-land-developments">Antipodean Land Developments</a> that would deliver 76 apartments and townhouses while restoring some of the suburb's most significant heritage buildings.

The burgeoninng Melbourne-based developer has submitted plans for the 9,158 sqm site at 1 Kent Road and 24 Durham Road, home to the former St Joseph's Home for Destitute Children, a historic institutional complex dating back to the late 19th century. The proposal seeks to adaptively reuse several heritage buildings while introducing two new four-storey residential buildings set within extensive landscaped grounds.

Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a> and Kerstin Thompson Architects, the project has been conceived as a contemporary residential village embedded within a restored heritage precinct. The development team describes the design approach as "The Village in the Garden," with new buildings positioned among mature landscaping by OCULUS and significant heritage structures.

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="44ec8c1b-c0b6-44ae-859e-5811b3e6a023" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design%20%281%29.png?VersionId=p.p1_KFh4iQoV4nisdnPfQBAsWNi7m79" />

The proposal would deliver 76 dwellings comprising a mix of apartments and duplex-style residences, significantly increasing housing supply on one of the largest privately held residential landholdings in Surrey Hills. The development includes 127 car spaces, 24 bicycle spaces and more than 1,000 sqm of communal amenity, with the existing chapel building earmarked for conversion into resident facilities.

According to the planning submission, the project centres on the restoration and adaptive reuse of the site's most significant heritage assets, including the original c.1889 St Joseph's building, the chapel designed by architect Augustus Andrew Fritsch, and the historic brick perimeter walls and entry gates. The proposal also incorporates the retention of other contributory buildings including the former infirmary and school building.

Tract Consultants, in the planning report accompanying the application, said the scheme had been shaped through extensive heritage analysis and design development.

"The shared vision for the Site by the project team has culminated in a scheme which successfully breathes life back into a historic site while delivering upon the objectives of Victoria's Housing Statement in a carefully curated and contextually responsive manner."

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="7263b7d8-95ea-400f-9531-6ca7d22c3c33" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design%20%282%29.png?VersionId=4cR1tiWOsDpgxEOwZi5vVFcyvvOsYkIE" />

The proposal is being assessed under Victoria's Significant Residential Development with Affordable Housing pathway. As part of the application, three per cent of the project's residential development cost would be contributed to the Social Housing Growth Fund. The development would also provide a diverse mix of one, two and three-bedroom residences targeting a broader range of buyers than typically found in Surrey Hills' detached housing market.

Sustainability initiatives include an anticipated 66 per cent BESS score, natural cross-ventilation to 80 per cent of apartments, 28 per cent deep soil landscaping and a canopy cover outcome exceeding local planning requirements. The proposal also sets aside more than 1,083 sqm for communal indoor and outdoor resident amenity spaces.

<img alt="First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills" data-entity-type="file" data-entity-uuid="33fad46f-fe26-4d0a-acfd-6b776e1c6a3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Untitled%20design.png?VersionId=D9F6WVSyYCtGvSUmith35LRp6R7PQkw_" />

Planning documents describe the property as one of the largest underutilised residential sites in Surrey Hills, arguing it presents a rare opportunity to introduce "missing middle" housing in an established inner-eastern suburb while preserving and revitalising a significant heritage precinct.

Antipodean Land Developments has built a reputation for design-focused residential projects across Melbourne, particularly in the medium-density sector. Previous developments include Neighbourhood in Brunswick East, delivered with Breathe Architecture, and Balfe Park Lane, designed by Kerstin Thompson Architects.

They've been very active in site acquisition as they build out their future development pipeline. They recently launched Thornubury House, 45 apartments above a mix of commercial, retail, and food and beverage tenancies, and have plans for a boutique project in Fitzroy and another <a href="https://www.apartments.com.au/news/vic/antipodean-plan-apartments-for-deepdenes-missing-middle-on-whitehorse-road">"missing middle" project</a> on Deepdene's Whitehorse Road.

Joel Robinson

First look: Antipodean Land Developments plans heritage-led apartment community in Surrey Hills

Developer <a href="https://www.apartments.com.au/developers/auyin-property-development">Auyin</a> is the latest to turn to the Victorian Government's Development Facilitation Program in an effort to secure approval for its long-planned, mixed-use project in Elsternwick.

In 2018, Auyin lodged plans with Glen Eira City Council for a 14-storey building, however Council approved a reduced eight-storey scheme. A subsequent VCAT appeal in 2019 upheld the eight-storey height limit.

The project was later amended to nine storeys, but Auyin is now seeking to revive something closer to its original vision. The developer argues that the planning context has evolved significantly over the past decade, particularly within the Elsternwick Activity Centre, where higher-density development has increasingly been encouraged along Glen Huntly Road.

The proposal would transform the 1,239 sqm site at <a href="https://www.apartments.com.au/new-apartments/7-12-horne-street-elsternwick-vic-3185">7-15 Horne Street</a>, opposite Elsternwick Railway Station, into a 13-storey residential and retail development designed by CBG Architects, with 40 apartments

The site currently comprises three commercial properties.

<img alt="First look: 13-storey mixed-use tower planned for Elsternwick activity centre" data-entity-type="file" data-entity-uuid="5f465dd4-509b-4082-a669-0253b313914b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/elsternwick%20podium.png?VersionId=72frWi0SmQ5AVJ3ARRhX5ILUYObhTm7x" />

The proposed apartment mix comprises 25 two-bedroom and 15 three-bedroom residences above 200 sqm of retail space at ground level. Residents would have access to a 90 sqm wellness facility, a 351 sqm communal indoor and outdoor terrace on the third level, and extensive landscaped areas throughout the development. A publicly accessible 135 sqm plaza would be created on the north-east corner of the site, providing seating, landscaping, and a new gathering space adjoining Horne Street.

The design adopts a four-storey podium that references the finer-grain character of the surrounding streetscape, with the upper tower recessed behind generous setbacks on all boundaries.

<img alt="First look: 13-storey mixed-use tower planned for Elsternwick activity centre" data-entity-type="file" data-entity-uuid="e637e763-2abc-4c34-a0aa-5c7ad36fae18" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/elsternwick%20open.png?VersionId=J1AoOpZgTyaF.KeeFSX6lMjEScX8KKRi" />

A key element of the proposal is the reconfiguration and widening of the surrounding laneways. Vehicle access would be retained from Lois Lane, with upgraded pedestrian connections linking Ross Street and Horne Street. The development would provide 58 residential car spaces, two retail car spaces, and 52 bicycle spaces across two basement levels and ground-floor facilities.

Architecturally, the building draws inspiration from the established character of Elsternwick Village. The façade combines dark charcoal brickwork, textured concrete, bronze-toned metal detailing, and extensive planting integrated into podium and tower levels. The design also incorporates a chamfered corner treatment and publicly accessible plaza intended to strengthen pedestrian activity around the station precinct.

Elsternwick's last new development completion was&nbsp;EVA Elsternwick by Pitard late last year. <a href="https://www.apartments.com.au/developers/milieu-property">Milieu</a> is working away on its nature-led neighbourhood, <a href="https://www.apartments.com.au/new-apartments/elsternwick-gardens-by-milieu-8-gordon-street-elsternwick-vic-3185">Elsternwick Gardens</a>, on Gordon Street, with its first stage expected to complete next year.

First look: Auyin seeks mixed-use apartment project in growing Elsternwick Activity Centre

<a href="https://www.apartments.com.au/new-apartments/otium-parkdale-123-125-como-parade-east-parkdale-vic-3195">Otium Parkdale</a>, the 13-residence boutique development by&nbsp;<a href="https://www.apartments.com.au/developers/huxtable-property">Huxtable Property</a>, has entered its final stages of delivery, with completion expected within the coming month and more than half of the residences sold.

The Como Parade East project is nearing the finish line at a time when opportunities to purchase new apartments in <a href="https://www.apartments.com.au/developments/parkdale-vic-3195">Parkdale</a> remain exceptionally limited. Fewer than 10 per cent of dwellings in the bayside suburb are apartments, making developments like Otium a relatively rare addition to a market traditionally dominated by detached housing.

[smartcode_project:default project_id=134974 project_image_fid=5427]

The three-level development comprises 13 residences, including ten two-bedroom apartments and three larger three-bedroom homes, all positioned above a secure basement car park.

Designed by <a href="https://www.apartments.com.au/architects/almeida-architects">Almeida Architects</a> with a strong connection to its coastal surroundings, Otium combines red brick, exposed concrete and dark metal detailing with integrated landscaping and greenery. Expansive glazing, generous balconies and terraces have been incorporated throughout the design to maximise natural light and reinforce indoor-outdoor living.

Inside, the residences feature engineered European oak flooring, natural and reconstituted stone benchtops, Bosch kitchen appliances, ducted heating and cooling, lift access and secure entry systems. The larger three-bedroom residences on the upper level have been designed with house-like proportions, while the two-bedroom apartments prioritise functionality, flexibility and low-maintenance living.

[smartcode_project:default project_id=134974 project_image_fid=5421]

The project is now in its final stages, with <a href="https://www.apartments.com.au/builders/labco">Labco</a> completing the remaining landscaping and external finishing works following the completion of the residences' interiors.

Otium's location within the heart of Parkdale continues to underpin its appeal. Residents will be just steps from local cafés, restaurants, shops and the newly elevated Parkdale Station, while the beach is less than a kilometre away.

With the project tracking ahead of schedule, buyers can currently secure a residence with a five per cent deposit and benefit from settlement terms of up to eight months. The advanced stage of construction also provides buyers with the opportunity to walk through the near-complete residences and experience the quality and finishes firsthand ahead of completion.

[smartcode_project_cta:default project_id=134974]

Otium Parkdale enters final month before completion as rare apartment opportunity nears sellout

A new boutique apartment development is entering the market in <a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a>, with Brisbane-based developer <a href="https://www.apartments.com.au/developers/ausdev">Ausdev</a> bringing 33 residences to a well-connected pocket of Brisbane's north.

<a href="https://www.apartments.com.au/new-apartments/parkdrive-apartments-chermside-25-sammells-drive-chermside-qld-4032">Parkdrive Apartments</a>, at 25 Sammells Drive, will comprise a mix of one- and two-bedroom residences positioned within walking distance of Westfield Chermside, The Prince Charles Hospital, and Bradbury Park.

Established in 1989, Ausdev has a long-standing presence across both development and construction, with Parkdrive Apartments representing its latest residential project in Brisbane's northern suburbs.

[smartcode_project:default project_id=152125 project_image_fid=363778]

The development has been designed around open-plan living and natural light, with residences featuring stone benchtops, timber cabinetry, BOSCH appliances, and private balconies that extend the living areas outdoors.

Kitchens are positioned as the centrepiece of the homes, incorporating natural material palettes and integrated appliances, while bathrooms have been designed with a focus on functionality and understated finishes.

Residents will have access to a communal barbecue and entertaining area on Level 3, providing shared outdoor space within the development. Secure parking and lift access are also incorporated into the building.

The project will deliver a limited collection of 33 apartments, with one-bedroom residences priced from $749,000.

[smartcode_project:default project_id=152125 project_image_fid=363782]

Beyond the building itself, the location places residents within easy reach of several of Chermside's key amenities. Bradbury Park is around 350 metres away, while Westfield Chermside is approximately 1.3 kilometres from the site. The Prince Charles Hospital is located within 750 metres, and the Chermside Bus Interchange is around 1.5 kilometres away, providing connections across Brisbane.

Parkdrive Apartments adds to the growing residential pipeline in Chermside, a suburb that continues to evolve as a major retail, healthcare, and transport hub for Brisbane's north.

[smartcode_project_cta:default project_id=152125]

Ausdev introduces boutique Parkdrive Apartments to Chermside's growing centre

<a href="https://www.apartments.com.au/developers/skymark-group">Skymark</a>'s boutique Cronulla development Solis has secured a 10-year Latent Defects Insurance policy through Resilience Insurance, providing buyers of the 16-residence building on Ewos Parade with structural and waterproofing protection that extends a decade beyond the building's completion.

Currently under construction and due for completion in late 2027, <a href="https://www.apartments.com.au/new-apartments/solis-cronulla-8-ewos-parade-cronulla-nsw-2230">Solis</a> is one of a small number of new developments in the Sutherland Shire to carry Resilience LDI coverage, a distinction that carries increasing weight as buyer confidence in the off-the-plan sector continues to be shaped by how developers stand behind their product.

Latent Defects Insurance, which entered the Australian market in 2022 when Resilience Insurance was approved to offer the cover, protects buyers against major structural or waterproofing defects for ten years post-completion. Unlike traditional statutory warranties, it operates as a first-resort policy, if a covered defect arises, the insurer responds directly, without the buyer needing to pursue the builder or developer through a lengthy claims process.

Resilience Insurance CEO Corey Nugent has noted that the product addresses something fundamental to the new apartment market.

"The overarching feedback from prospective buyers in the new development space is that they want more confidence and assurances around the quality of the build," Nugent says.

"Resilience Insurance Latent Defects Insurance not only gives them complete peace of mind for 10 years, but it shows the developer they are buying from is standing by their product."

[smartcode_project:default project_id=150499 project_image_fid=370898]

For Solis, the Resilience LDI policy adds a meaningful layer of accountability to an already considered project. The development comprises nine two-bedroom and seven three-bedroom residences, including one dual-level three-bedroom apartment, across a five-storey building on Ewos Parade, positioned between Shelly Beach and South Cronulla.

Garden apartments connect directly to private landscaped courtyards, while upper-level homes capture beach views to the east from level four and above.&nbsp;

All 16 residences include at least one balcony or courtyard, and select apartments on the upper floors feature bar areas and secondary flexible living spaces.

Hiba Sander, Managing Director of Skymark, says Solis offers a rare balance, nestled between the quiet beauty of secluded beaches and the lively charm of South Cronulla's esplanade.

"It's a place to choose your pace and live gracefully, seaside'," Sander says.

[smartcode_project:default project_id=150499 project_image_fid=370900]

The architecture, designed by <a href="https://www.apartments.com.au/architects/ida-design-group">IDA Design Group</a>'s Michael Trinh, draws from the natural erosion patterns of <a href="https://www.apartments.com.au/developments/cronulla-nsw-2230">Cronulla</a>'s sandstone headlands, translating the organic forms of the coastline into soft curves, pavilion-style massing, and a material palette chosen for longevity in a salt-tinged environment.&nbsp;

Textured natural stone, soft renders, and timber-look battens reference the tones of the surrounding cliffs, while the building has been oriented to maximise natural light and passive ventilation, with primary living spaces facing north and east to capture morning sun and sea breezes.

"At Solis, our aim was to create architecture that feels quietly confident, grounded in natural materials like stone and timber, and elevated by light and landscape," Trinh says.&nbsp;

"The buildings are designed to sit gently within their coastal surrounds, with expansive glazing and abundant greenery creating a seamless dialogue between inside and out."

[smartcode_project:default project_id=150499 project_image_fid=370897]

Interiors by <a href="https://www.apartments.com.au/architects/hot-black">Hot Black</a> carry the same material language through to every room. Kitchens feature integrated Gaggenau appliances, sculpted stone benchtops, and Lo &amp; Co joinery, while bathrooms feature natural stone, timber, and brushed metal finishes.&nbsp;

Hot Black Founder and Design Director Sophie Safrin describes the intent as one of considered restraint: "At Solis, every detail has been thoughtfully considered to create a timeless coastal retreat, calm, refined, and effortlessly liveable. From natural finishes to seamless indoor-outdoor flow, Solis offers a quiet elegance that's deeply connected to its surroundings.

The landscape, designed by Julian Brady of <a href="https://www.apartments.com.au/landscape-architect/sitedesignstudios">Site Design Studios</a>, treats green space as an integral part of the resident experience rather than an afterthought.&nbsp;

"Gentle curves and layered native plantings mirror the ebb and flow of the ocean," Julian Brady says, "creating a serene connection between architecture and place."&nbsp;

Coco Republic has provided bespoke furniture packages tailored to the project's coastal palette.

[smartcode_project:default project_id=150499 project_image_fid=370899]

Skymark has an established track record in the Sutherland Shire, with a portfolio spanning Cronulla, Woolooware and Burraneer that includes Isla, Sylva, Bask, Shells, Sula and Mist. Securing LDI on Solis reflects a broader shift in how the developer is positioning its buildings to buyers, at a time when Resilience Insurance expects the policy to become mandatory in New South Wales by 2028.

Sales at Solis are launching soon through Ray White Projects, with an official event scheduled for 11 June. Enquire for more information.

[smartcode_project_cta:default project_id=150499]

Skymark takes out 10-year Resilience Insurance LDI at Solis Cronulla

Apartment Market

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EXPERT OBSERVER
Apartment markets are leading Melbourne’s recovery from the post-boom downturn. Hotspotting’s Spring survey of sales activity and prices provides strong evidence of revival in Melbourne, with units outdoing houses on price performance.
Our survey has identified 73 markets where median prices have risen in the past 12 months and 79% of them are apartment markets. Examples include Fairfield (up 20%), Glen Huntly (up 15%), Niddrie (up 15%), Toorak (up 17%), West Footscray (up 15%) and Yarranville (up 15%)
The most striking trend is the number of suburbs where the median house price is down but the apartment median is up: 53 suburbs across the Melbourne metro area have this scenario.
Examples include: 
<ul class="ul1">
<li class="li1">Brighton (house median down 18% but unit median up 8%); </li>
<li class="li1">Doncaster East (houses down 13% but units up 9%); </li>
<li class="li1">Heidelberg (houses down 13% but units up 11%; </li>
<li class="li1">Highett (houses down 20% but units up 9%); </li>
<li class="li1">Kensington (houses down 14% but units up 8%); </li>
<li class="li1">Mt Waverley (houses down 14% but units up 6%); </li>
<li class="li1">Ormond (houses down 16% but units up 13%); and </li>
<li class="li1">West Footscray (houses down 10% but units up 15%).</li>
</ul>
Melbourne’s most expensive market, Toorak, provides the most stark contrast: the median house price has dropped 29% to $3.1 million in the past year, while the median apartment price has risen 17% to $985,000.
There are also 48 markets where the median price is down in annual terms but has risen in the latest quarter – and 30 of those (63%) are apartment markets.
Examples include Heidelberg Heights apartments, where the median is down 8% annually but up 4.6% in the latest quarter and South Melbourne apartments, where the median is down 4% annually but up 2.8% in the latest quarter.
There are 129 markets where median prices are down 10% or more in annual terms and 110 of them are house markets – only 19 of the markets with big decline are unit markets. 
Many of those with biggest annual decreases (above 20%) are suburbs where median house prices are above $1 million – or were before the recent decline. They include Box Hill, Box Hill South, Bulleen, Carlton, Hawthorn, Hawthorn East, Highett, Hughesdale, Ivanhoe, Ivanhoe East, Mont Albert North, North Melbourne, South Yarra, St Kilda and Toorak.
Hotspotting’s Spring survey of sales activity shows solid evidence of the recovery that has emerged in Melbourne since the Federal Election result in May. The previous two years had shown the decline from the peak of the boom – at first gradual and then dramatic.
The previous eight quarterly surveys had shown the following numbers of suburbs with growth markets (rising numbers of sales): 97, 60, 35, 30, 12, 9, 9, 2 and 0. That pronounced pattern of decline in sales activity heralded the end of Melbourne’s boom, which eventually led to decreases in median prices in the past 18 months.
This latest survey shows the first evidence of turnaround. It identifies 20 suburbs with growing sales activity, with most of them in Melbourne’s middle market. Declining markets still outnumber rising ones, but the number of suburbs with downward patterns in sales activity has reduced from 113 in the Winter survey to 72 in this Spring survey. 
Of the 30 LGAs across the Melbourne metro area, there are four LGAs with at least one growth suburb and no declining ones: Darebin (with Northcote as a growth market), Manningham (Templestowe and Donvale), Moonee Valley (Ascot Vale) and Nillumbik (Diamond Creek and Eltham). 
Other Middle Melbourne areas with growth markets include the LGAs of Kingston (Moorabbin and Mordialloc), Moreland (Brunswick East and Oak Park) and Bayside (Hampton and Sandringham).
Most of the suburbs with rising sales trajectories have median house prices in the range from $800,000 to $1.2 million.
While the number of suburbs with declining activity is less than the previous survey, there are precincts where serious decline remains evident – many of them outer ring areas which had previously showed resilience against the post-boom downturn. They include the LGAs of Mornington Peninsula, Melton, Hume, Wyndham and Casey.
Some of the more upmarket areas also continue to struggle including the LGAs of Glen Eira, Melbourne and Whitehorse. 
Some municipalities demonstrate the folly of generalisation about property markets, with a range of contrasting scenarios playing out within the one precinct. The LGAs of Brimbank, Kingston and Whittlesea all have suburbs with diverse outcomes: some rising, some plateau, some consistency and some declining. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
 
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Apartment markets leading Melbourne's real estate recovery: Hotspotting's Terry Ryder

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Despite the resurgence in the Sydney and Melbourne property markets, valuation firm Herron Todd White believe apartments are still at the bottom of the market.
They suggest the housing market in Sydney and Melbourne, as well as Brisbane, is <a href="/expert-insights/buying/sydney-brisbane-and-melbourne-begin-housing-market-recovery-htw-property-clock">already starting its recovery</a>. 
To enlarge the HTW Unit Property Clock, <a href="https://www.propertyobserver.com.au/images/2019/10/10/HTW%20National%20Unit%20Clock.jpg" target="_blank">click here</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/10/HTW%20National%20Unit%20Clock.jpg" alt="">
Sydney's unit market bottomed out last month, according to Herron Todd White.
Melbourne have been at the bottom of the market since July when Sydney was approaching the bottom.
Wider Sydney and Melbourne have started their recovery before the capital markets.
Unit markets in Geelong and Shepparton outside of Melbourne are starting to recover, as are markets in Newcastle, north of Sydney.
The Gold Coast is finally starting to bottom out, with its decline starting way back in June 2018.
 
 
 
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Sydney and Melbourne unit markets still at the bottom, with Gold Coast approaching: HTW Property Clock

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EXPERT OBSERVATION
As the property market continues to recover this spring, buyers and sellers are well advised to focus on five key areas that will largely shape the market’s performance. 
Leading into spring, the market conditions seemed to be improving week to week.  
The recovery to date has not been linear across market segments. Some niche markets such as inner-city houses have rebounded strongly whilst apartments in suburbia continue to struggle.
Generalised commentary such as ‘Sydney house prices’ won’t help a Birchgrove home buyer nor will ‘inner city apartments’ assist someone looking to downsize to a waterfront apartment. 
Stock levels/days on market – vendors benefited whilst buyers were left frustrated by the historically low stock levels over winter.
Market pessimists claimed the economic fundamentals were weak – but when there are more buyers than sellers, vendors hold the advantage regardless of the fundamentals.
Sometimes the market can play the other way – whereby the fundamentals are healthy but the market is over supplied with stock, giving buyers an advantage.
The recovery in Perth will look this way when their State economy shows strong improvement, the housing market will initially lag until excess stock levels are cleared. 
CoreLogic monthly index – normally, you would not suggest an index would influence the performance of a market. It is normally the other way around; the market shapes the index’s reading. 
The CoreLogic monthly index accurately tracked the downturn and has quickly become the most credible source of the market performance.
In recent months, the index has shown the market tracking positively which then feeds into buyer confidence.  
With money being cheap and readily available, buyer confidence is the final requirement for the market recovery to really take hold.
We have already seen many sales that suggest the market recovery is becoming more aggressive and reflective of early 2017. 
The CoreLogic monthly index is where many commentators, forecasters and buyers will take their cue. 
Rental market – the inner west rental market is falling, across the housing and apartment market. This is likely to impact the market in one of two ways.
Firstly, demand will be muted as investors are less likely to be interested in buying a rental property at a time of falling income.
Secondly, existing landlords may be tempted to sell by the higher sales prices on offer, at a time of lower rental returns. This could potentially add to stock levels (supply).
We have already seen this trend over winter as a disproportionally high number of landlords opted to sell rather than re-let their property as it became vacant.  
Bidders per property is without doubt the best metric to measure market depth. During the downturn, finding one fair and reasonable offer was a feat for vendors. This is why many properties were either ‘Prior to Auction’ or were simply ‘Withdrawn’.
When faced with an environment of one or no buyers, trying to engineer a competitive auction is optimistic. 
In recent times, the number of bidders has increased enormously. We are regularly seeing up to 5 or 6 bidders per property, highlighting depth in the market which will ultimately push prices higher. 
The apartment market has copped an absolute shellacking since the Opal Tower cracked last December.
Interestingly, buyers have still shown a propensity to purchase apartments, albeit with added caution.
If there is one common denominator in the high few profile instances of defects, it is high rise apartments less than 7 years old. This will inadvertently make older, established apartment blocks more appealing to home buyers.
A complete loss of buyer confidence in the apartment market would be catastrophic for the market and the economy. Hopefully this can be avoided.
PETER O'MALLEY is sales consultant with <a href="https://www.harrispartners.com.au/" target="_blank">Harris Partners Real Estate Agents</a> and has been successfully selling real estate in Sydney's Inner West since 2000.
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Housing market conditions improving heading into the spring: Peter O’Malley

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Sydney’s median apartment price has dropped 3.2% since last year, according to key market indicators from JLL Research, the ABS, REIA, and CoreLogic.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%201.JPG" alt=""> 
The downturn has led to a parallel decline in the number of new developments being approved (with a fall of 30.6%), as well as a reduction in the overall number of apartments sold (with a fall of 21.5%).
While the median cost of renting has also dropped (by 0.5% for one bedroom units, and 0.7% for two bedroom units), it has not fallen at the same rate as outright apartment values. Gross rental yields have increased by a tenth of a percent.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%202.JPG" alt="">
Throughout the rest of the country, the Gold Coast and Adelaide both experienced decelerating positive growth in the year’s second quarter, while Canberra, Melbourne, Perth and Brisbane all saw decelerating negative growth in the same time period. No city in the study kept up with long term average growth.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%203.JPG" alt="">
The significant drop in the number of apartments either completed, or under construction, in 2019 (compared to last year) is exaggerated by the unprecedented number built during 2018, and does not appear to be indicative of a long term falling trend.
This year there are more apartments completed, or under construction, than were built in 2017 or 2016.
Furthermore, the development plans already submitted, approved, or under construction over the next four years indicate a stable supply of new apartments.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Sydney%204.JPG" alt="">
When geographically extrapolated, the research demonstrates that the city’s inner south has the most new apartments planned, approved, under construction, or completed between 2019 and 2023 (at 8,297), followed closely by the inner west (7,789).
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j.ballantyne1990-6AQqhLzZaK

Sydney apartment approvals down 30% in one year: JLL

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Melbourne’s median apartment price has failed to demonstrate any growth since last year, with exactly a 0.0% year on year change, according to key market indicators from JLL Research, the ABS, REIA, and CoreLogic.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Melbourne%201.JPG" alt="">
The lack of growth coincides with a significant downturn in the number of new developments being approved.
The 62% year on year reduction in apartment approvals is one of the most significant in the country, and almost double Sydney’s 30.6% downturn.
While the median cost of renting one bedroom units has increased by 0.3%, the rent for two bedroom units has stagnated, and three bedroom units have seen an unexpected fall of 3.2%.
The cause of this discrepancy between apartment types is unclear, however changing demographics has been attributed in the reduced demand (and price) of three bedroom units.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Melbourne%202.JPG" alt="">
Throughout the rest of the country, the Gold Coast and Adelaide both experienced decelerating positive growth in the year’s second quarter, while Canberra, Sydney, Perth and Brisbane all saw decelerating negative growth in the same time period.
No city in the study kept up with long term average growth.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Melbourne%203.JPG" alt="">
There will be almost as many new Melbourne apartments built this year as there were in 2018, if we are to assume all developments currently under construction will be completed.
While 2018 saw a significant fall in the number of new developments from the previous year, the data for 2019 and 2020 suggests a deceleration of this trend, with the potential for positive growth in 2021.
<img src="https://www.urban.com.au/images/2019/7/30/JLL%20Melbourne%204.JPG" alt="">
When geographically extrapolated, the JLL research demonstrates that Melbourne City makes up roughly two-thirds of all new developments either planned, approved, under construction, or completed between 2018 and 2023 (at 30,160 apartments).
The city's inner south exhibits the next most activity, with 7,757 new apartments over the same time frame.
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Melbourne's apartment market stagnates: JLL

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EXPERT OBSERVATION
Newspapers and other forms of mainstream media add to the great seething mass of misinformation when they publish a single figure to describe price trends in a major capital city.
When they declare that Sydney prices have dropped 10% or 12% in the past 12 months, it paints a picture of a market where there is universal decline in prices right across the Sydney metropolitan area - which includes hundreds of suburbs as diverse as Bondi v Penrith or Manly v Campbelltown.
The proposition that a city so big, with all its diverse elements and situations, can be described with one figure depicting a single homogeneous market, is quite ludicrous. And when we dig a little deeper, we finds all kinds of different scenarios in play.
Our suburb-by-suburb analysis shows that there are close to 100 Sydney markets where median prices are higher than a year ago.
Many of the markets where prices have continued to grow are apartment precincts – it’s not happening across the board, but it’s a significant sub-plot in the Sydney market.
A feature of this scenario is the number of suburbs where the unit market is out-performing the house market.
Suburbs where the median house price has dropped in the past 12 months, but the median unit market has risen, include Lindfield, Annandale, Jannali, Matraville, North Bondi, Peakhurst, Roseville, Rozelle, Turramurra, Bondi Junction, Burwood, Dulwich Hill, Hurstville, Manly, Naremburn, Newport, Seaforth and Stanmore, among others.
In North Bondi, the median house price has dropped 18% but the median apartment price has increased 19%.
In Peakhurst, the median house price is down 16% but the median price for apartments is up 8%.
In Jannali, the median house price has dropped 10% over 12 months, but the median apartment price has risen 22%.
We believe this reflects buyers seeking affordability in an expensive market.
Sydney’s prolonged boom peaked in terms of buyer activity in 2015-16 and sales volumes started to reduce from that point – but it wasn’t until 2017 that it started to show up noticeably in the published price data.
After several years of strong growth, buyers in all market sectors began to resist the high pricing levels. Essentially, the Sydney market hit an affordability wall.
Since then, demand for the cheaper unit product has helped to boost price levels in some suburbs, while demand for houses in the same suburb has declined.
In Hurstville, the median price differential is $1.43 million for houses and $730,000 for units - i.e. the typical apartment is half the price of the average house.
There’s an even greater variance in Annandale, where the median house price of $1.6 million is more than double the apartment median of $755,000.
In upmarket Roseville, the median comparison is $2.85 million for houses and $1.08 million for units.
Those numbers help to explain why unit prices are defying the house price trend, in some areas.
Another part of the equation is the preference among younger buyers for the apartment lifestyle, rejecting the house-on-land in the 'burbs choice made by their parents and grandparents.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au" target="_blank">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Sydney's apartment markets are defying the general trend: Hotspotting's Terry Ryder 

Off-the-plan apartment sales on the Gold Coast jumped in the recent quarter to be some 45 per cent higher than the prior quarter, according to property consultant company Urbis’ latest figures.

The Gold Coast has five of the top 10 best-selling projects nationwide.

Urbis senior consultant Lynda Campbell said it had “definitely been a good start to the year”.

The report, released today, found new apartment activity in the first quarter of 2019 was up by more than 70 sales from the December 2018 quarter.

“Most of the developers on the Gold Coast are meeting the market,” Ms Campbell told The Gold Coast Bulletin.

“The top-selling projects have been boutique and targeted at owner-occupiers and that’s what the market is looking for at the moment.”

There were 231 new apartment sales recorded from January to March.

Two-bedroom, two-bathroom pads made up 65 per cent of sales.

There are 2800 apartments under construction on the Glitter Strip, of which 62 percent are earmarked for completion this year.

The report found interstate investors have held back in 2019, claiming 25 per ent of sales, down from 42 per cent in the final quarter of 2018.

Foreign investors secured almost a quarter.

The southern beaches precinct, which stretched from Mermaid Beach to Tweed Heads, had more than 60 per cent of sales for the quarter – the highest level ­recorded for the area in the past five years.

In the first quarter last year the stretch only accounted for 25 per cent of sales.

It was also home to all of the four new projects launched across the Gold Coast.

<a href="https://www.domain.com.au/mali-residence-4-6-alexandra-avenue-broadbeach-qld-4218-2014829266" target="_blank">Mali, the new 55 apartment block developed by Dankav</a> has six of its levels having only three apartments per floor.&nbsp;The curved BDA Architecture-designed building is set to be completed in mid 2020. It has a residents swimming pool on level nine, half way up the 17 level tower, located right on the border of Broadbeach and Mermaid Beach.

Knight Frank director and Queensland head of project marketing Chris Litfin, noted many developers had bought land between Mermaid Beach and Tweed Heads because it offered better value compared to other blocks closer to existing infrastructure.

“They can provide a product near the beach at a low price point,” he said.

The majority of those developments were considered boutique, which Mr Litfin said included between 60 and 120 apartments.

The report noted an average sales price of $788,312.

The number of cranes from apartment projects on the Gold Coast skyline has surged.

There are 30 cranes on the Glitter Strip – seven more than six months ago - according to the latest Rider Levett Bucknall Crane Index.

The director of RLB’s Gold Coast office, Jim Krebs, said the Gold Coast has the fifth highest number of cranes in Australia after Sydney, Melbourne, Brisbane and Perth.

Krebs noted there had been a fall in the value of residential construction projects starting and underway, with a shift towards smaller mid-rise towers.

The newly installed cranes included Vue Apartments and Elysian in Broadbeach while cranes were removed from the 40-level Qube in Broadbeach. Every light in the Qube was switched on for half an hour on one night in January earlier this year to celebrate the finished product.&nbsp;

An earlier Urbis report found the average sale price for the new boutique offerings had jumped $100,000 to more than $700,000 since 2017. &nbsp;

In part it is because developers have been offering a bigger apartment size, blocks no longer modelled on a hotel, where apartments are squeezed in to every level.

Nowadays developers often design four apartments per floor which allows each to occupy a corner of the building which offers two different viewpoints.

The other trend is whole floor.

31BB, named after its address at 31 Broadbeach Boulevard, has committed to this grander scale, the whole floor offering.

The $65 million Woods Bagot-designed&nbsp;project has 22 apartments across its 20 levels.&nbsp;

There are just eight remaining.

Selling agent&nbsp;Andrew Bampton&nbsp;says the buyers are typically aged 45 and over who are either downsizing or rightsizing as they say now, but still want size, luxury, quality interiors and an oceanside location.

"They are not retiring from life but are looking for a lock and leave lifestyle with no maintenance, in proximity to dining and entertaining options," Bampton says.

Bampton says the other key buyer group is a similar age, however are setting the apartment up as their second residence.

"People from Brisbane, Sydney and Melbourne have taken a keen interest in 31 Broadbeach," Bampton suggested, adding it was owner occupier only.

31BB is slated for completion next year by Optimus Developments which is headed by Andrew Karpati.

“Broadbeach already has a strong sense of community," Karpati noted.

A 305 sqm, three bedroom, three bathroom beach house takes up the ground floor, while the top floor is occupied by a four bedroom penthouse.&nbsp;

Both have their own pools. The beach house is still for sale.

The residents communal amenities sit on level 20, where there's a 15 metre heated lap pool.&nbsp;

On launch the full-floor 280 sqm residences featuring three bedrooms and three bathrooms started from $3.05 million.

In recent years Broadbeach has seen billions proposed in investment, led by the upgrade to The Star Gold Coast Casino. More than $2 billion will be spent with up to seven towers rise on the site. It follows the $670 million expansion and renovation of Pacific Fair Shopping Centre. Broadbeach was in the second stage of the Gold Coast Light Rail.

There's around 6500 apartments at Broadbeach which is set for the imminent launch of its highest beachfront residential tower, the 54 floor, 170 metre CLASS Broadbeach.

It will sit next to the area's current tallest building, the eastern Oracle tower.

CLASS Broadbeach will have 46 apartments, including 34 full-floor three bedroom apartments. There will be five two-level sky homes and a three-level penthouse.

It might not be the tallest as veteran developer John Potter has plans for a 68-storey twin super tower fo 2022 completion.

Vue Broadbeach by Andrews Projects, is nearing completion and nearing a sellout.

The $75-million First Avenue tower Vue, due to completed later this year, has achieved a 90 per cent sales rate. &nbsp;

Its penthouse fetched $5 million

The elliptical-shaped building has 71 apartments over 25 levels with a typical four apartments per floor.

The remaining apartments are two and three bedrooms, with open planned living spaces and ocean views.

"We are seeing a trend of local over 50’s looking to downsize, and Brisbane buyers looking for quality lock up weekenders," sales executive&nbsp;Sarah Andrews said.

Proximity to the Broadbeach Bowls Club was a major factor for one retired couple who will be downsizing from their large Clear Island Waters home.

It’s the sixth highrise project for the local family developer Andrews Projects, and their first in Broadbeach, which will be followed by Encore, a $78 million apartment building on Britannia Avenue which will have 86 residences across 25 storeys expected to be completed by late 2020.&nbsp;

Elysian, the $79 million Spyre Group project, will also a typical four per floor configuration across the 21 level luxury tower, set on the beachfront reserve Old Burleigh Road opposite Pratten Park.&nbsp;Elysian will have 61 apartments including two half-floor sub-penthouses starting at $3.4 million and two full-floor four bedroom, four bathroom penthouses priced at $4.7 million.

Sprye has installed new technology My Butler, a 24/7 virtual concierge which can book Elysian facilities, transport, cleaners and a car-wash among other services.

My Butler also has a building events calendar, along with the Elysian community portal which will have up to date notices on the building and its management.

Its basement car parking also features innovative technology, the Gold Coast’s first residential hi-tech automated vehicle storage system.

There have been amalgamations by some off the plan buyers, including Sydney couple who had not visited the Gold Coast in more than a decade, but will soon be able to visit whenever they want having amalgamated two apartments&nbsp;giving them a four-bedroom, three-bathroom holiday residence.&nbsp;

Elysian&nbsp;Broadbeach&nbsp;is now 80 percent sold with construction by Hutchinson Builders expected to be completed in early 2020.

CBRE director of residential projects Nicholas Clydsdale sold 25 apartments in the first three months of marketing in early 2018.&nbsp;

Its three bedrooms are priced from $1,340,000.

Koko at Broadbeach will have four apartments per floor throughout its 31 level tower by Morris Property Group.

The 100 apartment boutique development at 12-14 Elizabeth Avenue included five, three-bedroom half-floor sub-penthouses.

The level five, resident-only floor features Koko's resort-style amenities such as a pool, spa and a yoga lawn.

Half of the 94 two bedroom apartments are sold.

Chris Litfin is handling the marketing for the developer Barry Morris.&nbsp;

Litfin said owner-occupiers had been spurring the top end of the Gold Coast market.

“While once luxury would have been totally categorised as penthouses and sub-penthouses, now luxury is wrapped in the location and the amenity of the offering."

Since 2002 there have been around 125 sales above $2 million in Broadbeach, topping out in 2015 at $8 million in Oracle, which accounts for around a quarter of the luxury sales.

Off-the-plan apartment sales on the Gold Coast jumped in the recent quarter to be some 45 per cent higher than the prior quarter, according to property consultant company Urbis’ latest figures.

Interstate buyers decline amid surging Gold Coast OTP apartment sales

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Governments have seeded many key infrastructure projects throughout Australia, and the growing list of transport projects is painting a positive picture for the nation’s ability to absorb population growth, according to Urbis' latest report.
Across the national apartment market, Urbis found that 7% of available stock surveyed sold in the first quarter of 2019, continuing the downward trend from 2018.
Urbis Group Director, Clinton Ostwald, said “It is likely that we will see the floor of the sales valley in 2019 with a potential increase in sales activity in 2020.
“The nation is investing heavily in transport infrastructure to improve amenity in our cities, which will help support demand along corridors such as Sydney’s North West Metro and Eastern Suburbs Light Rail.”
While buyers await delivery of new infrastructure, Sydney recorded the lowest sales rate with only 4% of available stock surveyed selling during the quarter. Melbourne and Brisbane both recorded a sales rate of 7% down on rates seen in the past 12 months. The Gold Coast outperformed the major cities recording 230 sales, equating to 9% of available stock.
Stock
Urbis research shows approvals numbers decreasing each quarter over the past 12 months. The number of developments achieving minimum presale levels has also declined, resulting in a large pipeline of approved projects they feel are unlikely to move to construction in the near future.
They believe that given ongoing population growth from natural increase and migration, we are likely to see a shortage of new housing emerge over the next 12 to 18 months.
Melbourne’s Westgate Tunnel will uplift the Inner West and Western Corridor with approximately 7,500 apartments approved in these precincts.
Brisbane’s Cross River Rail in the Inner South will see a similar pattern where there are over 8,000 approved apartments.
In the longer term, Urbis expect that areas around West Metro in Sydney, Metronet in Perth and Metro Rail Tunnel in Melbourne will see increased apartment activity.
Buyer Profile
Owner occupiers have continued to be the most active buyers in the Australian apartment market, accounting for 51% of buyers in Q1 2019.
Foreign investors have been pushing sales in Sydney, Perth and the Gold Coast, accounting for over a quarter of buyers, but have dropped in Brisbane.
Interstate investors were interested in the Gold Coast (25%) and Melbourne (11%) whereas Sydney, Brisbane and Perth appealed more to local investors.
URBIS CITY SNAPSHOT
6.7 % of the surveyed available stock was sold in the January quarter across the five markets:
<ul>
<li>Sydney (4% of available surveyed stock sold, 485 new apartments launched)</li>
<li>Melbourne (7% of available surveyed stock sold, 295 new apartments launched)</li>
<li>Brisbane (8% of available surveyed stock sold, no new apartments launched)</li>
<li>Perth (6% of available surveyed stock sold, 161 new apartments launched)</li>
<li>Gold Coast (9% of available surveyed stock sold, 164 new apartments launched)</li>
</ul>
National weighted average sale price recorded at $726,329 for Q1 2019
<ul>
<li>Sydney – $1,091,935</li>
<li>Melbourne – $621,246</li>
<li>Brisbane – $638,409</li>
<li>Perth – $604,212</li>
<li>Gold Coast – $787,608</li>
</ul>
The most popular product type was two-bedroom, two-bathroom product at 46% of total sales. Across the cities the highest selling product types were:
<ul>
<li>Sydney – Two-bedroom, two-bathroom apartments – 41%</li>
<li>Melbourne – One-bedroom, one-bathroom apartments – 50%</li>
<li>Brisbane – Two-bedroom, two-bathroom - 56%</li>
<li>Perth – Two-bedroom, two-bathroom – 43%</li>
<li>Gold Coast – Two-bedroom, two-bathroom – 63%</li>
</ul>
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Owner occupiers accounted for 51% of apartment purchases lastest quarter

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Lower investor demand is being reflected in a shrinking apartment pipeline, according to a new report from JLL.
According to JLL’s latest 1Q 2019 Apartment Market Reports, the number of apartments under construction in Australia’s six major capital cities has fallen by around 10% over the past year.
The number of apartments being marketed has fallen by a massive 48% over the same period.
Melbourne’s construction numbers held strong with 18,540 apartments under construction, up 15% from a year ago.
However, the number of apartments being marketed in Melbourne fell by 51% over the past year (1Q 2018 – 1Q 2019).
Sydney has seen a 24% fall in construction over the past year and a massive 77% reduction in apartments marketed, while Brisbane experienced a 36% reduction in construction and 59% reduction in apartments marketed.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/5/31/New%20Project%2012.jpg" alt="">
These trends are a result of several factors influencing local market conditions, said Leigh Warner, JLL’s Head of Residential Research - Australia.
“The decline in the supply pipeline that has been happening for some time now very clearly illustrates how the pre-sales requirements put on developers by financiers in Australia makes our supply pipeline very responsive to prevailing demand conditions,” said Warner.
“We’ve seen quite a few projects that we’ve been tracking for some time be redesigned for other land uses including office, hotels and student accommodation by existing or new owners.
“This has particularly been the case in Melbourne.
“The medium-term danger now is clearly that it will take some time for the supply pipeline to get going again and, with still very strong levels of national population growth, we could quite easily move into supply shortages over the next few years at the national level.
“This could result in real pressure on renters in some parts of the country in particular and move us from a housing price affordability crisis into a rental affordability crisis if we are not careful.”
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/5/31/New%20Project%2013.jpg" alt="">
With the exception of first home buyers, most buyer groups have been very inactive over the past few years, the JLL report said.
APRA’s macro prudential measures have been the major cause of slow investor credit growth, said Warner.
“The fall in overseas demand cannot really be attributed to any one thing,” said Warner.
“State and Federal imposts on foreign investors and credit constraints definitively contributed to the decline, but changes to Chinese capital restrictions likely had a much larger impact.
“And the late stage of the cycle and better opportunities elsewhere also likely played a role.”
With investors largely sitting out, developers are changing schemes to better target owner occupiers, the report found.
“In 1Q19 there was an increase in planning submissions lodged, reflecting both lapsed approvals being resubmitted and developers changing schemes to better suit current demand trends and more specifically target owner occupiers with smaller projects, larger apartments and higher quality finishes,” said Warner.
JLL expects conditions to remain tough in the short-term, with many parts of the country to see further downward pressure on prices and rents before starting to stabilise in late-2019.
“The combination of still tight credit, the Federal election and buyers holding off to see where prices will settle in some markets will all remain headwinds in the short-term,” said Warner.
“However, we think the medium-term outlook is very different.
“We have not significant over-built in aggregate and very low completions over the next few years, along with continued strong population growth, will see us quickly move into an under-provision of space and see rental markets tighten once more.
“The timing of this recovery will differ across the country, but it is likely to be the resource markets of Brisbane and Perth that lead the next cycle as economic and population growth continue to improve in these markets.
“The excesses of the booms in Sydney and Melbourne mean these markets will take longer for price growth to return, but lower investor activity could mean the turnaround in the rental market in these cities could be much quicker.”
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Number of apartments being marketed falls 48% in a year: JLL

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It takes around eight years to save to buy an apartment in Manly, often referred to as seven miles from Sydney and 1000 miles from care.
Now the northern beaches suburb has become the priciest entry point for first time apartment buyers.
It takes the average person eight years and five months to save for a deposit, according to Domain's latest data.
Manly's $890,000 entry point is the highest across the country. 
It's overtaken the pricey northern part of the Eastern suburbs, having seen its YoY deposit saving time get shorter by four months, compared to the Northern Eastern Suburbs area which has sped up seven months.
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/3/29/Sydney-Top10.jpg" alt="">
In Melbourne, Bayside ranks as the area where it takes the longest to save for an apartment.
Its $570,000 entry price is the only area in the state where the entry price is over $500,000.
It takes around five years and nine months to save for an apartment, down from its six year time estimate last year. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/3/29/MElb-Top10.jpg" alt="">
 
 
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