Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Joel Robinson

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

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Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

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Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

[smartcode_project_cta:default project_id=108736]

Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

Apartment Market

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Apartments in Dubbo, the NSW Central Coast, Melbourne and the Gold Coast are at the peak of the market cycle according to analyst firm Herron Todd White's property clock for units in September.
Apartments in Melbourne, the Gold Coast, Newcastle and the NSW Central Coast were at the peak of the market cycle in August.
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According to HTW, recently completed medium density 18 unit town house developments (Saratoga) are proving successful.
"The second release of 55 units is now under construction," HTW said.
"These new 3- and 4-bedroom townhouses are priced from $435,000 creating an affordable and attractive proposition for prospective purchasers."
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The central Gold Coast, according to HTW, is where long term investors are attracted to walk up units along the beachside with low body corporate fees.
"These unit rents have increased recently by circa 7 percent making the unit investment appealing," HTW said.
"Some of these units have also had the potential to be bought out by developers.
"We have seen this in Broadbeach and Surfers Paradise for large parent parcels with a small number of units.
"The walk up units should maintain their steady rental returns with a rental shortage in the Gold Coast central market."
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Apartments in Dubbo, the NSW Central Coast, Melbourne and Gold Coast at peak of the market: HTW

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Brisbane’s new apartment market continues to self-regulate with both demand and supply dropping away in the June quarter, according to new research released today by property consultants, Urbis.
The latest Urbis Brisbane Apartment Essentials found, on the back of Brisbane’s first apartment boom, developers had hit the pause button on some developments slowing the supply of new apartments to the market.
The report also recorded 810 new apartment sales in the June quarter - the third consecutive quarter of decline and the lowest volume since early 2014.
Urbis Associate Director Paul Riga said the decline in the total sales was expected but the launch of fewer projects had resulted in a market where supply and demand were still within reach of each other.
“We are seeing the market continue to self-regulate, returning to a more sustainable level of activity and giving the market time to absorb the current stock available,” Mr Riga said.
“Essentially the sales are still there but they are much harder to achieve for developers.”
The report advised the contraction in the market was felt right across the Inner Brisbane precinct
It forecast sales volumes around the 800 mark were likely in the next two to three quarters.
“Many of the monitored projects have moved into the construction phase, winding down the level of sales and marketing,” he said.
“In addition, we now have a savvier, more discerning level of investor operating in the market”.
Some 25 new projects are expected to launch between July and December 2016, bringing a potential 2,850 new apartments to the market.
“This is around half the level of supply brought to market at the same time last year,” he said.
The Brisbane Apartment Essentials report also found sales prices had also been steadily decreasing since the end of last year – particularly with two-bedroom product.
“The decline in the median sales price has been largely driven by product availability, with a larger proportion of transactions occurring in more affordable Inner Brisbane precincts,” he said.
Mr Riga said there had been an increase in the proportion of sales in Brisbane’s inner-city for one-bedroom apartments with one-carpark, making up 34 percent of total sales.
However he said the staple configuration remained the two-bedroom, two-bathroom apartment, which represented 50 percent of total sales.
Data from the report showed 162 projects were selling off the plan, with approximately 70 percent of these currently under construction or completed.
“We are now moving firmly into the delivery phase of Inner Brisbane’s first major apartment boom, so the focus is increasingly turning towards the rental potential of these apartments,” Mr Riga said.
“It will be a competitive market and we are progressively going to see a ‘flight to quality’ – with tenants looking for projects that offer value, connectivity, lifestyle amenity and a point of difference.”
The Brisbane Apartment Essentials Report found:
 810 sales were recorded in the June quarter - the lowest volume since early 2014.
 The weighted average sales price for the June quarter was $578,580. This was a decrease of $17,084 since the March quarter. The weighted average sales price has been steadily decreasing since the December 2015 quarter.
 Higher proportion of two-bedroom apartments selling at a lower price point and higher levels of one-bedroom stock selling.
 One-bedroom, one-car product made up 34 percent of sales compared to 27 percent in March 2016 quarter.
 Reduced apartment launches (and subsequent sales) in the quarter.
 There were 32 percent fewer apartments launched to the market compared to the previous quarter.
 Low and mid-rise projects registered 45 percent of total sales in the June 2016 quarter, compared to only 17 percent of sales in the March quarter 2016.
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Buyers become savvy as Brisbane apartment developers press pause button

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GUEST OBSERVER
Secret Agent believes that knowledge about supply is crucial to making an informed and successful investment. This report will forecast what the supply of apartments and townhouses in Melbourne will be over the next 12-36 months.
Why is supply important?
Basic economics tells us that when supply is high, unless the market is in equilibrium, prices will drop because demand will not be able to keep up.
There is a less obvious reason that makes supply important. One of the biggest differences between supply and demand is that it is possible to forecast supply, and almost impossible to accurately predict demand.
It can seem like demand is certain. An investor might think he has struck gold when he discovers a suburb with rapidly rising rents and a growing demographic of people moving into the "hot new area" to live. Yet, in the background, a surge in planning proposals may cause supply to expand considerably. Supply created by developers does not trickle into the market but arrives in large batches, as each developer tries to use the same metrics to make guesses about demand into the future. All of a sudden, a glut starts to weaken rents and can drive away owner occupiers who had previously wanted to live within the area.
Demand is so difficult to accurately forecast that even the world’s biggest companies are often wrong when it comes to this. A great example is the large oil producers who have seen their profits diminished. They had continually invested in new wells with the expectation that the price of oil would continue to increase as demand intensified, only to see it collapse due to fracking and other factors.
World iron ore producers who made substantial long term investment decisions based on high iron ore prices made a similar error. There was too much focus on present demand rather than on future supply conditions, which could have helped them make sensible decisions over the business cycle.
Another example is this season’s avocado prices. Strong demand and a tough growing season caused prices to soar at the beginning of the season. As the season went on, prices started to moderate as supply caught up. No doubt avocado trees are being planted in record numbers with some producers seeking to benefit further from high prices. However, the likely outcome is diminished prices as supply starts to surpass demand. To maintain margins, differentiation is required, such as higher quality or varying varieties. The lesson here is that it is also the structure of supply that is crucial to evaluate.
The Australian property market has seen a sharp rise in supply. Developers have become much more comfortable with higher supply levels of their own product. Demand has been strong but it is only a matter of time before they too will have to differentiate.
How do we predict future supply?
Forecasting supply is especially useful in the property market. It is possible to know how many and where the upcoming apartments and townhouse developments will be, due to publicly accessible approved planning applications. This has huge implications for investors and home buyers.
Using data published by the Australian Bureau of Statistics (ABS), Secret Agent modelled Building Approvals by Statistical Area 2 (SA2) over the past financial year (July 2015 – June 2016) for two categories: apartments and townhouses. This report summarises our findings. Note that the figures may be slightly underestimated because it does not take into account approvals made prior to July 2015, which may still be in construction stages. 
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Part 1: Flats, units or apartments (including those attached to a house)
This is a measure of the upcoming supply of apartments. For larger buildings (4 stories and above), construction usually takes between 12 and 18 months, while for smaller buildings it can take up to 12 months. Therefore, the number of building approvals over the past 12 months in this category reflect the amount of supply for the next 12-18 months. Table 1 shows the ten suburbs with the highest amount of new developments of this type.
As expected, development in inner Melbourne (CBD, Southbank and Docklands) is much higher than anywhere else. Combined, these three suburbs account for almost 30% of growth of new apartments in metropolitan Melbourne. Southbank has by far the highest density of development, as its total area is much smaller than the CBD, yet there are nearly 2,000 more apartments being built here. West of the city, Footscray is the only major site for development. 
Notable suburbs in the inner north are North Melbourne (648), Brunswick (748), Brunswick East (468) and Collingwood (428). Further north, Preston (934) and Heidelberg West (612) have issued the highest number of building permits.
In the inner east, South Yarra (848), Richmond (566) and East Melbourne (550) are expected to see the biggest increases in new apartments, as well as Box Hill (1940), Doncaster (1056) and Malvern East (924) further to the east. To the south of the CBD, South Melbourne (1234), Albert Park (932), St Kilda (820), Caulfield (510), Bentleigh (612) and Cheltenham (942) have the highest number of new apartments being built. 
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Part 2: Semi-detached, row or terrace houses, townhouses
This shows the number of new townhouses being developed, as it includes any residential development of a subdivided block of land not included in the other category. As there will usually be less properties to be developed per site, some of these constructions have already been finished, while the vast majority will be completed within the next 12 months. 
While development of new apartments is mainly concentrated around the CBD and inner Melbourne, Port Melbourne is the only inner city suburb featured in the top ten list for semi- detached, terraces and townhouses. Note that most of the new developments in Port Melbourne are concentrated in the old industrial area of the suburb, which has recently undergone zoning changes to become residential. 
The inner and outer north have the highest density of development, with suburbs like Glenroy (640), Reservoir (488), Pascoe Vale (456), Craigieburn (364), Preston (336) and Heidelberg West (296) all making the list.
More suburbs in the inner west are experiencing development of townhouses compared to apartments. These include Altona North (316), St Albans (230), Braybrook (218) and Sunshine (212).
To the east, Doncaster (380) and Doncaster East (222) are again feature suburbs, while to the southeast, most of the development seems to follow the major rail network through Malvern East (166), Oakleigh (164), Clayton (212), Springvale (124), Noble Park (174) and Dandenong (272). 
Observations on future apartment supply
Secret Agent studied hundreds of floor plans of upcoming apartment buildings whilst compiling this report. The "Better Apartments" design standards draft for Victoria is currently in its consultation stages, so it was interesting to see that a number of these advertised apartments are not compliant with the proposed standards. It's likely that a big portion of the supply over the next year will not meet the quality of apartment living we are hoping to achieve. Here is a summary of our observations.
Balconies are too small.
Many balconies do not meet the minimum 2m dimension nor the minimum size requirements (8m2 for a 1 bed dwelling and 10m2 for a 2 bed dwelling).
Some apartments have used juliet balconies, a.k.a. false balconies, to allow for ventilation without actually providing open space.
"Snorkel" or "saddlebag" bedrooms are widespread.
This L-shaped layout is an ineffective yet popular solution to provide light access to the second bedroom of 2 bed dwellings. The "snorkel" is often too narrow to be considered habitable, and in many cases direct light does not penetrate into the actual room due to its depth.
Light wells are too small.
These non-compliant light wells are much smaller than the suggested minimum area of 9m2 with a minimum dimension of 3m, for buildings up to 13.5m (approx. 4 storeys). The example on the right was taken from an 8 storey building. These bedrooms would either have compromised access to sunlight, views, or both.
When appropriately designed, light wells increase the surface area of the external envelope and introduce more openings (i.e. windows) to allow light into dwellings.
Some bedrooms adjoin the lift core.
This isn't good news for light sleepers. Placing noise sources directly adjacent to habitable areas (especially bedrooms) increases noise transmission. Unless adequate acoustic insulation is in place, you can expect to hear each lift ride throughout the night. This has long term implications on health and happiness. 
Storage cages are too small.
New design standards suggest a minimum of 6 cubic metres of additional storage space for 1 bedroom dwellings. Common sizes for today's apartments (that is, if they have any) are 3 and 4 cubic metres, and 2.5 cubic metres for storage above car spaces.
Quality can vary within the same building.
An apartment building can have both A and B grade units, even within the same level. A proposed residential tower in Abbotsford had a combination of 70sqm 1 bedroom dwellings and 70sqm 2 bedroom dwellings. These 1 bedroom units are far bigger than the inner Melbourne average of 47sqm, whilst the latter sits just below the average of 73sqm.
2 bedroom dwellings are most often compromised.
1 bedroom dwellings usually have satisfactory access to sunlight and size. It’s the 2 bedroom dwellings that have the most compromised layouts, usually involving a "snorkel" bedroom in the floor plan (see point 2 on the previous page).
3 bedroom units are less common and are usually located around the corners or on the upper levels of the building. These apartment types tend to be of higher quality and command a premium. 
Conclusion
Future supply is fairly simple to predict. The implications of the forecast are far more complex. This report will conclude with a summary of points you should draw from our forecast of Melbourne's upcoming supply.
1.  High supply in certain suburbs does not mean you should avoid buying in these areas. You just need to be more careful with what you choose to buy. Differentiated products will perform better in the long term.
2.  While the new supply figures may seem high, it is important to consider context. For example:
<ul>
<li>How many existing apartments are in that suburb?</li>
<li>What is the proportion of apartments, townhouses  and houses in that suburb?</li>
<li>How big is the suburb?</li>
</ul>
3.  The availability of surrounding amenity and infrastructure should also be considered. Suburbs with high supply and good amenity and infrastructure will outperform suburbs with high supply but lacking in these features. An example is the Glenroy area, which has a large volume of supply coming up amidst a grim future for job growth, as many automotive industries based in this region will be shutting down by 2017.
4.  Generally, investors may want to consider the areas identified as having a high supply with caution. Rental yields are likely to be driven down unless the properties are suitable to family occupants.
5.  Home buyers may want to consider areas where there is a greater supply of townhouses, since these may be more suitable to a growing family. Townhouses are also an affordable alternative to a house, especially in areas of high supply.
6.  The quality of supply in the apartment market is lacking in many areas, especially for 2 bedroom units. This reinforces the importance of implementing better design standards for developers to adhere to.
Overall, for those interested in maintaining the value of their property investment, present areas of demand with excellent amenity to jobs, transport and lifestyle options that also offer scarcity and very little opportunity for future supply to be created will be long term winners. 
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 For more information, <a href="https://secretagent.com.au/" target="_blank">click here</a>.
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jchancellor-FAypfDUnLy

Melbourne's future supply of apartments and townhouses: Secret Agent 

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Apartment prices in capital cities could fall between 15 to 20 percent over the next two years, AMP Capital's chief economist Shane Oliver has forecast.
Dr Oliver says "there was a massive multi-dwelling building boom going on in Brisbane, Sydney, Melbourne and Perth". 
"There's a real risk of oversupply," he told Money News.
"I wouldn't be surprised to see outright price falls in apartments in Sydney, Melbourne, Brisbane and Perth," he said in his earlier note to clients. 
"So people are better off waiting until the dust settles to see if there are any opportunities to buy apartments with a lower price tag." 
"Obviously if you are buying in an area where there are lots of cranes around, the price falls are going to be greater," he said. 
A "heat map" of cranes would show the concentration of cranes were highest in the Melbourne CBD whereas Sydney's apartment construction was more spread out, he added. 
Dr Oliver said a slump in the Australian housing market would be driven by a glut of supply rather than investors defaulting, unlike the subprime crisis in the US in 2007.
"I don't think one should get too alarmed here because you've first got to put this in context," he said. 
"We've just had a massive run up in home prices across Sydney and Melbourne across the last four years, and that includes apartment prices."
"Just bear in mind that comes on the back of 30 to 40 percent gains over the last four years, so we really need to put this in context."
He said that investors or home buyers looking to buy a home should be cautious.
"Just allow that there is a lot of supply coming on, that's already putting downwards pressure on rents."
Shane suggested that he thinks supply in Australia over the next couple of years will put a major downwards pressure on prices in certain areas.
"At some point I think is that supply continues to mount and don't forget we saw another spike up in approvals to build new apartments just a month or so ago that's still continuing.
"If you are in the market for a home, try and go for those areas where there is stronger demand relative to the supply that's coming on."
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Apartment prices to tumble by up to 20 percent: AMP Capital's Shane Oliver

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SQM Research reported that listing numbers declined across every capital city in August, and August listings nationally down by 4.3 percent from the prior year.  
<div>This is not unusual for August according to SQM, so we may see a rebound in September. </div>
<a href="/images/2016/09/08/SQM1.jpg" target="_blank">Click to enlarge </a>
<div class="separator"><img src="/images/2016/09/08/SQM1.jpg" alt=""></div>
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<div>Over the past year Hobart has been the one significantly tightening market with listings down by 7 per cent in August to be 10.7 per cent lower than one year ago. </div>
<a href="/images/2016/09/08/SQM2.jpg" target="_blank">Click to enlarge</a>
<div class="separator"><img src="/images/2016/09/08/SQM2.jpg" alt=""></div>
 Darwin listings seem to have stabilised, while this was a better result for Perth, though median asking prices are lower than one year ago in both of these resources capital cities.  
<div>In Sydney total listings are 12.3 percent higher than one year ago.</div>
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<div>According to SQM's managing director, Sydney's inner ring has seen record year-on-year declines in listings, but outer suburban and older stock is not shifting leading to the annual increase in total listings. </div>
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<div>There has been much talk of an apartment corrections in the largest capital, but to date median asking prices are higher over the year in both Sydney (+5.2 percent) and Melbourne (+5.2 percent). </div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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pwargent-M4siyDbqQY

Listings decline across the board: Pete Wargent

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The Victorian government’s decision to restrict the booming apartment construction in Melbourne might push Australia into recession in the next year and a half.   
The Victorian government’s decision which could increase the cost of building apartments by about $100,000 will deliver a big blow to employment in the state, says Robert Gottliebsen, a columnist at The Australian. 
Especially, because Victoria has been erecting many more apartments than NSW and all the other states. 
Given Melbourne has a similar population to Sydney, the Victorian government’s decision to slash apartment building will not only create a Victorian recession but also increase the risk of the nation going into recession within 18 months, as the current pipeline of Victorian apartment projects are completed.
NSW cannot carry the whole nation in spite of the boom in apartment construction, argues Gottliebsen.
Going by the new rules, an apartment that currently costs $400,000 will now cost $500,000 and so on up the scale, he says.
“Whether it was planned or not, the boost to the cost of apartments will make it tougher for first home buyers to get onto the property ladder and force dwelling developments into the outer suburbs, with the greater levels of infrastructure investment that such projects require.” 
Only when the price of apartments rises to cover the higher costs will building restart.
The report relied on research by Craig Yelland, a director of Plus Architecture.
The new rules that will inflate the cost of apartment building come in two parts:
• Any apartment complex over two storeys must allow more open space and be further set back from the road. This means less apartments on any block. 
“Under the old rules, a block where, say, 367 apartments could be built, now only 213 can be built — a 40 per cent reduction in the yield. The actual boost to the cost of apartments caused by this regulatory change depends on the project, but for most it will boost the cost of each apartment by $20,000 to $40,000.”
• 15 specific building requirements have been introduced such as greater window areas. Each such addition will add between $2,000 and $10,500 to the cost of a unit — a combined increase of $62,500. 
Combining the two sets of measures adds an average of around $100,000 to the cost of apartments.
“Had these measures been introduced at the start of the apartment building boom their blows would have been less devastating.
“But in 2016, the measures come in the middle of a bank credit squeeze on apartment developments, which is forcing many developers around the nation to use high-cost second mortgage financiers to fund more of their apartment developments. This is also curbing development in NSW.”
The apartment boom in Victoria countered the impact on jobs due to the decline in manufacturing, but coinciding with the new restrictions on apartment developments, the state government’s decision to stop coal seam gas development and deprive farmers of the $100,000-a-year income will push up gas prices at the same time. 
“The almost inevitable Victorian recession will change the national outlook and make a nonsense of the Federal Budget growth sums.
“The development of lower cost apartments in Melbourne will restart when prices rise by around $100,000 per apartment and the banking regulator allows the banks to once again lend to apartment developers. Meanwhile the value of development land will fall.”
{mijopolls 146}
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prateek24-ezbwHMbNAk

Victoria's new apartment rules a recipe for recession 

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After CoreLogic RP Data recently reported a median unit price of $475,500 in Melbourne, Property Observer went searching for what that got.
Vivid at <a href="https://www.realestate.com.au/project-vivid+181-vic-south+melbourne-600013278?propertyTypes=apartments%2Funits" target="_blank">181 Ferris Street</a> in South Melbourne has one and two-bedroom apartments for sale within the median price range (above). Construction is due to be completed in July 2018. 
New apartments have also been listed for sale at <a href="https://www.realestate.com.au/project-no.1+collins+wharf-vic-docklands-600012046?propertyTypes=apartments%2Funits" target="_blank">No1, Dockland’s</a> newest waterfront building (below). A one-bedroom, one-bathroom apartment there will set buyers back close to $500,000. 
<img src="/images/2016/08/31/m2.jpg" alt=""> 
Apartments in the Platinum building at <a href="https://www.realestate.com.au/project-platinum+tower-vic-southbank-600002503?propertyTypes=apartments%2Funits" target="_blank">45 Clarke Street</a>, Southbank (below) cost $485,000 for a two-bedroom, one-bathroom apartment. 
<img src="/images/2016/08/31/Screen%20Shot%202016-08-31%20at%204.58.41%20PM.png" alt="">
A new two-bedroom, one-bathroom apartment has also been listed for sale between $460,000 and $490,000 at <a href="https://www.realestate.com.au/property-apartment-vic-southbank-123387214" target="_blank">1712/39 Coventry Street, Southbank</a> (below). 
<img src="/images/2016/08/31/m3.jpg" alt="">
A one-bedroom and study apartment has been listed for sale at <a href="https://www.realestate.com.au/property-apartment-vic-docklands-123384426" target="_blank">501/15 Doepel Way</a> in Docklands (below). The large waterfront apartment is located in the Aqui Promenade.
<img src="/images/2016/08/31/m4.jpg" alt="">
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What the $475,500 median apartment price gets in Melbourne

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After CoreLogic recently reported a median unit price of $377,500 in Brisbane, Property Observer went searching for what that got.
Within the median price buyers can purchase a two-bedroom, one-bathroom unit at <a href="https://www.realestate.com.au/property-unit-qld-taringa-123165430" target="_blank">1/93 Oxford Terrace</a> in Taringa (above), located in a complex of six units or a two-bedroom, two-bathroom unit at <a href="https://www.realestate.com.au/property-unit-qld-greenslopes-123165014" target="_blank">5/18 Vine Street</a> in Greenslopes (below), located across the road from corner stores and cafes. 
 <img src="/images/2016/08/31/700_b1.jpg" alt="">
The two-bedroom, two-bathroom unit at <a href="https://www.realestate.com.au/property-unit-qld-stafford-123157878" target="_blank">6/47 Wayland Street</a> in Stafford (below) has been listed for offers above $379,000 with a north-facing deck, air conditioning and a modern kitchen. 
<img src="/images/2016/08/31/700_b2.jpg" alt="">
Also slightly above the median price, the one-bedroom, one-bathroom unit at <a href="https://www.realestate.com.au/property-unit-qld-south+brisbane-123166186" target="_blank">7/228 Vulture Street</a> (below) in South Brisbane which offers river views and a pool.
<img src="/images/2016/08/31/700_b3.jpg" alt="">
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What the $377,500 median apartment price gets in Brisbane

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After CoreLogic recently reported a median unit price of $292,500 in Hobart, Property Observer went searching for what that got. 
In <a href="https://www.realestate.com.au/property-unit-tas-montagu+bay-122604090" target="_blank">Montagu Bay</a> $295,00 will purchase a two-bedroom, one-bathroom unit on Montagu Bay Road (above). The villa-style unit sits on 283 square metres and has a private, low maintenance private backyard.  
The same price will also purchase a two-bedroom, one-bathroom unit in <a href="https://www.realestate.com.au/property-unit-tas-lenah+valley-122429054" target="_blank">Lenah Valley</a> on Iluka Court (below). The 74 square metre brick unit is currently rented at $280 per week.  
<img src="/images/2016/08/31/Screen%20Shot%202016-08-31%20at%204.13.43%20PM.png" alt="">
Also in Lenah Valley and listed for offers above $290,000, the <a href="https://www.realestate.com.au/property-unit-tas-lenah+valley-123346634" target="_blank">Alwyn Road</a> unit (below) offers two bedrooms and one bathroom. The ground floor unit is 88 square metres in size. 
 <img src="/images/2016/08/31/h2.jpg" alt="">
For offers above $295,000, home-buyers can secure a modern two-bedroom, one-bathroom town house in <a href="https://www.realestate.com.au/property-apartment-tas-lindisfarne-123111294" target="_blank">Lindisfarne</a> on Malunna Road (below). The town house measures 98 square metres and sits on 124 square metres of land. 
<img src="/images/2016/08/31/Screen%20Shot%202016-08-31%20at%204.19.04%20PM.png" alt="">
In <a href="https://www.realestate.com.au/property-unit-tas-kingston-123056170" target="_blank">Kingston</a> $285,000 will secure a two-bedroom, one-bathroom unit on Breeza Court (below). The 75 square metre unit sits on 236 square metres of land.
<img src="/images/2016/08/31/Screen%20Shot%202016-08-31%20at%204.20.47%20PM.png" alt="">
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What the $292,500 median apartment price gets in Hobart

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After CoreLogic recently reported a median unit price of $415,000 in Canberra, Property Observer went searching for what that got.
At <a href="https://www.realestate.com.au/property-apartment-act-braddon-122918490" target="_blank">718/74 Northbourne Avenue</a>, (above) Braddon the median house price will purchase the two-bedroom, two-bathroom apartment. Located on the seventh floor of the Medina building the apartment is fully furnished and equipped.  
At <a href="https://www.realestate.com.au/property-unit-act-city-123214594" target="_blank">33/45 Mayfair West Row</a>, (below) located in the heart of Canberra’s city, the median price will purchase just a one-bedroom, one-bathroom unit. The seventh floor apartment measures 67 square metres and features a balcony. 
<img src="/images/2016/08/30/500_mayfair.jpg" alt=""> 
The one-bedroom, one-bathroom apartment in Barton at <a href="https://www.realestate.com.au/property-apartment-act-barton-123233566" target="_blank">28/43 Blackall Street</a> (below) will set buyers back $419,000. The third-level apartment is located within the Landmark complex and measures 37 square metres. 
 <img src="/images/2016/08/30/500_balcony.jpg" alt="">
 
For offers above $405,000 buyers can secure a one-bedroom, one-bathroom apartment at <a href="https://www.realestate.com.au/property-apartment-act-kingston-123048386">56/1 Honeysett View</a>, Kingston. The apartment is located on the first floor of The Prince development and features a single-basement car park and an energy efficiency rating of 9.2. 
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