After inspecting the a mixture of new apartment developments in Sydney's thriving north west corridor, Rouse Hill downsizers Lynne and Dale Kennedy were set to buy a two-bedroom apartment in <a href="https://www.apartments.com.au/developers/ellipse-property-group">Ellipse Property</a>’s Carrington Place development, until they saw the penthouse floorplans.

The retired police officer and her builder husband, aged in their mid-60’s, quickly upsized to a three-bedroom penthouse within the Atrium building, the first stage of the Castle Hill masterplan.

Their luxury apartment is one of eight in Atrium’s exclusive Penthouse Collection and features striking interior design. The penthouses offer flexible open-plan layouts with abundant space and tranquillity. With two living spaces, walk-in wardrobes and butlers’ pantries, Atrium’s penthouses feature large balconies with sweeping views to Cattai Creek and the wider Hills District.&nbsp;

“As soon as we saw the floorplan for this penthouse, we knew it was the one for us," Lynne said.

"It is oversized with abundant storage, so we know we are not going to feel cramped, even though we are downsizing from a large, five-bedroom family home. The open-plan design spills out to a large deck, perfect for entertaining and when the grandchildren visit. The finishes are top-quality and I love the butler’s pantry and integrated appliances in the kitchen – with the steam oven, pyrolytic oven and coffee machine all built in.”

High-quality material finishes and premium appliances are used throughout Atrium’s penthouse collection. Miele appliances in the newly-released Pearl Beige finish, Vintec wine fridges, Parisi tapware and fireplaces are set within luxe finishes including pure wool carpets and statement Caesarstone benchtops. Built-in barbecues, and in some cases bars and skylights, are further signature features of the penthouse design.

Dale Kennedy owns Inspect It FIRST, a building inspection company he has operated for over 25 years. With stringent views on design and build integrity, he was quick to recognise the quality behind the architectural design and iCIRT-rated builder, <a href="https://www.apartments.com.au/builders/decode">Decode Group</a>.

“This penthouse sets a new benchmark in terms of quality and attention to detail. The floorplan is well-considered - special features like the skylight are a stand-out and not typical in new builds. The iCIRT-rated builder adds a further level of comfort buying off-the-plan, and we are confident that the finished apartment will be high-quality with no nasty surprises,” said Dale.

The Kennedy’s are excited at the freedom that apartment living will unlock for them.

[smartcode_project:default project_id=151821 project_image_fid=360287]

“We won’t have to maintain a house, swimming pool and gardens anymore, and are looking forward to having more leisure time," Lynne added.

"The low maintenance apartment lifestyle and security of the building means we can travel more and take extended trips. We can simply ‘lock and leave’, something we can’t do with a big house. We also love the location so close to Showground Metro Station and retail precinct, but without being in the thick of it. Everything is literally on our doorstep, just a few minutes’ walk. It will be so convenient being able to access the city so easily and not having to drive to the shops.”

After 11 years in their home on Morrisey Way, Rouse Hill, the couple will sell it before moving into their new penthouse. The expansive five-bedroom family home features a cinema, swimming pool and six-car garage.

There are just six penthouses left in Atrium’s Penthouse Collection in a mix of three- and four-bedroom configurations, ranging from 160 to 334 sqm in size and priced from $3.025 million to $5.4 million.&nbsp;

[smartcode_project:default project_id=151821 project_image_fid=360286]

According to <a href="https://www.apartments.com.au/project-marketer/colliers">Colliers</a>, exclusive sales agents at Carrington Place, Atrium’s Penthouse Collection is meeting a groundswell of demand from local downsizers – aligned with broader trends in Metro-connected suburbs across Sydney.

“The Penthouse Collection sets a new standard for apartments in Castle Hill,"&nbsp;said Blake Schulze, National Director – Residential at Colliers.

"There is simply nothing else like these penthouses. Downsizers are drawn to their house-like scale and premium finishes. With sought-after views plus access to outstanding new local amenities, the Penthouse Collection unlocks a new lifestyle for buyers.

Schulze says buyers are drawn to Carrington Place’s lifestyle with close proximity to the Showground precinct’s vibrant mix of retail and dining options.

"Being able to walk to the Metro and this rapidly emerging lifestyle hub is of huge appeal to this demographic.”

According to Puja Khanna, Associate Director at Ellipse Property, the carefully curated interiors are proving to be a point of difference.&nbsp;

“Our floorplans have been thoughtfully considered, knowing that many buyers will be downsizing from large homes," Khanna says.

"Smart and abundant storage was an absolute must. And for many of our buyers, entertaining is a priority – with adult children, grandchildren and family visiting and sometimes staying over. We made sure bedrooms are spacious and living spaces are oversized, and kitchens incorporate butler’s pantries alongside the latest appliances."

Atrium is under construction by award-winning iCIRT-rated builder Decode Group, with completion scheduled for Q3 2026.&nbsp;

[smartcode_project:default project_id=151821 project_image_fid=360285]

<a href="https://www.apartments.com.au/new-apartments/lily-lane-at-carrington-place-castle-hill-32-carrington-road-castle-hill-nsw-2154">Lily Lane</a>, the second stage&nbsp;of Carrington Place, is set to commence construction later this month on the back of Atrium’s significant sales success, with 85 per cent of all apartments now sold.

Carrington Place will be constructed across multiple stages and deliver more than 800 new homes, with the entire precinct set for completion in 2032. It will feature abundant open space with over 20,000 sqm of outdoor recreational area, including a one-kilometre boardwalk to the nearby Fred Caterson Reserve.&nbsp;

The project is also integrated with the surrounding bushland, with a site boundary that stretches to the edge of Cattai Creek, immersing residents in the beauty of Sydney’s ‘Garden Shire’.

The Hills Showground Metro Station is just a two-minute walk away, offering fast connectivity to Sydney’s CBD, North Sydney, Chatswood, Macquarie Park and Norwest Business Park.

[smartcode_project_cta:default project_id=151821]

Joel Robinson

Local downsizers set sights on Carrington Place, Castle Hill penthouses

Lifestyle, residential and wellness developer <a href="https://www.apartments.com.au/developers/lowe-living">Lowe Living</a>, and joint venture development partner lNT.RE (formerly Icon Developments) have announced the popular SOAK Bathhouse brand will anchor the ground floor of their $160m luxury <a href="https://www.apartments.com.au/new-apartments/emerald-place-by-lowe-living-200-clarendon-street-south-melbourne-vic-3205">Emerald Place</a> development at 182-200 Clarendon St, South Melbourne, which is set to open in August 2026.&nbsp;

This will be the second Melbourne outpost for the SOAK Bathhouse brand, after its inaugural Victorian location in South Yarra launched in 2025, which has quickly become a staple in Melbourne’s bathing and wellness scene.&nbsp;

SOAK Bathhouse has signed a 10-year partnership to take out the 459sqm prime corner ground-floor tenancy, which will join the other two retail tenancies, high-end commercial space and 38 ultra-luxury residential apartments and penthouses above.&nbsp;

[smartcode_project:default project_id=135816 project_image_fid=365847]

SOAK Bathhouse is renowned for its luxurious and socially-focused mineral pools, cold plunge, sauna, steam room, infrared LED therapies, and massage services. Its arrival at Emerald Place, South Melbourne marks a significant milestone for both brands and for South Melbourne.&nbsp;

While the specific inclusions of the venue are still under wraps, SOAK Bathhouse has confirmed the space will be equipped with a signature SOAK Bathhouse mineral pool, cold plunge, saunas and steam room, alongside a lush dedication to verdant greenery and ferns throughout the tranquil bathing spaces.&nbsp;

SOAK Bathhouse will serve both Emerald Place residents and the broader South Melbourne business community, creating a wellness destination that bridges the gap between work and home. For residents, it's a daily ritual on their doorstep. For the surrounding office workers, it's a place to decompress, recharge and transition between professional and personal life.&nbsp;

[smartcode_project:default project_id=135816 project_image_fid=365850]

The partnership has underpinned Lowe Living’s commitment to delivering wellness-led amenities that not only embed physical spaces within the projects but integrate established, renowned wellness brands to anchor and operate these spaces.&nbsp;

Through the partnership with SOAK Bathhouse, penthouse buyers will be granted complimentary memberships, while all other residents of the Emerald Place development will benefit from exclusive discounted access. Together, these privileges deliver a compelling lifestyle enhancement and a lasting investment in wellbeing.&nbsp;

Lowe Living has been steadily carving out a niche in the luxury property market as a wellness-led developer, having a partnership with the Sorrento-based Aurora Spa &amp; Bathhouse to offer a private, residents-only wellness spaces at its upcoming Camberwell and Brighton projects.&nbsp;

These partnerships with Aurora Spa &amp; Bathhouse and now SOAK Bathhouse, reinforce a broader shift across Lowe Living’s portfolio towards a meaningful commitment to health-focused amenity and wellness offerings.&nbsp;

[smartcode_project:default project_id=135816 project_image_fid=231195]

Since its inaugural offering in Mermaid Beach, which has since expanded nationally across Queensland, Sydney and Melbourne, SOAK Bathhouse has grown into a leading contemporary bathhouse brand, attracting a dedicated following thanks to its unique social-focused approach to bathing.&nbsp;

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said the Lowe Living team "view our partnerships as an extension of our design philosophy."

"We align with brands that genuinely elevate the everyday experience of our residents and deliver tangible value for our purchasers that enrich their lives.&nbsp;SOAK Bathhouse was a natural fit for Lowe Living and specifically Emerald Place. Their approach to contemporary bathing and social wellness strongly aligns with our vision of creating homes that prioritise long-term health, connection and lifestyle.”&nbsp;

Tim Lowe, Co-Founder and Managing Director of Lowe Living, said securing Melbourne’s second SOAK Bathhouse for Emerald Place is a significant milestone for Lowe Living, INT.RE and South Melbourne.&nbsp;

“This partnership reflects the continued evolution of luxury residential development," Lowe says.

"Today’s buyers are looking beyond finishes and floorplans and investing in holistic living environments, not just inside their apartments but in the communal and wider local amenity offerings, too."

[smartcode_project_cta:default project_id=135816]

Lowe Living secures SOAK Bathhouse on 10-year lease at Emerald Place, South Melbourne development

While the Gold Coast continues to densify around key transport and lifestyle nodes, <a href="https://www.apartments.com.au/developments/mermaid-beach-qld-4218">Mermaid Beach</a> has retained its village-like charm even as demand intensifies for walkable beachside living. It’s a suburb that holds firm to its community feel, while sitting within one of Australia’s fastest-growing urban corridors.

Developer DANKAV put the neighbourhood and its residents first when drawing up the plans for <a href="https://www.apartments.com.au/new-apartments/the-alfred-residences-mermaid-beach-2375-gold-coast-highway-mermaid-beach-qld-4218">The Alfred Residences</a>, which will replace the former Mermaid Beach Shopping Village near Nobby Beach. The project marks a rare example of precinct renewal at a truly local scale.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/the-alfred-residences-mermaid-beach-2375-gold-coast-highway-mermaid-beach-qld-4218">The Alfred Residences</a>&nbsp;comprises a wide variety of one- and two-bedroom apartments, set above a new ground plane of curated hospitality and boutique retailers, all framed by generous laneways, shaded plazas, and garden paths designed to enhance pedestrian flow and public interaction.&nbsp;

[smartcode_project:default project_id=149942 project_image_fid=355148]

The site’s configuration reflects both a respect for the area's established rhythm and a recognition of its future trajectory, particularly with the planned Mermaid Beach South light rail station directly across the road.

Residents will find immediate access to both everyday needs and broader connectivity. A Woolworths Metro and local cafés are already operating nearby, while the beach sits just 100 metres from The Alfred’s front door. Pacific Fair, the region’s flagship retail centre, is also close by, with an extensive mix of dining, fashion and entertainment.&nbsp;

For those commuting or exploring beyond Mermaid Beach, the upcoming light rail link promises seamless movement north through Broadbeach, Surfers Paradise and into Southport, expanding access without the need for a car.

[smartcode_project:default project_id=149942 project_image_fid=355150]

Neighbouring locales such as Miami and Nobby Beach further enrich the lifestyle offering. These established precincts contribute everything from surf clubs and oceanfront parks to laid-back dining venues and independent retailers, all within a short walk or bike ride.&nbsp;

The Alfred effectively places residents within one of the Gold Coast’s most liveable pockets, where the essentials of daily life converge with long-term infrastructure planning and timeless natural appeal.

Predominantly local buyers jumped at the first release at The Alfred Residences, transacting the majority of the release in a matter of weeks. Demolition of the former shopping village is now underway, and Dankav expects completion of the first collection of residences in 2027.

[smartcode_project_cta:default project_id=149942]

The Alfred Residences brings village-style living to the heart of Mermaid Beach

<a href="https://www.apartments.com.au/developments/chermside-qld-4032">Chermside</a> is better known for bus interchanges and Westfield than for high-end apartment towers. Kabbalah, on Playfield Street, is a deliberate push against that reputation.

Developed by <a href="https://www.apartments.com.au/developers/playfield-developments">Playfield Developments</a>, the building holds 64 apartments, all three and four bedrooms, across its 13 storeys. The apartments are generous by any measure: lower-floor three-bedrooms start at 164 sqm, each with a multi-purpose room and private balcony, while the north-facing penthouse stretches to 382 sqm. Every residence comes with two car spaces.

<a href="https://www.apartments.com.au/architects/ana-architects">ANA Architects</a>, the Brisbane firm behind the 25-storey Willahra Tower on Queen Street and the 45-storey Mantra on Mary in the CBD, shaped the building around curved forms drawn from the natural landscape. Balcony gardens run throughout, with planter boxes worked into the private outdoor spaces of each apartment, giving residents greenery at the threshold rather than just at the rooftop.

[smartcode_project:default project_id=149578 project_image_fid=354319]

That rooftop carries its own weight: a pool, landscaped gardens, and outdoor entertaining areas sit above the city, designed as much for quiet evenings as for hosting. The wellness offering continues at ground level, where a centre with pool, sauna, and communal lounge zones anchors the building's other end. Together they give the building a rhythm, somewhere to arrive at the top and somewhere to retreat to below.

The site itself is part of the pitch. "One of the last available sites to develop in an established precinct," is how Playfield Developments describes the Playfield Street address, and the surrounding context backs that up. Westfield Chermside, the second largest Westfield in Australia, is within a few minutes on foot, along with its dining precinct and cinema complex.&nbsp;

The Chermside bus interchange connects directly to the Brisbane CBD and across the northern suburbs via more than 20 Translink routes, with the CBD roughly 15 minutes away by road. The Prince Charles Hospital, one of Queensland's major teaching hospitals and the state's leading cardiac centre, is roughly a kilometre up the road on Rode Road.

[smartcode_project:default project_id=149578 project_image_fid=354321]

Place Projects is handling sales, bringing a track record across some of Queensland's largest residential developments. Early buyer response has centred on the finishes and scale, "buyers consistently comment on the high-quality finishes throughout the apartments," the sales team notes, pointing to craftsmanship and considered design as the recurring draw.&nbsp;

"They're looking for generously sized apartments that offer both space and functionality, combined with a strong lifestyle offering," Place Projects says.

Construction has been awarded to Clearcon, with completion slated for late 2027. Pricing runs from $1.5 million for a lower-floor three-bedroom up to $3.65 million for the penthouse.

[smartcode_project_cta:default project_id=149578]

Playfield Developments brings 64 apartments to Chermside with Kabbalah

More than 3,000 dwellings are currently selling or gearing up to launch across Surfers Paradise, the suburb’s most concentrated apartment pipeline in years. At least eight projects are already in market, with more moving through registration and presale, creating a meaningful wave of new supply.

This isn’t happening in a vacuum. Strong interstate migration into Queensland, particularly the Gold Coast, continues to underpin demand, with the local population expected to push past 800,000 in the early 2030s.

We’re also seeing solid early-stage buyer activity. As usual, the earliest phases tend to offer the best mix of pricing and choice, before the more popular layouts get snapped up.

Comparing Surfers Paradise projects? Browse all listings → <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">View all Surfers Paradise apartments</a>

<hr data-end="1189" data-start="1186" />
<h2 data-end="1218" data-section-id="tdhbfr" data-start="1191">How to Read the Pipeline</h2>

Apartment projects in Surfers Paradise are at various stages of their project lifecycle, from pre-launch, selling now, construction commenced, or construction complete.

Where you buy in that cycle matters.

<ul data-end="1674" data-start="1409">
	<li data-end="1542" data-section-id="d5c11p" data-start="1409">Registration and&nbsp;presale: Typically the lowest price points and best choice, but with longer wait times to completion</li>
	<li data-end="1608" data-section-id="plnjqp" data-start="1543">Under construction: Greater certainty, shorter timelines.</li>
	<li data-end="1674" data-section-id="13k7yl8" data-start="1609">Completed: No construction risk, but pricing reflects that.</li>
</ul>

The projects below are grouped by stage to help buyers understand where they sit in the buying window.

<hr data-end="1942" data-start="1939" />
<h2 data-end="1967" data-section-id="zj5dj7" data-start="1944">Projects Now Selling</h2>

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a> is the newest apartment development to launch in Surfers Paradise.

Exhale, being developed by SIERA, comprises just 54 apartments, a density not often seen in Surfers. It sits on the corner of Enderley Avenue and Garfield Terrace, just off Northcliffe Beach. SIERA Founder and Managing Director Brent Thompson spent over a year trying to secure the rare beachside site.

[smartcode_project:default project_id=112661 project_image_fid=359603]

SIERA engaged BDA Architecture to design the building, with a striking glass curtain wall&nbsp;façade.

Offering two-, three-, and four-bedroom apartments, Exhale will also offer its residents a two-level wellness podium with a heated magnesium pool, spa, sauna, Nordic&nbsp;cold shower, and biophilic designed landscaped gardens.

There's also a dedicated Pilates and yoga studio, library and reading retreat, cinema lounge, and private dining room with a private bar and wine cellar.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Exhale →</a>

<hr data-end="2500" data-start="2497" />
Paradiso Place is the largest project currently in market in Surfers Paradise. Developer SPG Land recently begun construction on its 845-unit development they are bringing to 103 Ferny Avenue.

[smartcode_project:default project_id=106566 project_image_fid=185858]

At this scale, it’s effectively its own sub-market, offering a wide mix of configurations across multiple price points, from entry-level investor stock through to larger owner-occupier product. Amenities include a pool, gym, and outdoor spaces.

With projects of this size, early buyers typically benefit most from the broader selection before key layouts are taken up.

<a href="https://www.apartments.com.au/new-apartments/paradiso-place-surfers-paradise-103-ferny-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Paradiso Place →</a>

<hr data-end="2500" data-start="2497" />
Jewel Residences is the only completed development on this list. The three towers, which drastically altered the Surfers Paradise skyline when they were complete in 2020 from their dress circle position&nbsp;at 36 Old Burleigh Road, home 512 apartments.

[smartcode_project:default project_id=8843 project_image_fid=264503]

With the six-star The Langham within the middle tower, Jewel offers&nbsp;​​​​​​significant hospitality venues including&nbsp;signature restaurants, a bar, cafe, and a resort pool with a swim-up bar

<a href="https://www.apartments.com.au/buildings/jewel-residences-surfers-paradise-36-old-burleigh-road-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Jewel Residences </a>

<hr data-end="2938" data-start="2935" />
Andrews Projects recently commenced construction at South Beach, just shy of 400 apartments at 3006–3016 Surfers Paradise Boulevard. Prices start from $1.08 million for the one-bedroom apartments.

[smartcode_project:default project_id=8887 project_image_fid=358399]

Central to the South Beach offering is a 5,500m sqm wellness and lifestyle precinct designed around the concept of renewal as a daily ritual.

The wellness facilities include sunrise and sunset pools, an indoor hydrotherapy pool, plunge baths, a Hammam, traditional and infrared saunas, red-light therapy and dedicated treatment rooms. A Technogym gym,&nbsp;cinema, co-working lounge and a range of indoor and outdoor dining and entertaining spaces, including BBQ terraces, complete the amenity.

<a href="https://www.apartments.com.au/new-apartments/south-beach-surfers-paradise-3006-3016-surfers-paradise-boulevard-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about South Beach →</a>

<hr data-end="3316" data-start="3313" />
Another new entry to the market is Palmera Residences, developed by Central Equity at 18 Garfield Terrace. That majority of the 347 residences are large three-bedroom apartments, priced from just shy of $3 million.

[smartcode_project:default project_id=108274 project_image_fid=361247]

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>&nbsp;is being constructed in the prestigious Northcliffe residential neighbourhood on an expansive 3,239 sqm site. It is located at 18 Garfield Terrace near the Northcliffe Surf Life Saving Club and the patrolled Northcliffe surf beach, situated between&nbsp;<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a>&nbsp;and&nbsp;<a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a>.

Residents will have private access to extensive, state-of-the-art amenities, featuring two large pools including a generously scaled, family-friendly pool with safe shallow zones, and a 25-metre lap pool facing the western side, ensuring maximum sunlight all day.

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Palmera Residences →</a>

<hr data-end="3711" data-start="3708" />
26 Vista has benefitted from the boom in Surfers Paradise over the last few years. Over 70 per cent of the 280 apartments have sold, with the remaining priced from $1.86 million.

[smartcode_project:default project_id=112730 project_image_fid=365605]

26 Vista, being developed by MRCB, is scheduled to complete in late 2030 and has attracted strong interest from locals and interstate buyers, Matt George, from project marketer Urban Activation, says.

“The diverse mix of buyers we’ve seen investing in this development stands as a testament to the superior product that is being offered. 26 Vista is truly the gold standard for coastal living, with its thoughtfully considered design and its commitment to providing residents with five-star luxury in sub-tropical surrounds.”

<a href="https://www.apartments.com.au/new-apartments/palmera-residences-surfers-paradise-18-garfield-terrace-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about 26 Vista →</a>

<hr data-end="3711" data-start="3708" />
Away from the beach and closer to the Budds Beach area of Surfers Paradise is Homecorp's new tower, Florence Residences.

[smartcode_project:default project_id=150414 project_image_fid=357950]

The Monte Carlo building has 116 apartments amid a suite of wellness spaces including&nbsp;a private residents’ only wellness club including a resort-style rooftop pool, hot and cold plunge pools, a spa retreat, contemporary gymnasium and a spacious yoga and Pilates studio.&nbsp;

<a href="https://www.apartments.com.au/new-apartments/florence-residences-24-monte-carlo-avenue-surfers-paradise-qld-4217" style="text-decoration:none">Enquire about Florence Residences →</a>

<hr data-end="4321" data-start="4318" />
<h2 data-end="4364" data-section-id="1bj0450" data-start="4323">The Broader Pipeline</h2>

There's a lot more to come in Surfers Paradise in the coming years. The most interest is likely the two-tower beachfront project proposed by Winx billionaire John Camilleri. The two towers, which will comprise 275 apartments, are to be connected by a 45-storey skybridge.

On the more boutique end, Cavella, by SEYAH, will have <a href="https://www.apartments.com.au/news/qld/first-look-seyah-to-launch-cavella-in-emerging-sunrise-boulevard-surfers-paradise-pocket-following-density-rethink">just 18 residences</a> across a more modestly-sized 12-level building, also nearer the river than the beach.

For a broader view, see our breakdown of the top 10 new apartment projects launching on the Gold Coast in 2026, covering key opportunities suburb by suburb.

<hr data-end="5185" data-start="5182" />
<h2 data-end="5234" data-section-id="1kp72fk" data-start="5187">What Buyers Should Weigh Up Before Enquiring</h2>

Where a project sits in the development cycle matters just as much, if not more than, the price.

An off-the-plan apartment at registration stage may offer the lowest entry point, but it typically comes with a 24–36 month settlement timeline.

Later-stage projects trade some of that upside for greater certainty, so the right choice ultimately depends on your timeframe, risk appetite, and what you’re prioritising: price, selection, or delivery.

The 3,000 apartments to reshape Surfers Paradise skyline

Flooding

<html><body>
GUEST OBSERVATION
In February, about 600,000 cattle were killed by catastrophic flooding across north Queensland’s Carpentaria Gulf plains.
The flood waters rose suddenly, forming a wall of water up to 70 kilometres wide. Record depths were reached along 500 kilometres of the Flinders River, submerging 25,000 square kilometres of country. Cattle were stranded. Many drowned.
Even though cattleman Harry Batt lost 70% of his herd, he was <a href="https://www.thecourier.com.au/story/5906068/queensland-floods-decimate-native-wildlife/?cs=10229" target="_blank">more concerned about the wildlife</a>. He said, “all the kangaroos, and bloody little marsupial mice and birds, they couldn’t handle it”.
Harry was right to be concerned. As our research, published today in <a href="https://onlinelibrary.wiley.com/doi/10.1111/aec.12803" target="_blank">Austral Ecology</a>, reveals, floods sweeping Australia’s plains have disrupted native species for millions of years. Now, as climate change drives <a href="https://link.springer.com/article/10.1007%2Fs10584-016-1689-y" target="_blank">more intense flooding</a>, we will see this effect intensify.
Flooding causes major disruptions to gene flow
February’s flood came ten years to the day after a <a href="http://www.bom.gov.au/qld/flood/fld_reports/gulf_floods_jan_mar_2009.pdf" target="_blank">far bigger flood</a> on the adjoining river systems that submerged an area larger than Ireland. It was this flood that first drew our attention to the plight of native species.
Noel was asked by <a href="https://mynortherngulf.org/" target="_blank">Northern Gulf Resource Management Group</a> to survey wildlife in areas affected by the 2009 flood. Over the following four years, he found almost no ground-dwelling reptiles, despite them occurring elsewhere in the region. They appeared to have been washed away or drowned.
Biologists have long known that many species’ ranges are interrupted by the <a href="https://www.tandfonline.com/doi/abs/10.1071/MU9870158" target="_blank">Gulf Plains</a>. Hence, these floodplains are considered one of Australia’s most important biogeographic barriers: the Carpentarian Gap.
Many closely related species with a common ancestor are separated by this Gap, including the Golden-shouldered Parrot of Cape York Peninsula and the Hooded Parrot of the Northern Territory. They are thought to have separated around <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/j.1463-6409.2012.00561.x" target="_blank">7 million years ago</a>. 
The Gap also separates many other species, including birds, mammals, reptiles and butterflies, at the subspecies or genetic level. Even more species found on either side are just absent from the Gulf Plains.
<a href="https://images.theconversation.com/files/285075/original/file-20190722-134095-gtpfir.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/285075/original/file-20190722-134095-gtpfir.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a> 
Huge flooding across the Gulf Plains, including the Norman and Flinders Rivers, in February 2009. <a href="https://worldview.earthdata.nasa.gov%20under%20Info/About" target="_blank">NASA Worldview</a>, <a href="http://creativecommons.org/licenses/by-sa/4.0/" target="_blank">CC BY-SA</a>
Flood impacts are immense and under-appreciated
When biologists first tried to find a reason for these patterns, they only considered aridity. They proposed <a href="https://www.tandfonline.com/doi/abs/10.1071/MU9870158" target="_blank">Australia’s arid zone expanded</a> to the Gulf of Carpentaria during ice ages.
There is no evidence for this, but the misunderstanding is completely understandable.
Any dry-season visitor to the Gulf Plains will find a dry, inhospitable environment with few trees or shrubs for shade, cracked clay soils, and lots of flies. European explorers described the region as “God-forsaken”.
But it can be quite a different place in the wet season.
Rains in the Gulf are caused by the summer monsoonal troughs or cyclones. About once a decade, these generate massive downpours. <a href="http://www.bom.gov.au/qld/flood/fld_history/index.shtml" target="_blank">Historical records</a> show at least 14 major floods since 1870.
So, to us, it seemed floods rather than aridity could be the cause of the odd distributions of plants and animals.
We set out to see whether Noel’s findings could have been caused by flooding or whether other factors such as soil, vegetation or climate were more important.
We also wanted to know what other effects floods might have on the region’s ecosystem. Could floods, by eliminating trees and shrubs, be responsible for the hostile appearance of the region? Could ground-dwelling reptiles and birds be underrepresented, not just at Noel’s sites, but on floodplains across the area?
To find out, we divided the area into floodplains and higher-altitude land, and generated 10,000 random sites across the Gulf Plains. We extracted soil, vegetation and rainfall data from national information sources, and examined the patterns.
We found trees and shrubs were significantly less common on floodplains than on land above the flood zone, regardless of soil or rainfall, and tree cover was further reduced on cracking clays. We concluded the plain’s open, hostile appearance is caused by a combination of soils and flooding.
We then examined all gecko, skink and bird records from the <a href="https://www.ala.org.au/" target="_blank">Atlas of Living Australia</a>.
We found ground-living reptiles and birds were much less common on the floodplains, regardless of vegetation or soil. As expected, reptiles were more sensitive to flooding than birds, which can fly to safety during floods.
Finally, we found the sites affected by the 2009 flood had significantly fewer geckos and skinks than other sites across the Gulf Plains.
Increased flooding from climate change could have major consequences
Our findings have evolutionary significance that extends into the future. Repeated disruption of species across their distributions affects gene flow and ultimately produces new species. If <a href="https://link.springer.com/article/10.1007%2Fs10584-016-1689-y" target="_blank">floods become more frequent</a>, as expected under climate change, so might the rates at which new species form.
They also have serious land management implications. Climate change planning emphasises conserving river corridors as safe refuges from arid conditions. However, periodic scouring of many of the nation’s floodplains – expected to increase under climate change – means that this approach needs rethinking.
We conclude that on the most arid occupied continent on Earth, unpredictable floods may cause the most disruption to the Australian plant and animal life.<img src="https://counter.theconversation.com/content/120753/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
Gabriel Crowley, Adjunct Principal Research Fellow, James Cook University.
Noel D Preece, Adjunct Asssociate Professor, James Cook University.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/catastrophic-queensland-floods-killed-600-000-cattle-and-devastated-native-species-120753" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Catastrophic Queensland floods killed 600,000 cattle and devastated native species

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The unprecedented monsoonal event of February 2019 and subsequent floods have led to an upheaval in Townsville market as it undergoes a period of adjustment.
Some property transactions being driven as much by emotional factors as market fundamentals, according to the latest Herron Todd White (HTW) residential report. 
The report noted that the rental market has tightened significantly following this event, with a reported 3,300 properties suffering water inundation of varying levels.
"This displacement of home owners and renters along with the arrival of assessors and builders has resulted in huge demand for rental stock, with vacancy rates falling to a very tight overall trend vacancy of 1% as at April 2019," the valuation firm said.
A three bedroom house located close to the Townsville city centre is currently on the rental market with a price guide of $460 per week.
Set in a slightly elevated position, the house at <a href="https://www.realestate.com.au/property-house-qld-townsville+city-426705010" target="_blank">421A Walker Street </a>(pictured below) comes with three bedrooms, large storage room, living area, open air deck overlooking the pool and private garden area.
<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/2019/7/1/townsville%20city.jpg" alt="">
Overall, local agents are reporting good levels of interest and sales over the past few months, with anecdotal evidence suggesting some tenants are entering the home owner market following the floods after receiving a payout on contents insurance which provides them the deposit required.
A recent sale was a three bedroom house set on a fully fenced 707 square metre allotment in Condon.
The renovated house at <a href="https://www.realestate.com.au/sold/property-house-qld-condon-131044698" target="_blank">14 South Vickers Road</a> (pictured below) has been sold for $168,000. 
<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/2019/7/1/condon%201.jpg" alt="">
It comprises three air-conditioned bedrooms, open plan dining and living area, modern kitchen and covered carport.
"To date the suburbs hardest hit by the flooding have seen limited activity as the rebuilding process continues and therefore the impact on value levels remains undetermined," the valuation firm said. 
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Huge demand for Townsville rental stock in wake of floods: HTW residential 

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Just as the Townsville residential property market appeared cemented in the start of the recovery phase, according to Herron Todd White, floods have hit and perhaps turned that on its head.
After a mining downturn, Townsville has been dealing with heightened levels of unemployment, said the valuer. 
Now, there is some fear the recent flooding will lead not only to a reduction in tourists but economic strength as the clean-up slows down activity.
HTW's latest residential report stated the rental vacancy rate has fallen throughout the year, while there has also been a slight increase in rents in some locations, primarily inner city postcodes.
There is also concern over the rental housing market.
However, the report noted there had not been the ripple effect of the increased activity transfer through to the market in the fringe or outer suburbs. 
It is these fringe and outer suburbs which were hit hardest by the flooding.
In fact, insurers have received more than $100 million in claims so far.
The State Government and Townsville Mayor Jenny Hill have requested insurance companies to use local businesses as much as possible to support the local economy.
Townsville Chamber of Commerce chief executive Marie-Claude Brown said she is concerned industries like retail and hospitality in particular will now take a hit as these businesses can't be supported in the same way a construction/renovation business can.
HTW's report cited major projects such as the Townsville Stadium and Haughton pipeline duplication underway along with a number of projects in the pipeline as reasons for optimism and improving economic conditions.
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Has the Townsville housing market taken a hit following the floods?

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GUEST OBSERVATION
A flood-ravaged Townsville has captured public attention, highlighting the vulnerability of many of our cities to flooding. The <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-02-15/queensland-floods-special-climate-statement/10816184" target="_blank">extraordinary amount of rain</a> is just one aspect of the disaster in Queensland’s third-biggest city. The flooding, increasing urban density, the management of the Ross River Dam, and the difficulties of dealing with byzantine insurance regulations have left the community with many questions about their future.
These questions won’t be resolved until we enhance the resilience of cities and communities against flooding. Adaptation needs to become an integral part of living with the extremes of the Australian environment. I discuss how to design and create resilient urban landscapes later in this article.
Flood risk and insurance
Another issue that affects many households and businesses is the relationship between insurance claims and <a href="https://www.propertyobserver.com.au/https://www.preventionweb.net/news/view/63766" target="_blank">1-in-100-year flood event overlay maps</a>. Projected rises in flood risks under climate change have led to <a href="https://www.theguardian.com/australia-news/2019/feb/20/townsville-homes-may-become-uninsurable-due-to-flooding-from-climate-change" target="_blank">concerns that parts of Townsville and other cities will become “uninsurable”</a> should the costs of cover become prohibitive for property owners.
Council flood data <a href="https://www.propertyobserver.com.au/https://www.preventionweb.net/news/view/63766" target="_blank">used for urban planning and land-use strategies</a> is also used by insurers to assess the flood risk to individual properties. Insurers then price the risk accordingly.
However, in extraordinary circumstances, when the flooded land is actually larger than the area marked by the flood overlay map, complications emerge. In fact, that part of the community living outside the map’s boundaries is considered flood-free. Thus, those pockets of the community may have chosen not to have flood insurance and not have emergency plans, which leaves them even worse off after floods. This is happening in Townsville.
Yet this is nothing new. Many people experienced very similar circumstances in 2011. Flood waters covered as much land as Germany and France combined. Several communities were left on their knees.
Notwithstanding the prompt and vast response of the federal government and Queensland’s state authorities, a few years later Townsville is going through something alarmingly similar.
Adaptation to create resilient cities
To find a solution, we need to rethink how to implement the <a href="https://www.disaster.qld.gov.au/dmg/Prevention/Pages/3-5.aspx" target="_blank">Queensland Emergency Risk Management Framework</a>. That is no easy task. However, it starts with shifting the perspective on what is considered a risk – in this case, a flooding event.
Floods, per se, are not a natural disaster. Floods are part of the natural context of Queensland as can be seen below, for instance, in the <a href="https://www.qhatlas.com.au/content/channel-country" target="_blank">Channel Country</a>.
<a href="https://images.theconversation.com/files/261144/original/file-20190227-150724-xvwvfx.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/261144/original/file-20190227-150724-xvwvfx.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Floods are part of the Australian landscape. Here trees mark the seasonal riverbeds in the Queensland outback between Cloncurry and Mount Isa. Cecilia Bischeri, Author provided
The concept of adaptation as a built-in requirement of living in this environment then becomes pivotal. In designing and developing future-ready cities, we must aim to build resilient communities.
This is the ambitious project I am working on. It involves different figures and expertise with a shared vision and the support of government administrations that are willing to invest in a future beyond their elected term of office.
Ideas for Gold Coast Resilientscape
I live and work in the City of Gold Coast. Water is a fundamental part of the city’s character and beauty. In addition to the ocean, a complex system of waterways shapes a unique urban environment. However, this also exposes the city to a series of challenges, including flooding.
Last September, <a href="https://www.gchaveyoursay.com.au/industryhub/news_feed/updated-flood-overlay-maps" target="_blank">an updated flood overlay map</a> was made available to the community. The map takes into account the projections of a 0.8 metre increase in the sea level and 10% increases in storm tide intensity and rainfall intensity.
These factors are reflected in the 1-in-100-year flood overlay. It shows undoubtedly that the boundaries between land and water are changeable.
Building walls between the city and water as the primary flood protection strategy is not a solution. A rigid border can actually intensify the catastrophe. New Orleans and the <a href="https://soundwaves.usgs.gov/2006/01/" target="_blank">levee failures</a> during the passage of Hurricane Katrina in 2005 provide a stark illustration of this.
Instead, what would happen and what would our cities look like if we designed green and public infrastructures that embody flooding as part of the natural context of our cities and territory?
The current project, titled RESILIENTSCAPE: A Landscape for Gold Coast Urban Resilience, considers the role of architecture in enhancing the resilience of cities and communities against flooding. The proposal, in a nutshell, explores the possibilities that urban landscape design and implementation provide for resilience.
RESILIENTSCAPE focuses on the Nerang River catchment and the Gold Coast Regional Botanic Gardens, in the suburb of Benowa. The river and gardens were adopted as a case study for a broader strategy that aims to promote architectural solutions for a resilient City of Gold Coast. The project investigates the possibility of using existing green pockets along the Nerang River to store and retain excess water during floods.
<a href="https://images.theconversation.com/files/261354/original/file-20190228-150721-xt0v13.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/261354/original/file-20190228-150721-xt0v13.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Gold Coast Regional Botanic Gardens is one of the green areas along the Nerang River that could be used to store and retain flood water. <a class="source" href="https://commons.wikimedia.org/wiki/File:Gold_Coast_Regional_Botanic_Gardens_(08).jpg" target="_blank">Batsv/Wikimedia Commons</a>, <a class="license" href="http://creativecommons.org/licenses/by-sa/4.0/" target="_blank">CC BY-SA</a>
These green spaces, however, will not just serve as “water tanks”. If mindfully planned, the green spaces can double up as public parks and facilities. This would enrich the community’s social realm and maximise their use and return on investment.
The design of a landscape responsive to flooding can, by improving local urban resilience, dramatically change the impact of these events.
The goal of creating urban areas that are adaptive to an impermanent water landscape is the main driver of the project. <a href="https://www.fastcompany.com/3068730/this-new-orleans-neighborhood-is-fighting-flooding-by-welcoming-it" target="_blank">New Orleans</a> after <a href="https://theconversation.com/disappearing-acts-reflecting-on-new-orleans-10-years-after-katrina-46834" target="_blank">Hurricane Katrina</a> and<a href="https://archpaper.com/2017/10/five-years-sandy-nyc-update-flood-resilience-zoning/" target="_blank"> New York</a> after <a href="https://theconversation.com/frankenstorm-sandy-wreaks-havoc-on-nyc-floods-cities-10420" target="_blank">Sandy</a> are <a href="https://www.nisconsortium.org/nisc-activities/neworleansfloodresexp/" target="_blank">investing heavily in this direction</a> and promoting <a href="http://www.rebuildbydesign.org/" target="_blank">international design competitions</a> and community participation to mould a more resilient future. Queensland, what are we waiting for?

Cecilia Bischeri, Lecturer in Architecture, Griffith University
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/townsville-floods-show-cities-that-dont-adapt-to-risks-face-disaster-112607" target="_blank">original article</a>.
Main photo: Flooded suburbs of Brisbane 
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Townsville floods show cities that don’t adapt to risks face disaster

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Below is an open letter to Australia written by rural real estate agent David Nolan to Prime Minister Mr Morrison (sent directly to him) and Opposition Leader Mr Bill Shorten (sent directly to him).
After what Gillard and Ludwig did in 2011 banning live cattle into Indonesia, you should be pledging billions to this disaster instead of promising to give our money (the tax payers) to the UN.
Leaders of all other Opposition Parties and all the politicians in these political parties and including every bureaucrat the TIME HAS COME !!!
Everyone must unite and get behind those affected by this tragic event in Far North Queensland.
Foreign Aid, Refugees, Boat People and every other overseas hanger on, the party and free hand outs have to stop until this situation is fixed, which may take a number of years.
I apologise to the bleeding hearts regarding the above but what has just happened on our back door is the greatest loss of livestock in a single event in the world's history.
Think about about that long and hard,
A Tsunami of water based on an unprecedented rain fall event which lasted over a week has taken the lives of 300,000 to 500,000 cattle.*
Think about that about long and hard. 300,000 to 500,000* head of cattle. Those numbers are unfathomable.
To put this in perspective so everyone gets an understanding of the magnitude of this disaster, the area covered in water in Far North QLD was the size of Victoria.
Now I ask this question, if Victoria went under water and suddenly there were 300,000 to 500,000* dead cattle lying around, every politician, agri expert etc and the world press would be over it like a rash.
Or is everyone going to say out of sight out of mind. This will be a real test of what sort of Nation we collectively are today.
Now what about the people, AUSTRALIAN FARMERS, our own. What about their health both mental and physical, both now and in the future. The pressure on them must be off the Richter scale.
No income, bank pressure and in some cases not one head of cattle left. Think about it long and hard,
Do these so called leaders of our great country do what all politicians have previously done? Get dressed up in their RM Williams gear with an Akubra Hat, go and visit for a day, kiss a baby, get a photo and then forget all about the people and the problem?
REMEMBER this is the greatest single natural animal disaster to ever happen in history.
These farmers, their families, the employees all loved and cared for these cattle. Think long and hard about them.
We as proud Australians must continue to keep this event from being swept under the carpet. This northern part of QLD is a long way from any major city, but the people and the land is still AUSTRALIAN. So lets never forget that.
So l ask everyone don't stop talking about it and don't stop reminding every politician you can. You can find your local member's contact details <a href="https://websternolanrealestate.cmail20.com/t/j-l-xtkuyhy-jkhhhkdlll-t/" target="_blank" data-auth="NotApplicable">here</a>.
Thank you.
David Nolan a proud Australian with a long bush heritage
It has never happened to so many animals in one event in the history of the world.
*There are forecasts these figures may even significantly increase in the coming weeks.
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The horrendous Far North Queensland weather event of February 2019: David Nolan

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<img src="https://counter.theconversation.edu.au/content/68170/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Recent floods in New South Wales, South Australia and Victoria have reminded us of the power of our weather and rivers to wreak havoc on homes, business and even, tragically, lives. 
As Dorothea Mackellar poetically pointed out, “droughts and flooding rains” have been a feature of Australia throughout history, so maybe we shouldn’t be all that surprised when they happen.
However, we also know that the reported costs of flooding in Australia have been increasing, most likely through a combination of increased reporting, increased exposure through land use change and population growth, and changes to flood magnitude and severity. So it is critical that we understand what might be causing these changes.
This was the question we asked in our review on how flood impacts have changed over time in Australia and how they may change in the future. We found that despite decades of research in these areas, there are still many gaps in what we know.
<h2>Copping a soaking</h2>
We know that floods depend not just on how much rain falls, but also on how wet the ground is before a heavy rainfall, and how full the rivers are. We also have evidence that the storms that generate heavy rainfall will become more intense in the future, because as the atmosphere warms it can hold more moisture. 
This is particularly the case for storms that last just a few hours; in fact we think that these storms are the most likely to show the largest increases. In urban environments this translates to an even greater flood risk, because the concrete and hard surfaces allow this intense rain to run off quickly through storm drains and into creeks and rivers, rather than seeping into the landscape.
In larger catchments and rural areas the story is more complicated than in cities. If the soil is very wet as a result of rain over the previous weeks and months, then when a big storm hits there will be a lot of runoff. In contrast, if the soil is dry then flooding is less likely to be a problem. 
Engineers currently use simple models to estimate this relationship between soil wetness and storm rainfall. But our research indicates that these simple models will need to be replaced with longer-term simulations that model all of the previous rainfall leading up to the storm. 
Simple models use simple assumptions to translate rainfall risk into flood risk. But if these assumptions are incorrect, our estimates of flood risk (that is, the probability of a given flood magnitude occurring in any particular year) could be wrong. Flood risk is used to guide infrastructure assessment through cost-benefit ratios, so getting it right is important.
One of the reasons that catchment wetness varies is because of climate cycles like El Niño and La Niña. We have some idea how these and similar ocean cycles affect our climate, including the fact that they can cause fluctations in flood risk over decades-long timescales. 
The difficulty here is that for most locations we only have 50 to 60 years of recorded river flow data. This makes it hard to separate out the influences of these climate cycles from other trends in flood data, such as the effect of increasing urbanisation. 
There has been progressively less monitoring of streamflow in Australia over the past few decades, and this makes it even harder to understand regional changes in flood risk. Governments need to prioritise investment in data collection to allow us to improve our estimates of the risk of flooding and the associated damages now and in the future. 
The recent work by the Bureau of Meteorology to develop a comprehensive set of high quality streamflow gauge data is a step in the right direction, but much more investment is needed in these areas.
Finally, we recommend that continued research into the fundamental changes likely from climate change is required. This requires climate models to be run at a range of resolutions to enable all the important climate processes for extreme rainfall to be properly represented. 
Recent pressure on CSIRO’s climate modelling capabilities is concerning – the scientific questions are by no means fully answered on these topics. It is great to see the recent funding of the ARC Centre of Excellence on Climate Extremes. The work of these researchers, combined with ongoing efforts across Australia, will be important to provide better assessments on climate changes. This can help engineers and hydrologists continue to provide accurate flood risk estimates.
Fiona Johnson is senior lecturer, School of Civil and Environmental Engineering, UNSW Australia and can be contacted <a href="https://theconversation.com/profiles/fiona-johnson-313721" target="_blank">here</a>.
Christopher J. White is lecturer in Environmental Engineering, University of Tasmania and can be contacted <a href="https://theconversation.com/profiles/christopher-j-white-272905" target="_blank">here</a>.
Seth Westra is associate professor, School of Civil, Environmental and Mining Engineering, University of Adelaide and can be contacted <a href="https://theconversation.com/profiles/seth-westra-19720" target="_blank">here</a>.
All are authors for The Conversation.
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