IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Joel Robinson

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Abadeen has released the whole-floor penthouse crowning its recently completed <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences</a> development in Cremorne, bringing the near-300 sqm residence to market for the first time.

Occupying the entire top floor of the boutique Lower North Shore development, the penthouse includes 221 sqm of internal living and a 74 sqm wraparound terrace, with a prized north-facing aspect taking in views across Middle Harbour.

The residence has been completed and fully furnished following a collaboration between Abadeen Executive Chairman Justin Brown and internationally recognised interior designer Jack Freeman, Founder and Managing Director of FREEMAN &amp; CO.

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and Freeman approached the penthouse as a finished home, sourcing furniture, artwork, lighting and objects from Australia and overseas.

[smartcode_project:default project_id=114246 project_image_fid=378718]

Pieces from Parisian design house Pierre Augustin Rose sit alongside contemporary artworks and bespoke lighting, with Freeman drawing on recent visits to PAD Paris and Salone del Mobile Milano for the final collection.

Brown said the aim was to create a penthouse that felt more like a large-scale private home than a traditional apartment.

"The experience begins the moment the lift doors open. You're welcomed into an elegant dining room before the home opens into an extraordinary living space framed by sun-drenched harbour views.

"Every time someone walks through the front door they pause. It's not just the view, it's the incredible sense of space, the warmth created by the northern sunlight that fills the interiors, and the way every room connects so effortlessly.

"It has all the proportions of a luxury home, while delivering the effortless lifestyle and personalised experience of living in a world-class six-star hotel, combined with the simplicity and convenience of apartment living."

[smartcode_project:default project_id=114246 project_image_fid=378713]

A secure lift provides exclusive access to the penthouse level, opening to a dedicated arrival foyer and dining area before the residence expands into its main living and entertaining spaces.

Floor-to-ceiling glazing runs across the northern side of the home, connecting the interiors with the terrace and Middle Harbour outlook.

The penthouse also features a fireplace and substantial chef's kitchen, while the wraparound terrace has been designed to accommodate both everyday outdoor living and larger-scale entertaining.

[smartcode_project:default project_id=114246 project_image_fid=378720]

Freeman said the interiors had been deliberately kept restrained to complement the scale, natural light and outlook already established by the architecture.

"The penthouse is a serene study in quiet luxury," Freeman said.

"The interior pairs soft, sculptural forms with warm timber, pale stone and a restrained neutral palette. Curated artwork and metallic accents add depth, while abundant natural light creates a calm, effortlessly refined atmosphere. In my world, less is always more."

Freeman said the approach was centred around collecting individual pieces rather than simply decorating the apartment.

"Every material, every object and every piece of furniture has been curated with intention. I am a true believer in collecting versus decorating.

"The architecture already provided extraordinary natural light, remarkable volume and an uninterrupted connection to Middle Harbour. Our role was to complement those qualities with unique one-of-a-kind pieces of fine art and collectible design sourced from recent travels around the world."

[smartcode_project:default project_id=114246 project_image_fid=378694]

Among the collection are solid bronze sculptures by Lorenzo Quinn, alongside a curated crystalware collection and pieces sourced from international design fairs.

Park Residences sits opposite Cammeray Golf Club, Cammeray Croquet Club and Grand Slam Tennis Cammeray, around 300 metres from Neutral Bay Village and its established collection of restaurants, cafés and retail.

Brown said the combination of a whole-floor floorplan, northern aspect and proximity to Neutral Bay was becoming increasingly difficult to find on the Lower North Shore.

"Completed whole-floor penthouses with a sun-drenched north-facing aspect and sweeping Middle Harbour views are exceptionally rare," Brown said.

"Add a quiet position opposite golf, croquet and tennis facilities, a level walk to Neutral Bay Village and only minutes to the CBD, and you have a lifestyle that's incredibly difficult to replicate.

"This is a home that offers the privacy and generosity of a luxury residence together with the convenience of one of Sydney's best-connected harbourside locations."

The penthouse will be exclusively marketed by SRM Residential.

[smartcode_project_cta:default project_id=114246]

Abadeen unveils penthouse at Park Residences in Cremorne

House And Land

<html><body>
GUEST OBSERVATION
Once you’ve made the decision to build a new home, and that itself is an exciting decision, the next choice is finding the right home design.
With many builders and designs out there, it can become overwhelming and confusing.
<ol>
<li>
How long do you plan to live there? The first question you need to identify is the timeframe; how long do you plan to live in the home? If your plan is short-term, you’ll learn very quickly what works well, what you like, and what you don’t like, so next time you can learn from the experience and make the design better to suit your requirements. If you’re designing your forever home, you’ll want to establish the following points. 
</li>
<li>
Children  The age and number of children will determine many factors. In addition to the number of bedrooms, parents of young children might want a rumpus room for the kids to play in, while teenage children might require a quiet space away from living areas to study. You can ‘zone’ the kids are of the home, or have a ‘kids wing’. This enables you to close doors to hide the mess or dull the noise. <img src="/images/2014/05/23/Kids%20wing.jpg" alt="" style="line-height: 1.3em;"> 
</li>
<li>
Location of bedrooms  Do you want the master bedroom at the front of the home or at the rear? Do you want your room to be close to the kids? You’ll need to think about the proximity of bedrooms to the bathroom, laundry noise, living room noise and access to your room. 
</li>
<li>
Versatile design  This is a home that will adapt as you need it to. Using the above example, a spare room can be used as a rumpus and converted into a study as the kids get older. By the time your children are young adults (being realistic, kids are staying at home a lot longer these days) it can be set up as a separate living room. 
</li>
<li>
Lifestyle  Depending on your lifestyle to what features you have in the home. If you’re avid movie fans, you might consider a home theatre, or if you love entertaining, an alfresco or formal lounge could be ideal. If you run a business from home, a home office located near the entry would be perfect. <img src="/images/2014/05/23/Alfresco.jpg" alt="" style="line-height: 1.3em;"> 
</li>
<li>
Kitchen  Something you need to consider before finalising your kitchen is the infamous kitchen work triangle. The triangle is made up of the distance between the cooktop, sink and refrigerator. These three elements need to be close together, but not too close. Another thing you need to consider with your kitchen design is where you will store everything. A good way to work through it is to imaging dishing up dinner, unloading the dishwasher and baking a cake.  <img src="/images/2014/05/23/Kitchen.jpg" alt="" style="line-height: 1.3em;"> 
</li>
<li>
Block of land Your house must be suited to the block of land. If you have a narrow inner city allotment, your options are more restricted compared to a rural acreage block. In addition, if the land has a slope, you may need a split-level design. Every land estate has different design requirements; in some areas your front door must be set in front of your garage. 
</li>
<li>
Backyard  Depending on what you would like to achieve with a backyard will impact the size of the block of land you need and the size of the home. Keen gardeners, entertainers or people with pets may want a larger backyard than those who don’t spend much time outdoors. 
</li>
<li>
Think about the furniture you currently own  Many people like the look of a home, however when it comes to moving they realise there isn’t a place for their antique hall table or the room configuration doesn’t allow room for their couch. Imagine where everything you currently own will go. <img src="/images/2014/05/23/Furniture.jpg" alt="" style="line-height: 1.3em;"> 
</li>
<li>
Storage Builders and designers are very savvy when it comes to incorporating storage into your home. There is no wasted space with every nook and cranny being used wisely. You may consider extending the garage to allow extra room for storing bicycles or a boat. You also may want to add extra storage inside your home for toys, linen or coats. 
</li>
<li>
Study/computer nook  If you don’t want a complete study, but you still want somewhere to store your computer or charge your laptop, a study/computer nook is a great compromise. It is efficient use of space and provides the perfect place to store all your electronic devices and mail.  <img src="/images/2014/05/23/Study%20nook.jpg" alt="" style="line-height: 1.3em;"> 
</li>
<li>Don’t lose sight of the goal</li>
</ol>
Keep referring back to why you’re moving in the first place. If your reason for moving was to downsize, make sure you don’t get caught up in the design process and end up with a bigger home than you started with.
Similarly, if it’s an investment, consider the versatility of the home to suit a wide audience, so remember your audience and don’t take over with ‘this is what I would want’.
Natalie O’Shea is a designer at <a href="https://hotondo.com.au/" target="_blank">Hotondo Homes </a>and has been designing homes for over 15 years. Hotondo Homes is an Australian owned family business that was established in 1979.
Images courtesy of Hotondo Homes.
</body></html>

jake-cSmGT7VXVf

12 tips to help choose the perfect home design

<html><body>
Devine’s second-largest shareholder Lyn Brazil has criticised the national property development company for not taking advantage of Australia’s booming property markets.
Lyn Brazil, who owns 9% of the listed residential developer, voted against Devine’s remuneration report at the company’s annual meeting in Brisbane on Wednesday.
But some of the most pointed criticism was directed at the largest shareholder, the contractor Leighton Holdings.
“As we all know with Leighton as majority shareholder they pull the strings, but they have been asleep at the wheel and let all this happen,” Mr Brazil reportedly said.
The company sells new homes mostly in South East Queensland, but is little known for its Victorian, South Australia and NSW ventures, having only had the one press release highlighting buyer opportunities this year, and three since last May on its website.
The Devine masterplanned communities across Melbourne include Eden Brook at <a href="/news">Pakenham</a>, Parks Edge at <a href="/news">Cranbourne</a>, Stonehill at <a href="/news">Bacchus Marsh</a> and Pennyroyal at <a href="/news">Kurunjang</a>. In Adelaide there is Orleana Waters, at<a href="/news"> Evanston Gardens</a>. 
Founded in 1983, Devine's apartment projects in Brisbane have seen 3,000 apartments valued at more than $1 billion sold since 1993, after its prior ownership and management by David Devine who left Devine Limited, which still bears his name, in 2010.
Sales at the 111-apartment project, DoubleOne3 located in the prestigious riverside suburb of Teneriffe, are due to be settled by in June. 
Devine announced in late 2012 that it would re-enter the NSW market, after securing an option on an 86 dwelling, 5,900 square mete site in <a href="/news">Turramurra</a>, heralded as possibly its first project in NSW for nine years. But it was subsequently sold off as a development site. They have since bobbed up exchanging contracts on a 2.25 hectare site in Parramatta, expected to yield over 350 apartments. 
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Devine is proposing to build a $180 million staged development with several multi-storey buildings on Morton Street, Parramatta with an existing joint venture party. The project is expected to launch in January 2015 with construction to commence the following year. 
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As at 30 June 2013, Devine’s land and apartment development pipeline included the equivalent of 13,700 future dwellings.
Leighton, which owns 50.6%of Devine, had to provide a $50 million partial guarantee of Devine’s debt ­facility last year, after the Brisbane-based developer booked a loss and downgraded guidance.
“If we look at the opposing property development companies they are ­getting good profits,” the Australian Financial Review reported Brazil telling the annual general meeting
He said Devine's results that were “disappointing, dismal and damning”.
“I don’t have any inspiration or any confidence in the team, so from my point of view you should sell the company or sell the assets and give the ­capital back to shareholders,” Mr Brazil said.
Shares in <a href="https://www.devine.com.au" target="_blank">Devine</a> are tracing at 72¢, less than half its net tangible assets.
Devine chairman Peter Dransfield said he understood Mr Brazil’s views.
The company was now on track to deliver a profit before tax of between $7 million and $10 million for the full year ending December 2014.
The company had sold off $110 million in development sites, mostly in Brisbane, the Devine chief executive David Keir said. It sold a parcel of undeveloped land in North Brisbane for $14 million to private developer QM Properties this month. Last December Queensland property developer Sir John Pidgeon acquired Devine Limited’s Camelot site on Albert Street in the Brisbane central business district.
“Some challenges still remain in selected markets, with uncertain job security impacting on consumer confidence, and some regional markets currently enduring cyclical lows,” David Keir explained.
“We are carefully monitoring these areas and continuing investment is based on appropriate levels of pre-sales before construction commitment is made.”
Last year Morningstar’s Tony Sherlock blame the postcodes of Devine's property projects along with the difficulty of clearing backlogs, especially in stubborn pockets of negative equity, for its dire status.
Peter Dransfield has only been on the Devine board since April 2010 having previously held senior positions with Australand, Walker Corporation, Multiplex Group along with being the director of housing for the NSW Government.
Kier joined Devine as chief executive officer in March 2010 and was appointed managing director in April 2010 having previously been CEO of Delfin Lend Lease where he joined in 1994.
Devine’s board includes former Queensland Treasurer Terry Mackenroth who has been on the board since 2005..
The board saw two Leighton directors retire at the annual meeting, after seven years, replaced by another two Leighton directors, Ian Frost and Jeff Cummings.
 
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"Dismal" Devine Limited attacked by shareholder for missing the housing boom

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Mossvale on Manly, an award-winning East Brisbane masterplanned development from Mirvac, has sold out with almost 500 homes developed.
However, the development was launched in 2003 and has taken more than 10 years to completely sell out, with almost $24 million in sales over 2013 and releases staggered over the past decade.
<a href="https://www.mossvale.mirvac.com/vision" target="_blank">Mossvale on Manly</a> is located in Wakerley, 14 kilometres from Brisbane’s CBD, and is bordered by Manly Road and Tilley Road. 
The median house price for Queensland's <a href="/news">Wakerley</a> is $664,000, with median asking rent sitting at $540 per week.
The 64 hectare site includes more than 10 hectares of green open space and 4.3 hectares of waterway corridor in its centre.
<img src="/images/2014/05/26/mossvale-may-26-one.jpg" alt="">
The past 12 months in particular have seen strong sales, explained Mirvac Queensland masterplanned communities development director Russell Berlee.
"As the community neared the finish line, we only had a limited number of properties left to sell with the majority of the homes released in the past year selling prior to construction being completed," said Berlee.
"There was sustained interest right up to the very last sale and, in many cases, we had a number of purchasers wanting the same property, with a wait list in case the sale fell through."
A wide demographic of buyers had been attracted, however those with interest were predominantly young families, downsizers and professional executives. Those living in surrounding suburbs, including <a href="/news">Carindale</a>, <a href="/news">Manly West</a> and <a href="/news">Wynnum</a>, dominated sales as they looked to upgrade into their second or third homes.
Properties were being offered from $650,000. In <a href="/news/mirvacs-mossvale-on-manly-community-a-near-sell-out">December, the only properties remaining were those from $705,000</a>.
The project included significantly sized blocks, and houses spanning up to five bedrooms.
Click here for other house and land developments and news.
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Mirvac’s Mossvale on Manly sells out more than 10 years after launch

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The next time you look at buying a piece of land within a land estate, spare a thought for the land developer.
A few discussions this week with different large scale land developers reminded me of the number of layers they need to work through when developing raw land. Raw land is land that remains in its natural state and has had no development improvements, service connections, road works or other developments done to it so that you can build a dwelling there.
I certainly don’t envy the job of a large scale land developer as it takes literally years of work before they see any profits.
One developer told me that they’d been working with council for several years to get their development application (DA) for the land subdivision approved...and that was the easy bit.
Once a subdivision plan is approved the land developer then starts the real work in meeting the conditions of the DA consent so that they can apply for the construction certificate and then finally the subdivision certificate.  Then the final step is to have the individual lots that have been created, registered.
Once registered the purchaser can buy their piece of land and commence their own development journey. For Property Bloom it’s usually an application for a dual occupancy or a multi villa development.
Another land developer explained the stage they were at in one of their current subdivisions. After waiting longer than ever anticipated for the land to be rezoned there other major hurdle was seemingly simple.  
After obtaining the DA consent and in order to commence their civil works, drainage, sewer connections, road and other service connections, they needed permission to put down a 20 metre access crossover.
The owner of the land they needed to use to access their subdivision is the Catholic Church. The levels they had to work through to obtain this small 20 metre access gave the impression it was going all the way to the Pope for approval. Of course it wasn’t, but it was just an example used to convey the time some things can take.
It’s a great thing for us to work with these developers and our established relationships mean Property Bloom gets the low down on land that will be coming up in the near to medium term. We get a sneak preview of the subdivision plans before others so we can choose the lots most suited to our type of development. It gives us time to prepare our DA whilst waiting for the final registration of the land saving on valuable holding costs.
<a href="https://www.propertybloom.com.au/">www.propertybloom.com.au</a>
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The long road to large scale land development

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The Northern Territory’s Ilpeye Ilpeye is seeing the territory and federal governments working to deliver the subdivision normalisation that will see services provided to residents.
Receiving $10.6 million of government funding, including a $6.2 million tender awarded to Probuilt NT Pty Ltd, a formal bus area, postal services and street names will be delivered.
Minister for Community Services Bess Price said that this subdivision will help improve the lifestyle of a number of Indigenous Territorians.
Works on the town camp will included 800 metres of underground power mains, 1,200 metres of new water mains, 700 metres of new sewer mains, 650 metres of new open unlined drains and one kilometre of new roads.
“The improved standard of infrastructure will also mean that services that you and I take for granted such as rubbish collection and running water, can be delivered in Ilpeye Ilpeye like in the rest of Alice Springs,” said Price.
“Once subdivision works are complete, the Ilpeye Ilpeye Aboriginal Corporation will have the option of freehold titles to the serviced lots of land, which will be individually titled and available for either private construction or sale.”
The private home ownership opportunities in the area have the potential to provide economic benefits, including an increase in housing supply, she said.
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Subdivision normalisation undertaken in Ilpeye Ilepye by Northern Territory and federal governments

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Northbrook Corp, which looks to develop Noosa on Weyba, have filed an appeal in the Planning and Environment Court after being refused their development application by two Sunshine Coast Councils who said it did not fit their planning schemes.
The move to court was said to come as “no surprise” to Noosa Council officials and the Friends of Lake Weyba, who are “vigorously anti-development”, according to The Queensland Times.
Co-developer of the project, which sits in both Noosa and Sunshine Coast Council areas, is Mantle.
The developers submitted a 10-page document responding to the refusals.
The <a href="https://www.noosaonweyba.com.au/" target="_blank">official website for Noosa on Weyba</a> notes that they look to provide a range of housing options, parks, cycleways, aged care amenities and access to Lake Weyba. They also said that they would adopt sustainability principles.
A maximum of 50 apartments, and a range of aged care apartments, retiring living cottages, residential lots and townhouses, as well as a kiosk/tea house for the public at the gateway to Noosa National Park, are proposed. Overall, there would be 850 new dwellings.
The development would sit on a 303 hectare landholding. A total of 19% would be developed over the eight year timeline.
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Queensland developer looks to court appeal after 850 dwellings rejected by two councils

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Hi Margaret,
My partner and I are thinking of buying our first home by the end of this year and are currently researching on where to build, the demographics, etc which will suit our budget.
We are from WA and are thinking of going for a home and land package. Therefore will you have any piece of advice as we are newbies to the property market and believe that extensive research needs to be conducted before we embark on this journey.
Is there any of your books that are specifically targeted towards first home buyers.
Regards,
Amira
Margaret's answer on the next page. Please click below.
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Hi Amira,
It's really important to understand that the parameters around how we choose the home we wish to live in are not the same as those we choose the home to invest in.
If you were buying purely for an investment, it's more likely that you would not invest in the same kind of area that you would choose to buy in as an owner occupier.  This is because, at any moment in time, some areas make better investments than others due to the existence of growth drivers which have not yet had a big impact on that market.
If you were choosing to invest you would be looking for areas which are not yet fully serviced, yet show signs of increasing population, infrastructure and popularity. These areas then have a good chance to grow quickly and you will benefit from that by having an investment which grows well.  If you are looking to buy a home to live in you would be looking for an established area which most likely already has had some good growth - you choose it for the convenience and lifestyle benefits it can provide to you and consider its potential to grow as a secondary requirement.
You want to buy in WA, and most residential areas in Perth have had a good run last year, with prices softening this year.  Therefore, as an investment it's not as good, at this moment in time, as say, Brisbane, and so you would most likely not choose a Perth suburb as an investment right now.  But as you want to live there, your aim instead should be to find something within your budget which also allows you to meet all of your lifestyle needs - a decent proximity to your work, near family and friends and close to any of the things you like to do in your leisure time, such as go to the beach, go bushwalking etc.
As you are choosing a house and land package, make very sure that the total price to build this house does not exceed the current price for similar, established properties which are already built.  Often there is a builder premium which you cannot recover through market growth, as this house will only have the same value as similar established houses once it is built.
Then, make sure that you get the right type of loan, right from the start, one which is flexible and will allow you to redraw anything you pay off it to make a deposit on an investment property.  You want to be able to pay down your loan as quickly as you can so that the combined effect of debt reduction and market growth of the property creates the equity you need to get started with a property investment portfolio. 
While my books don't specifically help a first time owner occupier, the latest one, <a href="https://www.booktopia.com.au/how-to-achieve-property-success-margaret-lomas/prod9780987368294" target="_blank">How to Achieve Property Success</a>, which is a combination and update of my first three books, definitely helps you to undertake effective mortgage reduction and prepare yourself for starting on your property investing journey. 
Regards,
Margaret
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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What should I look for in a house and land investment? Ask Margaret

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Golfing entrepreneur Greg Norman is set design two premium golf courses in the south-west of Sydney.
The golfing champion’s company will redesign an existing Peter Thomson-designed 18-hole course in a collaboration with property developer Sekisui House and club operator, Wests Campbelltown, for the redevelopment of Wests Campbelltown’s existing 18-hole Camden Lakeside Golf Course. 
The 1993 course is the only Sydney one designed by five times British Open Winner Peter Thomson and his design partners, Ross Perrett and Mike Wolveridge.
Norman will also build a new nine-hole course within Sekisui House's 280-hectare site, <a href="https://www.sekisuihouse.com.au/nsw/Communities/Our-Communities/The-Hermitage,-NSW" target="_blank">The Hermitage at Gledswood Hills</a>, which is about 12 kilometres from Campbelltown.
Located in one of Sydney's newest suburb, Gledswood Hills, The Hermitage is Sekisui House's first masterplanned community in Australia.
The Hermitage will offer up to 1,800 premium home sites. 
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Gledswood Hills is bounded by Camden Valley Way to the west, Raby Road to the north and Gregory Hills Drive to the south. The land featured the El Caballo Blanco property along with the heritage homestead, Gledswood.
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Since its launch in 2012, more than 600 properties have sold in the masterplanned community. 
Norman’s design company was responsible for the development of Stonecutter’s Ridge Golf Club near Blacktown. 
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Sekisui House snares Greg Norman golf course for south-west Sydney estate 

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More than 80 local tradies and building suppliers, directed by Shoalhaven’s G.J. Gardner Homes, have got together to build a house in Bomaderry, which will be auctioned to raise money for Variety, the children’s charity.
The first open house will be this Saturday from 10am to 2pm, at 9 Banool Circuit, Bomaderry, New South Wales. It will also be open for inspection on 10 and 17 May.
It will go for auction on Saturday 24th May.
The four-bedroom house has an open plan style with mountain views. The master bedroom has an ensuite and built-in robes, and the house includes ducted air conditioning, an integrated sound system, undercover decked alfresco area and a 5.5 star energy rating.
The block of land was given to Variety at a significant discount by the McDonald Family, with construction on the house beginning on 1 November 2013.
Integrity Real Estate are taking the property to auction. The proceeds will go to Variety’s Freedom program, which specifically looks to help children in need with their mobility and communication.
G. J. Gardner Homes Shoalhaven director Nathan Fay said that it is conveniently located near Nowra town centre, and is an opportunity for a family to experience country living.
“It is located in the elite Meroo Views Estate and has stunning panoramic views across beautiful rural surrounds,” said Fay.
Peter Hebbes, chairman for Variety, said that it has been a heartwarming experience.
“The proceeds of this auction will make a huge difference to the lives of many children in need,” Hebbes said.
Suppliers that got behind the project included: Smeg, James Hardie, Phil Jones Insulation Specialist, Humes Doors, Daikin, Gainsborough, HPM, JB Air Conditioning, Rheem, B&amp;D garage doors, Kiteleys, GJ NSW, GJ Corporate, South Coast Drafting, Efficiency Assessments, Bradnams Windows, Taubmans, Harvey Norman Commercial, Smart Film Termite Protection, Leslie &amp; Thompson Surveyors and Smith &amp; Sons.
For those elsewhere in New South Wales, G. J. Gardner Homes is looking to turn this into a state-wide program and to enlist one of their franchisees in NSW or ACT per year to repeat the process to help build Variety donations. Next year, a Tamworth office will take on the project.
The hopes are for over $1 million to be raised for Variety.
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Bomaderry house auction to raise money for children’s charity Variety

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The developer Villawood Properties, in partnership with builder, Henley auctioned off a newly completed house and land package with all proceeds going to The Royal Children’s Hospital’s Good Friday Appeal. It fetched $717,000.
Marking Villawood’s fifth and Henley’s 21st year of involvement in the Good Friday Appeal, the Children’s Charity House program had previously contributed over $11.3 million to The Royal Children’s Hospital since its inception 1993.
Located at Villawood’s Aspire community in Plumpton, the four-bedroom Henley home is located in Melbourne’s thriving north western growth corridor.
The Children’s Charity House is close to parkland and from established shopping centres and schools.
It is located at 83 Aspire Boulevard or can be inspected at the <a href="https://www.gfacharityhouse.com.au" target="_blank">website</a>.
The house sold at a televised no-reserve auction on Good Friday, April 18 with the <a href="https://www.cbauctions.com" target="_blank">auctioneer Christian Bartley</a>.
The Children’s Hospital House, one of the most anticipated events on The Royal Children’s Hospital Good Friday Appeal’s busy calendar, is a 50 square home from Henley’s Clendonvale range.
The ‘Emperor Nouveau Q1’ is one of Henley’s most popular home designs and features four bedrooms, five living areas, an entertainer’s kitchen, grand balcony, with landscaped front and back yards set on a generous 594sqm corner block.
Countless businesses and individuals have donated their time and products towards the house construction including Austral Bricks, Oliver Hume, Reece, Caroma, Buildsafe Australia, The Good Guys and Dulux.
Prior house sales have yielded as high as $635,000 in funds for the Good Friday Appeal Children’s Hospital with the the 2010 charity home at Alamanda Point Cook. It was $605,000 in 2012. Last year's sale at Clyde was $500,000. <a href="/news">RP Data puts Plumpton's house median as a near record $465,000</a>.
The auction was billed as forming a key component of Channel 7’s Good Friday telecast when the home goes under the hammer on Friday April 18 at 2pm. Channel 7 celebrities will be at Aspire’s free family fun day from 1pm to 3pm on Good Friday.
The home will be the 35th home to be auctioned with all proceeds going to The Good Friday Appeal.
The Royal Children's Hospital has been providing care for Victorian children and their families for over 140 years.
This year, The Good Friday Appeal will celebrate its 83rd year of contributing to The Royal Children’s Hospital. The Good Friday Appeal has contributed more than $245 million to The Royal Children’s Hospital since its inception in 1931 by some Sporting Globe journalists. It has been televised since 1957. The appeal funds raised has only ever gone down eight times through the decades.
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