Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

[smartcode_project_cta:default project_id=152579]

Fortis continues eastern suburbs push with 55 William launch

UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

New Developments

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Off the plan sales are underway in Australia 108, the 100 storey residential highrise at 70 Southbank Boulevard in Melbourne. 
There has already been one family buying five apartments with intentions of combining them, on the 79th level costing over $9 million through Andrew Leoncelli, Melbourne director of the selling agents, CBRE.
It was not an entire floor, as Property Observer gleans the 79th floor has eight apartments.
The big launch is February 14.
The tower was originally designed to be 388 metres high but has been scaled back due to concerns over civil aviation flight controls.
It has also been changed from a hotel plus apartments to apartments only.
The tower is being developed by Singaporean company World Class Land, a subsidiary of Aspial Corporation headed by billionaire businessman Koh Wee Seng.
Completion is scheduled for early 2019. 
<img src="/images/2015/01/15/TPA8467_Australia_108_E01_Hero%20Elevated.jpg" alt="">
<a href="https://www.australia108.com.au" target="_blank">Australia 108</a> will have one-bedroom apartments (42-50 square metres) from $517,500.
One bedroom plus study apartments (57 square metres) will be price from $630,500; and two bedroom apartments (58-72 square metres) from $642,500 all on the first 67 levels, called "Sky Rise".
The levels above will be the "Cloud Rise" section, with three-bedrooms (120-151 square metres) from $1.64 million and three bedroom, three bathroom penthouses (172-211 square metres) from $3,014,700. 
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jchancellor-FAypfDUnLy

Family snaps up five 79th floor apartments in Australia 108

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Two Australian projects are among finalists for 2015 ArchDaily website Building of the Year Awards.
Lune de Sang Sheds by CHROFI and One Central Park in Sydney's Chippendale (pictured above) by Ateliers Jean Nouvel and PTW Architects were each judged worthy of the top five most popular projects in their respective categories by readers of ArchDaily.
Both projects have been regularly featured on architectural websites.
The rural NSW project <a href="https://architectureau.com/articles/lune-de-sang-sheds/" target="_blank">Lune de Sang Sheds</a> is up against projects from Chile, Spain, and Germany as well as Heatherwick Studio’s Bombay Sapphire Distillery in the industrial architecture category.
In the housing category, <a href="https://architectureau.com/articles/one-central-park/" target="_blank">One Central Park</a>‘s much-talked-about Heliostat is up against The Iceberg by CEBRA + JDS + SeARCH + Louis Paillard Architects in Denmark and Parkrand by MVRDV in The Netherlands as well as projects from Portugal and Brazil.
In all, five finalists in fourteen categories have advanced to the second round of voting, which <a href="https://boty.archdaily.com/us/2015/category/Housing" target="_blank">closes 4 February 2015</a>.
The building with the most votes will be named ArchDaily’s Building of the Year for 2015.
<a href="https://www.propertyobserver.com.au/https://boty.archdaily.com/us/2014" target="_blank">The 2014 ArchDaily Building of the Year Awards</a> was described as a peer-based, crowdsourced, architecture award where the collective intelligence of 60,000 architects filter and recognize the best architecture featured on ArchDaily during the past year.
It has been giving the award since 2009.
It was early 2013 when, in an Australian-first engineering feat, Frasers Property Australia and Sekisui House Australia had elevated a 110-tonne steel frame 100 metres in the air, successfully attaching it to the One Central Park apartment block on Sydney’s Broadway.
<img src="/images/stories/2013/02/heliostat1.jpg" alt="heliostat1" width="470" height="194">
It is considered the most complex part of the construction process in building Australia’s first residential heliostat, 30 months in the making.
<img src="/images/stories/2013/02/heliostat2.jpg" alt="heliostat2" width="470" height="601">
Underneath, 3,000 coloured LED lights have become an eye-catching piece of public art at night, illuminating the residential towers with a light display designed by French lighting artist Yann Kersale.
<img src="/images/stories/2013/02/heliostat4.jpg" alt="heliostat4" width="470" height="313">
 
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One Central Park vies for ArchDaily building of the year

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There is always something to learn when it comes to property development and this week was no exception. 
My new lesson was to do with drainage and subdivision. We'd designed what I thought was a fabulous looking duplex (two attached dwellings).
My brief to our draftsperson was to make the duplex look exciting and interesting from the street, making sure each villa/unit whilst attached, has a different front façade.
This duplex was to be built in a premium estate and I really wanted to create the look that each villa was unique even though they will be attached. 
We came up with a great look using various gables to break up the roof line. This offered an interesting contrast to the usual large hip style roof commonly used on duplexes. Generally speaking, the more detail in the roof design, the more interesting but also the more expensive.
With our development application (DA) we were also applying for a two lot Torrens title subdivision.
We lodged out DA and it wasn't long before council came back with what we thought at first, to be a weird request.  Included with our DA a detailed stormwater design had been lodged showing a stormwater  drainage easement system to drain water from the roof.  
Here's what council said...
"The Development Control Plan (DCP) requires roof and gutter systems to be graded as such that each lot drains independently of each other. The current roof form does not meet this requirement. I note that the subdivision plan includes a Proposed Easement to drain roof water over whole of lot. The easement to burden the whole lot for roof and gutter drainage is not considered appropriate and each roof is to drain independently of the other lot. Council will require an amended roof design to this arrangement. A simpler Hip roof design should be considered."
Our surveyor responded by arguing that it should not matter given the appropriate easements were in place to drain the roof water adequately and that there have been recent presidents set where this has been approved by council.  
Council’s response was that it is still an issue and any previous approvals were in error.  We found this interesting as we'd just received a DA consent on a duplex with a similar, multi gabled roof design. When you consider that there is possibly a number of factors that determine where the water on any roof, even a simple hip roof, drains to wind factors being one.
My question was: In a case like this, shouldn't council weigh up the benefits of a better design and street appeal over pedanticism around water drainage?  Remember, our engineer's drainage plan met all requirements regarding water volume flow rates to the street.
So what were our options?  We could argue our point and draw out the planning process and perhaps even end up in the Land Environment Court.  This would add to holding costs not to mention court costs and added risk to the project. 
Or, we could design a simpler roof, resubmit plans to council the next day and have our DA approved quickly. The later would bring cost benefits to the project in time and in roof costs.
As project managers, we need to quickly assess what the best outcome may be for our clients, present it to them and keep the project moving forward. At the end of the day, the roof redesign was not a deal breaker and may not even add actual value in itself to the project. The savings we will make on a simpler roof design was more appealing to our clients.
<a href="https://www.properetybloom.com.au" target="_blank">www.properetybloom.com.au</a>
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jochivers-wq5Bp59R5a

Is a hip roof as groovy as it may seem?   

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GUEST OBSERVER
In December, I was happy to be involved in the launch of a new Gold Coast project, The Beach Apartments At Broadbeach.
<a href="/news">Broadbeach </a>is easily one of the best locations and most desirable neighbourhoods on the Gold Coast, and since the launch over 40 apartments, with a value of $20m have already been sold.
This is the only off-the-plan project of its kind, and I think for a number of reasons it represents a turning point for the Gold Coast apartment market. The Beach offers the sort of combination that many buyers look for, headlined by a great location, value for money, with a quality developer and builder profile and a reasonable expectation for an up-side when the project is finished.
The Gold Coast has a interesting history, its been the location for lots of activity since the 1880’s when the then Queensland Governor built one of the first holiday homes in the area.
The 1930’s saw quick growth when cars became more common and from around the 1940’s the term ‘Gold Coast’ started to come into common use and the growth trend continued strongly after the Second World War.
In the 1960’s, high-rise holiday apartments made a lasting impression on the area, as did the big changes to the skyline in the 1980’s with the Japanese lead investment boom, along with the opening of the areas well-known and legendary theme parks.
Now the Gold Coast is taking on a new level of glamorous sophistication, as evidenced by the new generation of mega towers, a mature lifestyle offer and the energy of the forthcoming Commonwealth Games will be a welcome bonus.
Among interstate buyers, Broadbeach already has a well established reputation as the Gold Coast’s premier apartment location – given the suburb’s proximity to the beach, the new light rail network and surrounding lifestyle amenities.
In combination it all comes together to deliver a lifestyle offer that is clearly very appealing. The quality of apartments like The Beach has improved in leaps and bounds to accommodate a more demanding and design, quality driven buyer. It’s a trend that developers and their architects and builders are aware of and are responding to with some really appealing product. That’s exactly where I see this project rightfully positioned.
I have shared a little slice of the Gold Coast’s history because I think its important to understand how Australia’s sixth largest city has changed. It continues to evolve, but can sometimes be in the shadow of it’s larger sister cities.
Today, the entire area, including the Tweed, is home to more than 605,000 people, while the 5-year growth rate sits at around 11.2%.
Leading areas of employment are perhaps more diverse than might be expected and spread evenly across three sectors, retail trade, health care and construction. The area’s non-residential building approvals ranks fifth out of all Australian cities and in combination this creates a stronger and more robust local economy.
Combined these figures do I think clearly show that the local economy has moved on from the bikini clad ‘Meter Maid’ image of the past. As an investment destination the Gold Coast deserves to rank well. The potential growth outlook looks set to continue over the next three years. The weaker Australian dollar will also help the area, as locally based tourism regains strength and at the same a time international visits are also on the rise.
A Strong Value Proposition
I also feel the project is perfectly timed and that overall the Gold Coast is currently an ‘undervalued market’. It’s one of the few markets on the east coast that you would have to consider as a buyers market. The local market has been one of the last areas to feel the impact of boom conditions that has swept across Sydney, Melbourne and Brisbane. When you look at reasons to buy here, above all the area represents outstanding value.
In particular, for those buyers who might see themselves as priced out of some areas in the other cities. That applies equally to owner-occupiers and investors. But then it’s also good to keep in mind that Broadbeach is also a stunning location. The overall development taking place in the area is impressive and so there’s always going to be strong demand for short term holiday leasing.
Those buyers looking for a lifestyle asset get a bonus out of buying into The Beach Apartments.
Already according to our local sales team, since the December launch there’s been strong demand out of Sydney and Melbourne from buyers looking at possible future retirement to the area in five or so years time. Understanding the areas appeal, Sydney, Melbourne and also Brisbane families that are regular Gold Coast visitors have lead the enquiry on the premium ocean view, high floor, 2-bedroom apartments.
These buyers are looking for a toe-hold in the area that’s both a good investment and a semi-permanent holiday home, and again this is where the position and aspect of the project clearly come into play. Almost 70% of the 219 apartments will enjoy ocean views. The apartments are affordable with good-sized 1-bedroom apartments starting from $330,000. With sales currently sitting around $7300/sqm, buyers can reasonably anticipate capital growth before and after completion.
Tony Hazell, chief executive of Anthony Moreton Group, says local Gold Coast residents looking to downsize and enjoy the Broadbeach lifestyle have also been attracted by the two year settlement which gives them time to plan for their next move. Again this appears to be ideal timing, as the wider market on the Gold Coast starts to look more assured.
I agree with Tony that the Gold Coast is currently the most undervalued property market on the east coast of Australia. Over the last two to three years there has been a decline in stock of new beachside apartments, and this has begun to put upward pressure on values and pricing.
Even if we see a position where some of the activity of the last 18 months starts to slow in Sydney and Melbourne, in those markets prices are not going to retreat, current price benchmarks are set to remain and continue to increase and so buyers will be looking further afield.
On the Gold Coast the emerging demand appears to indicate that buyers recognise that the market is now in an upward cycle. There are strong expectations that by the time The Beach project is due to settle in early 2017, the value of new property will very likely have improved significantly from where we are today.
The Gold Coast has always been seen as one of Australia’s most desirable holiday destinations. The market has adapted well to the shifting demands from visitors, and despite some bumpy patches it’s a very resilient market.
I suggest that with projects like The Beach Apartments and the recent completion of several major mega-high rise projects, that we are seeing a new depth of maturity in the market, which is underscored here by the perfect location and value for money.
Peter Chittenden is managing director for residential of Colliers International.
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Bumpy, but resilient, the Gold Coast's Broadbeach has strong drawing power: Peter Chittenden

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The Chinese industrialist, Feng Hailiang has spent $34 million on a large residential development site at Campsie in Sydney’s inner south-west.
Hailiang Group bought the 4,416 square metre Robbo's Retail site at 445-453 Canterbury Road.
 The Australian reported the company plans a $70 million mixed-use development with 200 plus units and commercial and retail spaces.
Hailiang, China’s 90th richest man <a href="https://www.forbes.com/profile/feng-hailiang/" target="_blank">according to Forbes</a>, is reportedly worth US$1.7 billion (A$2.14 billion).
Hailiang Group is one of China’s largest copper tubing and alloy manufacturers.
It has expanded into real estate development seeing the Australian property market as "thriving".
The <a href="/news">Campsie</a> development is to be financed through a capital raising and new debt.
Council considerations in 2013 suggested a height limit of 25 metres. 
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Canterbury Road, Campsie site sold to China's Hailiang Group

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Property developing can throw many different challenges at you and one thing I have learnt in this industry is there is always a solution to a problem.
The trick is to understand what possible problems may arise and preparing yourself for them. Unfortunately things don’t always go to plan and as a project manager it is up to us to make sure the development gets through as efficiently as possible.
One of the biggest areas for problems is not allowing enough for building works. 
When pricing a development and running feasibilities, it is important to understand that your building estimate is an organic creature. By this I mean the building estimate you start with will nearly always be different to the one you end with.  It will evolve throughout the process as you obtain more and more details.  Once you have all the fine details, the building estimate can be finalised to the fixed price builder’s tender. 
If architecturally designing our villas, we generally follow this process:
<ol>
<li>Concept plan – this will show the number and size of villas on the land, but not much detail. 
</li>
<li>Development application (DA) plans – enough information is included on the plans to satisfy council. 
</li>
<li>Construction certificate (CC) plans –more detail, including engineer drainage and slab design.</li>
</ol>
The starting point for our build estimate will be based on similar projects that we have recently completed and an allowance for the different site.
This progresses to an estimate based on the Concept Plan.  Still a very ‘loose’ estimate as there is usually not enough detail on the concept plan for the builder to have all information he needs.  The build estimate we have at this stage will tell us whether we are tracking within budget.  If not, we can make the necessary changes required, perhaps reducing the size of the villas working with both our builder and architect to design the right dwellings for our project to be successful.
Once the Concept Plan is approved, the architect will proceed to full DA plans.  It is here that much more detail is added and we will have our builder price the DA plans.  Again, this does not give us a final build cost but we will be getting closer to the expected outcome.  Once approved by our client, the DA plans are finalised and the DA is prepared.
During the DA process, council may request some changes to the plans, so it is important to understand we are still ‘evolving’ at this stage. We also need to review the Conditions of the DA Consent before we have more detail to finalise the build costs.
Once council have approved the DA, we will start to prepare the CC plans.  Engineers will be briefed and a drainage and engineered slab design or footings for the foundations will be produced. More detail is added to the CC plans, finalising levels and double checking schedules. 
Before we lodge the CC plans with our private certifier we will have our builder issue a third costing. It is this costing that will give us the final build costs...well almost.  We still need to have the CC approved and ensure there are no further revisions to the plans required.  
After we have the CC stamped plans, our builder will issue their final tender and building contract. This will be a fixed price contract; however, there may still be a few items that will be ‘provisional’. They are usually some site works, removal of fill and retaining walls.  The builder may mark these items as provisional as they won’t know until works proceed exactly what the cost is. For instance, if rock is hit during the site cut, this will increase the site costs. If the site cut differs slightly to the plans, this may impact on the height of retaining walls.  So these ‘provisional’ items will be charged at actual cost whether it is lower or higher.
So you can see how the build estimate must evolve through the development process and until your development is completed, you really won’t know the exact cost.  It’s important you allow a contingency amount for any variations that may crop up along the way. 
As a developer, you will embark on a challenging journey from start to finish and the path you choose can be simplified with the help of a project manager to guide you along the way.  Always take the time to have full builder’s estimates done at each stage to avoid any nasty surprises. 
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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Making sure building costs don't push your property development over budget: Jo Chivers

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Developers Sekisui House are attempting to tempt January buyers with a special summer offer, though the Sydney weather hasn't been too overheated of late.
The home builders are offering fully ducted air conditioning and $3,000 cash back for New South Wales and Australian Capital Territory homes from their Aurora, Blueprint and Arise collections.
To be eligible, buyers must have paid an initial proposal fee between 1 January and 31 January 2015, with the specifications of the air conditioning dependent on the type of house selected.
On offer is an Actron fully Ducted reverse cycle air‐conditioning system, including installation, 3 phase power (up to 6m underground electrical connection), external concrete pad and truss strengthening if required.
The offer includes 2 or 3 zones only depending on standard house type.
Once <a href="https://www.sekisuihouse.com.au/about-sekisui-house/promotions/promo/nsw-summer-offer" target="_blank">Sekisui House</a> has commenced construction on the new package, they'll give eligible buyers $3,000 cash back. The offer doesn't apply to house and land packages or homes with granny flats.
Sekisui House originated in Japan and has thus far invested $1.5 billion in their Australian ventures.
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Sekisui House seeks summer buyers with aircon deal

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The highest penthouse, a home elevated 319 metres at the top of much-awaited Australia 108, has been revealed by Singaporean developer World Class Land Pte Ltd, a subsidiary of Aspial.
The Melbourne, Southbank development will include 1,105 premium apartments will break another record – providing the most space for communal living in any Australian apartment project. This includes The Star Club, 110 metres above ground level, with two infinity pools – another record, with the two highest swimming pools in the country.
The Star Club will also include private theatrettes, bars, club lounges and private dining areas. Level 11 will include a steam room, golf simulator, outdoor deck and a sauna.
The tallest penthouse, a 797.4 square metre residence, will have 360 degree views of Melbourne, is fully customisable and priced in excess of $20 million.
Sales will start in February in the Fender Katsalidis Architects designed apartment tower.
<img src="/images/2015/01/15/TPA8467_Australia_108_E01_Hero%20Elevated.jpg" alt="">
It will be the tallest residential building in the southern hemisphere upon 2019 completion, with habitable floors up to level 100. It will surpass the Gold Coast’s Q1, which despite rising to a height of 322 metres when measured to the top of its spire, has its highest habitable floor at 235 metres.
Aspial CEO, Koh Wee Seng, said that it will go where no development has before.
“As the tallest tower in the southern hemisphere, it will offer one of the world’s most luxurious lifestyles, the largest communal recreation facilities in Australia as well as world-class luxury apartment living,” said Koh.
“The closer to heaven you get in Australia 108, the more spectacular the living environment – and not just for the views. This is a project we believe is truly cloud-breaking in its luxury, design and amenity.”
The building includes 161 ‘Cloud Residences’ above level 71, with a private lobby, personal concierge and private lift. It will also include a private gym and entertaining facilities, which CBRE managing director, residential projects, Andrew Leoncelli calls a unique approach to exclusivity.
“It is complemented by a never-before-seen level of design in the lower level Sky Rise apartments, which set them apart from anything that has been offered to the Australian market before,” he said.
The building will be recognised by its towering height, but also an external starburst feature on the façade at level 70, some 210 metres high. Within these levels will be the majority of the 3,000 square metres of communal space.
Construction will begin in mid-2015, to be completed over three stages.
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Melbourne's Australia 108 penthouse - highest in southern hemisphere - details revealed

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Early this year, developer Kalex is planning to launch their apartment and retail vision for their Gertrude Street, Fitzroy development, at the former Manfax hardware site.
However, they are going to launch the properties a little differently – with a new concept for the display suite presentation under the name ‘Living Events’, with sessions set to be held on Sundays.
Effectively, this is an interactive display suite that allows prospective buyers to be active, rather than passive, in exploring the space, according to <a href="https://www.kalex.com.au">Kalex</a>’s development director Liam Wallis.
Jackson Clements Burrows Architects, Roger Seller, Gaggenau, Urban Commons and Great Dane are involved in bringing Living Events together.
“Living Events is our exploration of the design for a space that invites people to imagine themselves in this exceptional location, living within a truly considered boutique scale apartment building, for example, by witnessing in action exactly the same Valcucine kitchen and Gaggenau appliances that will be installed within the project,” said Wallis.
With a flexible 254 square metre front of house area and 34 square metre back of house kitchen, featuring the Gaggenau appliances, the site can hold 150 people at a time.
The 166 Gertrude Street mixed use development will feature a range of apartment types, as well as ground level retail opportunities.
“Our aim for Living Events is to create an engaging experience that connects with discerning, design-savvy people,” Wallis said.
Some of these events will include cooking sessions but also gardening classes. Their event invitations encourage prospective buyers to visit the local area, such as Fitzroy, for lunch. It's all so very Melbourne and will be interesting to see whether it resonates with their prospective buyers.
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Kalex set to launch Fitzroy apartments with an interactive display suite sessions

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Flinders Street apartment project, 108 Flinders, from Melbourne developer Riverlee, has been revealed – with a dual façade feature designed by Fender Katsalidis.
The development was launched in 2010 and is completely sold out, with 80% of <a href="https://www.108flinders.com.au" target="_blank">108 Flinders</a> purchased in the first few months.
The 190 apartment project includes one façade facing Flinders Street with another onto ACDC Lane. Each is created with a different concept, the Flinders Street facing front using a mosaic of coloured glass and stainless steel frames.
According to Fender Katsalidis Architects’ Karl Fender, the rear façade to ACDC Lane includes an urban scale art wall created by graphic artist Garry Emery, and includes a new restaurant. The façade can be individually altered by the residents to create privacy screens, altering the face of the art whenever they are moved.
The new restaurant is Patuso, a Peruvian grill.
“Our practice enjoys, wherever possible, to create an architecture that contributes to the richness of our city through the thoughtful integration of art into the building fabric, often working in close collaboration with Melbourne artists,” Fender said.
“108 Flinders is a sculpture in its own right, which embraces the diverse fabric of our city through its precinctual responses.”
In the middle of 108 Flinders is a modernized internal garden, 18 metres high, which is planned to improve amenity for those living in the two connected buildings. It includes a wall mural designed by Emery Studio, a waterpond skylight to the level below and upside-down tree sculpture suspended above.
There is also a rooftop terrace of level 12, explains Riverlee sales and marketing director Kristine Lee. It has views of the MCG and Federation Square.
On levels 11 and 12 there are premium penthouse residences that include their own mini-garden retreats within the home. The three penthouses that face onto Flinders Street have motorized louvered windows that have views of the Yarra River and Royal Botanic Gardens.
“We believe at 108 Flinders we have achieved an urbane home that gives Melbournians the chance to live, work and play in the CBD without compromising on anything,” said Lee.
The development also has communal facilities, including a gym and residents’ lounge.
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