Developer-builder <a href="https://www.apartments.com.au/developers/dasco-australia">DASCO</a> has pushed beyond the now-standard inclusions of rooftop pools and landscaped podiums at its recently launched new Epping project, Senso.

It has laid out over 4,000 sqm of resident-only amenity in a move designed to compete directly with low-density housing on livability, not just density. The result is a development that supports genuine daily use through purposeful spaces distributed across its five-building, 479-apartment precinct.

[smartcode_project:default project_id=134954 project_image_fid=4396]

Two rooftop pools form the anchor of Senso. One is a 27-metre lap pool adjoining a heated spa, designed for everyday fitness rather than just summer leisure. The second sits on a lower podium, allowing different buildings to share in vertical access and reducing crowding during peak times.

It is the secondary spaces that start to distinguish Senso from other large-scale suburban projects. A rooftop cinema is integrated into a landscaped terrace, offering open-air screenings with natural ventilation and passive cooling.&nbsp;

The inclusion of a “sensory walk”, an elevated boardwalk that threads through the site, suggests a rare investment in non-commercial, non-essential amenity: space for quiet movement that doesn’t double as access or traffic circulation.

[smartcode_project:default project_id=134954 project_image_fid=4402]

The gym and wellness centre, often relegated to a small ground-floor room in many builds, takes on more substance here. Residents have access to a fully equipped gym, as well as outdoor yoga areas and meditative zones that integrate greenery and natural light.&nbsp;

The Club Lounge is similarly designed to support multiple use cases, with a private dining terrace, kitchenette, workspace, and lockable wine storage. These aren’t superficial additions; their scale and spatial allocation indicate serious intent for frequent resident use.

[smartcode_project:default project_id=134954 project_image_fid=4391]

Importantly, Senso’s amenities are embedded within a site that spans more than 10,000 sqm, allowing for better separation between spaces and reduced noise spillover, a critical but often overlooked factor in high-density developments. This spatial generosity also enables multiple alfresco kitchens and communal terraces without compromising individual privacy or usable space.

While many developments make claims about lifestyle, few back it with this level of built infrastructure. Senso’s mix of dedicated fitness, wellness, social and passive green spaces suggests a conscious response to the post-pandemic shift in housing expectations, especially among owner-occupiers.&nbsp;

DASCO is one of several leading developers who have taken out Resilience Insurance's Latent Defects Insurance policy, providing buyers with a 10-year structural and waterproofing warranty, and giving them the ultimate peace of mind.

Senso is scheduled for completion in late 2028.

[smartcode_project_cta:default project_id=134954]

Staff Writer

The outdoor amenities elevating life at Senso, Epping

Following the proposal by the Minns Labor Government to rezone Parramatta Road to create up to 8,000 new homes, prominent developer Ceerose has gone to the NSW Gov to increase the density of its new mixed-use residential building in Leichhardt.

<a href="https://www.apartments.com.au/builders/ceerose">Ceerose</a>, founded by Edward Doueihi nearly three decades ago, has filed plans for 154 apartments above ground-floor retail at 307-315 Parramatta Road, a key corner site near Norton Street, the main high street strip in Leichhardt.

It's an upsize from the previously approved scheme of 63 apartments across a seven-storey building.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="ba1ae75b-5f08-43fb-b8d5-3de6d9f6ef71" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.39%E2%80%AFAM.png?VersionId=yA3hBBLPH4ev7MsAE0_hieXeqiFqBUb7" />

The project is being advanced through the State Significant Development (SSD) pathway, with concurrent rezoning sought to facilitate the proposal. The 10-storey development would rise over a four-level basement and deliver two retail tenancies, one a larger-format offering and the other a smaller “hole in the wall” space, addressing the Parramatta Road frontage. 21 of the apartments are dedicated as affordable housing.

According to the Urban Design Report by Architecture AND, the scheme includes a podium and tower configuration, with a fine-grain, two-storey parapet street wall that references the traditional shopfront rhythm along the corridor. “An elegant tower form is proposed, combined with a characterful two storey frontage... articulating it as two related buildings, providing consistency with the rhythm and grain of Parramatta Road,” the report notes.

The residential component is split across two slender towers set back from the street edge, a design move aimed at preserving solar access and reducing perceived bulk. This massing strategy also seeks to improve residential amenity by focusing scale toward the quieter northern interface, away from Parramatta Road’s noise and pollution.

<img alt="Ceerose" data-entity-type="file" data-entity-uuid="347f2f8f-5d36-4388-b40a-2e77380b9c19" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202025-12-04%20at%2010.31.02%E2%80%AFAM.png?VersionId=xvyUE2ujT1lzivXTo.mHBJFF4SmfgLtz" />

Architecture AND has worked with Ceerose on previous Inner West projects, and cites a deep familiarity with the local character. Their design draws heavily on context, heritage, and sunlight access considerations, and engages with the Inner West Council’s “Our Fairer Future” strategic planning framework.

The site spans 2,712 sqm and is located near key intersections with Catherine Street, Hay Street, and Redmond Street. It adjoins a public carpark to the north and is within walking distance of Stanmore and Petersham stations. It is also flagged in state and local planning strategies, including the Parramatta Road Corridor Urban Transformation Strategy, as a suitable candidate for increased density.

Ceerose recently completed The Alex Collective on McEvoy Street in Alexandria, Abbie's Lane in Annandale, and the award-winning Munro House in Elizabeth Bay.

The Parramatta Road corridor is coming to life with the proposed rezoning which is serviced by a significant number of bus, light rail and train routes.

Deicorp is progressing with its $1.8 billion <a href="https://www.apartments.com.au/new-apartments/kings-bay-village-five-dock-53-75-queens-road-five-dock-nsw-2046">Kings Bay Village</a> precinct on Parramatta Road in Five Dock, as is <a href="https://www.apartments.com.au/news/nsw/toga-to-push-on-with-five-dock-mixed-use-masterplan">TOGA further down the street</a>. Those two projects alone will bring nearly 2,000 new homes to Parramatta Road.

Joel Robinson

First look: Ceerose plots mixed-use Leichhardt development on Parramatta Road

North Sydney's landmark 'SBS Building' on Alfred Street is set to be demolished to make way for a new mixed-use residential tower in the booming North Sydney.

Commercial property group FiveX is behind the plans for a <a href="https://www.apartments.com.au/new-apartments/275-alfred-street-north-north-sydney-nsw-2060">39-storey tower</a>, the latest project to advance under the NSW Government’s Housing Delivery Authority pathway.

They are proposing 184 apartments above retail spaces, which will replace the existing 20-storey commercial building. FiveX was set up more than five decades ago by Joshua and Marko Berger. It is currently led by Joshua's son Lesli.&nbsp;

<img alt="First look: Fivex plans 39-storey residential tower at 275 Alfred Street, North Sydney" data-entity-type="file" data-entity-uuid="2efa0980-53fa-4cca-9f9e-9c3c845d4746" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29%20%281%29_0.png?VersionId=y_YyPMq3NQLfYRs84pP4os9UgWiMLp75" />

According to the Architectural Design Report by <a href="https://www.apartments.com.au/architects/fjc-studio">FJC Studio</a>, the slender tower form has been deliberately designed to respect the site's transitional setting at the southern gateway to the North Sydney CBD, where high-rise towers give way to lower-scale residential precincts.

"The slender tower form and articulated podium establish a respectful relationship with nearby heritage and low rise buildings, including the Whaling Road Heritage Conservation Area,” the architecture firm noted, adding that the tower “completes a missing link in the urban fabric” while enhancing the Alfred Street streetscape.

The proposed building will include a mix of one-, two- and three-bedroom apartments, with 15 percent of the gross residential floor area allocated as affordable housing. There is an agreement already in place that those apartments will be managed by Evolve Housing.

The project aligns with broader state housing objectives, including the National Housing Accord target of delivering 1.2 million new homes by 2029. The Scoping Report filed with the State Significant Development Application (SSDA) suggests the site "presents no impediments to rapid delivery,” with construction able to commence within 12 months of receiving consent.

North Sydney has been one of the most popular suburbs in Sydney for new and off the plan apartment development, but hasn't had the supply to keep up with demand, until recently.

AURA by Aqualand was, for a long time, the only off the plan apartment building on the market. That completed last year, and has sold the majority of its 386 luxury apartments. Recently ALAND launched <a href="https://www.apartments.com.au/new-apartments/the-walden-173-179-walker-street-north-sydney-nsw-2060">The Walden</a> on the same street, selling over $100 million within just a few hours of its launch, while developer CASA also launched&nbsp;<a href="https://www.apartments.com.au/new-apartments/the-mclaren-north-sydney-45-mclaren-street-north-sydney-nsw-2060">The McLaren</a>&nbsp;in the same precinct.

First look: Fivex plans 39-storey residential tower in booming North Sydney

Kokoda Property Group has announced the Sydney-based Versatile Construction as the builder for its landmark $1.5 billion <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> precinct.

Construction of the 17,612 sqm site is scheduled to commence in December 2025 and is expected to be delivered in stages from 2028. Once complete, <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> will comprise 212 residences across four architecturally distinct buildings, alongside Brisbane’s first Kimpton Hotel, extensive retail, hospitality, and wellness amenities.

[smartcode_project:default project_id=139896 project_image_fid=295098]

Kokoda Property Group Founder and Managing Director, Mark Stevens, said appointing Versatile Construction marks a significant milestone for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“Partnering with Versatile Construction gives us confidence in delivering a precinct that sets a new benchmark for luxury living, curated experiences and vibrant riverfront activation," Stevens said.

"Together, we will bring the vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a> to life, creating a destination that residents and visitors will enjoy for generations."

Throughout the construction phase, more than 2,000 jobs will be created, supporting hundreds of local contractors and suppliers.

[smartcode_project:default project_id=139896 project_image_fid=352274]

Marco Fahd, Chairman &amp; CEO at Versatile Group, said the company is looking forward to&nbsp;expanding their footprint in the state, taking on their inaugural project in Brisbane.

"We are proud of the unwavering commitment our team of experts have to quality and certainty in delivery and are excited to work with Kokoda to bring their vision for this unique project to life," Fahd says.

Sales reached $285 million on the launch of <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>, with sales momentum continuing to "exceed all expectations."

Stevens says the overwhelming response from buyers validated the group’s vision for <a href="https://www.apartments.com.au/new-apartments/teneriffe-banks-17-27-skyring-terrace-teneriffe-qld-4005">Teneriffe Banks</a>.

“The demand for a luxury product in this enclave has been extraordinary, we’ve never seen anything like it before. It reinforces everything we’re doing around quality, design, and creating genuine lifestyle precincts. Buyers are recognising the enduring value of Brisbane’s riverfront and are responding to the opportunity to live within a world-class destination that celebrates both place and lifestyle.”

[smartcode_project_cta:default project_id=139896]

Kokoda appoints builder for $1.5 billion Teneriffe Banks waterfront precinct

Castle Hill’s booming development market is set for another boost, with builder-developer Buildex proposing a new mid-rise apartment building near Castle Towers.

Buildex has submitted plans to The Hills Shire Council for a <a href="https://www.apartments.com.au/new-apartments/197-old-northern-road-castle-hill-nsw-2154">nine-storey building comprising 57 apartments</a> on Old Northern Road. The company acquired two adjoining sites earlier this year, totalling more than 2,683 sqm.

Texco Design has prepared the scheme, which includes five one-bed plus study apartments, 37 two-bedrooms, and 15 three-bedrooms.

Castle Hill has become a hotspot for developers in recent years, undergoing significant transformation driven by the opening of the Hills Showground Precinct to development and the introduction of two metro stations servicing the suburb.

Developers including Deicorp and Kassis Homes have already completed projects, and are progressing future developments, while Meriton, Arada, and Ellipse are currently delivering new projects in the rapidly evolving area.

First look: Buildex plans 57 apartments near Castle Towers

Nsw Law

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The NSW Government has signalled it will ensure there are more transparent fees for retirement village residents through new laws.
They will also seek to ensure that exit entitlements paid more quickly when residents depart their village.
Minister for Better Regulation, Kevin Anderson, said the new reforms will improve access to exit entitlements, create a new mechanism to support residents moving to aged care, and place a 42-day cap on the payment of recurrent charges for general services.
“We promised to make retirement village fees fairer, and these reforms will put residents first, saving them thousands of dollars and giving them access to their exit entitlements sooner when they leave the village,” Mr Anderson said.
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Under the changes, if a unit remains unsold after 6 months in metropolitan areas or 12 months in the regions, residents will be eligible to receive their exit entitlements if the village operator has not taken reasonable steps to facilitate a sale. The reforms respond to several key recommendations of the independent report into NSW Retirement Villages conducted by Kathryn Greiner AO, which found residents could wait years for their unit to be sold by the operator before they received their exit entitlements. “Waiting extended periods of time to receive your exit entitlement can cause a financial and personal burden. That’s why we’re putting in a safety net that will require operators to buy back the unit from the resident if they don’t use their reasonable endeavours to sell it within the appropriate time period.” “We’re also capping recurrent charges, such as office management and gardening fees, at 42 days after a resident moves out.” Mr Anderson said the Government is also making it easier for retirement village residents to transition directly into aged care. “More than 60 percent of residents transition from villages directly into aged care accommodation. However, under the status quo, many can’t afford these costs if their unit does not sell quickly.” “Under the reforms, the operator will need to cover a portion of the estimated exit entitlement directly to the aged care provide, allowing a seamless transfer.” Retirement villages currently accommodate over 66,000 retired people, and this number is expected to double by 2033. New laws to deliver on the reforms will be introduced into the Parliament later this year.
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j.ballantyne1990-6AQqhLzZaK

Retirement village residents to get greater fee transparency

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Reforms to the Residential Tenancies Act have passed without amendment.
REINSW President Leanne Pilkington (pictured above) said the Residential Tenancies Amendment (Review) Bill 2018 passed and REINSW was now commencing the first phase of educating the property management community.
She stated it is important for the profession to understand all of the changes that the new Bill includes as these major changes affect the real estate industry, landlords &amp; tenants.
Particularly as the new rental laws are set to favour tenants.
The Real Estate Institute of NSW had claimed it was blindsided by the proposals and its concerns ignored.
“There are well-meaning, passionate views on both sides of the debate,” Matt Kean, the Minister said in response to a broadside from the institute.
”But my job is to make sure we get the balance right … and get the policy settings in place that will mean landlords and tenants get the best of both worlds.”
McKibbin has more recently sent a letter to NSW Premier Gladys Berejiklian saying people "would be horrified to learn of the level and quality of support the industry receives from Government and the risk this exposes them to as consumers in comparison to the supportive regulatory structure provided to the industry in the other States and Territories of Australia."
McKibbin claimed it would be "grossly negligent" for Ms Berejiklian to ignore the issue.
"We (the real estate industry) are the biggest industry in this state and this country. We make a greater contribution to state revenue than any of the other industries. I would be very surprised if the Premier would ignore a dissatisfied property industry - I think that would be grossly negligent to discard our position," Mr McKibbin claimed.
The REINSW will be however conducting training sessions in 17 locations across the state beginning in Sydney on the 25 October and running to 29 November.
The second phase will follow the release of the Regulation, which are the guidelines that dictate how the act should be applied.
The REINSW had worked to identify areas where reform was needed.
Ms Pilkington said "while many of our lobbying efforts have been adopted in whole or part by the Government, a lot have been ignored, such as the Government’s proposed changes to: alterations to property, break fees, domestic violence, rent increases, and more."
The bill will now be sent to the Governor of NSW for his assent.
The date for the reforms to be put into action has yet to be disclosed. 
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NSW Residential Tenancies Act 2018 reforms have passed without amendment

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The home sharing platform Airbnb has come out in support of  a limit on the number of days a investment property can be rented in NSW strata, as it seeks to avoid a tougher regulatory crackdown by the NSW government.
In a submission to the NSW government, Airbnb said if a host wants to rent out an investment property on Airbnb for more than 180 days in a year, they would have to apply for a development application through the local council.
There are more than 45,000 Airbnb listings in the state with average host earning around $5,300 a year.
Hosts will not require permissions to rent out their primary place of residence or investment property for less than 180 days a year.
The NSW government's options paper, which was released in July, considers a range of options.
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Submissions closed this week with the government is expected to release a response before Christmas.
NSW Planning Minister Anthony Roberts envisages any new policy would need to balance protecting neighbours and allowing people to profit from providing short-term accommodation.
<a href="https://www.parliament.nsw.gov.au/committees/inquiries/Pages/inquiry-submission-details.aspx?pk=%2053960" target="_blank">Airbnb's prior submission</a> has called for a statewide planning framework which clarifies how individuals are allowed to rent out the homes.
"Airbnb supports a clear, statewide approach that supports our host community sharing their own primary place of residence without the need for approvals, registrations, or caps, and for non-­primary places of residence, an approach that is streamlined with clear information about the safety and planning standards to adhere to," it said in the submission.
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London introduced a 90-day limit a calendar year on Airbnb rentals. 
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In June 2015, Philadelphia became the largest city in the U.S. to pass legislation specifically enabling people to share their homes for up to half a year.
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The city of Hamburg acted to clarify that rules restricting tourist accommodation in residential areas do not apply to primary residences.
The Hamburg housing law gives residents the right to use all of their home to host guests for up to 50% of the year. Alternatively, they can use 50% of their home to host guests all year round. 
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A recent City of Sydney Council survey of 1000 residents showed more than 40 per cent of Sydney inner-city residents oppose short term rentals on Airbnb or Stayz as a full-time investment and believe strata bodies should be able to ban short-term rentals.
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Airbnb also recommends the NSW government set up a "three-strikes-and-you're-out" framework to manage complaints.
Airbnb said it opposes giving strata bodies the power to prohibit short-term renting. 
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Airbnb has been gaining immense traction in New South Wales.
New South Wales’ host community has welcomed nearly 420,000 Airbnb guests during the past twelve months which represents a year-over-year growth rate of 167 percent.
We have a large community of people across New South Wales for whom sharing their home is now part of their lifestyle.
"There are now approximately 20,000 active listings in New South Wales and Sydney ranks as one of Airbnb’s top ten cities for most properties on the platform."
In an Economic Impact Study that Airbnb conducted in Sydney, Airbnbn found that the majority of hosts (85 percent) rent their primary residences occasionally and earn a modest but significant amount of extra income that they use to help make ends meet.
In Australia, the average host earns $7,100 per year and hosts approximately 51 nights per year.
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Airbnb support 180 day limit without formal NSW development approvals

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Changes to infrastructure charges by the NSW government are expected to be a hurdle for developers planning new projects because of the uncapped nature of the charges. 
The NSW government's changes to Section 94 of the Environmental Planning and Assessment Act, which allows local councils to levy contributions for public amenities and services because of new development, will now be uncapped.
This would mean that feasibility studies of new projects become too uncertain.
At a meeting in Sydney with Minister for Planning and Housing, Anthony Roberts, Urban Development Institute of Australia's NSW chief executive Steve Mann said the uncapped component had already sent reverberations through the development industry, reported The Australian Financial Review.
Mann said its members, including some major developers, had said they were not likely to make any acquisitions until there was more clarity on the infrastructure charges.
"There is now a serious concern about prospective acquisitions," Mann said.
"The uncapping of Section 94 contributions and making more areas liable to pay state infrastructure contributions without any transparency as to what this cost will be, will directly impact on investment confidence," he said.
He drew similarities with the 2003-04 boom when excessive taxation, of up to 50 percent of the value of a home, led to a supply drought.
The way infrastructure charges will be devised is currently being reviewed by the Independent Pricing and Regulatory Tribunal, the AFR reported.
Mann said he suspected this review could take as long as another 12 months, hurting the delivery of affordable housing in the state.
The NSW government will allow councils to borrow more money for infrastructure spending at a reduced interest rate. It will support up to $500 million in additional borrowing by councils by halving the cost of borrowing for eligible projects.
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jonathanchancellor-7SQnKwU6yx

Uncapped infrastructure charges through Section 94 changes could halt property purchases: UDIA

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GUEST OBSERVER
Despite initial predictions of delays to the commencement date for the new swimming pool certification regime under The Swimming Pools Amendment Act 2012 (NSW), the day for compliance is rapidly approaching.
Compliance and Prescribed Documents
In addition to the requirement to have a pool or spa registered on the NSW Swimming Pools Register, from 29 April 2016 owners must include one of the following as a prescribed document attached to a Contract for Sale with respect to a pool or spa on the property:
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<li>an occupation certificate; or</li>
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Strata Schemes and Off-the-plan Contracts Exempt
Strata Schemes and off-the-plan contracts are notably exempt from the requirement to include a required certificate as a prescribed document. Strata Schemes remain exempt provided they have two or more lots and the off-the-plan contracts are exempt provided they include a sunset clause.
Who Else is Affected
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<li>Landlords: must provide their tenants with a certificate under the Residential Tenancies amendment (Swimming Pools) Regulation 2016.</li>
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<li>Purchasers: where a certificate of non-compliance is attached to a Contract for Sale, the purchasers may have time restrictions as to rectification works. Please contact us if you have a pool that is non-compliant with current regulations.</li>
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Option Deeds
A warning for owners and developers both buying and selling properties under Option Deeds – it remains to be seen how the act will address Option Deeds which were entered into prior to 29 April 2016 with a date for the exercise of option falling after 29 April 2016.
Under an Option Deed whereby the option is exercised after 29 April 2016, a Contract for Sale may not include a certificate as required under the Conveyancing (Sale of Land) Regulations 2010 as a prescribed document, meaning that upon the exercise of option after 29 April 2016 owners may have breached the Contract for Sale giving rise to the purchaser’s right of rescission.
For more information from Macpherson Kelley <a href="https://www.mk.com.au" target="_blank">click here.</a>
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