Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

[smartcode_project:default project_id=135096 project_image_fid=356818]

After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

Property Development

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The federal government’s recently released Smart Cities Plan is built on three pillars: smart investment, smart policy and smart technology. Yet, it also suggests that cities are first and foremost for people and if our cities are to continue to meet their residents’ needs, it is essential for people to engage and participate in planning and policy decisions that have an impact on their lives.
Despite this quintessential policymaking statement, the plan largely uses language that conveys a limited role for people in cities: they live, work and consume. The absence of a more thorough response is surprising considering the rich body of work calling for better human engagement in the smart city agenda.
South Korea’s early “U-city” (ubiquitous city) experiments, such as New Songdo, were engineered by the national chaebol such as Samsung and SK Telecom, and their deployment was assisted by top-down policy directives. Germaine Halegoua laments a missed opportunity to use the ubiquitous computing at the core of the U-city for community engagement and participation.
Eric Jaffe critiques Rio de Janeiro’s flawed smart city brain, the Integrated Centre of Command and Control, made by IBM. He <a href="">proposes four key lessons</a>, all of which point to the forgotten focus on people. In the same city, however, there is also hope.
<h2>People-first approach</h2>
Alessandra Orofino founded Meu Rio, Rio de Janeiro’s largest mobilisation network, which is now expanding to the rest of the world. In her TED talk, she suggests:
It’s our city. Let’s fix it.
What this simple statement entails is profound: the citizen’s right to the digital city. It is a cultural shift in thinking that people have to be at the core of any smart city agenda. And urban dwellers ought to be enabled not only to actively participate in city-making, but also to lead such initiatives.
There are more and more accounts reminding us that the city is more than just a space governed by investments, policies and technology. Martijn de Waal describes his notion of city as interface. Barbara Thornton considers the city as platform. And Ethan Zuckerman takes us back to when cities were appreciated for their function as serendipity engines that allow for the sagacious discovery of diversity.
<h2>Open and agile cities</h2>
What comes hand in hand with this renewed focus on people is a changing role of local governments away from roads, rates and rubbish, and towards enabler and facilitator, and towards cities being open and agile.
Open data is a pertinent example to illustrate this process. In the early days of Government 2.0, the focus was on identifying government-held datasets that could be made available in public repositories such as data.gov.au.
These days, the Open Data Institute Queensland, the Open &amp; Agile Smart Cities network and other entities are prompting governments to go further: to support new private-public partnerships that bridge the common triad of disconnect between technology and government, government and people, and people and technology. Nationally, a leader of such partnership models is Code for Australia.
Cat Matson is on a quest as the City of Brisbane’s chief digital officer to transform it into a truly smart, connected city. From her recent visit to Singapore, she brought back key lessons for Brisbane and other local governments:
<ul>
<li>Design a city (or a solution/system) that, when you’re no longer in government, you’ll be proud of.</li>
<li>Identify real problems, for industry, citizens or government, which could be solved with a digital solution.</li>
<li>Use design thinking to develop solutions to those problems.</li>
<li>Get as many stakeholders involved in that design-thinking process as possible.</li>
<li>Be smart about the role of government and industry in executing those solutions.</li>
</ul>
<h2>Spaces for urban and civic innovation</h2>
Cities have not only to focus on people first and be open and agile, they also have to provide space – digital and physical – for people to come together and collaborate on urban and civic innovations. The most successful examples demonstrate an appreciation for a diverse range of places that form a network or a local innovation ecosystem.
Such spaces are not limited to the typical business startup incubators. In fact, they are often skunkworks that are free, open and messy, because the process of creative imagination that leads to innovation is messy.
In London, the British government’s innovation program devoted to cities, the Future Cities Catapult, has paired up with 100 Resilient Citiesand Ordnance Survey’s Geovation Hub to create the Urban Innovation Centre.
In Vancouver, local universities and the City of Vancouver have partnered to create CityStudio Vancouver:
… an innovation hub inside City Hall where staff, university students and community members co-create, design and launch projects on the ground. The central mission of CityStudio is to innovate and experiment with the ways cities are co-created, while teaching students the skills needed to collaborate on real projects in Vancouver with City staff and community stakeholders. These projects improve our city and enrich our neighbourhoods, making the city more liveable, joyful and sustainable.
In Melbourne, Code for Australia has opened the first Civic Lab.
Considering Australia’s staggering level of urbanisation – close to 90 percent of the population – it will be paramount to think carefully about how best to invest in the future of our cities. Governments and policymakers have to recognise and enable people as active agents of change towards more habitable and sustainable cities.
Marcus Foth is professor, Urban Informatics, Queensland University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/marcus-foth-199317" target="_blank">here</a>.
 
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jchancellor-FAypfDUnLy

Early experiments show a smart city plan should start with people first

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Australia’s first commercial office tower made of timber is set for the Barangaroo development.
International House Sydney will be located at the gateway to Barangaroo on Sydney's Sussex Street.
It will be built by Lendlease.
It will be Lendleases’s third building constructed using these materials following Forte timber apartments in Melbourne and The Dock, a public library in Docklands.
The office tower over 7910 square metres has been designed by Tzannes Associates.
“The architecture of International House Sydney reflects a new form of beauty. Beyond shape and surface, it is ‘deep design’ renewing architecture’s role to serve the greater social purpose of lowering carbon emissions,” Alec Tzannes told The Urban Developer website.
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Lendlease propose six storey Barangaroo timber office block

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Senibong Cove, Walker Corporation’s Malaysian master planned community, has been announced as “World Silver Winner” at the FIABCI World Prix d’Excellence Awards, 2016 Master Plan Category.
Lang Walker, Chairman of Walker Corporation said this was their third FIABCI award after securing two categories at the FIABCI Malaysia Property Awards 2015.
FIABCI Prix d'Excellence Awards recognise projects that best exemplify excellence in all the real estate disciplines, illustrating the FIABCI ideal of 'providing society with the optimal solution to meet property needs'.
The FIABCI Prix d'Excellence Awards were established to recognise and reward overall merit of projects, with judging panel made up of top real estate professionals and experts. 
Longtime employee Don Carvalho accepted the award.
Mr Quay Chew Keong, Project Director at Front Concept – the Malaysian arm of Walker Corporation, said they are extremely satisfied with our achievement at the FIABCI Prix d'Excellence Awards. To receive global recognition for the project delivery to date is extremely satisfying.
“The exciting part is that there is still so much more to come," he said.
"This is only the beginning for Senibong Cove – the master plan has just started to take shape. Our project team has worked tirelessly to ensure the delivery and success of this project and I applaud their efforts.”
The win was attributed to various factors, including the preservation and integration of the surrounding natural habitat to deliver families a unique design, incorporating boardwalks, natural rivers, lush greenery and immaculately landscaped parks.
Describing the award winning Senibong Cove, Mr Walker said the recognition of Senibong Cove is due to a variety of carefully planned features throughout, coupled with a sustainable approach to development.
“Moreover, it represents the creation of a complete community offering every conceivable necessity within minutes of resident’s front door. All these elements combine to make it a statement in luxury real estate”, he added.
Walker Corporation is one of Australia’s largest private development companies. Successfully running for over 50 years, with a legacy is developing large-scale, award winning developments in residential, commercial, industrial and the retail space.
For more information about the award winning Senibong Cove, visit: <a href="https://www.senibongcove.my">www.senibongcove.my</a>
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Walker Corporation’s Senibong Cove wins FIABCI World Prix d’Excellence Awards 2016

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The New South Wales government has announced, through its development agency UrbanGrowth, that it will assume the role of master developer of the White Bay Power Station site in Sydney’s inner west.
The announcement on Thursday ended a lengthy request-for-proposals process to develop the site as a “tech hub”. Following a spectacular launch event on the site last year, 13 proposals were received from complex consortiums, which reportedly included Lend Lease with anchor tenant Google, and Mirvac with Ecoworld.
On Thursday, NSW Planning Minister Rob Stokes said:
"This will not be an exercise where government hands over large areas of public land and gives away control, without ensuring good outcomes for the community."
While the NSW opposition is crowing about Premier Mike Baird’s “completely bizarre” turnaround, it’s worth considering what UrbanGrowth NSW chairman John Brogden might have meant when he said:
"While some proposals were strong in certain areas, unfortunately there were no complying proposals that addressed the evaluation criteria to achieve the government’s plan for the site."
<h2>What are the grounds for non-compliance?</h2>
So what were these criteria? There are three general evaluation criteria for non-compliance: financial offer; quality of secured tenant; and design.
Across 13 schemes, failure of compliance could have happened in any number of ways. But let’s speculate based on information that is available in the public realm.
Lend Lease’s proposal involved a partnership with Google, one of the most sophisticated tech operators globally. One could assume, then, that compliance failure was not on the grounds of quality of tenant.
Given Lend Lease’s significant experience developing large projects in Australia and internationally, one might also assume that the financial offer, perhaps even in the form of high-density housing as the UrbanGrowth press release suggests, also could not be the grounds for non-compliance.
So by a process of deduction – as good a process as any other given the lack of transparency – we’re left with design as the grounds of non-compliance.
Anyone following the Planning Assessment Commission (PAC) hearings on the proposed casino at Barangaroo will know that this issue – or, rather, the creeping culture of non-compliance of aspects of the project – has dogged the Barangaroo development from the outset.
It is how we find ourselves in a position where the UNESCO-listed Sydney Opera House will now feature, when viewed from the water, the very big casino visible through its sails.
The state government’s taking charge of masterplanning of White Bay, via UrbanGrowth, has to be understood within this context.
And I say that a process of deduction to come to this conclusion is as good as any other process because an incredible lack of transparency characterises all of these projects in the city. A key condition of working with either UrbanGrowth, Lend Lease or the Barangaroo Delivery Authority is the signing of confidentiality clauses.
The sheer scale of these projects in the city right now means that a significant proportion of members of the architecture and planning professions in Sydney are bound to silence. Many of those with a professional responsibility to speak and act in the public interest have been taken out. Those who remain free to speak in the public realm are often ill-informed and, as a result, impotent.
<h2>Now to rebuild trust in public planning</h2>
As a consequence of an environment so poorly informed, the Sydney public is conflating several issues. This was evident in public protests several weeks ago.
The disparate issues include:
<ul>
<li>
rising concern about council amalgamations and a perception that democratic processes are being restricted;
</li>
<li>
city transformations as a consequence of the lockout laws and their application; and
</li>
<li>
the slow pace of public transport reform and extension, coupled with intensifying congestion in the city.
</li>
</ul>
Contributing to the sense of public frustration is the fact that, through the experience of Barangaroo, “there is a deep cynicism across Sydney that proper planning processes have been bypassed in favour of an agreement made behind closed doors", as leading planner John McInerney, the chairman of the local Residents Action Group, told the PAC’s public hearing last month.
“Casino Mike” and his government are right to be listening to their electorate with their change of position on White Bay.
What all of this starts to indicate, and what UrbanGrowth’s taking up of responsibility for the masterplanning of White Bay suggests, is that the private sector in NSW has lost its agency to deliver projects in the public interest. And the state government will be increasingly damaged by this perception.
Globally, many complex government agency delivery vehicles and public-private partnerships are producing very successful urban renewal projects. Examples include Orestad in Copenhagen and Roosevelt Island in New York. We have to be willing to allow government to take up risk again in the public interest, instead of outsourcing all risk to the private sector.
The fact that the state government has stepped in to take back control of the White Bay redevelopment in the face of design non-compliance is actually an amazing story. One would hope this is a process of learning at work.
Tarsha Finney is senior lecturer, School of Architecture, University of Technology Sydney an author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/tarsha-finney-1031" target="_blank">here.</a>
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White Bay rethink hinges on who looks out for the public interest in remaking Sydney

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Harry Triguboff, the owner and head of property developer Meriton Group, tops the 2016 BRW Rich 200 list for the first time after having appeared in all 33 editions in its history.
Triguboff displaced mining tycoon Gina Rinehart, who had occupied the number one slot from 2010, as a strong real estate market and the end of the resources boom change the face of wealth in Australia, the Australian Financial Review reported.
The property developer topped the <a href="https://www.afr.com/leadership/brw-lists/brw-rich-200-list-2016-20160526-gp4ejn" target="_blank">BRW Rich List</a> with $10.62 billion wealth. 
Despite market talk that the property market is slowing and there could be an oversupply of apartments, Triguboff said Meriton is on course to sell $1.2 billion worth of apartments in 2016.  
He is also keeping more units to rent out.
"So if we slow down a little, I don't mind. The buyers are still coming, even from China, and younger people are wanting to rent these days rather than buy as well. So we are okay," he was quoted by AFR.
The second spot belongs to Anthony Pratt, executive chairman of the cardboard box and recycling giant Visy in Australia and Pratt Industries in the US. He and his family's wealth is $10.35 billion.
Retail giant Westfield chairman Frank Lowy is third with $8.26 billion. 
Rinehart's wealth fell to $6.06 billion from $14.02 billion last year, due to a combination of falling commodity prices and a legal battle that saw her daughter Bianca get control of a 23 per cent stake in Hancock Prospecting, the report said.
Bianca Rinehart debuts on the list with $905 million wealth.
Other notable names include shopping centre magnate John Gandel, half-owner of the Chadstone mall in Melbourne -- the largest in the southern hemisphere. Gandel's wealth is $5.40 billion.
Chinese property billionaire Hui Wing Mau, who holds Australian citizenship after studying in South Australia in the early 1990s, is sixth with $5.39 billion.
James Packer is at seventh spot with $5 billion while Fortescue Metals Group chairman Andrew Forrest is eight at $3.33 billion, ahead of another mining magnate in Glencore boss Ivan Glasenberg who also has $3.33 billion wealth.
David and Vicky Teoh of TPG Telecom round off the top 10 with $3.08 billion wealth.
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Meriton chief Harry Triguboff tops BRW rich list for the first time

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So you’ve decided it’s time to embark on a property development. Great stuff – you’ve made the first of many, many, many decisions for your exciting development journey.
So here are some more decisions to make.  The very first question you’ll need to answer is, ‘what is your development strategy?’
It’s a good question that only you can answer but it also leads straight into a whole list of more crucial questions:
1  Budget – cash available and how much can you finance?
2  Risk profile – do you have a low or high tolerance for risk?
3  Time – how much time do you have available to run your development?
4  Knowledge – do you understand the different development processes?
5  Skills – project management, negotiation, communication, patience 
Once you have answers to the above, you can then work out your development strategy.
Your strategy may include:
<ul>
<li>Land Subdivision</li>
<li>Renovate and add value to an existing dwelling</li>
<li>Dual occupancy or low density development</li>
<li>Renovate an existing dwelling and also build new dwellings on the land</li>
<li>Medium density development</li>
</ul>
The development strategies above will all have a different impact on your crucial questions.
Let’s start with Budget. If you are on a low budget then you may choose a house renovation. For this strategy you’ll need to have lots of question 3 as house renovations can be very time consuming.
If your budget is higher, then you may choose a low or medium density project. This choice of strategy will mean you’ll need a high tolerance for number 2 and lots of number 5.
Whichever development strategy you choose; you will need some help. Now it’s time to put together your team.
Who do I need on my Development Team?
<ul>
<li>Property Specialist Accountant &amp; Solicitor</li>
<li>Finance Broker or personal banker</li>
<li>Surveyor</li>
<li>Architect/draftsperson</li>
<li>Builder and other tradesmen; plumber, electrician, carpenter, landscaper</li>
<li>Consultants such as an engineer and private certifier</li>
<li>Quantity Surveyor</li>
</ul>
And if you are short on crucial question number 5:
<ul>
<li>Development Project Manager who will guide you through the entire process</li>
</ul>
Congratulations, you have now answered the crucial questions, decided on a development strategy and built your development team. The next step is to find your development site; you’ll find this raises a whole new series of questions. Have fun!
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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5 crucial questions to answer before starting your development: Jo Chivers

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<img src="/images/2016/05/25/Holdencapital_banner.jpg" alt="" width="603" height="127">
SPONSORED POST
The property development scene continues to evolve and developers are always looking to find new ways of improving their product and returns, however there are a number of commonly used acquisition strategies that they continue to utilise and I thought I would evaluate the 5 most common strategies and look at why they are effective.
1. Buy and hold strategy
This is where the developer purchases the property and holds on to it long term while waiting for the right market conditions to maybe reposition its use via a change of zoning and then redevelop it. To be effective there needs to be a cash flow generated from the property via a retail tenancy or similar that enables the developer to achieve a neutral cashflow utilising a level of debt funding that is prudent but maximises his effective use of his capital. Ideally if it can amortise some of that debt over time, all the better. Ideally this gives the developer the option to sell a rezoned site at a profit or assume the development risk and achieve an enhanced return. This strategy requires a significant capital outlay and the return may only be marginal if the full development strategy is not taken up. 
2. Buy and on-sell
The developer may purchase a property with an intention to purely on-sell it in the short to medium term. This could be due to identifying an opportunity to secure good terms or a low price enabling a profit to be made from a quick turnaround sale. This might be achieved by offering to purchase with a cash unconditional contract that might be attractive to a purchaser under financial stress enabling you to negotiate a lower price. Alternatively you might identify the ability to obtain a development approval and significantly increase the site value enabling a quick on sale where there is strong demand for the amended use. This approach is much smarter the being the biggest idiot who pays top dollar for a prime site already with a DA in the hope that he will then make a development profit. 
3. Option contract
A number of creative developers seek to secure a property by putting it under an option contract enabling them to then work up a strategy and either on-sell or develop. This is a creative way to acquire control of a property without having to own it. If they take the on sale route, there is the added benefit of a potential stamp duty saving (please take advise from your solicitor as there are varying state legislations in respect to this strategy), as the developer has not legally purchased or settled the property but has a legal right to deal with it including transferring their rights under the option agreement. This may include obtaining a development approval to increase its potential and enhance its value. This method of acquisition allows a developer to have control over the property buy not requiring to put much cash into buying the property until they have increased the value of the property, example by obtaining a DA. 
4. Buy &amp; develop
Clearly this is the most common strategy that a developer will utilise especially in a quiet market where there are opportunities to buy in at low prices. An example of this was in 2008 during the GFC here a number of developers needed to sell property at liquidated prices. Over the years the market improved and the property would have increased in value to either develop then or sell at a profit. If a developer has acquired a site in a soft market, then there could be good potential uplift in the land. However, if they are in a cooling market then they may have purchased a  site at top prices and find themselves in a challenging situation. The current market does indicate that sentiment is easing and that there may be risk of oversupply in some locations. 
5. Development agreement 
This is where a developer secures a deal with a land owner. This is typically called a Land Development Agreement (LDA), where the developer has the experience and skill set to obtain a development approval and complete a development. The land owner retains ownership of the land for the developer to develop and receives his land value along with a share in the end profits. This is a good win-win solution for both parties. This scenario occurs more frequently where the land size is large with multiple stages enabling the developer to undertake the project without the need to purchase and hold the balance land over an extended period. In most cases the land owner is not experienced in development and benefits from a share in the uplift in value created by the developer which they would not ordinarily get to do if they tackled the DA process by themselves. As always, you need to do your due diligence on who you do business with and take appropriate advice as different states have differing stamp duty rules which may apply. 
Conclusion 
Each of the above acquisition strategies have different pros and cons. There may be stamp duty implications that may or not apply to the purchase. The capital component is different for each scenario and market conditions can change as well, so a developer will need to be very mindful of current market conditions and be ready to adapt should conditions change and seek appropriate advice. 
For example, the construction finance with major banks has shifted from fluid to extremely limited within the last 6 months. Most developers who acquired their sites last year had expectations that their bank would automatically provide them with terms as they had done in the past. However, all major banks are now very cautious with their lending and are doing so at reduced levels of exposure with many developers now find themselves committed to their site but not having certainty of the funding required. 
Developers need to broaden their understanding of the growing number of alternative funding options that are available to them as the construction finance sector is rapidly changing. 
Just as you would normally take advice from an experienced town planner before lodging a DA, it pays to seek expert finance advice when considering to purchase a property to develop. By working closely with a specialised financer who understands your needs, the market conditions and the structure being utilised to acquire the site places you in a strong position to find the best construction finance solution for your next project.
This article was written by Dan Holden of HoldenCAPITAL, who are a bespoke construction finance firm, they arranged over $300 million of construction finance in 2015 across 52 projects. To discuss your project finance requirement please call (07) 3171 4200 or visit <a href="https://www.holdencapital.com.au" target="_blank">www.holdencapital.com.au</a>
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Top 5 acquisition strategies for property developers: HoldenCAPITAL

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<h2>Associations for property owners</h2>
Advice and support is available to you as a property owner from some relevant associations. We have provided a list of those associations most used by property owners. See below to assess which one is right for you.
<h3>Local progress associations</h3>
Progress associations are local resident associations that meet to discuss local issues. You can find information about your local progress association in local newspapers, on community notice boards, at your local library or council website.
<h3>For Property Owners</h3>
The Property Owners Association of Queensland (POAQ) represents the interests of rental property owners in Queensland.
<h3>For Unit Owners</h3>
The Unit Owners Association of Queensland Inc. (UOAQ) is an industry association to advance the interests of unit owners within the community.
<h3>For Retirement Village residents</h3>
The Association of Residents of Queensland Retirement Villages (ARQRV) represents the interests of retirement village residents from leasehold, loan/licence and freehold retirement villages. 
<h2>Association for developers</h2>
Get advice and support as a property developer in Queensland by joining the Urban Development Institute of Australia (Qld) (UDIA) which represents the interests of the property development industry in Queensland.
<h2>Zoning in Queensland</h2>
Find out how planning and zoning works in Queensland, including the steps to making a development application, from the links and information below.
<h3>Local council planning and zoning</h3>
Your local council will have planning and zoning codes. Visit your council office or website for information relevant to your area.
<h3>Development application</h3>
Development applications are required if a development is considered an assessable development under the Sustainable Planning Act 2009 (PDF).
To find out if your development is an assessable development, you will need to look at the following: 
<ul>
<li>the Sustainable Planning Regulation 2009 </li>
<li>your local government’s planning scheme.</li>
</ul>
<h3>Do you need to lodge a development application?</h3>
As a general rule, a development application must be lodged if you are: 
<ul>
<li>building any free-standing permanent structure </li>
<li>extending or raising an existing structure </li>
<li>building a retaining wall over one metre high or a fence over two metres high </li>
<li>erecting signs.</li>
</ul>
You may also be required to lodge a development application if you are: 
<ul>
<li>clearing native vegetation </li>
<li>demolishing an existing building or structure (in part or in full) </li>
<li>changing the use of the land (e.g. a house to a block of units; an office to a retail shop; a wheat farm to a piggery) </li>
<li>altering the exterior of a heritage place </li>
<li>carrying out significant structural changes to an existing building.</li>
</ul>
<h3>No development application needed</h3>
Unless the property is heritage listed, you do not need a development application if you are: 
<ul>
<li>painting or redecorating the interior or exterior of a structure </li>
<li>remodelling a kitchen or bathroom </li>
<li>performing minor internal structural changes to an existing structure.</li>
</ul>
<h2>Local, regional and state-wide planning laws and policies</h2>
<h3>Local government planning schemes</h3>
Local council planning considers the economic, social and environmental needs and the visions of the local community. They focus on land use, development, infrastructure and valuable features of the area.
View a list of Queensland local government planning schemes.
<h3>Planning reform</h3>
The Qld government is reforming the current planning and development system to ensure the state's continued growth and prosperity.
The reforms aim to: 
<ul>
<li>streamline assessment and approval processes </li>
<li>remove unnecessary red tape </li>
<li>allow local governments to plan for their communities.</li>
</ul>
Reforms include: 
<ul>
<li>the Sustainable Planning and Other Legislation Amendment Act 2012(SPOLA Act) </li>
<li>a single State Planning Policy </li>
<li>changes to the local infrastructure contributions framework.</li>
</ul>
Planning policies, land and community planning and building codes for managing population growth in Queensland.
<h3>Regional development</h3>
If you are looking to invest in Queensland or grow a business, industry or regional economy, Regional Services is a network of staff that deliver regional development, planning, business, industry and services on behalf of state government agencies across Queensland.
Brisbane's online planning and development system
Brisbane City Council has developed an online system for planning and development applications and enquiries.
You can: 
<ul>
<li>do a property enquiry </li>
<li>track the progress of a development application </li>
<li>use the interactive mapping tool </li>
<li>view the Brisbane City Plan </li>
<li>lodge a submission.</li>
</ul>
 
 
To read more <a href="https://www.qld.gov.au/law/your-rights/legal-and-property-rights/property-development-laws/" target="_blank">visit Smart Service Queensland here</a>
 
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Property 101: Development laws in Queensland 

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Chinese developer Aohua Sheng Le Property has paid $32.3 million to acquire an 1856 square metre Southbank site.
The site at 107-117 Queensbridge Street extends to City Road, within walking distance of Crown casino.
It was put up for sale in February by over 20 property owners who cobbled their neighbouring office, residential and car park holdings into one offering, according to the AFR. 
Sheng Le also owns the neighbouring site at 87-105 Queensbridge Street.
CBRE received 11 offers shortlisted to four parties, two based locally and two from China.
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Chinese developer Aohua Sheng Le Property buys in Southbank

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DEXUS Property Group (DEXUS) and DEXUS Wholesale Property Fund (DWPF) announced on Friday the settlement of the acquisition of 90 and 100 Mount Street in North Sydney for an initial price of $41 million.
DEXUS and DWPF will develop 100 Mount Street, North Sydney as a 34-level office tower spanning 41,163 square metres, said a release on the ASX.
The site is on the corner of Mount and Walker Streets with a third street frontage to Spring Street. It has retail exposure and is close to transport.
Th tower will have Harbour views from its eastern and southern aspects.
Development on the site has already started and completion is expected in 2018.
The developer has already secured a long-term lease across 6,229 square metres with Laing O’Rourke Australia from completion in 2018.
Recently, DEXUS Property Group had a high-profile departure when Craig Mitchell quit as chief operating officer for the CEO’s role at Grocon Pty Ltd.
 
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