<section data-scroll-anchor="false" data-testid="conversation-turn-5" data-turn="user" data-turn-id="e65dbe94-e3b6-47f7-b62a-9cbb30c9bf79" data-turn-id-container="e65dbe94-e3b6-47f7-b62a-9cbb30c9bf79" dir="auto">Time &amp; Place’s plans to transform the former David Jones factory building in Surry Hills into a mixed-use residential precinct have gone on exhibition through the NSW Government’s In-fill Affordable Housing pathway.</section>

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The Marlborough House proposal, lodged for the <a href="https://www.apartments.com.au/new-apartments/marlborough-house-47-97-marlborough-street-surry-hills-nsw-2010">47-97 Marlborough Street</a> site, would see the adaptive reuse of the heritage-listed warehouse building alongside the construction of new residential additions and a separate apartment building on the northern portion of the site.

The proposal seeks approval for 172 apartments across three buildings, including 15 per cent affordable housing managed by a community housing provider for at least 15 years from occupation.

<img alt="Marlborough" data-entity-type="file" data-entity-uuid="5d1d3c2a-bf13-47d6-a335-7c01102cdee1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.36%E2%80%AFAM.png?VersionId=cjMYrbR.BLUlWH4dar0RVDDo0bG.u2YT" />

Interior view from the Northern Building Penthouse overlooking the park

&nbsp;

The redevelopment is planned for the prominent 3,413 sqm site bounded by Marlborough Street, Goodlet Street and Lansdowne Street, directly opposite Eddie Ward Park and around 200 metres from the Surry Hills light rail stop.

Time &amp; Place acquired the former David Jones building in 2024, marking the first time the property had changed hands in around 50 years.

Designed by Wardle, the proposal centres around the adaptive reuse of the former David Jones factory, originally constructed between 1913 and 1935 in the Inter-War Chicagoesque architectural style.

Wardle noted in its Architectural Design Report that the building “occupies a significant place in the industrial and cultural history of Surry Hills” and at its peak was “the largest department store manufacturing facility in Australia, employing over 800 people and fuelling the growth of Sydney’s fashion and retail industries.”

The practice said the project positions itself “not as an isolated intervention, but as a contributor to the civic, social, and architectural grain of the precinct.”

The proposal would deliver 75 apartments within the retained southern heritage building, 59 apartments within the central addition, and a further 38 apartments within the new northern building fronting Lansdowne Street.

Planning documents show the scheme would comprise a mix of heritage apartments, new-build apartments, townhouses and penthouses.

<img alt="Marlborough" data-entity-type="file" data-entity-uuid="57758518-40a3-4b83-958c-d06e96a2cffa" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.42%E2%80%AFAM.png?VersionId=VerlX9ST5xgBi8.1_YRsqdWTJeT6ygjs" />Interior View of the Heritage Building Apartment

The development would also include a ground-floor retail tenancy on the corner of Marlborough and Lansdowne streets, rooftop communal open space, a landscaped pedestrian link along the western edge of the site, and basement parking accessed from Lansdowne Street via a car stacker system.

&nbsp;

The scheme emerged from a competitive design process run by Urbis, with Wardle ultimately selected as the winning architect ahead of FJC Studio, TZG, Architectus and Wilkinson Eyre.

The Design Integrity Panel later described several aspects of the Wardle scheme as fundamental to the project, including “the stepped character of the new addition to the north of the site”, the landscaped western pedestrian link, and the “garden arrival” experience separating the original Marlborough House from the heritage addition.

Wardle’s design heavily references the site’s industrial and heritage history, while also responding to the surrounding Surry Hills streetscape.

The Architectural Design Report describes Surry Hills as “a finely grained neighbourhood with beautiful and expressive brickworks throughout the suburb,” with the proposal introducing a material palette intended to sit comfortably alongside the existing warehouse fabric and neighbouring terraces.

The report also outlines the project’s relationship with Eddie Ward Park and the broader landscape context of the area.

“Marlborough House occupies a site of deep cultural memory and the neighbouring Eddie Ward Park is of local ecological significance, where natural systems, topography, and stories have long shaped human experience,” Wardle noted in the report.

The architects said the proposal sought to “rebind built form to Country” through landscape, materiality and the adaptive reuse of the heritage structure.

<img alt="Marlborough House" data-entity-type="file" data-entity-uuid="9ae3f2f9-c85f-477a-a6f8-b43f6cb97c41" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-28%20at%209.29.53%E2%80%AFAM.png?VersionId=B.qUCLqRvJOR.n9CvYcTpaknIX9LuqKZ" />

The project is also being progressed under the NSW Government’s in-fill affordable housing provisions, allowing developments that include affordable housing to access additional height and floor space incentives.

Under the plans, 2,593 sqm of the project’s floor space would be dedicated to affordable housing, slightly exceeding the required 15 per cent threshold.

In its Design Excellence Strategy, Urbis said the project aimed to “sensitively adapt and enhance the heritage-listed building on site through alterations and additions that preserve its historical significance” while delivering “high-quality market and infill affordable housing development in Surry Hills.”

Time &amp; Place has been one of the most active developers nationally in the last 12 to 24 months. Late last year they completed&nbsp;The Queensbridge in&nbsp;<a href="https://www.apartments.com.au/developments/southbank-vic-3006">Southbank</a>, a mixed-use tower with 353 apartments and a hotel. They are currently selling Park Modern, 246 apartments near the famous Botanic Gardens in&nbsp;<a href="https://www.apartments.com.au/developments/south-melbourne-vic-3205">South Melbourne</a>, and have future projects, <a href="https://www.apartments.com.au/new-apartments/the-wilmot-173-burke-road-28-hope-street-glen-iris-vic-3146">The Wilmot</a>&nbsp;in&nbsp;<a href="https://www.apartments.com.au/new-apartments/glen-iris-vic-3146">Glen Iris</a>, the redevelopment of the Northcote Plaza, and another tower in South Melbourne.

The developer broke into Sydney just a few years ago with Two Tides in Manly. They have another project nearby, which is at the ultra-luxury end of the market on&nbsp;<a href="https://www.apartments.com.au/buildings/shoreline-manly-beach-89-90-north-steyne-manly">North Steyne</a>, fronting the beach.

It is also continuing to work through the <a href="https://www.apartments.com.au/news/nsw/first-look-time-place-settles-on-design-for-the-chimes-potts-point-redevelopment">redevelopment of The Chimes building</a> on Macleay Street in&nbsp;<a href="https://www.apartments.com.au/developments/potts-point-nsw-2011">Potts Point</a>, as well as a project on <a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Mosman's Redan Street</a>.
</section>

Joel Robinson

First look: Time & Place unveils Marlborough House redevelopment designs for former David Jones warehouse in Surry Hills

The residential transformation of St Kilda Road is set to continue into with more new apartment plans for the sought-after boulevard.

Wing Tai Asia has lodged plans for a major residential tower at 464-466 St Kilda Road, replacing the former VACC House with an 18-storey mixed-use development designed around a retained heritage podium and a sculpted contemporary tower.

The proposal, prepared under Victoria’s Significant Residential Development with Affordable Housing pathway, would deliver 325 apartments and ground-floor retail across the prominent 4,653 sqm boulevard site in Melbourne’s St Kilda Road North Precinct.

The project centres on the adaptive reuse of the site’s heritage-listed VACC Building, an eight-storey office designed by Bernard Evans that has occupied the address for decades. Planning documents state the development would involve “carefully dismantling and conserving off-site the original metal fabric of the podium visible from St Kilda Road,” before reinstating it as the defining frontage of the new scheme.

Above the restored podium, Wing Tai is proposing a curvilinear residential tower. The scheme includes 172 one-bedroom apartments, 63 two-bedroom apartments, 66 three-bedroom apartments, and 24 four-bedroom apartments, alongside two ground-floor food and beverage tenancies fronting St Kilda Road.

The tower has been designed with substantial articulation and variable setbacks to minimise perceived bulk and maintain view corridors along the boulevard. Urbis, which prepared the planning report, said the design “has been significantly articulated through a curvilinear design” with “an interplay with materials, façade expression and depth” to create visual separation and visual interest.

The proposal also includes 254 basement car spaces, landscaped pedestrian links connecting St Kilda Road and Queens Lane, and a biophilic landscape strategy featuring canopy trees, raised planters, cascading greenery and a glass oculus pool overlooking the eastern frontage.

Planning documents confirm the $270.1 million development will contribute 3 per cent of project costs to the Social Housing Growth Fund as part of the application process.

Wing Tai acquired the St Kilda Road property in 2018 alongside Abacus Property Group for $95.38 million, before later consolidating ownership of the site. The property previously served as the Victorian Automobile Chamber of Commerce headquarters for around 60 years.

The transformation of the St Kilda Rd boulevard is already beginning to materialise, with a number of high-profile projects recently completed, launched, or approaching launch as developers continue to back the long-term appeal of the precinct.

Among the most notable recent completions is Louise by Samuel Property Group, just off the strip on Queens Lane, the same pocket Hirsch &amp; Faigen recently launched The Queensbury. Mirvac is too on the same street with The Albertine, which is approaching completion.

Dexus recently secured approval for its slice of St Kilda Road, while Gurner also has approved plans for the precinct.

Wing Tai unveils 325-apartment St Kilda Road tower on former VACC House site

Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

Renovation

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Stephen Alun Ball, a director of BSB Metro Pty Ltd, has been convicted of fraud over the falsification of a home warranty insurance (HWI) certificate. Last month he was sentenced to 14 months imprisonment to be served by way of Intensive Correction Order.
His brother and co-director Bryan Ball was convicted of operating without a licence and fined $3,000 with a total penalty of $7,348.
NSW Fair Trading Commissioner Rod Stowe said Stephen Ball stood to secure a financial advantage of more than to $570,000 for his business by falsifying a HWI certificate.
At the time of the offence, companies were required to supply HWI for all contracts exceeding $12,000. This threshold has since been raised to $20,000.
“Companies failing to provide proper insurance continue to expose home owners to significant potential consumer detriment,” the Commissioner said.
The court heard that in July 2010, a couple signed a contract with BSB Metro Pty Ltd to complete renovation works on their Illawong home to the value of $574,000. 
In August 2010, Stephen Ball falsified a HWI certificate after the company’s eligibility lapsed.
On 17 May 2011, the company’s building licence lapsed and was not renewed. The company continued renovating the home without a licence until November 2011. Heedlessly, Bryan Ball, the nominated supervisor, let the company continue work on the home.
In 2012 the couple claimed on what they believed was a genuine HWI policy. They were subsequently told there was in fact no record of a policy for works completed on their home.
In court Bryan Ball alleged it was his brother who took care of the administrative side of the business. He pled not guilty to the charge of completing unlicensed building work. The court did not accept this defence.
Mr Stowe said despite Fair Trading advising the company in May 2011 of the need to renew its licence, Stephen and Bryan Ball continued their unlicensed operations.
“This verdict serves as a reminder to all directors they have a duty to ensure the company’s contractor licence remains current,” he said.
“The case against Bryan Ball is an excellent example of the excuse of ‘relying on a co-director’ not being accepted by the court.”
The homeowner said the work of the NSW Fair Trading investigator was crucial to achieving the results against Stephen Ball and Bryan Ball.
Mr Stowe encouraged the public to check trade licences at www.fairtrading.nsw.gov.au.
Consumers can check if a builder has given them a valid certificate of insurance by checking the certificate register at <a href="https://www.hbcf.nsw.gov.au/" target="_blank">www.hbcf.nsw.gov.au</a>
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jchancellor-FAypfDUnLy

Ball brothers caught in NSW Fair Trading home warranty insurance crackdown

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New South Wales (read: Sydney), Queensland (marginally), and Western Australia (ditto).
<a href="/images/2015/07/13/alsts.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2015/07/13/alsts.jpg" alt="">
 
Declining elsewhere.
No contribution to Q2 GDP to be found here.
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
 
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pwargent-M4siyDbqQY

Where is renovation activity increasing? Pete Wargent

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This week whilst finalising some new floor plans for our clients, I started to wonder what we could add to give them a new twist on modern living.  I asked, "do we really need the formal dining area or separate lounge room anymore and what could we replace them with?"  
One of the newer additions to the home is the theatre room which is a space dedicated to watching movies… but could there be other needs we can meet with a specific room?
There's one that comes to mind immediately... the day spa room!  I would love a space that mimicked a day spa, a kind of extension I guess of a luxury bathroom but with a space off it to lounge around and read whilst your face mask weaved it's magic. With speakers filtering new age music filled the air, wafts of calming lavender oil burned and locks on the door to keep the kids out!
What used to be known as a library may now be called a Technology Room, I envisage it as an irregular shaped room with beanbags on the floor or hammocks swung from the roof, where you lounge around, surfing the net or playing the latest online games but still with a cosy reading nook to escape inside a good novel whether it be read from a book or tablet. 
One of the more cooler ideas that my boys came up with was a skate room to hang in. A bedroom with curved walls or a half pipe to go full Caballerial on (you may need to Google this if you don't have young sons).
Outdoor kitchens have been popular and you can extend this to include a backyard cinema with courtyards with fire pits and built in bench seating.  
Of course there is the original Man Cave that has typically been the old shed or garage but the modern man is looking for far more these days and his cave may include a full gym, full cellar or full on recording studio.
Don't forget the She Shed, an area where a female can make a little sanctuary for herself. perhaps a little outdoor shed converted into a luxurious, chandelier hung hideaway.  A space where the outdoors blended with the indoor space with a comfortable lounge, lots of cushions, throws, plants and candles. 
Perhaps an economical addition to the home is a twist on the traditional guest room. These days, you can make a killing by renting out a room in your house on Airbnb or Stayz or to overseas students. So make the guest room a little more appealing and self sufficient by adding items like a bar fridge they can keep fresh snacks and drinks, a small desk they can set up their laptop/tablet and work at including a little sign with your WiFi password so it's easy to find. 
All these ideas led to one extra inclusion in our floor plan and that was a home office. It has now become a feature of all Property Bloom developments as we all need a space to work or study from in the home and so we now have our kitchen supplier design and install a built in desk with storage and shelving and tenants are loving it. 
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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jochivers-wq5Bp59R5a

Thinking outside the Square: Jo Chivers

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<img src="/images/2015/06/09/Holdencapital_banner.jpg" alt="" width="669" height="141">
SPONSORED POST
How to choose a construction finance specialist
1.     Is your broker actually a specialist?
If they ask you about your business finance needs, refinancing your house or your boat loan then there is a pretty good chance they are an all-rounder. This is great for them, they can ride out the slow times by re-setting your life insurance, but when you need a specialist you want the best because the difference can be expensive – for you! Construction finance is a competitive and complex area and getting it wrong or not getting the best terms can be a costly exercise for a developer when things don’t go according to plan. You wouldn’t hire a handy man to build your new house, so why hire an all-rounder to negotiate your construction finance?… Deal with someone who’s livelihood depends on specifically doing “Construction Finance” and doing it well.
2.     Do they have the respect of the banks? 
Most brokers run through an aggregator, which means their dialogue with the bank is muffled via the conduit process they have to go through. The 3 large aggregator firms in Australia are partially owned by a major bank, and while they vow there is no bias on which offer gets pushed to the borrower, it wouldn’t be like a money making bank to let its brokers push competing banks product. Directly accredited brokers (like HoldenCAPITAL), deal directly with the Bank’s key decision makers and are able to present the deal in the best possible light with an understanding of what those decision makers are looking for. Make sure your broker is not associated with an aggregator.
3.     Do they have access to all the appropriate lenders? 
If you were paying someone to tender the market and get the best terms on your finance deal, wouldn’t you like to know they were impartial on which offer they tell you is best for you? In addition to being accredited with all the major and non-Bank lenders, HoldenCAPITAL looks at who can best service your project needs, creates competitive tension and then gives you the choice. Don’t settle for someone who looks at what’s in it for them in terms of their own relationships…ensure you are getting the best options for your business.
4.     What have they done lately?
Ask them for a catalogue of projects they have funded in the last 12 months. If they boast doing a large volume of deal but only 5 of them are construction loans and relatively small at that, you are dealing with a dabbler, not an expert. Also ask for references from clients who use them regularly. Repeat clients are the best referrals and you should ask to speak to them... Ask for results in both funded projects and happy clients.
5.     Are they a potential competitor to you?
When the market slows down some operators use the knowledge they gain over time to diversify and undertake their own projects. It is worth asking the question as to how many projects they are involved in as the principal developer rather than a consultant or passive equity partner. It would be good to know they aren’t sizing up your project as their own... Don’t get into bed with a competitor.
6.     Do they have the relevant expertise and resources? 
Many brokers are essentially a one-man band or a group of single operators sharing an office and resources. Very few have the technical skills and lending experience which as available to clients of HoldenCAPITAL. With over 100 years of collective experience in finance, joint ventures and project development, we have the experience, expertise and manpower to ensure that you get the right funding package for your project on the best terms available… Deal with experts who understand you project and business objectives and can deliver the results you deserve.
To find out more about which option best suits your next project, contact Dan Holden at HoldenCAPITAL on 0401 669 502 or visit HoldenCAPITAL <a href="https://www.holdencapital.com.au" target="_blank">here.</a><a href="https://mail.privatemedia.com.au/owa/redir.aspx?SURL=malhmdQQ3p2_ubXtc1i7QLswfmaB4KLNauMKRBMOeHDfPmnrYG3SCGgAdAB0AHAAOgAvAC8AdwB3AHcALgBoAG8AbABkAGUAbgBjAGEAcABpAHQAYQBsAC4AYwBvAG0ALgBhAHUALwA.&amp;URL=http%3a%2f%2fwww.holdencapital.com.au%2f" target="_blank"> </a>
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How to choose a construction finance specialist: Holden CAPITAL

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Over the years I've refined the fittings and fixtures that we include in our villas. When we first started off many years ago, we'd just run with the basic builder's range.
When I look back on the fittings in the basic builder's range I'm horrified. You see, the basic range is usually selected by the builder. The builder is very good at building homes but may not have a very strong sense of style. Large building companies will usually employ interior designers to make selections but if you are using a smaller building company, double check their fittings and fixtures.
I remember on one build, after the timber mould out stage, (when the skirting boards, architraves and internal doors are hung) I arrived on site for my inspection. Walking into the villas I saw something bright and shiny in the corner of my eye. I turned to see gold hinges on the door. We'd chosen matt chrome door handles and I asked the builder about these brass hinges. His reply was "they are the best quality hinges you can get, Jo".  It didn't cross his mind that they didn't match in with the door handles. 
Some small changes to items like tapware can make a massive difference and not even cost any more. It's all in the style of tap. A builder's range tap may be functional but not necessary pretty. If you ask your builder who his plumbing supplier is, a quick visit to their showroom and I'm sure you'd find a nicer looking tap for the same price or a higher end range that may be on sale.
The vanity is the focal point of a bathroom so look at what is available in the builder's range. Often you can add a coloured or timber look base to the vanity for no extra cost and tie in the colour with your tile scheme. A wall of feature tiles can really add impact, but make sure it's not overkill if it's a small bathroom.
Lighting is another area that adds to the style of a room.  We try to avoid boring oyster lights. It's amazing how far the humble oyster light has come. Ask the electrician where he gets his lights and again take a look at what's available. Energy saving downlights give good light and are not that expensive and if you add two pendant lights over the kitchen then you will immediately give the kitchen a higher end feel. Add bulkheads above the overhead cupboards for a clean look. 
Ceiling fan with lights to the bedrooms are usually well received by tenants and buyers and not that much more.
Don't forget the front door lighting, by adding a couple of stylish lights you're creating a good first impression.
Look at a slight upgrade to the kitchen rangehood as this adds more dimension to your kitchen.
I like to use a gloss floor tile in the living areas as it reflects light around the room and has a more luxurious feel.
Finally, give the front façade something that will increase its appeal. Aluminium timber look garage doors are only slightly more than standard colours. Upgrade the front door handle to an oversized handle and combine it with a nice metal plate with the street number  to give a glamorous entrance.
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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Small upgrades that give big impact: Jo Chivers 

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GUEST OBSERVER
Inspired by Robert Shiller’s best seller, Irrational Exuberance, I developed the Jamie Durie Index (JDI) over a decade ago, which represented the number of times the name ‘Jamie Durie’ appeared in newspapers and magazines.  Shiller’s book suggested that the media typically play an important role in propagating asset price booms.  
Jamie Durie -host of top rating TV show, The Block - was the poster boy of Australia’s property market culture and the JDI was designed to measure the media attention and chatter surrounding property.  As it happened, the JDI correlated closely with the cycle in house prices, with both peaking in 2003.
At the time, Australian property was booming, stories of house price gains achieved in no time with an assist from plenty of debt dominated dinner party conversation, and Australia was rapidly becoming a nation of home renovators, inspired by Jamie Durie and shows like The Block.
Fast forward to 2015 and The Block has come a long way, having out-lived its original host.  In its initial form, it survived only two seasons.  After a six year absence, the Nine Network re-introduced the show in 2010, which has been hosted by Scott Cam ever since.  Despite the 20% lift in average home values in the past three years, The Block and other home renovation shows – including House Rules and Reno Rumble - haven’t hit the heights of a decade earlier.
The rise and rise of home renovation shows...
The recently appointed Treasury Secretary, Mr John Fraser, has weighed in on the debate about whether there is a bubble in property prices, suggesting that the plethora of home renovation television shows represents compelling evidence of over-investment in housing.  While there might be signs of a property market culture re-emerging, we need to tread carefully about drawing strong inferences about a property bubble for a number of reasons.
...but little sign of a speculative frenzy
First, a shift in consumer attitudes and tastes has contributed to the proliferation of home renovation shows.  For instance, the growing popularity of cooking shows, including Master Chef and My Kitchen Rules, together with the emergence of the celebrity chef, is largely due to the renewed interest in food and home cooking and a waning interest in processed foods.  Is anyone suggesting there is a bubble in home cooked food?
Second, the aggregate data doesn’t point to over-investment in housing, just yet.  Private sector dwelling investment has lifted to a little above 5% of GDP, but this remains well below prior peaks of around 6½% (see chart).
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Third, despite the growing interest in home renovation shows, this has not yet translated into a lift in the share of their budgets that consumers devote to home renovations.  That much is obvious from the fact that the value of renovations declined to 1.8% of GDP in 2014, well below the peak of 2.7% of a decade ago and its lowest level in more than twenty years (see chart).  To put this in context, had the value of renovations accounted for 2.7% of GDP in 2014, this would have translated into a dollar value of $43 billion, well above the actual spending on renovations of $30 billion, representing a shortfall of over $10 billion.
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The academic literature confirms that the level of home improvement activity provides a valuable insight into home owners' expectations of future price growth.  In a paper published in the Journal of Financial Economics, Harrison Hong and other researchers from Princeton show that in the United States, homeowners who are optimistic about future house prices are more likely to speculate on future price growth by renovating.
Fourth, increased liquidity, a pre-requisite for speculative bubbles according to Shiller, has been absent to date.  In fact, the annualised turnover rate of the stock of housing has declined to 4%, around half its level from a decade ago (see chart).  Normally, turnover rises with house prices because greater home equity encourages home-owners to trade up to more expensive homes and vendors who observe higher turnover infer that demand has picked up and lift their reserves.
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The RBA speculates that various factors underpin muted housing turnover: the unusually low participation of owner-occupiers in housing market transactions and growing evidence that homeowners have become more reluctant to borrow against increases in net wealth to trade up homes.  Hardly ingredients of a property bubble.
Tipping point for a bubble has not been reached...yet
Despite the proliferation of home renovation shows on Australian television, signs of a re-emerging property market culture, and strong upswing in Sydney and Melbourne property prices, the modest level of renovation activity, low turnover in the housing stock and the fact that private sector dwelling investment is in line with historical norms suggests that the property market does not yet share the speculative elements that prevailed during the boom of the early 2000s.
Back then people renovated to cash in on the soaring equity in their home so they could trade up to bigger places.  Now, the reality has set in that the transaction costs of moving are too high and households are more realistic about their expectations of capital growth.  If there does exist a tipping point for the emerging property market culture to morph into a speculative frenzy of over-investment, I believe that we are not there yet.
 
Founder of Evidente, <a href="https://www.evidente.com.au" target="_blank">Salvatore (Sam) Ferraro</a>, is a top rated quantitative analyst and has over 17 years of experience in financial markets, with investment banks, Goldman Sachs and Merrill Lynch, providing advice on best practice to portfolio managers and as a senior portfolio manager for a boutique funds management firm, covering banks, insurers, utilities and infrastructure stocks. 
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Are the Jamie Durie devotees really to blame for the 2015 over-investment property boom?

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The Channel 7 Tasmanian House Rules contestants, Cassie and Matt have a $248,000 mortgage, the second smallest so far of the revealed prizes.
Cassie and Matt bought their affordable, quirky 1960s home, which they’ve come to adore.
Nothing had been done since it was built in the Geilston Bay suburb.
They are in the third series of the Channel 7 reno show, in which six teams from around Australia have their homes renovated room by room by opposing teams.
It has often won the night in ratings since it debuted last month.
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With Tassie’s cold temperatures, the couple would love for their house to be insulated.
The pair met 10 years ago, but it wasn't until five years later they began a relationship.
In 2014 they bought their first home together in the Hobart suburb. It comes with its pink bathroom, purple bedroom and fluorescent green carpet.
"We want to preserve the character of the home; maintain that 1960s feel but modernise it," Cassie said.
"My mum and dad's first house was in the same suburb so we see it being our forever home," Cassie says.
Cassie is a pharmacist and Matt is a swim instructor who's studying to become a P.E teacher.
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Cassie and Matt's House Rules Tasmania $248,000 mortgage 

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They call it “reality” television and shows such as House Rules, Better Homes and Gardens, and, of course, The Block, have certainly fuelled our enthusiasm for DIY. 
The recent screening of The Block, where four apartments in an inner Melbourne suburb were auctioned off, drew strong interest nationally. The popularity of DIY has increased significantly as a result of our interest in such home improvement shows – and hardware and building supplies stores are reaping the benefits. 
Business information analysts Ibisworld released a report earlier this year showing their revenue was up thanks to the increase in renovation projects and DIY.
The report said almost 6000 businesses in the sector had shown annual growth of about 3.5% over the past five years with the past two financial years in particular helped by “greater expenditure on DIY renovations and home improvement projects”.
But while these homeowners think they are adding value to their homes – and some are – there are many pitfalls for the amateur. Sub-standard DIY work can not only make a poor first impression, but have buyers worrying about what else has been badly done.
Among the problems agents say can make a notably bad impression: poorly fitted kitchen or bathroom cabinets, poorly fitted carpets, visible wiring and a below-average paint or tiling job.
But if you are planning to DIY, take care, as there’s a range of implications. Not all are financial; there’s a need to make sure that the work is safe to undertake yourself.
And even DIY done well will not add value if the home is overcapitalised – that is, more spent on it than could be recouped in a sale – or if the amount spent is more than people are willing to spend on homes in the area.
Work must be done well, which means being sure you have the skills and experience for the tasks and, if not, hiring professionals to do it.  It is not cost-effective and is potentially dangerous to attempt work such as wiring and major plumbing jobs.  While this may seem expensive, it can boost the price of your home.
Before starting, it’s worth researching the price of renovated homes in your area that are of a similar size, to check on the potential value of the renovation. Then you’ll be able to proceed, and ensure that you make a significant return on your investment. 
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Reality television renovation: Enzo Raimondo

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Channel 7's renovation reality TV show House Rules begins its latest season tonight.
House Rules and Better Homes and Gardens host Johanna Griggs doesn't just look at good renovations for the screen – she also runs a construction company with her husband, builder Todd Huggins. Griggs tells Property Observer about her top tips for DIY renovators:
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Ask yourself: How do you want your home to feel? Some people can get distracted by paint swatches, measurements and floor plans. But Griggs says it's important to understand what you want from your renovation before making any major decisions. "A lot of people can look at plans and not have an idea of how it's going to look", said Griggs. Although it may seem obvious, renovators should understand how they want to live in their home. "The first the we ask people is: How do they want their home to feel? "How are they going to use their home?" This includes considering how the house will work when it's full of people, if you intend to entertain. Griggs noted her own teenage boys, and the importance of designing a home where each family member has enough space and privacy. 
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Think about how your home interacts with outside spaces Don't just get carried away with matching interiors – think about your entire property. "I find that one of the most important things when you design a home," said Griggs. "What do you want to see when you look out the windows, and what do you not want to see?" She encourages renovators and home builders to consider how their home will interact with its site and surrounding environment. 
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Make a mood board "Most people have a thousands of photos of their kids on their phones," said Griggs. "I have lighting channels and toilet roll holder photos." To help clarify your ideas, Griggs recommends making a moodboard or creating another system to lay out your ideas visually. "I think it's really important that if you love something, you take a photo of it," she said. Cutting out images from magazines and laying them out in front of yourself can help you decide what you like and don't like, says Griggs. For those who prefer the digital route, there are plenty of sites like Instagram or Pinterest where you can collect ideas. The process of mood boarding is particularly useful for those who aren't used to making decisions about interior details, Griggs said.</li>
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 House Rules: Johanna Griggs' top three renovation tips

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GUEST OBSERVATION
Once a decision has been made to put a property on the market, thoughts turn to how to get the best return on your investment. To renovate or not to renovate? This is the question vendors often ask, however the answer is not always straightforward.
Pre-sale renovations generally increase the desirability and value of a property and are sometimes necessary to put a property on par with comparable properties on the market in the same area. If planning to spend the time and funds on a makeover though, it is crucial to research and plan in order to get it right. Ensuring any changes appeal to a large percentage of prospective buyers, in addition to meeting the needs of the property’s target market, will help to make any work done a valuable undertaking.
Herewith, some fundamental (but often overlooked) rules to help vendors determine whether renovating prior to sale will be a profitable activity.
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Don’t spend more than you can recuperate  Deciding whether or not to invest in renovations prior to putting your property on the market, and how much you should spend if you do, is a tricky decision. If you spend too little your efforts may look cheap and defeat the objective of renovating in the first place. Spend too much and you may not recuperate what you’ve invested come auction day. The general rule is, if you can make $3 for every $1 you spend it’s probably worthwhile.
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Kitchen and bathrooms are the place to spend money  Kitchens and bathrooms are two areas of a house that tend to have the largest impact on sale prices, so it can pay to update these rooms prior to sale. With this said, these types of renovations can be costly. At minimum, ensure both your bathroom and kitchen are in a functioning order and present well. 
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Factor in market conditions  It’s important to select an agent who has experience not only selling in your area, but more importantly, in your suburb. A knowledgeable agent should be able to advise on comparable properties for sale in an area and indicate how worthwhile a renovation to your property would be. It makes good business sense to keep your property within an equivalent price range to others in the area, but with some stand out features. 
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Street appeal Front of house is important when it comes to real estate - spend time cleaning the windows, clearing gutters, painting where necessary and tending to the garden. These minor alterations can have a significant impact come auction day. 
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Judge taste  If you chose to renovate, remember you are doing it to make the property more attractive. Therefore, in order to appeal to the masses it’s best to stick to neutral colour schemes and clean lines. 
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Don’t necessarily go the whole distance  Sometimes a good spring clean and a coat of paint is all a property needs to attract more buyers. Again, making this decision comes down to analysing first whether or not you can recuperate what you spend.
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When it comes to making the decision over whether or not to renovate, it is important to bear in mind that a renovation does not necessarily guarantee a profit. By doing some research and working closely with your real estate agent you can ensure the dollars you invest will be recouped come sale day.
Paul Bond is a director at <a href="https://www.hodges.com.au/" target="_blank">Hodges </a>Sandringham.
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