<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

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[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

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[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

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[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

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[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

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</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

Residential Construction

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Are there government grants available for new home building in your state or territory?
To see if you are eligible, click on the links below that correspond to the state or territory you are looking to build in.
 
New South Wales State Government
<img src="/images/2015/07/28/nsw.jpg" alt="" width="200" height="138">
 
 
Australian Capital Territory 
<a href="https://www.revenue.act.gov.au/home-buyer-assistance/first-home-owner-grant" target="_blank"><img src="/images/2015/07/28/ACT%20Logo.gif" alt=""></a>
 
Northern Territory State Government
<a href="https://www.treasury.nt.gov.au/TaxesRoyaltiesAndGrants/HomeOwnerIncentives/FirstHomeOwnerGrant/Pages/default.aspx" target="_blank"><img src="/images/2015/07/28/nt1.jpg" alt=""></a>
 
Queensland State Government
<a href="https://www.qld.gov.au/housing/buying-owning-home/first-home-vacant-land-concession/" target="_blank"><img src="/images/2015/07/28/qld.png" alt=""></a>
 
Government of South Australia
<a href="https://www.revenuesa.sa.gov.au/grants-and-concessions/housing-construction-grant" target="_blank"><img src="/images/2015/07/28/sa.png" alt="" width="309" height="206"></a>
Tasmanian Government
<a href="https://www.sro.tas.gov.au/domino%5Cdtf%5CSROWebsite.nsf/v-all/8D67B514FA1A41E0CA257AD00009BB85/%24file/FHBB_001.pdf" target="_blank"><img src="/images/2015/07/28/tas.png" alt=""></a>
State Revenue Office of Victoria
<a href="https://www.sro.vic.gov.au/first-home-owner/apply-first-home-owner-grant-fhog" target="_blank"><img src="/images/2015/07/28/album_photos_medium_28.jpg" alt=""></a>
Government of Western Australia
<a href="https://www.finance.wa.gov.au/cms/State_Revenue/FHOG/First_Home_Owner_Grant.aspx" target="_blank"><img src="/images/2015/07/28/govOfWATextColour_283x268.jpg" alt=""></a>
 
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jonathanchancellor-7SQnKwU6yx

State by state breakout of new home building grants

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A surge in building construction activity is delivering multiple benefits to Australia’s economy, especially around construction industry employment.
New building activity data released by the Australian Bureau of Statistics (ABS) last week shows that to the March 2016 quarter, a record number of unit projects are now underway.
The ABS data shows that 25,122 houses and 29,987 units commenced construction nationally over the quarter. For the second consecutive quarter, houses construction eased while at the same time, unit commencements increased to a new record- high.
House commencements increased over the quarter in SA, Tas and NT but fell elsewhere. For units, commencements were at record highs in NSW and Qld and also rose in SA and the ACT over the March 2016 quarter.
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<img src="/images/2016/07/26/Screen%20Shot%202016-07-26%20at%2011.02.09%20AM.png" alt="">
 
Looking at dwelling completions, both house and unit completions were lower over the quarter with unit completions falling for the second successive quarter. Over the March 2016 quarter, there were 23,218 houses and 15,002 units completed. Completions for houses fell across each state and territory over the quarter while for units; these were lower over the quarter in all states and territories except for NSW and SA. 
Although completions have fallen, there is a record-high number of dwellings currently under construction which is being fuelled by units, which typically, take longer to build than houses. 
At the end of the March 2016 quarter, there were 215,863 dwellings under construction nationally, 63,414 of which were houses and 152,449 which were units. Year-on-year the number of dwellings under construction has increased by 18.6% with the number of houses under construction -5.4% lower while units under construction are 32.6 percent higher. 
We’ve seen the number of houses under construction now well below previous peaks in all states and territories with the amount under construction lower over the quarter in Qld, WA, Tas and ACT but higher elsewhere.
<a href="/images/2016/07/26/Screen%20Shot%202016-07-26%20at%2011.03.08%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/26/Screen%20Shot%202016-07-26%20at%2011.03.08%20AM.png" alt="">
 
For units, there are currently record-high numbers of units under construction in NSW, Vic and Qld which reiterates the magnitude of the current unit construction boom. In all states and territories except WA, Tas and NT the number of units under construction has increased over the quarter. 
While the number of dwellings under construction is at record highs, the ABS data and CoreLogic observations show that an elevated number of houses and units have been approved for construction, but not yet commenced. At the end of March 2016 there were 8,817 houses and 24,175 units which had been approved for construction but not yet commenced. 
With completed and under construction supply ramping up sharply over recent years it is reasonable to expect that fewer recently approved dwellings will actually commence in the short-term. Particularly when you consider that high-rise unit construction is at record-high levels and the considerable level of risk in constructing such a large project. 
The record-high number of dwellings under construction and the continuing strong pipeline of approvals should ensure that there is plenty of work for the construction industry over the coming years. 
There are though concerns of ‘over-building’ in some areas, especially considering in certain locations much of the new unit supply is targeted at investors rather than the owner occupier market. 
Given the challenges in securing enough pre sales to trigger the commencement of some projects, over the coming quarters, we’re expecting that some projects will not begin construction. 
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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ckusher-ujnxiKuFQs

The pipeline of units under construction reaches a record high: Cameron Kusher

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The multi-use development on 168 Walker Street in North Sydney is to reach 27 storeys and house 415 luxury apartments, ground floor retail, commercial suites and a six level carpark.
The property, designed by Woods Bagot will be built to reflect the light off Sydney Harbour with apartments connected by two interconnected lobbies.
Woods Bagot lifestyle sector leader Richard Weinman said the ground plane program is designed to respond to the curvilinear energy of the build form and the tree lined streets that define North Sydney; it presents an organic response to the surrounding landscape.”
"The design conceptualises the deep tree-lined landscape that is currently characteristic to the Walker &amp; McLaren Streetscape. 
“The floor plates are designed as a set of interconnected ‘leaves’. The corridor links connecting these leaves act as light shafts separating the residential pods to further break down the scale of the tower forms. The towers are further articulated with a pinched form and softened with curved glass edges.
"The intention was to create the effect of light shining through the leaves of a branch."
Apartments will feature floor to ceiling glass with wintergardens to provide flexible outdoor and indoor space.
For more information, <a href="https://www.aqualand.com.au/portfolio/views-of-the-harbour-and-the-future/" target="_blank">click here</a>.
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Aqualand's mixed-use North Sydney project

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GUEST OBSERVER
Private building activity is set to soften in 2016 after strengthening in four of the past five years.
Approvals have long since declined, led lower by the office market, with recent activity levels sustained by reducing the work pipeline. We anticipate only a relatively modest moderation in private activity.
By contrast, public works - accounting for 20 percent of total activity - is beginning to recover, after the downturn of recent times. This will provide only a partial offset to weaker private sector activity.
Click to enlarge
<img src="/images/2016/07/22/Screen%20Shot%202016-07-25%20at%208.14.53%20AM.png" alt="">
Activity: Real private building activity turned down in the March quarter, contracting by 6.7 percent to be 4.4 percent lower than a year ago. That follows a 31% expansion in the five years to December 2015, including a 7.8 percent increase in 2015.
Public works began to turn higher in the March quarter, advancing by 2.7 percent, to still be 11.7 percent lower than a year ago.
<a href="/images/2016/07/25/Screen%20Shot%202016-07-25%20at%208.19.49%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/25/Screen%20Shot%202016-07-25%20at%208.19.49%20AM.png" alt="">
Total real building work contracted by almost 5% in the March quarter, to be almost 6% lower than a year, having been broadly flat in both 2014 and 2015.
Total commencements lifted to be above par in the March quarter, valued at $8.9bn, up from a 2015 average of $7.5bn and averages for the previous five calendar years ranging between $8.2bn and $8.4bn. That said, the March result is insufficient to prevent a near-term moderation in activity.
Private commencements moved broadly sideways in Q1, at $6.2bn, relative to $5.9bn on average for 2015, which is down from the three previous calendar years, ranging between $6.3bn and $6.9bn. Public commencements lifted in Q1 to $2.7bn, the strongest quarterly result in four years, and up from a 2015 average of $1.5bn. The result was boosted by health projects proceeding across Tasmania, NSW, South Australia and the ACT.
The pipeline of work outstanding has been significantly reduced since mid-2014, to be at $20bn, down from a peak of $27bn, as work progresses on major health projects and office buildings across the states. For private projects, the work pipeline at $13.9bn currently, down from $20.7bn, is approaching the lows of 2009 to 2011. For public projects, the pipeline has lifted to a still low $6.2bn, up from $4.7bn in mid-2015.
•As to the prospects for a near-term moderation in building activity, it is notable that private commencements are running 13% below the current level of work done, while for the sector as a whole, the figure is about 7 percent below.
<a href="/images/2016/07/25/Screen%20Shot%202016-07-25%20at%208.25.44%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/25/Screen%20Shot%202016-07-25%20at%208.25.44%20AM.png" alt="">
Commencements and approvals
Commencements were above par in the opening quarter of 2016, coming in at $8.9bn, up from the 2015 average of $7.5bn. Strength was evident in public projects, at $2.7bn, up from a 2015 average of $1.5bn. Notably, a number of health projects commenced in the quarter, across Tasmania, South Australia, the ACT and NSW. Private commencements tracked broadly sideways in March 2016, at $6.2bn relative to a 2015 quarterly average of $5.69bn.
Notwithstanding the positive start to 2016, the broader trend remains that commencements and approvals have taken a step lower since the first half of 2014 - albeit a relatively modest one by historical standards.
As to the more timely building approvals, these have been broadly steady of late, but are down from earlier highs - see charts opposite. In the year to May 2016, total approvals increased by 2% relative to the year prior, leaving them 14 percent below the peak in the year to February 2014. For private sector projects, approvals are 15% below the peak of early 2014, including a 5 percent decline over the past year.
The office market is a key driver - but certainly not the only driver - of building approvals and building activity. Office approvals are characterised by large swings reflecting the long lead times for often large projects. Over the past decade, office approvals have moved through two cycles, with a pre-GFC peak in 2008 of $9bn and a post-GFC peak of almost $8bn in 2013, see chart opposite. Currently, office approvals are at cyclical lows, at $3.7bn, some $4bn, 50 percent, below earlier highs.
Total building approvals are only modestly below the highs of early 2014, in contrast to the sharp retreat in the office market. This divergence reflects a number of key trends, notably: strength and the growing importance of social building projects (which includes health, education, aged cared, accommodation and entertainment); the resilience of the retail sector, as competition for the consumer dollar intensifies; and a lift in public approvals during the past year, albeit from relatively low levels.
State-by-state 
Conditions and the outlook are quite varied across the states. As at the national level, the importance of social building projects, a lift in public investment, and resilience in the retail sector together add nuances to the state-by-state picture not apparent from differences in office markets across the capital cities.
Real building work nationally declined by 6% over the past year, down $0.5bn, centred on a softening of activity in: Victoria (from a high base); South Australia; and WA - which more than offset a lift in Qld and Tasmania, while the cycle was cresting in NSW.
In the mining state of WA, building activity in 2016 has further downside, notwithstanding firmer approvals over the past couple of months. By contrast, conditions in Qld are likely to be reasonably resilient with retail and social approvals strengthening of late. In Victoria, where the work pipeline is now relatively low, much of the pull-back in activity has occurred. In NSW, a sizeable work pipeline will support activity near-term, ahead of a likely moderation - one that may be relatively mild if a round of new projects receive the go ahead. In South Australia and Tasmania, a lift in public investment will support activity going forward, particularly in Tasmania. 
 
Andrew Hanlan is senior economist for Westpac and can be contacted <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/andrew-hanlan/3/222/430" target="_blank">here</a>. 
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jchancellor-FAypfDUnLy

Modest downturn in non-residential building sector:  Andrew Hanlan

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When it comes to developing, we have all heard about the Development Application (DA) and the Construction Certificate (CC), but how and what exactly is involved with each council approval? 
It is important to understand this process before you start developing.    
The DA and CC are two very different approvals. If you find a DA approved site but the CC has not yet been issued, then you should understand that there is still a lot of work to do before you can start to build.
Development Application (DA)
The DA is a request for permission to carry out proposed development. It also categorises the developments as requiring consent, developments not requiring consent (Complying Development, CDC) and prohibited development.  
A development application is required for the following reasons:
<ul>
<li>- Construction of new building or structure, including swimming pools, outbuildings,   retaining wall, jetties, etc </li>
<li>- Add or alter an existing building or structure </li>
<li>- Demolish a building or structure </li>
<li>- Display an advertising sign </li>
<li>- Change the use of an existing building or land </li>
<li>- Carry out excavation, earthworks or adding fill </li>
<li>- Development on or near a heritage listed item </li>
<li>- Development within a heritage conservation area </li>
<li>- Subdivide land or strata subdivide a building</li>
</ul>
A development application must consist of at least:
<ul>
<li>- Completed application form and fees. </li>
<li>- Copies of Site Plans indicating location of the proposed development on the land. </li>
<li>- Copies of Plan/Drawings of the proposed development indicating elevations heights. </li>
<li>- Other supporting documents (if required) </li>
</ul>
 Construction Certificate (CC)
A Construction Certificate is required after the DA Consent is issued and before any building work is carried out.  You can apply for a Construction Certificate only if you have prepared detailed plans, specifications or engineering details.  And importantly, if all the council and other service fees and charges have been paid.  This is where some first time developers may get caught out when buying a DA approved site.  It’s very important to understand the Conditions of the DA Consent and how they will impact the development.
The Construction Certificate certifies that relevant matters are adhered to, this includes:
<ul>
<li>- the construction plans and specification comply with the relevant standards (ie Building   Code of Australia);</li>
<li>- the construction plans and specifications are consistent with the development consent;   and </li>
<li>- all conditions of the development consent requiring compliance prior to the issue of a   construction certificate are finalised.</li>
</ul>
Note: The CC is not required for complying development, where building details are covered by a Complying Development Certificate (CDC).
If you are unsure of the planning process, then use a qualified planning consultant or development project manager.  
Jo Chivers is chief executive officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a><a href="https://www.propertybloom.com.au">.</a>
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jochivers-wq5Bp59R5a

Understanding the planning process: Jo Chivers

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Developers New Hope VIMG will launch stage 2 of its new $600M The Landmark St Leonards north of Sydney this Saturday which includes four penthouses and 'sky homes' on levels 30 to 44.
The Landmark is designed by A+ Design Group with 54 percent of property already sold and will feature a public art space, bars, restaurants and high-end boutiques.
The development, when complete, will feature 475 apartments over 46 floors.
A VIP launch for stage 2 has been scheduled for July 9 2016. Demolition begins this month (July) with construction beginning early 2017.
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Sizes of apartments (square metres internally)
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Studios 
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40-42 m2 
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$661,000 – $755,000 
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1 bedroom 
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<img src="file:///page2image27688" alt="page2image27688" width="0.480000" height="0.480000"><div class="layoutArea">
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55-82 m2 
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<img src="file:///page2image28976" alt="page2image28976" width="0.480000" height="0.480000">
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$903,000 – $1,100,000 
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2 bedroom 
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81-96 m2 
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$1,395,000 – $1,920,000 
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3 bedroom 
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<img src="file:///page2image34384" alt="page2image34384" width="0.480000" height="0.480000"><div class="layoutArea">
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121-149 m2 
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$3,085,000 – $4,020,000 
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Penthouses 
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<img src="file:///page2image38976" alt="page2image38976" width="0.480000" height="0.480000"><div class="layoutArea">
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230-330 m2 
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$3,000,000 – $10,900,000 
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For more information, <a href="https://www.thelandmarksydney.com" target="_blank">click here</a>.
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The Landmark St Leonards to launch stage 2

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Construction work has begun on Dahua Group Australia’s $1 billion New Breeze project in Sydney’s suburb of Edmondson Park in the south west growth corridor.  
New Breeze in Bardia, spans across 89 hectares and will comprise 1280 new homes with a range of housing types to suit all lifestyles and budgets. The development includes parks and playgrounds, a sports oval, bike and cycle paths and 40 hectares of open spaces for recreational activities.
Dahua purchased the land parcel from UrbanGrowth NSW late last year. 
Civil contractor TRN Group was awarded a contract for civil infrastructure and subdivision works for the first 360 lots.  
Eric Li, General Manager for Dahua Group Australia said this is a major milestone for the business and is our first masterplanned project in Sydney.
"We are committed to developing a project that the community will be proud to call home," he said.
"Partnerships have been formed with recognised experts in the local market to deliver our vision to create a thriving liveable community."
A variety of lot sizes from 250 sq m to over 647.7 sq m are for sale with prices starting from $330,000 to $670,000.
House and land packages are priced from $637,000.
 For further information and to register your interest in New Breeze visit <a href="https://www.newbreeze.com.au">www.newbreeze.com.au</a> or call 1300 832 482.
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Construction starts on Sydney’s $1 billion housing estate 

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A survey by the Urban Development Institute of Australia has found that the Federal Opposition's proposed changes to the negative gearing would prompt many residential property developers to shed staff and then build fewer homes.
The UDIA Property Industry Forecast Survey of 200 property industry business leaders found more than 50% of respondents said it was likely they would reduce their number of employees as well as the production of new dwellings.
“We are seven weeks into the election campaign and are yet to see any substantive evidence on the impacts of changes to negative gearing,” the UDIA national president, Michael Corcoran said.
“The people that know the impacts are the industry and they have said definitively that there is too much at risk to change.”
The UDIA had previously welcomed the Turnbull Government's announcement that there will be no changes to negative gearing and capital gains tax.
UDIA modelling, validated independently by MacroPlan Dimasi, suggested that a median investment house under current NG &amp; CGT arrangements still delivers between $43,897 to $71,699 net revenue to the Federal Budget bottom line.
"Changes to the status of Negative Gearing and CGT will hurt middle and low income Australian renters enormously.
"Changes to the status will spike rental prices, cause falls in the value of the family home and reduce supply of needed rental housing which is derived from both established and new housing stocks. Additionally, many first home buyers, who see building a new home as their path to home ownership, will be outbid for their new home by investors who have been forced in to this one segment " said UDIA President Michael Corcoran.
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Residential property developers to shed staff and build fewer homes under Labor negative gearing policy: UDIA

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<div class="cq-article-content-paras section">
With no deal current to build Sydney's tallest residential tower, the Chinese developer Greenland has raised the prospect of undertaking their own construction on the Greenland Centre.
The construction giant Brookfield Multiplex severed its contractual agreement due to commercial differences last month.
The Australian Financial Review suggested last month Brookfield Multiplex thought Greenland had been difficult to deal with and there had already been significant delays in what was already an extremely tight program. 
The arrival of the Chinese-based Greenland to Australian shores was heralded by Property Observer as an auspicious occasion with their 2013 plans for building Sydney's tallest residential highrise on the former Water Board site in the CBD, but little has gone right for the group ever since.
The overly ambitious Chinese developer were lured to overpay for the CBD site, after abandoning, at the eleventh hour, well advanced plans for a suburban project that would have not given them their desired world beating, global expansion status. 
Today's article in The Australian said the Chinese developer was still committed to <a href="https://www.greenlandaustralia.com.au/en/greenland-centre/" target="_blank">the $700 million, 235 metre tower tower</a>, which has seen almost all its apartments sold off the plan through CBRE Residential with a completion date at the end of 2017. It now has a 2019 anticipated completion.
“We will figure out what to do in the coming weeks,” was the best the Greenland spokesperson could advise The Australian last month.
Today the Greenland assistance managing director Kang Xue advised The Australian it was "actively pursuing the most productive way to complete the tower."
Only last week Greenland told the Urban Developer website that new builders had “come knocking.” 
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<div class="cq-article-content-media section"><img class="lazy620x0" src="https://www.afr.com/content/dam/images/g/h/c/b/z/e/image.imgtype.afrArticleInline.620x0.png/1432863576024.jpg" alt="The proposed Greenland Centre in Sydney is virtually sold out before construction has started." width="620" data-src="/content/dam/images/g/h/c/b/z/e/image.imgtype.afrArticleInline.620x0.png/1432863576024.jpg"></div>
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The tower, at the former Water Board site at 115 Bathurst Street, was Greenland's first project in Australia. 
There are 470 apartments in the tower for which only a last lucky eight reportedly remain unsold. There are three so-called penthouses for sale.
It was promoted boastfully as Sydney's highest residential block. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/stories/2013/10/24/sydney-oct-23-one.jpg" alt="sydney-oct-23-one" width="470" height="569">
Marketed as 'Like a diamond in the sky' - Sydney's tallest residential tower had prices starting at $528,000.
Set on the former Water Board site, the 115 Bathurst Street and 339 Pitt Street site had stage-one development approval in its purchase for up to 70 levels reaching 235 metres high. 
Beating off Harry Triguboff Meriton's 230-metre tall World Tower, which dates back to 2004, the new tower will, if built, appear considerably taller as it is located further up a ridge than World Tower.
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Greenland suggests it won't replace Brookfield Multiplex as Greenland Centre builder

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SPONSORED POST
Over the past few months, the east coast of Australia has been battered by severe storms and we’ve all seen the pictures, with roofs being ripped off and many properties completely destroyed, it’s a scary time for property owners.
As a property owner or investor, fearing for your own home as well as your investment property during these events is a likely source of sleepless nights and it’s a fact that all property owners want and need insurance cover to protect their investment.
However, all too often property owners incorrectly insure their property, whether it be under insured or over insured.
Having your property insured for either its purchase price or its market valuation is not the right solution.
The insured value should be for re-constructing the property and all that that entails.
The insured cost should include for things such as demolition and clean up, design and engineering fees, project management and other consultants fees of the new build, approvals and permits, the cost of the construction works, and importantly the cost of escalation on the rebuild price between the time of destruction and the time of actually rebuilding.
Additionally, when you insure your property for its purchase price or market value you are effectively and unnecessarily insuring the land!
NBtax, being part of the Napier &amp; Blakeley group, are among the most experienced quantity surveyors in the country.
Quantity surveyors are perfectly positioned to advise on the correct levels of insurance for re-building property.
Quantity surveyors are the only professionals in the market place that are qualified to calculate construction costs.
In the event of insurable damage, we also advise property owners in determining the scope and amount of a claim to be submitted, as well as preparing and administering building contracts for repairs or complete reconstruction.
In the event of partial or total destruction of an investment property you should also consider your property tax depreciation deductions.
We are asked by numerous clients what effect might these damaging incidents will have on their existing and future capital (depreciation) allowances on their investment properties. And the question arises where funds from a third party such as an insurer pays for capital works.
In the event of repair works, then all demolished capital items may be written off from the date of demolition. All newly installed and refurbished costs may be claimed once works have been completed. Always remember to keep all your records of expenditure, even those such as skip hire, professional fees and the like.
It is important to identify the assets within your existing property tax depreciation schedules that have been removed as to ascertain their value at the time of removal. NBtax tailors its service for each client when it comes to maintaining accurate property tax depreciation schedules, after any reconstruction or repair works your schedule may need updating.
With exposure to billions of dollars of actual construction costs, our quantity surveyors, provide a solid platform for insurance advice. This advice should also help you negotiate with insurers if you need to make a claim.
Contact one of our specialists for <a href="https://nbtax.com.au/" target="_blank">further information</a>.
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