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

Residential Developments

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Connecting central Melbourne with the historic Yarra waterfront, the inner-city suburb Docklands is comprised of eight distinct precincts, covering 200-hectares.

With its vibrant cosmopolitan culture and world-class facilities, Docklands satisfies the appetite of a variety of homebuyer types.

Amongst Melbourne’s laneways, the bustling CBD and nearby retail and entertainment offerings, Docklands has it all.

Urban takes a look at three stylish brand-new developments in this exciting area. 
 

1. Melbourne Quarter, Docklands 
Address: 628 Flinders Street, Docklands VIC 3008 
One-bedroom apartments from $458,000

[smartcode_project:default project_id=3459]

Offering a collection of 719 one and two-bedroom apartments with an entry price of $458,000, Lendlease’s Melbourne Quarter is the ideal new residence for first home buyers.

Designed by Fender Katsalidis, the project boasts a luxe lobby, concierge and exclusive access to three whole floors of resort-style amenities at Club MQ, such as a multi-use space, pool, theatrette and library.

The homes include contemporary fittings, elegant interiors and panoramic city, river and bay views. 
 

2. Seafarers, Docklands 
Address: 731 Flinders Street, Docklands VIC 3008 
One-bedroom apartments from $825,000

[smartcode_project:default project_id=27728]

Partnering with Australia’s first 1 Hotel, Riverlee’s Seafarers offers a boutique collection of 123 sublimely crafted one, two and three-bedroom residences.

The development heralds a new era in luxury inner-city living in Melbourne’s Yarra River, with exclusive access to luxury hotel amenities, management and services.

Designed by award-winning CARR, each residence is curated to maximise external views, space and natural light, with interiors including reflective surfaces, natural and concealed doors. 
 

3. Voyager, Docklands 
Address: 103 South Wharf Drive, Docklands ViC 3008 
One-bedroom apartments from $601,500

[smartcode_project:default project_id=3494]

Dominating the Docklands skyline with a similar romantic energy to a Manhattan hotel, Mirvac’s latest development is among Melbourne’s most chic high-rise residential towers.

The 43-storey building is thoughtfully designed and luxuriously appointed, boasting 315 contemporary apartments in one, two and three-bedroom configurations.

Voyager offers panoramic city and water views, sleek floor-to-ceiling windows and the precinct’s first-ever rooftop lifestyle space, with skydeck and bar.
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With its vibrant cosmopolitan culture and world-class facilities, Docklands satisfies the appetite of a variety of homebuyer types

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3 stylish brand-new homes in Melbourne's Docklands

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Blueprints are being finalised on the redesign of Maasra Apartments in Coorparoo.
Award-winning architectural firm HAL Architects was appointed by Maasra Apartments developer Karam Group to create the ‘house-size’ apartments.
HAL Architects Director Elizabeth Anderson (pictured below) said Maasra Apartments design has been in response to requests for larger spaces.
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“Karam Group has an appreciation of the importance of good design, and they wanted MaasraApartments to go that step further by enhancing Coorparoo’s transformation into a hub for boutique retail and dining,” she said.
Anderson said the group’s brief was to encompass Coorparoo’s history and enhance the village-like atmosphere, using a “maasra” - a Mediterranean olive press - as the theme for the building design.
“To express that in architectural form, we looked at the olive press and thought; this development is about authenticity, it’s about honesty and community,” Anderson added.
"All those ideas are entrenched in the design of Maasra Apartments, in everything from the finishes through to the layouts, from the sense of space to the large over-sized kitchens - the design is very much about liveability.
“And of course, materiality; the materials selected are stylish, honest and robust with a longevity tothem and a quality you can feel - beautiful stone kitchen finishes and timber veneers that express warmth and a sense of home.”
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Anderson is one of three directors and a part owner of HAL Architects- Hayes Anderson Lynch Architects, established more than four decades ago as Kevin Hayes Architects.
Its other work in Brisbane includes the $65 million mixed-use boutique apartment building The Wellington in East Brisbane and the $37 million Willow residential apartments at Kangaroo Point.
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Construction moves closer on $95 million Maasra Apartments in Coorparoo with new designs

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Set on the banks of the Werribee River, the RiverEdge mixed use project will comprise 100 one, two and three bedroom apartments across nine levels, two ground floor retail tenancies and a 119 square metre residents-only rooftop area, as well as three levels of residential car parks totalling 79 spaces.
The 1,664 square metre site overlooks Wyndham Park and Werribee River with apartments priced from $330,000 to $707,500 and ranging in size from 51 to 104 square meters internally.
Designed by Rothelowman, the Edge One marketing suggests it will introduce design-focused living to Werribee’s city centre by fusing metropolitan design with the timeless appeal of nature.
Each residence features up to 10-metre wide frontages with generous inset terraces ranging from eight to 22 square metres to maximise the breathtaking views of Werribee River, Wyndham Park and the You Yangs Regional Park to the north, and Melbourne’s CBD and Port Phillip Bay to the south.
It is located at 59 Comben Drive, Werribee.
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“Werribee is a rapidly growing and evolving city and the introduction of premium residential precincts like RiverEdge support the urban regeneration of the region and will help transform the Werribee City Centre into the capital of Melbourne’s west,” says Neil Anderson, General Manager Developments of the Burbank Group.
A central green glass spine visually connects the main entry with the residents’ rooftop garden overlooking Werribee’s natural surrounds, says Stuart Marsland, Principal at Rothelowman.
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It is expected life at Edge One will be walkable with shops, parks and Werribee Primary and Secondary schools within close proximity.
The Werribee train station is 550 metres away, providing access to the CBD in 30 minutes.
Located between Melbourne and Geelong with the Westgate Freeway at its doorstep, Edge One is a 30-minute drive to Melbourne’s CBD, a 20-minute drive to Melbourne Airport and a 40-minute drive from Geelong.
Residents will be able to explore the extensive network of cycling tracks in the west, including The Federation Trail and the Werribee River Bike Trail, as well as other outdoor pursuits, with secure bike and private apartment storage available.
Construction of Edge One is expected to commence in mid 2019 and is due for completion late 2020.
The second stage of the RiverEdge precinct is currently in development. The proposed project will incorporate a new 8,300 square metre Wyndham City Community Learning Hub over five levels, along with additional residences.
will introduce a new level of design sophistication to Melbourne’s burgeoning West with premium riverfront living and improved connectivity to Werribee City Centre and the area’s natural surrounds.
The $47 million Edge One project is the first stage of the landmark RiverEdge precinct and will be delivered via a development agreement between the Burbank Group and Wyndham City Council as part of the Werribee City Centre Structure Plan.
 
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Burbank Group launch Edge One, Werribee project

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A suitable construction funding model is the critical missing ingredient needed to deliver more affordable housing in Australia. Aside from short-lived programs under the Rudd government, we have seen decades of inconsistent and fragmented policies loosely directed at increasing affordable housing. These have failed to generate anything like enough new supply to meet <a href="https://www.propertyobserver.com.au/https://www.ahuri.edu.au/research/final-reports/241" target="_blank" style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12.16px;">outstanding needs</a>.
<a href="https://www.propertyobserver.com.au/http://www.ahuri.edu.au/research/final-reports/293" target="_blank">Our latest research</a> looked at recently built, larger-scale affordable housing projects in contrasting markets across Australia. We examined each scheme’s cost, funding sources and outcomes. We then developed a housing needs-driven model for understanding the financial and funding requirements to develop affordable housing in the diverse local conditions across the country.
Up to now, the key stumbling block has been the “funding gap” between revenue from rents paid by low-income tenants and the cost of developing and maintaining good-quality housing. The <a href="https://static.treasury.gov.au/uploads/sites/1/2017/06/C2016-050_Final_report.pdf" target="_blank">Commonwealth Treasury</a> acknowledged this problem last year. And the problem is greatest in the urban areas where affordable housing is most needed.
<h2>What does the new model tell us?</h2>
The Affordable Housing Assessment Tool (AHAT) enables the user to calculate cost-effective ways to fund affordable housing to meet specified needs in different markets. It’s a flexible interactive spreadsheet model with an innovative feature: it enables users to embed housing needs as the driver of project and policy, rather than project financial feasibility driving who can be housed.
Affordable housing developments have recently been relatively sparse. However, our research highlighted the varied and bespoke funding arrangements being used.
Despite this variety, too often project outcomes are driven purely by funding opportunities and constraints, rather than by defined housing needs. One notable constraint is the fragmented nature of affordable housing subsidy frameworks both within and across jurisdictions.
Our case study projects generated a diversity of housing outcomes. This can be seen as an unintended positive of the bespoke nature of affordable housing provision as a result of the need to “stitch together” gap funding from multiple sources on a project-by-project basis.
Equally though, the lack of policy coherence and fit-for-purpose funding added cost and complexity to the development process. By implication, this leads to a less-than-optimal outcome for public investment. Despite providers’ best efforts, current approaches are not the most efficient way to deliver much-needed affordable housing.
What are the lessons from this research?
We applied the model to typical housing development scenarios in inner and outer metropolitan areas and regions. By doing so, we identified six key lessons for funding and financing affordable housing delivery.
1) Government help with access to land is central to affordable housing development and enhances long-term project viability.
Especially in high-pressure urban markets, not-for-profit housing developers cannot compete with the private sector for development sites. High land costs, particularly in inner cities where affordable housing demand is most extreme, can render financial viability near impossible. Having access to sites and lower-cost land were two of the most important components of feasible projects.
2) Government equity investment offers considerable potential for delivering feasible projects and net benefit to government.
How governments treat the valuation of public land with potential for affordable housing development must be reviewed. Conventionally, even where affordable housing is the intended use, governments typically insist on a land sale price based on “highest and best use”.
It would be preferable in such cases to treat the below-market value assigned to public land as a transparent subsidy input. This would mean the sale price reflects the housing needs that the development seeks to meet. That is, the land value should be priced as an affordable housing development for a specific needs cohort.
By retaining an equity stake, government could account for its input as an investment that will increase in value over time as land values appreciate.
3) Reducing up-front debt load and lowering finance costs are critical to long-term project viability.
Debt funding imposes a large cost burden over a project’s lifetime. This is ultimately paid down through tenant rents. Reducing both the cost and scale of private financing can have a significant impact on project viability.
The analysis reinforces the rationale for the Australian government’s “<a href="http://www.budget.gov.au/2017-18/content/glossies/factsheets/html/HA_18.htm" target="_blank">bond aggregator</a>” facility for reducing financing costs for affordable housing projects. But this must come in tandem with other measures to reduce up-front debt.
4) Delivery across the range of housing needs helps to meet overall social and tenure mix objectives. This also can help improve project viability through cross-subsidy.
Mixing tenure and tenant profiles can enable affordable housing providers to produce more diverse housing that meets the full range of needs.
Cross-subsidy opportunities arising from mixed-tenure and mixed-use developments can also enhance project feasibility. By improving a provider’s financial position, this helps advance their long-term goal of adding to the stock of affordable housing. And, by providing welcome flexibility, this enables organisations to better manage development risk across different markets and cycles.
5) The financial benefit of planning bonuses is limited
Inclusionary zoning mechanisms impose affordable housing obligations on developers through the planning system. This approach potentially offers a means of securing affordable housing development sites in larger urban renewal or master-planned areas.
However, our research demonstrated that planning bonuses allowing increased dwelling numbers in return for more affordable housing have little beneficial impact on project viability. This is because the additional dwellings allowed generate additional land and/or construction costs but no matching capacity to service a larger debt.
However, planning bonuses can be useful as part of a cross-subsidy approach. In this case, they may support project viability, without necessarily resulting in any additional affordable dwellings.
6) Increasing the scale of not-for-profit provision offers financial benefits that help ensure the long-term delivery of affordable housing.
Our analysis supports the case for targeting public subsidy to not-for-profit developers (government or non-government) to maximise long-term social benefit. Investing in permanently affordable housing ensures the social dividend of affordable housing can be continued into the future.
Comparable subsidies are not preserved when allocated to private owners. They will seek to trade out at some stage, capitalising the subsidy into privatised gain.
The results of our case study analyses and modelling highlight the need to develop comprehensive funding and subsidy arrangements that account for different costs in different locations. These arrangements also must be integrated nationally to support affordable housing delivery at scale.
<img src="https://counter.theconversation.com/content/91072/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">This study reiterates the common finding of research over the last decade: both Commonwealth and state/territory governments need to develop a coherent and long-term policy framework to provide housing across the full spectrum of need.
<a href="https://theconversation.com/profiles/laurence-troy-2403" target="_blank">Laurence Troy</a>, Research Fellow, City Futures Research Centre, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>; <a href="https://theconversation.com/profiles/bill-randolph-147968" target="_blank">Bill Randolph</a>, Director, City Futures - Faculty Leadership, City Futures Research Centre, Urban Analytics and City Data, Infrastructure in the Built Environment, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>; <a href="https://theconversation.com/profiles/ryan-van-den-nouwelant-199969" target="_blank">Ryan van den Nouwelant</a>, Senior Research Officer - City Futures Research Centre, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>, and <a href="https://theconversation.com/profiles/vivienne-milligan-147970" target="_blank">Vivienne Milligan</a>, Visiting Senior Fellow - City Futures Research Centre, Housing Policy and Practice, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/six-lessons-on-how-to-make-affordable-housing-funding-work-across-australia-91072" target="_blank">original article</a>.
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How to make affordable housing funding work across Australia

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A residential property with development potential in the Melbourne bayside suburb Bentleigh has been listed for auction by Teska Carson.
The property will be auctioned on Saturday, March 4 on site.
It is expected to fetch more than $1.15 million.
Located at <a href="https://www.realestate.com.au/sold/property-house-vic-bentleigh-116918083" target="_blank">594 Centre Road</a>, on the corner of Leckie Street, the property comprises a single level, well presented Federation  home, with four bedrooms, a separate formal lounge, modern provincial kitchen and large family room, on a 540 square metre site, zoned Neighbourhood  Residential, with two street frontages.
According to marketing agents, Teska Carson’s, George Takis and Barry Novy, the well maintained property also offers the benefit of a current permit for medical use.
"This is an excellent property from a number of perspectives including that of a well maintained, four bedroom home with classic early 20th century period charm, the ability to take up the permitted change of use to medical, and its potential for redevelopment down the track," Takis said.
He said the area continued to gain popularity with an upsurge of residential development, underpinned by strong population growth, driving both residential and commercial property markets.
Part of the attraction, Takis said, was the local village lifestyle ambience complemented by a plethora of retail outlets, cafes and restaurants, as well as a number of lifestyle amenities including close proximity to the beach.
Novy said the sale offered a number of options to prospective purchasers including investment, occupation and development.
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Potential development site in Bentleigh to go under the hammer

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Monarch Investments Group (Monarch) have been granted approval by the Campbelltown City Council to develop its new masterplanned community - The Meadows.
The $135 million project, located n Sydney's South West growth corridor, will feature 210 houses, a swimming pool, playground and recreational facilities.
It's located within one kilometre from Edmondson Park Train Station and the billion dollar Edmondson Park Town Centre.
Prices start from $624,950 for a three bedroom duplex and range in lot size from 230 sqm to 390 sqm.
Packages include a dishwasher, air conditioning, open plan living area, floor coverings, fencing, landscaping, blinds, light fittings and an ensuite.
Monarch has sold over 6,000 land lots across Sydney and New South Wales over the last 60 years.
More than 1600 of these sales were secured in the South West.
They recently sold the last remaining house and land package in its $160 million Ingleburn Gardens Estate comprising 329 houses and land parcels.
CEO of Monarch Peter Icklow suggested the investment potential in the South West is significant.
“The South West growth corridor is one of the fastest growing areas in Sydney and is earmarked for significant private and government spending on major infrastructure and community facilities within the next decade," he said.
"The Meadows is situated in the epicentre of this activity and has already attracted a broad range of purchasers including first home buyers, downsizers, growing families and investors.”
The state government has committed to invest over $3.6 billion in its Western Sydney Infrastructure Plan over a 10 year period. 
This plan includes investment in health, education, transport (bus and rail) and community infrastructure.
Icklow said that they sold their first house and land package in 2009 in Ingleburn Gardens Estate for $325,000. Today it is worth $650,000 and is renting for $500 per week.
"Based on these figures, within the 10 years I expect house and land sales in The Meadows to eclipse at least $900,000 based on an average annual 5 per cent increase over that time," he added.
Recently released data from CoreLogic RPData revealed the suburb of Bardia was ranked seventh in a national list of suburbs with the biggest rise in median house price growth between 2010 and 2015. 
To read more about the development <a href="https://monarchinvestments.com/the-meadows-bardia/" target="_blank">click here</a>. 
 
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Green light given for The Meadows

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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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<img src="file:///page2image24640" alt="page2image24640" width="0.480000" height="0.480000"><div class="layoutArea">
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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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<img src="file:///page2image35968" alt="page2image35968" width="0.480000" height="0.480000"><div class="layoutArea">
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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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Sponsored Post
For 30 years, ASX300 listed property developer Villa World has been creating new homes for investors from all walks of life.
“We have the support and the processes to make investing in property in Queensland and Victoria very easy,” says National Sales Manager, Robyn Valmadre.
“If you look at the 3 pillars of our business:
The complete address + The completed home + The single contract… it all adds up to success for our investors. We take the stress out of it,” says Robyn.
Providing more than just a home, Villa World creates a master planned address. They deliver the home, the street and the entire community to create whatever is needed for families to thrive. Little surprise then, that more than 40,000 Australians today call a Villa World address their home.
Villa World homes come complete, landscaped and ready to move into for a fixed price that includes all the internal fixtures necessary for your tenants to move straight in.
Villa World ask for only one deposit, one contract and upon completion, one final payment. It’s that easy because it’s all delivered by one developer, and therefore perfect for your Self Managed Superannuation Fund where the single contract is king!
Once you go to contract, their Customer Ambassadors keeps you up to speed with progress on the property and can arrange a ‘Ready to Rent’ Investor package for you which includes window coverings and even extras such as airconditioning.
Naturally your investment property is subjected to a stringent Quality Assurance system by the Villa World Customer Service team before its ready for inspection.
Interstate and overseas investors are not even required to attend settlement or a pre-settlement viewing as the Customer Ambassadors take care of everything for you. The whole system is designed to make property investing more streamlined!
If you’re looking for the easy ‘one stop’ property investment option in Queensland or Victoria, call Lucy Fulton on 07 5588 8888 or visit the <a href="https://www.villaworldliving.com.au" target="_blank">villaworld30.com.au</a> to view the current portfolio of Villa World addresses.
 
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The Villa World formula for success for investors

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GUEST OBSERVER
Property buyers should be wary of the high-risk investment temptation created by record low interest rates and an influx of apartment and housing developments across Australia.
The combination of last week’s rate cut and an oversupply of off-the- plan developments in many capital city locations just increases the risk of this type of speculative investment.
On the eve of the 2016 Federal Budget, the Reserve Bank of Australia lowered interest rates to 1.75 percent – the lowest in Australia’s history.
With any off-the-plan property purchases, investors should understand that they were buying a speculative investment that carries with it associated risks.
Anything that you buy with a delayed settlement is a risk and the longer the settlement the greater that risk becomes.
You’re punting on the fact that the market will go up.
If it goes down and it’s worth less at completion than the price you paid, then, when you go to finance that property at settlement you’re in negative equity.
If you end up in this situation it’s much harder to get the finance and if you can’t secure it then you will lose your 10% deposit.
On top of this you need to be aware that if the developer then on-sells the property for less, they could also sue you for the difference for non-performance.
Off-the-plan contracts also heavily favour the developer and most include shrinkage clauses, sunset clauses, like for like clauses and many others that keep you tied to purchasing the property even though they can have a detrimental impact on the end value of the apartment.
Investors are better off buying established real estate as it offers a much lower overall risk.
Established real estate is usually in a better location and provides a more secure investment opportunity when compared to off-the-plan property.
You’re less likely to be competing with cashed up foreign buyers who don’t understand current market values and often overpay.
In addition, you can rent out established property immediately after purchase and receive a return on your money straight away rather than hoping to secure a return in a year or two.
Often off-the-plan properties, especially those built over the last decade, have been designed more as investment products for developers who want to sell quickly with a high margin rather than a quality product built to a high standard.
In comparison, I find apartments that were built in the 60s to 90s are generally in better locations and have more focus on space and outlook.
Patrick Bright is buyer's agent for EPS Property Search and can be contacted <a href="https://www.epspropertysearch.com.au" target="_blank">here.</a>
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Investors warned against lure of buying off-the-plan: Patrick Bright

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Construction has started in right earnest at Oakland Estate, a $1 bilion masterplanned development in the Queensland township of Beaudesert, with buyers snapping up home sites.
Close to the Gold Coast and Brisbane, Oakland Estate offers brand new homesites, house and land packages with schools, parks, restaurants and retail planned.
A $30 million construction programme has started which includes the McAuley Catholic College, that will have an intake of 850 students and will open in January 2017.
nWork is also expected to start soon on a shopping village, comprising a 1,200 sqm IGA supermarket, 500 sqm of specialty stores, a fast-food restaurant and a tavern complete with function rooms, a children's play centre and a separate public bar and dining area.
A service station, including a drive-through coffee shop, are also expected to come up soon.
Oakland Estate is being developed by Robinson Projects. Lots average 750 sqm and are priced from $185,325.
Head of Robinson Projects, James Robinson, says he has also partnered with local builders to deliver a range of house and land packages priced from $346,000 with a variety of three and four bedroom floor plans. 
"Our first purchasers have predominantly been mature couples and retirees looking to make plans for the next phase of their lives," he said.
"The construction of the school has also led to strong enquiry from families who want to move to Beaudesert to raise their children in a country environment, whilst still being within a one hour drive of both Gold Coast and Brisbane City."
<img src="/images/2016/05/11/Screen%20Shot%202016-05-11%20at%209.01.38%20AM.png" alt="" width="1276" height="768">
Two of the first buyers in Oakland Estate are Peter and Lesley Wilson, who are moving from Yeppoon. The couple has bought a 785 sqm homesite at Oakland Estate.
"We are retired and have family based in Toowoomba, Gold Coast, Brisbane and Sydney, so we wanted to find a place where it would be easier for us to access the motorway or airport to visit our loved ones," Wilson said.
 
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