Avant Townhomes is adding to Ivanhoe’s family-sized housing options with <a href="https://www.apartments.com.au/new-townhouses/three-82-ivanhoe-382-upper-heidelberg-road-ivanhoe-vic-3079">Three 82</a>, a collection of just 16 four-bedroom townhomes on Upper Heidelberg Road.

The <a href="https://www.apartments.com.au/developers/intrapac-property">Intrapac Property</a> townhome division has taken a contemporary approach to the traditional family home, pairing larger floorplans with the lower-maintenance format of a townhouse.

[smartcode_project:default project_id=152069 project_image_fid=374394]

Designed by <a href="https://www.apartments.com.au/architects/arcadia-studio">Arcadia</a>, with landscaping by Landsite, the homes feature generous open-plan living and dining areas that connect directly to outdoor spaces, with layouts also designed to maximise natural light and privacy.

Natural stone is used throughout the interiors, including in kitchens that pair stone surfaces with bespoke cabinetry, considered storage and SMEG appliances.

The four-bedroom layouts include built-in wardrobes and a main bedroom with its own ensuite, while family bathrooms service the additional bedrooms. Each home also includes a lock-up double garage and intercom entry.

[smartcode_project:default project_id=152069 project_image_fid=374399]

Energy efficiency has been incorporated into the design through solar panels, double glazing and reverse-cycle heating and cooling, with the homes targeting 7-star energy ratings.

Rather than incorporating extensive communal facilities, Three 82 has been conceived around private residential amenity, with the 16-home scale keeping the focus on individual homes and their own indoor and outdoor spaces.

The development is located at 382 Upper Heidelberg Road, around one kilometre from Ivanhoe Village's cafés and retail and a short drive from Eaglemont Station and Ivanhoe Station.

[smartcode_project:default project_id=152069 project_image_fid=374393]

Several of Ivanhoe's established schools are also nearby, including Ivanhoe Girls' Grammar and Ivanhoe Grammar School. The address also provides access to the suburb's parklands and the wider Yarra River corridor.

<a href="https://www.apartments.com.au/project-marketer/nelson-alexander">Nelson Alexander</a> has been appointed to handle sales.

Construction is underway and progressing well, with Three 82 currently tracking toward completion in Q2 2027.

[smartcode_project_cta:default project_id=152069]

Joel Robinson

Three 82 brings boutique four-bedroom townhome collection to Ivanhoe

Builder-developer&nbsp;<a href="https://www.apartments.com.au/developers/graya">Graya</a> has secured a prime Newstead site from fellow developer Fraser, subsequently lodging plans for The Silo, a major mixed-use residential project in Newstead designed around a new public laneway linking the James Street precinct with the wider Gasworks and Newstead neighbourhood.

Proposed for the corner of Chester and Morse streets, the <a href="https://www.apartments.com.au/architects/bureauproberts">Bureau^Proberts</a>-designed project places its strongest emphasis at ground level, where retail, landscaping and a new cobblestone pedestrian connection would open the site to the surrounding neighbourhood. The design team describes The Silo as “more than a residential building”, positioning the development as an extension of Newstead’s public realm rather than a standalone apartment tower.

“A new cobblestone laneway and landscaped connection between James Street and Gasworks unlock a missing pedestrian link, improving walkability and stitching together two of Brisbane’s significant urban destinations,” Bureau Proberts said in its Urban Design Report.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="0ea1b06a-75f5-40a5-b2c5-33c97bc86052" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/silo%20bldg.png?VersionId=KmjsAtNePu57_B31EM_DJ5T6KPJHtcmo" />

The Silo is planned as a mixed-use development incorporating apartments alongside a bar and centre activities including food and drink outlets, indoor sport and recreation, office and retail uses.

Architecturally, Bureau Proberts has conceived the building as a collection of vertically expressed, stepping forms rather than a single uniform tower. The composition rises from an articulated podium before being broken by a triple-height landscaped recreation level, with the upper section becoming more compact before terminating in a landscaped rooftop garden.

The project's name and architectural language draw directly from Newstead's industrial history. Patterned off-form concrete is proposed as the principal façade material, complemented by slender metal rod balustrades and extensive planting. The cylindrical and vertically ribbed elements give the building its silo-like expression, while curved balconies and planted edges introduce a softer subtropical layer.

“The Silo reinterprets its robust forms, scale and materiality through a contemporary subtropical architectural expression, creating a building that acknowledges its industrial legacy, while responding to the way the precinct is occupied today,” Bureau^Proberts said.

The recreation level is one of the defining breaks in the tower. Plans include a lap pool, mature subtropical planting and shared resident facilities within an elevated communal garden. Landscaping continues through the podium and onto the rooftop, where a further garden forms what the architects describe as a “subtropical crown” to the building.

<img alt="First look: Graya plans The Silo as new pedestrian link between James Street and Gasworks" data-entity-type="file" data-entity-uuid="f8451036-35a4-49a9-8d88-2ef4438eba3d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Silo%20Lane.png?VersionId=h8N31_rYmCEqoNrpt4kbYVQhJGZn60LH" />

At street level, the development has been designed to establish a more permeable block. Retail and hospitality tenancies address the public realm, while landscaped pedestrian spaces lead into the new laneway connection. Renders in the design report show the proposed “Silo Lane” as a substantial opening through the podium, framed by cylindrical concrete forms with cascading planting above.

The Silo continues Graya's move into larger apartment developments after building its reputation across high-end residential projects in Brisbane and the Gold Coast.

Graya buys Frasers Newstead site, plans The Silo between James Street and Gasworks precincts

<a href="https://www.apartments.com.au/developers/wickton">Wickton</a>’s completed Linacre Rise development in Hampton is giving Bayside downsizers the opportunity to move into a spacious apartment near the beach, with the developer covering stamp duty for a limited time.

The 27-residence development has been designed for buyers who want to simplify their living arrangements without giving up the space, warmth and quality associated with a long-term family home. Most apartments have already been secured by Bayside locals, leaving a select collection of two and three-bedroom residences and penthouses available.

Two-bedroom apartments are priced from $1.275 million, three-bedroom residences from $2.25 million and penthouses from $3.375 million, with the completed homes available to inspect and move into now.

[smartcode_project:default project_id=95289 project_image_fid=366760]

<a href="https://www.apartments.com.au/buildings/linacre-rise-hampton-8-10-linacre-road-hampton-vic-3188">Linacre Rise</a> occupies an elevated position on one of <a href="https://www.apartments.com.au/developments/hampton-vic-3188">Hampton</a>’s quiet, tree-lined streets, around 250 metres from the bay and 500 metres from Hampton’s village centre. Its setting gives residents access to the beach, local cafés, shops and Hampton Train Station while retaining the feel of an established residential neighbourhood.

Architecture and interiors by <a href="https://www.apartments.com.au/architects/ewert-leaf">Ewert Leaf</a> draw on the warmth and permanence of traditional brickwork, with the building integrated into terraced landscaping by <a href="https://www.apartments.com.au/landscape-architect/john-patrick-landscape-architects">John Patrick</a>. Ground-floor apartments are elevated above the street and include private garden courtyards, while several upper-level residences have generous balconies and outlooks toward the bay.

Inside, the residences favour natural materials and generous proportions. Herringbone-pattern European oak flooring, natural stone benchtops, premium joinery and Swiss V-ZUG appliances are among the key inclusions, while integrated storage has been incorporated across kitchens, bathrooms, studies and living areas.

The kitchens have been planned as practical spaces for both everyday use and entertaining, with substantial island benches, detailed cabinetry and adjoining dining and living zones. Full-height wardrobes, plush bedroom carpeting and carefully considered lighting reinforce the residential character Wickton sought to retain for buyers moving from larger homes.

[smartcode_project:default project_id=95289 project_image_fid=366769]

A Linacre Rise purchaser said the completed apartment had delivered the space, outlook and construction quality they had been seeking.

“The unit is very light, has views to die for over the bay, all construction materials and fittings are premium quality, we have secure parking for three cars, EV charging at very competitive rates, the neighbours are friendly and there is just a lovely ambiance about the place,” the purchaser said.

Environmental features include solar panels, shared electric vehicle charging stations, rainwater harvesting for toilet flushing and landscape irrigation, double-glazed windows and water-efficient fixtures and appliances.

[smartcode_project:default project_id=95289 project_image_fid=366762]

The development was built by Balmain &amp; Co, with Wickton managing the broader development process through its in-house team.

For downsizers, the project’s completed status removes much of the uncertainty associated with buying off the plan. Purchasers can inspect the finished apartments, understand their outlook and proportions, and move in without waiting for construction to conclude.

The remaining selection includes north-oriented balconies, corner configurations and penthouses with elevated bay views. The developer-paid stamp duty initiative is available for a limited time, with potential savings of up to $200,000 depending on the residence purchased.

[smartcode_project_cta:default project_id=95289]

Limited-time stamp duty offer at completed Linacre Rise apartments in Hampton

Luxury apartment buyers have long prioritised design, space and finishes, but increasingly they're placing equal importance on something less tangible: how easily they can live without relying on a car.

At <a>Richmond Square</a>, <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> believes that convenience begins beyond the apartment itself, with the mixed-use precinct earning a near-perfect Walk Score of 99.

The development has been planned around the idea that some of the most valuable amenities aren't contained within a building, they're the restaurants, cafés, parks, transport connections and daily conveniences that can all be reached on foot.

Located just behind Swan Street and Church Street, <a href="https://www.apartments.com.au/new-apartments/richmond-square-1-wiltshire-street-richmond-vic-3121">Richmond Square</a> places residents within one of Melbo​u​rne's most established lifestyle precincts while offering a quieter residential setting removed from the busiest thoroughfares. East Richmond Station is moments away, trams run along both Swan and Church Streets, and the MCG, Melb​​ourne Park, Yarra River trails and the CBD are all within walking distance. At the same time, the precinct itself will introduce a curated mix of dining, retail, hospitality and wellness offerings, creating a destination that extends well beyond its residential buildings.

[smartcode_project:default project_id=13181 project_image_fid=348530]

For Fortis, that combination of location and scale was what made the site unique.

"<a href="https://www.apartments.com.au/developments/richmond-vic-3121">Richmond</a> is one of Melb​o​urne's most established and distinctive inner-city neighbourhoods, with a rare combination of dining, culture, recreation, public transport and proximity to the CBD," the developer said.

"The opportunity at Wiltshire Street was particularly compelling because the site sits slightly removed from the activity of Swan and Church Streets while remaining only moments from everything that makes the area desirable."

Rather than developing a standalone apartment building, Fortis consolidated 15 individual properties to create one of the larger development parcels assembled on Mel​b​ourne's city fringe in recent years. That allowed the team to deliver a genuine mixed-use precinct comprising 107 residences across Wiltshire House and Carmine House, premium office space, hospitality venues, retail, wellness offerings and a future 57-room hotel.

"The scale of the site allowed Fortis to think beyond a standalone apartment building," the developer said.

"Richmond Square could be planned as a complete lifestyle precinct, bringing homes, workplaces, dining, retail, hospitality and wellness together around a series of activated public spaces. The aim was to create a destination that feels connected to Richmond rather than separate from it."

[smartcode_project:default project_id=13181 project_image_fid=348533]

The emphasis on walkability has also resonated with buyers.

Interest has been strongest from established owner-occupiers, particularly downsizers from Richmond and Melb​ourne's inner east who want to remain close to familiar restaurants, workplaces, family and social networks while moving into a more secure, lower-maintenance home. The project is also attracting Mornington Peninsula and interstate buyers seeking a Melb​ourne residence they can lock up and leave between visits.

Many are looking for generous living spaces, room to entertain, quality finishes and confidence in the project team, but location remains one of the biggest deciding factors.

"For many buyers, Richmond Square provides a way to simplify the practical side of home ownership without reducing the quality of their lifestyle," the sales team said.

"Location is also a major driver of interest. Buyers can remain connected to the CBD, major sporting events, the arts centres, local restaurants, cafes and bars and their family while living in a private and secure residence that is easy to lock up and leave for weekends or longer periods away."

[smartcode_project:default project_id=13181 project_image_fid=348549]

The residences themselves have been designed with that buyer in mind. Award-winning architecture practice SJB and interior designers Hecker Guthrie have created spacious two and three-bedroom apartments and penthouses that prioritise generous living areas, natural light, bespoke joinery and private terraces. Above, a rooftop sanctuary by Acre includes landscaped lawns, bookable dining rooms, barbecue facilities, wellness spaces and panoramic views across the CBD, the MCG and Port Phillip Bay.

Fortis believes Richmond Square reflects a broader evolution in apartment living, where the surrounding neighbourhood becomes just as important as the residence itself.

"Richmond Square introduces a different proposition: generously proportioned residences within a genuinely mixed-use, hospitality-led destination," the developer said.

"The project's location and Walk Score of 99 further support a lifestyle where residents can complete many everyday journeys without relying on a car."

Fortis has assembled an experienced team that includes <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, <a href="https://www.apartments.com.au/interior-designers/hecker-guthrie">Hecker Guthrie</a>, <a href="https://www.apartments.com.au/landscape-architect/acre">Acre</a> and builder <a href="https://www.apartments.com.au/builders/hacer-group">Hacer Group</a>, reflecting the developer's commitment to creating projects with enduring design quality and meaningful connections to the communities in which they sit.&nbsp;

Richmond Square is an expression of that philosophy, bringing together homes, workplaces, hospitality and wellness within one of Me​lb​ourne's most walkable neighbourhoods.&nbsp;

Construction is now almost complete, providing purchasers with growing confidence ahead of its expected September 2026 completion.

[smartcode_project_cta:default project_id=13181]

Walk Score of 99 places Richmond Square at the heart of Melbourne's most connected lifestyle

<h3 data-end="19" data-section-id="1dvgwoe" data-start="0">Summary</h3>

<ul data-end="634" data-start="21">
	<li data-end="170" data-section-id="1o77v31" data-start="21">Walker Corporation has lodged plans for a second major residential development in the Maroochydore City Centre, a 29-storey tower known as Celeste.</li>
	<li data-end="327" data-section-id="1lb0y6t" data-start="171">The Plus Studio-designed proposal at Lot 30 Sunshine Coast Parade would deliver 208 apartments, including four four-bedroom sub-penthouses and penthouses.</li>
	<li data-end="487" data-section-id="za720" data-start="328">The application comes as Walker doubles down on Maroochydore following the strong sales campaign at SOL by Walker, where the first tower is nearing sell-out.</li>
	<li data-end="634" data-section-id="5sovec" data-start="488">Walker is a key partner in the transformation of the Maroochydore City Centre, which is expected to ultimately deliver at least 4,000 new homes.</li>
</ul>

Walker Corporation is doubling down on Maroochydore following the successful sales campaign at its first residential project in the emerging CBD.

The national developer has filed plans for <a href="https://www.apartments.com.au/new-apartments/celeste-30-sunshine-coast-parade-maroochydore-qld-4558">Celeste</a>, a new 29-storey apartment tower at Lot 30 Sunshine Coast Parade, just metres from its under-construction SOL by Walker development.

The plans, prepared by Plus Studio, would see 208 apartments delivered across a 100-metre tower on the 2,376 sqm site, which fronts Sunshine Coast Parade, First Avenue and Future Way within the Maroochydore Priority Development Area.

<img alt="Walker" data-entity-type="file" data-entity-uuid="17038209-6fea-4ed2-855d-fd4df65b3d02" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.16%E2%80%AFAM.png?VersionId=iZD.oVXcQn.aLpUytDAW.CWjxP4puWMy" />

The proposed apartment mix comprises 36 one-bedroom apartments, 48 two-bedroom apartments, 72 two-bedroom apartments with an additional multipurpose space, and 48 three-bedroom apartments.

The upper levels would be capped by two four-bedroom sub-penthouses and two four-bedroom penthouses, taking the total apartment count to 208. The preliminary yield study also provides 262 car spaces, 114 resident bicycle spaces and storage for each apartment.

It represents Walker's next major residential move in the new Maroochydore CBD after the success of SOL by Walker, its $220 million two-tower project nearby.

SOL launched to market in early 2025 and has since seen strong demand, particularly from local owner-occupiers. By February this year, Walker said the first SOL tower was nearing sell-out, with a strong waitlist also emerging for its recently released penthouse collection.

Construction is already underway on SOL, with the first tower expected to be completed in late 2027 and the second to follow in early 2028.

[smartcode_project:default project_id=147777 project_image_fid=319846]

<h2 data-end="2518" data-section-id="1b2dyo5" data-start="2459">Celeste to rise 100 metres over Maroochydore City Centre</h2>

Celeste would take a different form to the twin 19-storey buildings at SOL.

Plus Studio has designed a single 100-metre tower above an activated podium, with the architecture responding to the site's prominent position and three street frontages.

The podium would incorporate commercial tenancies and public art, with sweeping façade elements wrapping the street edges. The scalloped concrete podium has been inspired by the patterns created in sand at low tide, while extensive landscaping would continue vertically through the tower.

The ground level plans show three commercial tenancies addressing Sunshine Coast Parade alongside the residential lobby and landscaped public realm. The podium would then accommodate several levels of car parking before the residential tower rises above.

<img alt="Celeste" data-entity-type="file" data-entity-uuid="121f77b1-71c5-46d7-9b36-0a7d474211ca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-10%20at%2010.24.47%E2%80%AFAM.png?VersionId=MGrg9Hb7HgzLN0Lelq_xrXNAruVl77ia" />

Plus Studio said the tower had been designed to maximise views from each apartment, taking in the Maroochy River, Sunshine Coast hinterland, Cotton Tree and Maroochydore Beach and ocean.

Those views have also shaped one of the project's key features, with Walker proposing to put the primary resident amenity on Level 29 rather than lower within the building.

The rooftop would feature a 284.9 sqm pool area with an infinity edge, along with a cold pool, spa, sauna, 93.2 sqm gym, sunset lounge, BBQ and dining areas, pool deck and private dining space. Cabanas and day beds are also shown across the recreation level.

The two penthouses would extend across the upper levels and each feature private terraces and plunge pools.

<h2 data-end="4202" data-section-id="v5f4ix" data-start="4160">Walker's growing Maroochydore footprint</h2>

Celeste further reinforces Walker's commitment to the transformation of Maroochydore City Centre.

Walker is one of the key partners delivering the new CBD alongside Sunshine Coast Council and SunCentral Maroochydore, with the broader 62-hectare Priority Development Area occupying the former Horton Park Golf Course and surrounding land.

The precinct is ultimately expected to accommodate at least 4,000 new homes as Maroochydore evolves into the Sunshine Coast's principal commercial and residential centre.

When SOL secured approval in February 2025, Walker Managing Director and CEO David Gallant described it as the "first of many residential projects" the company planned for the Maroochydore City Centre.

Celeste now provides the clearest indication yet of what comes next.

The site sits immediately within the new CBD, with the design report identifying Sunshine Plaza and surrounding parkland within walking distance and Maroochydore Beach around a five-minute drive away.

For Walker, the timing of the application comes as its first residential bet on the new CBD appears to have been vindicated.

SOL has progressed from planning approval to construction while its first release has approached sell-out, giving Walker confidence to push ahead with another 208 apartments and take its residential pipeline in the Maroochydore City Centre to around 450 dwellings across the two projects.

Celeste remains subject to planning approval, with the architectural material describing the scheme as a preliminary yield study that may change through the assessment process.

Walker doubles down on Maroochydore with 29-storey Celeste apartment tower

Settlement

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In property conveyancing, dates are essential terms in the contract.
Buyers and sellers regularly negotiate property settlement dates that work for them both.
And with just 80 days to Christmas, it is timely to consider how best to work around the calendar to secure a smooth sale.
Finding a private treaty buyer is taking around 40 days in Sydney, according to CoreLogic.
Then settlement typically takes place six weeks after contracts are exchanged, but this can be a point of discussion before the signature on the contract.
Whether it’s a sale by private treaty or by auction, once a contract has been signed, the settlement date is fixed.
A home purchase doesn't finish with signing the sales contract. In fact, the signing is the beginning of the most important process.
Of course, just because there's a date within the signed contract, doesn’t mean that the date isn't movable. But there could be consequences.
There are often issues that arise before actually taking possession of the property.
Around one in five property settlements in Australia is delayed by a median period of seven days, according to Property Exchange Australia (PEXA).
This delay has financial and emotional repercussions.
And the postponed settlements often create a knock on effect resulting in additional property settlement delays.
The proximity to Christmas, New Year and the school holidays heightens stress, so it warrants the earliest consideration of delayed settlement terms.
The seller and buyer need to agree to push back the move date before signing the contract.
I think it is actually a selling point to be flexible on settlements, possibly pushing the settlement well into 2019 as its offers the pre-Christmas buyer plenty of time to find the buyer of their home too.
Ofcourse, some buyers might have already sold and be keen for a quick settlement.
Either way, vendors need to be receptive to enhancing their sale prospects.
There will likely be some attendant issues, such as insurance, bank approvals, bridging finance and maybe deposit release.
Communication and common sense are needed in the formal and informal interactions between the buyer and seller, along with their estate agents, lenders and conveyancers.
I'm told Australia's most expensive house, Fairwater, which sold last month to tech entrepreneur Mike and Annie Cannon-Brookes ending the Fairfax family's 100 year plus hold on the exclusive beachfront, was done with delayed settlement terms.
They agreed on six month settlement terms.
Finding finance won't be an issue for the Atlassian billionaire, but vendors do need to be aware of looming problems if their buyer struggles to find purchasing funds in these straighten lending times.
On the formal front, in the event that a NSW purchaser is not in a position to settle on the settlement date, generally the vendor can charge penalty interest for each day that settlement is delayed and also issue a notice to complete, which gives the purchaser an additional 14 days to settle, thereby making time essential.
In the event that the purchaser is not able to settle by that date, the vendor may be able to terminate the contract and keep the purchaser’s deposit.
Changing minds isn't the go.
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jchancellor-FAypfDUnLy

Delayed settlement can boost the chances of finding the right buyer 

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<img src="https://counter.theconversation.edu.au/content/68982/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Informal settlements house around one-quarter of the world’s urban population. This means roughly 1 billion urban dwellers live in settlements that have emerged outside of the state’s control.
The Habitat III conference in Quito in October recognised informal settlements as a critical issue for sustainable urban development. But how did informal settlements come to make up such a large part of the world’s cities?
<h2>Resorting to informal housing</h2>
Rates of urbanisation can fluctuate rapidly and be hard to predict. This makes planning for urban growth a challenge, especially in developing countries, where more than 90% of urban growth is occurring. When data or government capacity is limited, housing shortages often result. 
With formal housing too expensive or unavailable, urban migrants must improvise. Many resort to informal housing.
Informal settlements are generally undocumented or hidden on official maps. This is because the state usually sees them as temporary or illegal. 
Over the past 50 years, governments have tried to deal with these areas in a number of ways. Strategies have included denial, tolerance, formalisation, demolition and displacement. 
While efforts to improve settlements and anticipate future ones are becoming more common, the desire for eradication persists in many cities. Forced evictions in various parts of the world are putting the rights of informal settlement dwellers at risk.
Over time, however, it has been recognised that poverty and inequality cannot be simply eradicated through demolition or eviction. In the developing world, one-third of the urban population now lives in slums. In Africa, the proportion is 62%. 
Many cities are looking for alternatives that formalise these areas through incremental, on-site upgrading. In addition to offering effective protection against forced evictions, it is critical to provide access to basic services, public facilities and inclusive public spaces.
We need to adopt integrated approaches that cut across urban scales and disciplines. These need to involve stakeholders from government, citizens and other organisations. Design thinking is essential in this process to meet the challenges of urbanisation.
<h2>The role of the New Urban Agenda</h2>
The Habitat III conference adopted a New Urban Agenda for the United Nations. This document presents a road map for sustainable urban development until Habitat IV in 2036.
While the quality of life for some informal settlement dwellers has improved over recent decades, growing inequality pushes more people into informal housing. As a result, the growth rate of informal settlements often outstrips upgrading processes. 
The UN Human Settlements Program (UN-Habitat) was one of the key agencies involved in Habitat III. Since Habitat II, UN-Habitat has worked extensively on housing and slum upgrading. The New Urban Agenda incorporates lessons from this process. 
An example is the need for innovative small investment models for informal housing and their inhabitants’ transport needs. The agenda also acknowledges the informal settlements located in hazard-prone areas. Their inhabitants often need more help with reducing the risks and building resilience. 
<h2>The way forward</h2>
Dealing with informal settlements is an issue of inequality. This inequality is both social and spatial in nature, across cities worldwide.
It is problematic that spatial thinking does not have a high profile in the New Urban Agenda. While urban design by itself cannot reduce social inequality and urban poverty, much can be learned from cutting-edge practices that integrate design thinking into upgrading informal settlements. 
One key lesson is that incremental housing (a step-by-step process of upgrading) can be a critical part of the solution. Incrementalism allows informal housing to be adapted over time. It also means community engagement is central to governments’ handling of informal settlements. 
Another learning is that evidence-based, multi-scale and multidisciplinary approaches are essential to tackle the challenges of informal settlements. Such integrated approaches intervene at multiple scales to provide a network of public open space and access to affordable public transport and facilities.
Most informal settlements – but for a few exceptions located in hazardous areas – need to be upgraded incrementally and on the same site.
<h2>Are we prepared?</h2>
When it comes to the critical role of design thinking in the process of urbanisation, built environment professionals need to be prepared to tackle the challenge of informal settlements. 
Incremental and on-site upgrading relies on a sophisticated understanding of informal settlement forms and adaptations. 
Universities have a key role in equipping future built environment professionals with the skills and knowledge needed to meet the real challenges of urbanisation. Informal settlements are here to stay. 
To better integrate these settlements into cities globally, they need to be recognised – politically, socially and spatially – and made visible through the gaze of mapping and research.
 
<a href="https://theconversation.com/profiles/hesam-kamalipour-288498" target="_blank">Hesam Kamalipour</a> is PhD candidate and research assistant in Urban Design, University of Melbourne.
<a href="https://theconversation.com/profiles/alexei-trundle-11956" target="_blank">Alexei Trundle</a> is PhD candidate, Australian-German Climate &amp; Energy College, University of Melbourne.
<a href="https://theconversation.com/profiles/andre-stephan-14991" target="_blank">André Stephan </a>is postdoctoral research fellow, University of Melbourne.
<a href="https://theconversation.com/profiles/hayley-henderson-288490" target="_blank">Hayley Henderson</a> is PhD candidate in Urban Planning, University of Melbourne.
<a href="https://theconversation.com/profiles/melanie-lowe-288493" target="_blank">Melanie Lowe</a> is research fellow, McCaughey VicHealth Community Wellbeing Unit, Melbourne School of Population and Global Health, University of Melbourne.
All are authors for The Conversation.
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When planning falls short: the challenges of informal settlements

<html><body><div id="content_div_2356">
<div id="toc">Settlement is the official process of legally transferring a property from one person to another. It is usually conducted by the legal and financial representatives - eg conveyancers, of both the buyer and the vendor. Settlement normally occurs between four and six weeks after both parties have signed the contract of sale. </div>
<div id="content_div_22830">
The settlement date is included in the contract of sale and agreed to when you signed it. It is the date that: 
<ul>
<li>the balance of the purchase price is to be paid to the vendor </li>
<li>all relevant legal documents - eg memorandum of transfer, are completed and lodged with the appropriate agencies </li>
<li>the certificate of title is transferred into the buyer's name </li>
<li>the property is legally transferred to the buyer </li>
<li>the adjustments for rates and taxes are calculated.</li>
</ul>
Settlement is a complex legal process and it is strongly recommended that you engage the services of a professional conveyancer or solicitor to represent you.  The majority of settlements occur in the settlements room, a room provided by the Land Services Group which is open weekdays between 9.00 am and 5.00 pm. No booking is required.
<h2 id="title0">Documents required</h2>
Documents usually lodged, along with the necessary fees, with the Land Titles Office (LTO) after settlement includes: 
<ul>
<li>memorandum of transfer - to transfer the certificate of title from the vendor's name into the buyer's </li>
<li>memorandum of mortgage - the buyer's mortgage is registered on the property's certificate of title </li>
<li>discharge of mortgage - removes the vendor's mortgage from the certificate of title.</li>
</ul>
These documents are available online. Once these documents have been lodged, the LTO will advise all the relevant state and local government agencies of the transfer of ownership for rating and taxation purposes.
<h2 id="title1">Rates and taxes</h2>
Outgoings - eg rates and taxes, will be transferred from the vendor to the buyer. The vendor is responsible for rates up to and including the date of settlement. After settlement the buyer becomes responsible.
<h2 id="title2">Stamp duty</h2>
This is a Government tax calculated on the value of the property at the date of the contract of sale. This is usually payable at or before settlement. <a href="https://www.revenuesa.sa.gov.au/taxes-and-duties/stamp-duties" target="_blank">More information about stamp duty</a> can be found on the RevenueSA website.
<h2 id="title3">Grants</h2>
If you are buying a property and are eligible for any grants you can lodge your application with RevenueSA once settlement has been completed. If you are using a conveyancer they will complete and lodge these forms on your behalf.
<h2 id="title4">Taking possession</h2>
Once settlement has been completed the buyer can contact the vendor or their agent to negotiate a date to obtain the keys for the property. Any access to the property that is required before possession can be negotiated with the vendor or their agent.
<h2 id="title5">Withdrawing from the contract of sale</h2>
Once the contract of sale has been signed by both parties and the cooling off period has expired neither the buyer or the vendor can withdraw from the contract without legal repercussions - eg compensation may have to be paid.  Withdrawing from the legally binding contract of sale can be expensive and complex. It is strongly recommended that you seek independent legal advice before deciding to do so. The consequences of defaulting on the contract will be detailed in the contract of sale.
If you want more information <a href="https://www.sa.gov.au/topics/property-and-land/buying-a-home-or-property/property-contracts-finance-and-taxes/the-settlement-process" target="_blank">click here.</a>
 
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jonathanchancellor-7SQnKwU6yx

Property 101: The SA settlement process

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Receivers PPB Advisory are warning apartment developers to reduce their settlement risk.
Major developers are activating plans to deal with foreign buyers and local investors who may not be able to access funding levels from lenders they previously envisaged.
It follows on from banks who've introduced an APRA triggered lending crackdown.
"Developers need to understand and manage the risk of their purchasers' settlements," PPB Advisory's Garry McLean told The Australian Financial Review.
"They need to ask themselves some simple questions about the purchaser – can I locate them, where do they live, what is there capacity to settle, are they a cash buyer or will they be seeking finance, who is their financier?"
"A complete due diligence of their purchasers will assist developers to mitigate settlement risk in the residential developments nearing completion."
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<div>
He said it had been a major concern with many developments across the eastern seaboard due to be completed in the next few months.
"Developers should be undertaking a complete review of their existing pre-sale purchasers to mitigate their settlement risk – it's too late to wait until settlement day and realise purchasers are unable to complete due to limited financing sources for investment units."
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McLean suggested he didn't see the prospects as similar to the fallout on the Gold Coast market during the global financial crisis.
"This was a global meltdown," he said.
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Settlement risk warning from PPB Advisory

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<img src="/images/2015/11/NEW_RAMS_LOGO.jpg" alt="">
You’ve found a property.
The vendor has accepted your offer and you’ve paid a deposit, plus you’ve both signed the sale contracts. But you don’t get the keys until after settlement. 
Settlement is when you pay outstanding amounts to the vendor and the property title officially changes, making you the owner. 
The time between exchanging contracts and settlement day – the settlement period – varies by state. In NSW, it’s usually six weeks. In Queensland, 30 days is the norm and in Victoria it’s 30 to 90 days. The length can be varied but buyer and seller must both agree.
ACTION ITEMS
During the settlement period, you’ll finalise your finance. The lender will complete an independent valuation of the property and confirm the amount you can borrow. 
You’ll also have a chance to inspect the property again to ensure it’s in the same condition as when you agreed to the sale. 
Your solicitor or conveyancer will prepare the documentation needed on settlement day well in advance so it can be checked and you can sign in all the appropriate places. This step includes finalising council and water rates as well as any strata fees due up to settlement day. The vendor covers payments up to that time but you’ll take over from there. 
THE BIG DAY
On settlement day, your solicitor or conveyancer meets with the vendor’s settlement agent and a representative from your lender to hand over the paperwork and payment cheques. You don’t usually have to attend the meeting yourself. 
Your representative will let you know shortly after settlement has completed so you can collect the keys. They will also send you a statement showing how funds have been distributed.  
But things can go wrong. 
A document or a signature may be missing, for instance. If so, everyone works together to try to resolve the problem that day but sometimes settlement may need to be postponed. 
If you’re planning to move in straight away, be prepared for such a hold up. Leave a few hours after settlement before getting the removalists in and have a plan for alternative accommodation that night. 
Quick tip: You don’t take possession of the property until the paperwork and payment cheques have changed hands on settlement day. Hire a professional solicitor or conveyancer to handle the legal aspects and guide you through the process.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297185933;124281690;p" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297187184;124281691;q" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
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Managing the settlement

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Mortgage Choice has reported strong first quarter earnings, with home loan settlements up 8% year on year and cash group revenue growing 10% during the comparable period.
Financial planning revenue rose 75% year on year, while the head office generated home loan leads grew 46%.
“We have enjoyed a very solid start to the new financial year,” chief executive officer John Flavell said at the company's annual general meeting.
“Throughout the 2015 financial year, Mortgage Choice managed to record its strongest ever settlement result – up 10.6% on the previous year," he said. 
“We managed to grow our loan book by 4.6% to $49.5 billion.
"And, in the early part of this financial year, we took our loan book over the $50 billion milestone for the first time ever." 
Home loans worth $11.5 billion were settled throughout the course of the year, equating to nearly $1 billion a month.
Flavell said July was the company's second biggest month on record for home loan settlements, which boded well for the 2016 financial year.
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Settlement

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