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architecture and renovation

Posted by admin on 30 September 2010

Guess which TV show is part of the Saturday open home chatter right now? Brisbane’s inner city has a lot of great value apartments that can be transformed with a bit of clever renovating, and a handy decorating budget at [insert Channel 9 sponsor here]. Many of these “not-new” apartments are in smaller buildings with minimal amenities so their body corp fees can be low. Rooms are often good sizes and locations can be terrific.

Those contestants on “The Block” have one huge advantage though, and it’s not the design experience of that Victorian real estate agent (by the way she’s not doing much for our profession’s reputation is she?!) They have all the apartments in the building going through the transformation at once, the full building receiving a make-over. The exterior is being done for them with no committee meetings, no budget discussions/all-out brawls, and no need for encouraging or nudging of reluctant co-owners. It’s not reality TV. We’ve written before about the challenge of getting agreement to renovate common property and right now we’d suggest a number of inner Brisbane apartments sell below where they really should, simply because their building is holding them back.

When you think about it the TV producers should really film a real-life body corp meeting. Australia’s nicest tradie Scott Cam could referee. Just wind up one or two youngsters with some fresh ideas and pit them against a couple of long-term residents who won’t pay a cent more in body corp fees. It’d make The Block look like Play School.

Out of interest the latest Queensland government re-write of the body corp laws will likely bring in new disclosure rules for when you’re selling your apartment. It’s likely you’ll have to provide a buyer with a full copy of the CMS including by-laws and lots more info – before they sign a contract. This will no doubt encourage more questions from apartment buyers, and hopefully a better understanding of the opportunities and challenges bodies corporate can bring.

Do you have a body corp story to share?  Please post a comment below.

Posted by admin on 13 July 2010

If you’ve ever driven along Logan Road in Woolloongabba you would probably have seen the signs and advertising promoting the Phoenix Development. With a land area of 21,436m2 (over 5 acres) and plans for retail, commercial and residential spaces this was going to be a huge construction site that was supposed to kick off in 2009 and be a major part of the future development in the area.

It was even included in the Council plans for the urban renewal of  Woolloongabba and would presumably have gone ahead were it not for the tougher financial times. This is one of Brisbane’s largest development opportunities – certainly the largest inner Brisbane has seen for some years.

The receivers have now moved in and the land is to be separated into 6 individual parcels ranging from the extremely small 387m2 up to 11,837m2.  It’s  a wonder that the receivers don’t think that the land is worth more as a single entity. The likely explanation being that it will be far easier to sell quickly to various buyers than over a longer period of time to one.

Artist's impression of the failed Phoenix development

Posted by admin on 22 June 2010

Looks like the big bad wolf has been here at this home. Located on Hardgrave Rd at West End it’s opposite Kim ThanhVietnamese restaurant in the Rialto Theatre strip. This development has been in the making since September 2004.  A company called San Chi Developments bought the site and proposed  to “refurbish” the existing house and build 3 townhouses behind. By the look of it today they’ve used quite a lot of sand paper!

This home in West End is situated in a Demolition Control Precinct and is also in a Character Residential area so here’s the result of  Council’s restrictions and negotiations. Click through to our “helpful links” and work your way through to see all the Townplanning info on this home on  Council’s website.

Posted by admin on 2 June 2010

Andrew Winter from "Selling Houses Australia"

Here’s a tip for real estate sales in 2010 and beyond: more and more places going up for sale will be “staged”, as the Americans call it. Sellers used to think a loaf of bread in the oven or a coffee pot bubbling would get buyers in the mood. Some clients used to put their favourite Enya CD on repeat (see the pain us agents endure!). But now we’re witnessing more and more furniture/décor makeovers ahead of our sale campaigns. And it can really work.

Our full sales team attended the recent Australasian Real Estate Conference in Sydney and Lifestyle Channel star Andrew Winter was a speaker. Andrew’s show, Selling Houses Australia, is a lot of fun with Andrew and a team of designers/handypeople helping turn real estate market ‘dogs’ into sought-after gems. Andrew talked about the value of that pre-sale spruice-up, removing your tired furniture and clutter and bringing in designer pieces that might best appeal to the target market.

Property developers and builders have been doing this for a long time, their soothingly light and open designs appealing to buyers’ senses with a bowl of red apples to match the fluffy red throw rug. There’s now a good choice of Brisbane furniture companies offering short term rentals for home sellers. You bring a storage container onto the front lawn (check this great idea), load your old couch, Slim Dusty CD’s, kids and anything else messing the place up, and ship it away for storage. An interior designer then oversees the transformation with a deft choice of modern furnishings, wall hangings, lamps and knick-knacks.

It won’t look at all like your own home and, sadly, in many cases that’s exactly what you need. This can be a tough medicine to take, as our homes can be so personal to us. But if a great sale price is what you’re after ask your agent (us!) about your options.

Posted by admin on 23 April 2010

Like the look of this building? Might be a new apartment tower in downtown Brisbane? At 26 storeys it should house a whole lot of people, right?

According to OverseasPropertyMall.com this is the world’s first Billion Dollar house! Yes, one home for one family.

Of course that family is led by Mukesh Ambani, an Indian Billionaire petroleum refinery owner worth a reported US$29Billion. According to the site : “the first six floors alone will be dedicated to parking for the Ambani family and their guests. The health level incorporates jacuzzi, yoga studio, dance studio, gyms, changing rooms for his and hers, a juice bar, solarium and perhaps even an ice room to cool off in on hot Indian monsoon months.”

So far it’s bigger than most inner Brisbane apartment buildings! But wait there’s more!

“The entertainment level includes a fully sized theatre, where movie buffs can keep entertained in its snack bar, wine room and a space dedicated to entertaining. A ballroom has a show stopping feature; a crystal handelier that takes up about 80% of the ceiling. It further includes a stage, projection screen and a massive hidden kitchen that can cater to hundreds of guests.”

Yeh, but who has that many friends?!!

“The lobby alone has nine elevators designed to serve all kinds of purposes. Two are designated for parking lots, two for the Ambani family, two for service and three for all the guest quarters.On the top floor Ambani is planning to entertain clients and guest with panoramic vistas over Mumbai. All up, there will be 400,000 square feet of entertainment space.”


Posted by Rob Honeycombe on 23 March 2010

Brisbane homeThe kitchen benchtop was red, the window frames were a metallic red, the tap handles were red, the curtains red and yes, even the toilet seat was red. This lady had a definite favourite colour!

Unfortunately we were trying to sell the house and despite a fair price and vigorous ad campaign no-one could see past the red. It was pretty much impossible to. And that’s why your selling agent or property manager will recommend “real estate beige” for your wall colours pre sale or leasing. It’s safe, it can be dressed up with darker and striking furnishings, it offends no-one and of course you can “move straight in” as the ads say.

But here’s the new twist.

White. The ceilings usually are, but now it’s the benches, the wall tiles, the vanities, the appliances, the curtains, the coffee table. Even the fluffy little almost-dog that’s lying in a corner (on a white rug). The white floor tiles are massive (who will win the ‘biggest tiles’ title and be done with it?) and have that impossible sheen to them.

Agents love these properties because they can use words like “crisp, canvas and clean-lined” in the same sentence. Their photos look like the pages of a designer magazine. And they don’t have to apologise for red toilet seats.

But is it just us or do you have trouble imagining yourself living in a home like that?

Of course plenty of good property advertising is about aspirational marketing, showing what life  can be like if you just buy this home. Couples start holding hands again, the man wears a tux and his wife looks longingly at him over the flute of impossibly expensive champagne. But we digress!

Home buyers do have a desire to live in a magically clean, clinical and ordered world. But what about some personality too? To me a favourite chair, even a slightly worn and out of fashion one, says “I like sitting here”. A rubble of toys (tidy!) says “This is a family home” and a sauce-spotted recipe book says “this is a kitchen where you’ll love cooking”.

One agent we know tells sellers to put away personal photos, trophies and similar so buyers can more easily picture themselves in the home. What rubbish.

Clean and tidy, yes. Uncluttered and with a sense of space, definitely. But for our money we say a home is a home. When you go to sell or rent your property don’t be afraid to show some of your personality.

Unless of course you love red…

Posted by admin on 25 January 2010
Brisbane Opera House of the future?

Brisbane Opera House of the future?

Every now and again we hear mumblings about Brisbane one day having an Opera House of its own. This is one university student’s recent concept drawing of what it could look like if built the river side of Brisbane Square, a podium traversing the Riverside Expressway. Jesse Lockhart-Krause says the 1400 seat building would be chameleon-like, “changing its face according to night and day”.

It’s a stunning piece of left-field thinking…. very cool. It’d also be a neat way of linking the arts precinct of South Bank with the CBD.

Posted by admin on 8 January 2010

Spring Hill apartments are set to break through the $1 million sale price barrier for the first time with the brand new development of Mountview Residences. Prices start from $1.8 million and are due to set new records in terms of sales price for apartment living in Spring Hill.

At present the highest priced apartment in Spring Hill was sold by Bees Nees at Oxygen Apartments, a penthouse for just under $1 million.

Mountview Residences is a new $25 million luxury development which consists of 9 one level 3 bedroom apartments and 1 three storey penthouse. The development is perched on the highest point in Brisbane’s CBD at the very top of Spring Hill on the corner of Leichhardt and Downing Streets.

Its elevation will capture views of both the city skyline and hinterland. Each residence will have quality luxurious finishes both internally and externally. Construction is expected to start early 2010 and to be completed by mid 2011.

mountview-residences

Posted by admin on 18 December 2009

kitchen and televisionsWe’ve written before about the US trend to sticking a TV in every room of your home. Well it may now be happening here…

One of the fastest growing trends in Aussie kitchens is the inclusion of a TV, say the Housing Industry Association, who today released  survey results revealing what we’re adding to our homes. We must be enjoying a glass of vino while we’re cooking too – wine fridges were the hottest new kitchen appliance.

Australians are busy renovating and the HIA says one of the strongest growth categories within the kitchen and bathroom sector in recent years has been the use of high-end hardware and storage solutions.

“The growth in the use of storage solutions held steady for lazy susans in the 2009 survey, but increased for every other category. The fastest growth was for soft closing draws. Lift-up door operating systems and touch opening door and drawer systems also grew in popularity.”

According to the HIA in 2008/09 there were 130,650 new dwellings started in Australia, valued at $34.03 billion, and at an average value of around $260,489. The average value for both a kitchen or bathroom installation was around $14,000.

“Engineered stone, solid surface and granite bench tops were all in high demand. But there was a decline in usage rates for stainless steel, concrete, and timber bench tops. Glass and engineered stone splashbacks are on the rise, but there’s a decline for granite and tiled splashbacks.”

Into the bathroom and multiple shower heads, semi-frameless shower screens and undermount sinks are the star performers.

Posted by admin on 10 December 2009

waters-edge-arriva-and-riverpoint2Here’s an exciting 3-in-a-row photo taken over the fence of the Flow development at West End. It shows the freshly dug earth at the  Water’s Edge project,  the finishing touches going on at Arriva and the cranes over the nearly completed Riverpoint in the distance.

This is an area on the move!