GREENHILLS PARK :: Display Suite Grand Opening

We are excited to share that the Greenhills Park Display Suite Grand Opening is this weekend - from 10am - 4pm at 214 Greenhills Road, Bundoora.

With the 1st stage of these fantastic 2 & 3 bedroom townhouses being released, now is the perfect time to view and secure one of these exclusive homes.

Congratulations to Wolf Group International for their great work on this project.

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Windsor Terrace :: Windsor

We are excited to share that Hub Property Group have recently been appointed Project Manager for Windsor Terrace - a collection of heritage inspired apartments located in iconic Windsor just a short walk from Chapel Street. 

Each apartment has been thoughtfully designed with large open living spaces, high quality fixtures and finishes, internal courtyards and views over this iconic neighbourhood. 

We are proud to be managing this project alongside Topgan, Balmain + Co. and Hayball Architects. 

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Hub Appointed Project Manager for Balmoral Quay

We are thrilled to announce that Hub Property Group have been appointed Project Manager for Balmoral Quay - a collection of 98 architecturally designed beachfront townhouses in Rippleside. This marketing leading project valued at $140 million, with a focus on preserving the natural beauty of Balmoral Quay, will be enjoyed for years to come for those wanting the enjoyment of a bayside lifestyle without compromising on modern conveniences and amenities. 

Each townhouse,  is perfectly positioned to get the most of this idyllic waterfront lifestyle while also featuring the exclusive option for rooftop terraces and marina berths.

During this project, Balmoral Quay will see the construction of two new beaches on either side of the development, allowing increased access to the pristine marina and upgrading the historic pier.

 

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Lighthouse Apartments: Wyndham Harbour Completion

We are proud to share that in March 2018 Hub Property Group completed the project management of Lighthouse Apartment Development. Located in Werribee South and a part of the Wyndham Harbour Masterplan Subdivision, these bayside apartments were completed with Icon Construction achieving Practical Completion on the 16th of March.

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In the months following the completion of construction purchasers have been moving into their brand new water fronting apartments with overwhelming positive reviews of the finished product.

The Lighthouse Apartments are located on the edge of Australia’s largest marina, beautiful Wyndham Harbour. A 73 hectare master planned coastal community and marina located on the shores of Port Phillip Bay in Werribee South, 35 kilometers south-west of the Melbourne CBD and approximately 10 kilometers south of the central Werribee. The harbour includes safe boating for up to 1000 marina berths, 200 residential housing lots, two new community beaches, 10 hectares of open space including wetlands and public park lands along with multiple Restaurants, Bars & Cafes.

The Lighthouse Apartment Building is located on Quay Boulevard within Wyndham Harbour and fronts Port Phillip Bay with all East and North facing apartments achieving breathtaking Panoramic Bay views. The iconic Melbourne CBD skyline is visible to the north with uninterrupted views being achieved and capitalised by the thoughtful design of the building of which was delivered by SJB Architects.

The Lighthouse building itself is comprised of 143 Residential Apartments throughout 5 Levels of Construction with one common basement level accommodating the Residents car parking. The building also includes a large Retail Tenancy located at Ground level and soon to be fit-out as a high end Restaurant & Café which is expected to attract both locals and visitors to enjoy the fantastic lifestyle of Wyndham Harbour.

The Development also consists of a large centrally located communal courtyard for use of both residents and the local community. The Landscaped area of the Lighthouse Apartments includes native landscaping, a communal garden with walking path and a resident’s barbeque facility.

The Lighthouse Development design is vibrant, creative and compliments the marina based nature of the beautiful bayside area. 

You can see more of this and our other projects here.

5 Mistakes to Avoid on your First Residential Development

The general consensus is that owning and developing residential property is the safest way to financial independence, but things can get complicated very fast for those that are inexperienced and lack clear understanding of the most important elements of a successful project.

As a property development advisory firm, we’ve seen it all before. A few mistakes can be easily avoided with a bit of due diligence and guidance.

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1. Building the wrong consultant team around you

Property development requires input from a vast range of consultants, all who boast different expertise in relation to their craft. It is critical to build a well-rounded team of consultants that are appropriate for the project you are undertaking.

Prior to purchasing a site, there should be some detailed thought and strategy around who is appropriate to appoint when the project becomes live.

Architects, in particular, have different styles and design personalities, so it is important to choose an architect whose design style will match with the buyer profile of the projects’ end-product.

By engaging the entire team during the town planning stage and seeking early engineering and geotechnical advice, it’s less likely that you will need to continually amend the design and as such, avoid multiple town planning submissions.

2. Getting the product mix wrong

There are a range of competing elements in design that can dictate the product mix of a project, that is, the spread of different types of dwellings such as apartment sizes and attributes. The most common example is the allocation of one-, two- and three-bedroom apartments within a project.

Nowadays, it is common for projects to have a mix of townhouses, apartments, retail and commercial space, so agreeing on this mix is crucial to the project’s revenue potential and the timeframe it takes to pre-sell.

The site itself will dictate the most efficient floorplate design, and then subsequently, the size and aspect of apartments can naturally be concluded. It is typical for developers to try and maximize the sellable area in each level to increase building efficiency, and this is achieved through minimizing common areas and internalising as much space as possible.

However, the building envelope alone shouldn’t dictate the size and mix of dwellings. It is important to know exactly who the target market of the project is and the price points and areas they demand.

There is no benefit in increasing apartment sizes and subsequently apartment end values, if there is a price ceiling that purchaser’s can’t afford. For example, if your project is targeted at first home buyers and investors, prices would typically be classified as entry level. Therefore, if you design 120sqm apartments that have an end value of $1.2 million, the target market will not be able to afford them.

It’s imperative to know and understand the unique attributes of your site and your target market, alongside the preferred apartment mix, sizes and price points. There is no substitute for research, understanding your buyer and designing specifically for them.

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3. Buying a site with a permit that isn’t valuable

Buying a site with a permit can substantially reduce the project’s risk profile and program; however, some permits can be more valuable than others. Where permits have approval for the wrong product mix, have onerous conditions or design elements that are unrealistically expensive, there can be significant additional work required before you are ready to take your project into marketing.

It can be costly and time consuming to formally amend a planning permit and it is important that first time developers understand the permit they are buying, and feasibility implications of improving and amending existing permits.

4. Not knowing the numbers

Development feasibility models can vary substantially due to the assumptions of the author, some of which are objective rather than an exact science. It is not uncommon for inexperienced developers to leave entire cost line items out of their models or have calculation errors.

Proceeding with a site acquisition with limited data can often lead to a misinformed view of land valuations, resulting in much less profit for the developer than initially thought.

5. Not knowing the impact of time

The saying “time is money” could not be more relevant to property development. It seems obvious that there are project holding costs such as rates, interest and land tax, all of which accumulate the more a project is delayed; many developers, however, don’t understand the “daily cost of time.” This relates to the financial cost of a single days delay for the project. For medium density projects, this cost is typically $1,000–$5,000 per day. Therefore it’s important to have this front of mind when strategic decisions to save money come at the expense of the project’s program.

It is critical to know the cost of time when making strategic decisions and looking at avenues to accelerate your program. Secondly, it is important to not lose sight of ever changing market conditions and how these will impact your project. Unnecessary delays can cause your project to spill into the next property cycle, increasing execution risk on your projects’ profit.

Understanding market risk, and avoiding potential downside timing is critical to every project.

Thank you to Smart Property Investment for recently featuring this article on their website


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This article was written by, Michael Hermans - Managing Director of Hub Property Group.