Showing posts with label pradella. Show all posts
Showing posts with label pradella. Show all posts

Saturday, May 3, 2014

Kangaroo Point new apartment developments

If you want to buy an apartment off-the-plan at Kangaroo Point,  there are many options at present:

Gardens Riverside West End

Pradella is advertising apartments in its Gardens West End development (which is located behind Flow and Waters Edge) at the following prices:
  • 1 bed, 70 sqm - from $399,000
  • 2 bed, 2 bath, 93 sqm - $565,000
  • 3 bed and student - $929,000
Pradella's apartments are often well-designed, and are often a decent size and quality.  I am not thrilled with this location -- too far from the shops and restaurants in West End.  But it is less than 3 km from the Brisbane CBD.

Tuesday, February 18, 2014

Another Pradella West End Development

Pradella has started marketing a new development on the large parcel of land it has accumulated in West End.  This development is being promoted as Gardens Riverside West End (although it is not river front, and has a road and the Waters Edge buildings between it and the river, and it is a long walk from the main shopping and restaurant street in West End).

There appear to be many more Pradella buildings planned for this plot of land in West End.


Wednesday, January 1, 2014

Pradella developments

Pradella has a number of apartment developments in Brisbane that are currently being marketed.  These include:

Riverside, West End
1 bedrooms from $400,000
2 bedrooms from $540,000
3 bedrooms from $929,000
These apartments will be located behind the Waters Edge complex.  Project website.

Skyview, Kelvin Grove
1 bedrooms from $335,000
2 bedrooms from $524,000
3 bedrooms from $789,000
Settlement expected late 2014.

Canvas, South Brisbane
1 bedrooms from $346,000
2 bedrooms from $575,000
Settlement expected mid 2014.

Urban Edge, Kelvin Grove -- development completed
1 bedrooms from $429,000
2 bedrooms from $539,000

Waters Edge, West End -- development completed
2 bedrooms from $600,000
3 bedrooms from $889,000

Parklands at Sherwood - development completed
from $395,000


Sunday, June 9, 2013

Skyview Apartments at Kelvin Grove

Pradella is marketing SkyView apartments at Kelvin Grove.  These are part of the Urban Edge development.  The other two buildings on this site have been completed.  SkyView is currently in the early stages of construction.

The building is 14 levels.  There are 174 apartments.  Of these, 100 have one bedroom; 60 have two bedrooms and 14 have three bedrooms.

As at late May 2013, about 20 apartments had sold.

Prices range as follows:
  • One bedrooms -- $326,000 to $484,000
  • Two bedrooms - $506,000 to $705,000
  • Three bedrooms - $789,000 to $889,000
Examples of apartments for sale:
  • Apt 31010, level 10, 1 bedroom, bedroom at rear of apartment with no views, 51 sqm internal, 70 sqm total - $466,000
  • Apt 30709, level 7, 2 bed, 2 bath, second bedroom at rear with no views, 81 sqm internal, 103 sqm total - $654,000
  • Apt 30501, level 5, 3 bed, 2 bath, 114 sqm internal, 137 sqm total - $829,000
These apartments seem to be larger than many of the other apartments being sold by developers at present.  They also seem to me to be expensive.  The location is good.  The views will be great from the higher floors.  The design of building is only one apartment wide, so that airflow can go from the front of the apartment to the back.  Again, it seems that Pradella is putting air conditioning compressors on the balconies, which I do not like.  The living room is narrow -- 3.6m in some two bedroom apartments -- my rule of thumb is that the living room should be 4m wide and 6 m deep a minimum.  Here, the size is 3.6 m wide and 4m deep.

Urban Edge Apartments at Kelvin Grove

Pradella has completed two of the three buildings in its Urban Edge complex at Kelvin Grove.  The "Horizons" building recently completed, and residents have moved in.  The Skyview building, the third of the buildings on the site, is in early stages of construction.

Horizons is an 11 storey development, with about 133 apartments.  As at late May 2013, about 40 apartments were available for sale.  The majority of these apartments are on the Ramsgate Street side, facing west, and not with city views.  I counted 20 one bedroom apartments available for sale on this side of the building.

Some example apartments that remain for sale:
  • Apt 20808, level 8, 1 bedroom, 52 sqm internal, 66 sqm total, $429,000
  • Apt 20506, level 5, 2 bedrooms, 2 baths, 72 sqm internal, 85 sqm total, $550,000
  • Apt 21105, level 11, 2 bedrooms, 2 baths, 76 sqm internal, 91 sqm total, $584,000
  • See also REA listings
These apartments appear to be of good quality construction.  However, I don't like high-rise where the air-conditioning compressor is located on the balcony and where there are aircon headends on the walls.  For a number of apartments, the kitchen is just a row of benches on the wall, and the dining area is in this kitchen space.  (That is, no separate room or even an island bench-top for the kitchen.)  Some of the bedrooms have very small windows.


Sunday, May 26, 2013

Vida West End

PointCorp is developing an apartment complex at 101 Riverside Drive, West End.  This is next door to Pradella's Left Bank development, and near to Pradella's Tempo development.

This new development is being marketed as Vida.  It consists of two towers of about 10 floors each, with about 150 apartments.  Some apartments will look West across the river.  About half the apartments will look East towards West End.

The Courier Mail says that for the apartments on the riverside, 1 bedrooms will be from $460,000; 2 bedrooms from $660,000; and three bedrooms from $1.2 million.  It will be interesting to see how expensive the apartments on the higher floors will be.

Compare a recent listing in Left Bank next door -- two bedrooms on a lower floor with river views for $599,000.

Saturday, April 27, 2013

Recent Apartment Sales in Brisbane Suburbs

Ciana Indooroopilly (all sales from original developer)
  • Apt 29, 2 bed, 2 bath, 2 cars, top floor, sold on 21 February 2013 for $555,000
  • Apt 86, 2 bed, 2 bath, 2 cars, top floor, sold on 1 February 2013 for $560,000
  • Apt 58, 3 bed, 2 bath,  top floor, sold on 1 February 2013 for $652,500
  • Apt 49, 2 bed, 2 bath, 2 cars, top floor, sold on 1 February 2013 for $450,000
Riva Indooroopilly (Pradella development)
  • Apt 5, 1 bedroom, ground floor, sold in February for $376,000 (seller had paid $245,000 in 2004)
Parklands Sherwood (Pradella development)
  • Apt 202, 2 bed, 2 bath, large study, ground floor, sold for $370,000 (seller had paid $476,000 in 2009).

Monday, February 11, 2013

Canvas South Brisbane

Pradella is selling Canvas in South Brisbane.  It is about to commence construction.  Some advertised pricing:
  • Apt 1505, 2 bed 2 bath, 75 sqm internal - $710,000
  • Apt 307, 2 bed 2 bath - $595,000
  • Apt 508, 1 bed studio, no car, 44 sqm internal - $346,000
Sounds very expensive to me, for this quality product in this location.

For example, this 90 sqm internal apartment, a high quality Mirvac apartment, in a much better location is being sold for "$580,000 plus".

Thursday, February 7, 2013

River Point on Ferry and Flow

Stockwell is marketing 50 new apartments at West End, in its River Point development, called River Point on Ferry.  Prices range for $560,000 for a 1 bedroom apartment up to just under $2M.

Nearby, Pradella is marketing apartments in Waters Edge, which has been completed but still has unsold developer stock.  Apt 1606, 2 bedrooms, is listed at $619,000.  Apt 2209, 2 bedrooms, is listed at $699,000.  Apt 1111, 3 bedrooms, is $929,000.  A neighbouring development by Pradella, Flow, also has developer stock for sale.


Saturday, September 22, 2012

Advertised Rents

In today's Courier Mail and on REA, the following new developments had apartments that were advertised for rent:
  • Mirvac's Park apartments at Newstead - 2 beds at $700 a week; 3 beds at $1000 a week; 1 bed furnished at $650 a week
  • Pradella's Urban Edge at Kelvin Grove - 1 bed from $345 a week; 2 beds from $485 a week
  • Metro Property's The Chelsea at Bowen Hills - 1 bed for $405 a week; or $324 via NRAS; 2 bedrooms from $510 a week

Thursday, September 20, 2012

SkyView Apartments at Urban Edge

Pradella has commenced a soft marketing launch of Skyview Apartments, the third building in the Urban Edge development at Kelvin Grove.  Priced from $345,000.  Settlement expected in late 2014.

Saturday, August 4, 2012

South Brisbane Apartments

There are two large apartment buildings currently in presales in South Brisbane.  One is Metro's The Plaza development.  The other is Pradella's Canvas.

The Plaza is 12 levels of one and two bedroom apartments, priced up to $575,000.  It is on the corner of Russell and Manning Streets.

Canvas is located on Boundary Street, and has 141 one and two bedroom apartments.  The one bedrooms start at $346,000 and the two bedrooms start at $538,000.  The one bedrooms shown on the website are small -- 44 sqm internal plus a 10 sqm balcony.  This is about the size of a hotel suite.  The two bedrooms range in size (internally) from 76 to 82 sqm.  They are lower quality apartments, with the air conditioning compressor on the balcony for example.

To get a good idea of how small these apartments will be, have a look at a prior Pradella project in South Brisbane -- Allegro.  Some details about Allegro are here, and video here.  Go and have a look before you buy off the plan, so you can see what a small apartment is like.  Apt 96 is for sale for $410,000, and it has two bedrooms.  Apt 72 is two bedrooms with city views, listed at $420,000.

Or you can buy a top quality 2 bedroom apartment today in Saville South Bank, for $500,000 to $540,000.  Saville is in a better location than The Plaza and Canvas, and is a much higher quality build than Allegro.  Apt 1115 is a two bedroom listed for sale for $529,000, and it is 85 sqm internal with a 10 sqm balcony.  I could be wrong, but this seems to me to be a much better buy than a smaller, lower quality apartment in Canvas which is more expensive, and has the added significant risk factor of buying off-the-plan.

Tuesday, April 3, 2012

Roma Street Parklands - Recent Sales


Here are some recent sales of apartments in the Roma St Parklands complex in Brisbane, which was developed by Pradella in around 2002 to 2006:

  • Apt 3006, 3 bed, $520,000
  • Apt 3093, 1 bed, $360,000 
  • Apt 3107, 1 bed, $370,000
  • Apt 7046, 2 bed, $621,000
  • Apt 6039, 3 bed, $1,475,000
  • Apt 3081, 3 bed, $590,000
  • Apt 6028, 3 bed, $1,300,000
  • Apt 3120, 2 bed, $637,000
What is interesting here is that of the eight resales listed above, only 1 was less than the purchase price that the seller originally paid.  Also, at least 5 were sales to owner occupiers, and one was a sale to a super fund.  All apartments seem to have Parklands views.


Sunday, April 1, 2012

Apartment Sun

When buying or renting an apartment in Queensland, it is a good idea to understand which way the apartment faces, and to view the apartment in the morning and afternoon.  The sun will shine in, and with the trend for large windows, this makes the apartment bright but potentially hot.  Below are some photos of apartments at the Roma Street Parklands (Pradella's development), including the expensive Pinnacle building.  Notice that the blinds are drawn in the penthouse apartments.  Even though these apartments have a great view, and do not face west, that is not much use if the blinds are always closed.





Sunday, February 5, 2012

Pradella's New Project - Canvas

Pradella is advertising a new project in South Brisbane, called Canvas.  It is a high-rise building, having one and two bedroom apartments.  The development is located at 41 Boundary Street, and will have 141 apartments over 11 levels.

Monday, October 24, 2011

New Pradella Development in South Brisbane

Pradella is planning a new off the plan apartment building in South Brisbane.  It is somewhat near the Art Gallery, and according to Pradella, will have "spectacular views at a very attractive price point".  The website does not give much detail.  Completion is forecast for 2014.

Tuesday, September 6, 2011

Sad news - 2 balcony deaths

This weekend was Riverfire, and sadly, two people died in separate incidents, both due to falls from apartment balconies. A young man fell from Pradella's Allegro apartments at South Brisbane. Another man fell from River Plaza, in Dock Street, South Brisbane.

Full details in this story.

Monday, August 1, 2011

Waters Edge

Both towers of Waters Edge on the Brisbane River are now complete.

1, 2 and 3 bedroom apartments now selling:

  • 1 bed from $499,000
  • 2 bed from $549,000
  • 3 bed from $899,000
You can pick up a large 3 bedroom with river views for $1.9M or a 2 bedroom with no views for $629,000. (The agent reports, in a comment below, that the two bedroom has river views. It is on level 5, and is 4 apartments back from the river front apartment. It has side views. It also has views of the commercial building next door.)

[photo of Flow on left, and the two Waters Edge buildings to the right]

The same developer, Pradella, built the Flow complex which is next door. It is always a good idea to see what resale apartments are available to compare pricing:
  • Two bedroom, 4th floor, river views, 144 sqm - $995,000
  • Two bedroom, lower floor, $995,000 (they are dreaming!)
  • Two bedroom, rear of building, no views - $615,000 (seems too high to me)
  • Two bedroom, on side of building, weird design $675,000
  • Three bedroom, ground floor, 190 sqm - $1,000,000
The most recent sales in Flow were:
  • Apt 81 (2 bedrooms, with river views) for $1,030,000 (which was slightly more than the off-the-plan price for this apartment).
  • Apt 15 (2 bedrooms at rear) $540,000 (capital loss of $25,000 from off-the-plan sales price)
  • Apt 48 for $590,000
  • Apt 73 for $439,000 (capital loss of $50,000)
  • Apt 65 (2 bedrooms) for $525,000 (capital loss of $115,000)
  • Apt 62 (3 bedrooms) for $1,150,000

Monday, January 24, 2011

Flood Update

When driving down Coronation Drive tonight (Monday), some apartment buildings were dark and empty. This included Coronation Residences. Koko apartments at West End were dark, but I understand only the basement was flooded. (Update: As at Australia Day, Koko Apartments were still evacuated; and Pradella's Left Bank carpark was still closed.)
Koko video one, two and river