Real estate development
Real estate development, or property development, is a business process, encompassing activities that range from the renovation and re-lease of existing buildings to the purchase of raw land and the sale of developed land or parcels to others. Real estate developers are the people and companies who coordinate all of these activities, converting ideas from paper to real property. Real estate development is different from construction, although many developers manage the construction process. Developers buy land, finance real estate deals, build or have builders build projects, imagine and orchestrate the process of development from the beginning to end. Developers take the greatest risk in the creation or renovation of real estate—and receive the greatest rewards. Developers purchase a tract of land, determine the marketing of the property, develop the building program and design, obtain the necessary public approval and financing, build the structures, rent out and sell it. Sometimes property developers will only undertake part of the process.
For example, some developers source a property and get the plans and permits approved before selling the property with the plans and permits to a builder at a premium price. Alternatively, a developer, a builder may purchase a property with the plans and permits in place so that they do not have the risk of failing to obtain planning approval and can start construction on the development immediately. Developers work with many different counterparts along each step of this process, including architects, city planners, surveyors, contractors, leasing agents, etc. In the Town and Country Planning context in the United Kingdom,'development' is defined in the Town and Country Planning Act 1990 s55. Many aspects of the real estate development process require local or state licensing, such as acting as a real estate broker or sales agent along. A real estate developer is not a professional designation, there are no schools or associations who recognize or protect the term as a trademark. No single path automatically leads to success in real estate development.
Developers come from a variety of disciplines— construction, urban planning, architecture and accounting, among others. Recent specialized programs that award a Master of Real Estate Development degree are available; the graduate programs in real estate development are the most comprehensive education in the real estate industry. Other formal education includes a Master of Science in Real Estate, or an MBA. A development team can be put together in one of several ways. At one extreme, a large company might include many services, from architecture to engineering. At the other end of the spectrum, a development company might consist of one principal and a few staff who hire or contract with other companies and professionals for each service as needed. Assembling a team of professionals to address the environmental, private and political issues inherent in a complex development project is critical. A developer's success depends on the ability to coordinate and lead the completion of a series of interrelated activities efficiently and at the appropriate time.
Development process requires skills of many professionals: architects, landscape architects, civil engineers and site planners to address project design. The general contractor of the project hires subcontractors to put the architectural plans into action. Purchasing unused land for a potential development is sometimes called speculative development. Subdivision of land is the principal mechanism. Technically, subdivision describes the legal and physical steps a developer must take to convert raw land into developed land. Subdivision is a vital part of a community's growth, determining its appearance, the mix of its land uses, its infrastructure, including roads, drainage systems, water and public utilities. Land development can pose the most risk, but can be the most profitable technique as it is dependent on the public sector for approvals and infrastructure and because it involves a long investment period with no positive cash flow. After subdivision is complete, the developer markets the land to a home builder or other end user, for such uses as a warehouse or shopping center.
In any case, use of spatial intelligence tools mitigate the risk of these developers by modeling the population trends and demographic make-up of the sort of customers a home builder or retailer would like to have surrounding their new development. Real estate developments portal Construction Home construction Land consumption Land use Property investment calculator Urban sprawl
City of Gold Coast
The City of Gold Coast is the local government area spanning the Gold Coast, Queensland and surrounding areas. Based on resident population in the 2016 census, it is the second largest local government area in Australia, its council maintains a staff of over 2,500. It was established in 1948, but has existed in its present form since 2008. By the late 1870s, the Government of Queensland had become preoccupied with the idea of getting local residents to pay through rates for local services, which had become a massive cost to the colony and were undermaintained in many areas; the McIlwraith government initiated the Divisional Boards Act 1879 which created a system of elected divisional boards covering most of Queensland. It was assented by the Governor on 2 October 1879, on 11 November 1879, the Governor gazetted a list of 74 divisions which would come into existence. Four of these—Nerang, Coomera and Waterford—were in the Gold Coast region. Southport was developed as both an administrative centre as well as a holiday destination with hotels and guesthouses to cater for visitors.
Town dwellers had different needs to the rural landholders so Southport ratepayers lobbied the colonial government to create a separate Divisional Board so that rates monies raised by Southport landholders could be spent on town improvements. This resulted in the establishment of the Southport Division on 14 July 1883 by an amalgamation of part of Nerang Division and part of Coomera Division. On 31 March 1903, following the enactment of the Local Authorities Act 1902, the divisions became shires. On 12 June 1914, the Town of Coolangatta was created from part of the Shire of Nerang, on 12 April 1918, Southport became a Town. On 9 December 1948, as part of a major reorganisation of local government in South East Queensland, an Order in Council created the Town of South Coast by amalgamating Town of Southport, Town of Coolangatta and coastal sections of the Shire of Nerang, creating a narrow coastal strip; the same Order abolished all of the earlier Shires and amalgamated most of their area into the new Shire of Albert, with the rest becoming part of the Shire of Beaudesert.
The Order came into effect on 10 June 1949. On 23 October 1958, the Town of the South Coast adopted the name of Town of Gold Coast, on 16 May 1959, the Town was proclaimed as the City of Gold Coast by the Governor of Queensland, having met the requirements for city status. Most of what is now regarded as the Gold Coast urban area was at that time located within the Shire of Albert, which had its administrative offices in Nerang-Southport Road, Nerang. On 19 March 1992, the Electoral and Administrative Review Commission, created two years earlier, produced its report External Boundaries of Local Authorities, recommended a number of changes to local government boundaries and the amalgamation of some local governments. Although their recommendations only included boundary adjustments between the Gold Coast City and Albert Shire, the outcome following much public debate was a decision by the Queensland Government to absorb Albert Shire into Gold Coast City; the Local Government Regulation 1994 was gazetted on 16 December 1994, resulting in the amalgamation of the Shire of Albert into Gold Coast City at the 1995 local government elections.
In 2007, as part of a report recommending massive amalgamation of local government in Queensland, the Local Government Reform Commission recommended that the Beenleigh-Eagleby region on the Gold Coast's northern border be transferred to Logan City, on the basis that a common community of interest existed and that planning of the South East Queensland urban footprint would be made more efficient by the change. The area to be excised was estimated by the Commission to have an area of 49 km2 and a population of 40,148; the change took effect at 15 March 2008 local government elections. The Gold Coast has many heritage-listed sites, including those at: Currumbin Main Beach Pimpama Numinbah Valley South Stradbroke Island Southport Springbrook Surfers Paradise Tallebudgera Willow Vale Gold Coast City has been divided into 14 divisions, each electing one councillor at elections held every four years; the most recent local government election was on 19 March 2016. Additionally, a mayor is elected by the entire City.
The present mayor is Cr Tom Tate, with Cr Donna Gates as Deputy Mayor. Populations are provided below for the Gold Albert entities; as Albert included the entire Logan City area prior to 1978, figures are only provided from the 1976 census. The first municipal library on the Gold Coast opened in the Southport Town Hall on 30 April 1958. Prior to this, a series of School of arts and private circulating libraries had supported the communities' and visitors' recreational and educational reading needs; the City of Gold Coast has 12 libraries at Broadbeach, Burleigh Heads, Burleigh Waters, Elanora, Nerang, Palm Beach, Runaway Bay and Upper Coomera. There is a special needs library within a Local Studies Library; the council operate a mobile library service. In 2018, the mobile library provides a fortnight service to Alberton, Benowa, Cedar Creek, Currumbin Valley, Jacobs Well, Ormeau, Paradise Point, Tugun, Tallabudgera Valley, Woongoolba; the Gold Coast City Library is a member of the Queensland Public Libraries Association.
Gold Coast University Hospital Tugun Desalination Plant Raising of Hinze Dam Southport Broadwater Pa
Advancetown is a small outer locality of City of Gold Coast in South East Queensland, Australia. It is situated in the Gold Coast hinterland. At the 2011 Census the population was 352; the area first attracted timber-cutters in the 1870s because of the abundant supply of good quality timber. In 1881 David Yuan established at saw mill and European settlement began. A small settlement sprang up as a rest point for the bullock teams hauling timber to the railway at Nerang; as late as the 1930s, there were still up to 24 bullock teams operating in the area. In 1884 the first hotel was built by W. H. Turner called the Beechmont Hotel. In 1905, Ernest Belliss opened a hotel on the corner of Numinbah Road and a bullock road from Beechmont known as the Black Shoot. Belliss donated land for the Advancetown school, which made the name endure. Belliss sold the hotel in March 1924 and the timber building burned down in July 1933. A new Advancetown Hotel was built and opened in February 1934. Advancetown State School opened in 1909 but closed in 1913.
It reopened in 1918 but closed again in 1952. In 1977, the Hinze Dam opened; the settlement of Advancetown including the school was lost under the dam's waters. As the settlement of Advancetown was gone, the surrounding district was named Latimer, after nearby Latimer Creek, on 31 March 1979 but renamed Advancetown on 11 May 1985; the suburb was part of the Shire of Albert until it was amalgamated into the City of Gold Coast in 1995. It is the location of the Advancetown Lake and Hinze Dam, which supplies water for most of the citizens of the Gold Coast. Hinze Dam sits on Advancetown Lake and the Nerang River flows to and from it. Hinze Dam was first completed in 1976, providing a storage of 42,400 million litres of water to surrounding residents. Since there have been 2 significant upgrades, it cost 395 million dollars AUD. The dam is popular with water activities. Although The Grand Golf Club has its entrance at 364 Gilston Road in neighbouring Gilston, most of the course is in Advancetown, accessed by a bridge over the Nerang River.
This private club has a 19-hole golf course designed by Greg Norman. List of Gold Coast suburbs "Gold Coast Inner Hinterland". Queensland Places. Centre for the Government of Queensland, University of Queensland. — includes Advancetown
Division of Moncrieff
The Division of Moncrieff is an Australian Electoral Division in Queensland. The division was created in 1984 and is named after Gladys Moncrieff, an Australian singer who resided in the Gold Coast. Moncrieff is based on the central portion of the Gold Coast. While the Gold Coast has always been a rather conservative area, Surfers Paradise is considered conservative by Gold Coast standards; as a result, Moncrieff has been a comfortably safe Liberal seat for its entire existence. Indeed, most of the area has been represented by centre-right MPs without interruption since 1906; the Liberals have never won less than 59 percent of the two-party vote, since 1993 have won enough primary votes to retain the seat without the need for preferences. It is the ninth-safest Coalition seat in Australia and the third-safest for either side of politics in Queensland, with a 17-point swing needed for Labor to win it. Division of Moncrieff — Australian Electoral Commission
Robina is a suburb on the Gold Coast in Queensland, Australia. Robina is notable as one of the first communities in Australia to be a master planned residential community. In the 2016 census, Robina had a population of 23,106 people; the Robina Town Centre shopping centre, Bond University, Cbus Super Stadium and Robina Branch Library are located in Robina. In 1980, Singaporean real estate developer Robin Loh purchased 20 square kilometres of land in the southern Gold Coast, west of Broadbeach; the acquired land, used for grazing, would become the suburb of Robina. Engaging international urban designer Moshe Safdie, Dr Loh formed the Robina Land Corporation, which spearheaded the development of Robina into a residential and commercial hub now home to more than 30,000 people and with a workforce 20,000 strong. Robina is considered one of Australia's most successful planned communities, is one of the Gold Coast's fastest growing suburbs. In the decade from 2001 to 2011 Robina experienced population growth of 4.8 per cent per annum.
Before the construction of Robina Town Centre shopping complex and the Robina Railway Station, the suburb of Robina Town Centre was known as Kerrydale. The Robina Library opened in 2000 with a major refurbishment in 2013. At the 2016 Census, Robina had a population of 23,106. 59.8% of people were born in Australia. The next most common countries of birth were New Zealand 8.1%, England 6.2%, China 2.7%, South Africa 2.0% and Japan 1.4%. 78.0% of people spoke only English at home. Other languages spoken at home included Mandarin 3.3%, Japanese 1.9%, Cantonese 1.4%, Korean 0.8% and Spanish 0.6%. The most common responses for religion were No Religion 31.6%, Catholic 21.3% and Anglican 15.2%. Robina has three main arterial roads connecting the suburb with other parts of the Gold Coast; the Pacific Motorway connects the suburb with the northern suburbs of the Gold Coast as well as Brisbane City. The M1 travels south, passing the Gold Coast Airport and travels into New South Wales. Robina Parkway is the second main arterial road in the suburb and runs from the M1 Exit 82 interchange north crossing Cheltenham Drive, Markeri St, Boowagon Road and connects Robina with Nerang-Broadbeach Road.
Bermuda Street connects Robina north to Bundall Road and south to Burleigh with interchanges at Cottesloe Drive and Markeri St. Robina has two main bus stations. One located at Robina railway station and the other one, Robina Town Centre bus station being located at Robina Town Centre. Buses operate at regular and high frequency intervals, servicing the suburb of Robina as well as the neighbouring suburbs, extending as far as Tweed Heads and as far north as Southport. In 2012, Gold Coast City Council released a draft of its 2031 Transport Strategy which outlined future extensions of the Gold Coast Rapid Transit system. Under the strategy Council has proposed a line to run from Robina to Nobby Beach. In its Transport Strategy Council has proposed to deliver a rapid bus network by 2014, which would offer services from Robina south to Coolangatta and north to Paradise Point. Robina offers the full range of schooling from Kindergarten right through to Grade 12. Primary education is provided by Robina State School and secondary education at Robina State High School.
Bond University has its main campus at Robina. Robina is home to one of the two public hospitals on the Gold Coast; the Robina Hospital was a private hospital and was purchased by Queensland Health in 2002. An Emergency Department was built in 2007 and a larger expansion opened in 2011 doubling the size of the hospital to 364 beds, making it the sixth largest in Queensland; the new development includes clinical teaching facilities for Bond University. The Robina Health Precinct, which opened in 2012, is located on a nearby site to the Robina Hospital and houses community and sub-acute services. Ongoing development of health services in Robina has seen the creation of a healthcare hub in the suburb, with the Robina Health Precinct, Robina Hospital and additional community health services located at the Campus Alpha building all located within 350 metres of each other. In November 2016 Healthe Care Australia opened Robina Private Hospital, a $24.6 million purpose-built hospital providing specialist mental health and medical services located on Bayberry Lane adjacent to the public Robina Hospital, adding to the growing Robina Health Precinct.
Stage One, a 90-bed, three level hospital with group therapy rooms and consulting suites, delivers private mental health and general medicine services for inpatients, day patients and outpatients. The masterplan for the site outlines future development phases with an additional 54 beds as well as surgical services including operating theatres and imaging. Robina Town Centre is the location for Robina Stadium, completed in early 2008; the stadium has a seating capacity of over 27,000, is rectangular, meeting the requirements of rugby league and rugby union. The stadium is home to the Gold Coast Titans NRL team since 2008 and the Queensland Country NRC team since 2014, it was the home to the now defunct Gold Coast United soccer team from 2009 to 2012. In 2011, the Australian Rugby Union announced that Australia's leg of the IRB Sevens World Series would move to Robina Stadium for at least the next four years and the tournament was rebranded as the Gold Coast Sevens; the rugby sevens tournament at the 2018 Commonwealth Games will be held at the Robina Stadium.
The stadium is adjacent to Robina railway station, providing access to other Gold Coast areas, to Brisbane. Robina is home to a duo of amateur Australian rules football clubs, the Robina Roos and the Bond University Bullsharks. B
The Coral Sea is a marginal sea of the South Pacific off the northeast coast of Australia, classified as an interim Australian bioregion. The Coral Sea extends 2,000 kilometres down the Australian northeast coast, it is bounded in the west by the east coast of Queensland, thereby including the Great Barrier Reef, in the east by Vanuatu and by New Caledonia, in the northeast by the southern extremity of the Solomon Islands. In the northwest, it reaches to the south coast of eastern New Guinea, thereby including the Gulf of Papua, it merges with the Tasman Sea in the south, with the Solomon Sea in the north and with the Pacific Ocean in the east. On the west, it is bounded by the mainland coast of Queensland, in the northwest, it connects with the Arafura Sea through the Torres Strait; the sea is characterised with frequent rains and tropical cyclones. It contains numerous islands and reefs, as well as the world's largest reef system, the Great Barrier Reef, declared a World Heritage Site by UNESCO in 1981.
All previous oil exploration projects were terminated at the GBR in 1975, fishing is restricted in many areas. The reefs and islands of the Coral Sea are rich in birds and aquatic life and are a popular tourist destination, both nationally and internationally. While the Great Barrier Reef with its islands and cays belong to Queensland, most reefs and islets east of it are part of the Coral Sea Islands Territory. In addition, some islands west of and belonging to New Caledonia are part of the Coral Sea Islands in a geographical sense, such as the Chesterfield Islands and Bellona Reefs; the International Hydrographic Organization defines the limits of the Coral Sea as follows: On the North. The South coast of New Guinea from the entrance to the Bensbach River to Gadogadoa Island near its Southeastern extreme, down this meridian to the 100 fathom line and thence along the Southern edges of Uluma Reef and those extending to the Eastward as far as the Southeast point of Lawik Reef off Tagula Island, thence a line to the Southern extreme of Rennell Island and from its Eastern point to Cape Surville, the Eastern extreme of San Cristobal Island, Solomons.
On the Northeast. From the Northernmost island of the Duff Islands, through these islands to their Southeastern extreme, thence a line to Méré Lava, Vanuatu Islands and down the Eastern coasts of the islands of this Group to Anatom Island in such a way that all the islands of these Groups, the straits separating them, are included in the Coral Sea. On the Southeast. A line from the Southeastern extreme of Anatom Island to Nokanhoui off the Southeast extreme of New Caledonia, thence through the East point of Middleton Reef to the Eastern extreme of Elizabeth Reef and down this meridian to Latitude 30° South. On the South; the parallel of 30° South to the Australian coast. On the West; the Eastern limit of the Arafura Sea and the East Coast of Australia as far south as Latitude 30° South. The Coral Sea basin was formed between 58 million and 48 million years ago when the Queensland continental shelf was uplifted, forming the Great Dividing Range, continental blocks subsided at the same time; the sea has been an important source of coral for the Great Barrier Reef, both during its formation and after sea level lowering.
The geological formation processes are still proceeding, as evidenced by the seismic activity. Several hundred earthquakes with the magnitude between 2 and 6 were recorded in the period 1866–2000 along the Queensland coast and in the Coral Sea. On 2 April 2007, the Solomon Islands were struck by a major earthquake followed by a several metres tall tsunami; the epicentre of this magnitude 8.1 earthquake was 349 km northwest of Honiara, at a depth of 10 kilometres. It was followed by more than 44 aftershocks of a magnitude greater; the resulting tsunami destroyed more than 900 homes. The sea received its name because of its numerous coral formations, they include the GBR, which extends about 2,000 km along the northeast coast of Australia and includes 2,900 individual reefs and 1000 islands. The Chesterfield Islands and Lihou Reef are the largest atolls of the Coral Sea. Major Coral Sea currents form a counter-clockwise gyro, it brings warm nutrient-poor waters from the Coral Sea down the east coast of Australia to the cool waters of the Tasman Sea.
This current is the strongest along the Australian coasts and transforms 30 million m3/s of water within a flow band of about 100 kilometres wide and 500 metres deep. The current is weakest around August; the major river flowing into the sea is the Burdekin River, which has its delta southeast of Townsville. Owing to the seasonal and annual variations in occurrence of cyclones and in precipitation, its annual discharge can vary more than 10 times between the two succeeding years. In particular, in the period 1920–1999, the average flow rate near the delta was below 1000 m3/s in 1923, 1931, 1939, 1969, 1982, 1985, 1987, 1993 and 1995; this irregul
Tweed Heads, New South Wales
Tweed Heads is a town in New South Wales. It is located on the Tweed River in Australia, in Tweed Shire. Tweed Heads is located next to the border with Queensland, adjacent to its "twin town" of Coolangatta, a suburb of the Gold Coast, it is referred to as a town where people can change time zones – celebrate New Year twice within an hour – by crossing the street, due to its proximity to the Queensland border, the fact that New South Wales observes daylight saving whereas Queensland does not. In 1823 John Oxley was the first European to see the Tweed Valley, he wrote of it: "A deep rich valley clothed with magnificent trees, the beautiful uniformity of, only interrupted by the turns and windings of the river, which here and there appeared like small lakes; the background was Mt. Warning; the view was altogether beautiful beyond description. The scenery here exceeded anything I have seen in Australia."Timber cutters moved to the Tweed Valley in 1844. After the timber had been cleared, farmers moved in with bananas and dairy farming dominating the area, while a fishing industry developed.
The first school opened in 1871. Tweed Heads was once connected to the Queensland Railways system, with the South Coast line providing a direct connection to Brisbane; the railway opened on 10 August 1903 It had been hoped that the New South Wales government would extend their railway line from Murwillumbah to Tweed Heads, but this did not occur due to cost of resuming the land and the expenses associated with the tunnel and bridge that would be required. The Tweed Heads railway station was located on the western side of Enid Street between Bay Street and Frances Street; the railway line to Brisbane closed in 1961. The Tweed Heads and Coolangatta Surf Life Saving Club opened on 13 September 1911; the Tweed Shire, inclusive Murwillumbah was declared in 1947. Given its proximity to the Gold Coast, Tweed Heads has a shared economy with Coolangatta based on tourism. Tweed Heads' most popular tourist destinations include Mount Warning, one of the largest shield volcanoes in the Southern Hemisphere, the nearby Nightcap, Border Ranges and Lamington National Parks, which abound with sub-tropical fauna and flora.
Some areas of the Tweed can receive both TV broadcasts from Northern New South Wales. Brisbane stations are Seven Brisbane BTQ, Nine Brisbane QTQ, Ten Brisbane TVQ; the local Northern NSW stations are NBN Television and WIN Television. In the 2016 census, Tweed Heads recorded a population of 8,176 people made up of 52.2 percent female and 47.8 percent male. Aboriginal and Torres Strait Islander people made up 2.4% of the population. The median age of the population was 18 years above the Australian median; this has made the Tweed Heads region a prime location for retirement living, with 14 separate retirement villages. 69.6% of people were born in Australia. The next most common countries of birth were England 5.8% and New Zealand 3.6%. 83.8% of people spoke only English at home. The most common responses for religion were No Religion 26.3%, Catholic 24.1% and Anglican 20.4%. Composition of the Tweed Heads urban area Population by Statistical Local Area. Composition of the Tweed Heads urban area Population by Statistical Local Area.
Below are a list of retirement villages and retirement living facilities in the Tweed Region: Serene Living Tall Trees Care Communities Banora Point Palm Lake Resort Aveo Banora Point Tweed Broadwater Village Southern Cross Car St Joseph's Villa Fairways Winders Retirement Community St Cuthbert's Retirement Living Complexes Darlington Retirement Community Southern Cross Care St Martha Ocean View Banora Point Bangalor Retreat Gateway Lifestyle Tweed Shores Due to its close proximity, Tweed Heads sports teams compete in Gold Coast/Queensland-based competitions. Tweed Heads was once home to several iterations of professional rugby league clubs in the New South Wales Rugby League competition between 1988-1995; the Gold Coast-Tweed Giants were established in 1988 and based out of the Tweed Heads Seagulls premises in west Tweed Heads. The Seagulls ran a successful social club that turned large profits due to poker machines and by 1990 the club had acquired the Giants' NSWRL licence and rebranded the team to become the Gold Coast Seagulls, despite remaining based in Tweed Heads.
The team pulled off its biggest coup in 1990 when it signed future Rugby League Immortal Wally Lewis. After years of poor on field results and low attendances, the Seagulls sold their NSWRL licence to businessman Jeff Muller who moved the team to Carrara on the Gold Coast; the Seagulls returned to the Group 18 Rugby League competition in 1996 and were granted entry into the Queensland Cup in 2003. Australian rules football was brought to the area in 1962 when the Coolangatta Tweed Heads Australian Football Club, it was intended to represent the twin towns of Coolangatta and Tweed Heads and competed in the Gold Coast Australian Football League competition. In 1984 the Northern Rivers region established the Summerland Australian Football League that included the Tweed Coast Football Club; the league was amalgamated into Queensland Australian Football League as its own division in 2012. Despite not being based inside Queensland, the area acts as a feeder zone for both the Gold Coast Titans in the National Rugby League and the Gold Coast Suns in the Australian Football League.
Tweed United is a soccer Club based in the area that competes in the Football Gold Coast competition plus the Coolangatta Tweed Barbarians who compete in the Gold Coast and District Rugby