Property development is Project Avoca's core capability — translating land, capital, and design ambition into built assets that perform for owners and occupants across Victoria.
Development scope
We develop apartments, townhouses, boutique residences, and select commercial buildings across metropolitan Melbourne. Assignments range from single-lot infill in established suburbs to multi-dwelling schemes in inner-urban zones where apartment design standards and clause 55 requirements apply. Each project begins with feasibility that models revenue, cost, programme, and planning risk under conservative and optimistic scenarios.
Joint ventures with landowners are structured around transparent equity splits, development management fees, and decision gates at planning submission, building permit issue, and construction commencement. Investors receive reporting aligned with their governance requirements.
Regional Victoria opportunities are assessed for contractor availability, logistics cost, and sales velocity distinct from Melbourne metro benchmarks. We do not apply metro assumptions to provincial sites without adjustment.
Planning and design integration
Planning strategy precedes fixed architectural form. We coordinate town planners, architects, and services engineers before concept design crystallises. Pre-application advice from responsible authorities — particularly on contentious infill in Boroondara, Stonnington, and Merri-bek — informs yield and setback decisions early.
Building permit pathways are mapped alongside planning permits. Fire engineering, accessibility, and energy compliance are reviewed while design remains adjustable. This integration reduces requests for further information that delay permit issue and compress construction programmes.
Development value is created at feasibility and preserved through disciplined delivery — not recovered after cost blowouts on site.
Construction and completion
Tender processes invite comparable pricing from builders with relevant Melbourne experience. Evaluation weighs programme, methodology, safety record, and financial stability alongside headline price. Preferred contractors are engaged with clear scope, milestone payments, and quality benchmarks.
Construction oversight emphasises waterproofing, structural set-out, façade installation, and services commissioning. Regular reporting keeps clients informed without requiring daily involvement. Variations are assessed for necessity, cost, and programme impact before approval.
Practical completion includes defect walks, regulatory inspections, occupancy permit coordination, and handover documentation. Owners corporation transitions and commercial lease commencement are supported with as-built records and maintenance guidance.
Typologies we develop
Apartment buildings in Southbank, Richmond, and Fitzroy require attention to communal services, acoustic separation, and NCC compliance. Townhouse and terrace projects in middle-ring suburbs navigate neighbourhood character and garden area provisions. Boutique residences serve owner-occupiers seeking exceptional craft in Brighton, Kew, and Toorak. Commercial assignments address tenancy requirements with institutional-grade delivery.
Explore our development types for detail on each typology, or contact us to discuss a specific site.
Financing coordination
Development finance requirements influence programme and presale strategy. We coordinate quantity surveyor progress reports, valuer instructions, and financier drawdown conditions so funding is not delayed by documentation gaps. Sales velocity assumptions in feasibility are tested against actual enquiry during construction.
Stamp duty, GST on going concern sales, and land tax holding costs are modelled in cash flow forecasts presented at investment committee milestones. Surprises at settlement erode trust — we prevent them through disciplined forecasting.
Sales and marketing alignment
Marketing material is reviewed against approved plans and specification schedules before release. Display suite finishes, appliance brands, and landscape maturity match what is contracted for sale.
Development enquiry
Share site address, lot dimensions, and your target typology. We respond with a preliminary view on planning pathway and service fit.
Request a QuotePresales and settlement
Off-the-plan sales require disclosure that matches built outcome. We review marketing collateral against approved plans before release and track variation registers through construction so purchasers see changes before handover, not at final inspection.
Settlement programmes align with occupancy permit issue, owners corporation registration, and financier requirements on retained units. Delayed settlement without documented cause erodes purchaser confidence and triggers dispute — we programme critical path to avoid it.
