On Modern

22/10/2026

On site at Farrer

28/09/2026

07/07/2026

Imagine owning an 800m² block.
Last year, you could potentially develop 2 dwellings.
Today...
Subject to all planning controls...
That same block may now accommodate 5 attached dwellings.
Same land.
Different rules.
That’s why planning knowledge creates value.

24/06/2026

Most buyers compare suburbs based on sale prices.

Developers compare suburbs based on costs.

Under the ACT’s Lease Variation Charge schedule, two neighbouring suburbs can have materially different development costs despite offering similar development outcomes.

Take Watson and Downer.

Both offer strong redevelopment opportunities, similar demographics and comparable block stock.

Yet the Lease Variation Charge for increasing dwelling numbers differs by thousands of dollars per dwelling.

When you’re assessing a development site, purchase price is only one part of the equation.

The smartest developers compare:

• Purchase price
• Lease Variation Charges
• Planning controls
• Site constraints
• End values

Sometimes the better development opportunity isn’t the cheaper block.

It’s the suburb where the numbers stack up better.

That’s the difference between buying property and buying potential.

19/06/2026

Design lines.

At this home in Taylor, the floor plan was organised to capture the outlook towards One Tree Hill while maintaining privacy, natural light and strong passive design principles.

From the entry, carefully aligned sightlines lead through the home to the open-plan living area, where large-format glazing frames the landscape beyond. The architecture does the work, rather than relying on oversized spaces or unnecessary features.

The result is a home that feels connected to its site while remaining comfortable and efficient to live in throughout the year.

We’re proud that this project was recognised with the Canberra Region Australian Institute of Building Award for Sustainability under $2 million, demonstrating that good sustainable design can also deliver exceptional liveability.

A good home doesn’t fight the site. It makes the most of what the site already offers.

18/06/2026

🚨 A dual occupancy in one Canberra suburb doesn’t cost the same as the next.

And sometimes the difference between neighbouring suburbs can be tens—or even hundreds—of thousands of dollars.

Most people look at:
💰 Purchase price
🏡 Zoning
📍 Location

Developers look at:
✔ Lease Variation Charges
✔ Crown Lease restrictions
✔ Infrastructure costs
✔ Planning requirements
✔ Total feasibility

I’ve seen buyers focus on getting a “cheap” block, only to find the hidden development costs wipe out the savings.

The real question isn’t:
“How much does the block cost?”

It’s:
“How much will it cost to unlock its potential?”

Knowing the answer can save you thousands—and occasionally a lot more.

16/06/2026

The biggest misconception about Canberra’s Missing Middle reforms...

Just because your block can now accommodate 2, 3 or 4 dwellings under the
Territory Plan doesn’t automatically mean you can build them.

Many residential Crown Leases still limit the number of dwellings permitted on a block.

To unlock that additional development potential, you may need to:
• Vary your Crown Lease;
• Obtain development approval; and
• Pay a Lease Variation Charge (LVC).

The good news.......The ACT Government has announced concessions to support Missing Middle housing, but understanding your individual lease is still critical.

https://www.cmtedd.act.gov.au/open_government/inform/act_government_media_releases/barr/2026/act-budget-26-27-cutting-stamp-duty-for-all-act-first-home-buyers-and-backing-in-the-missing-middle?utm_source=chatgpt.com

Before buying or developing a block, it’s worth checking not just what the planning rules allow—but what the lease actually says.

In Canberra, development potential isn’t just about zoning. It’s about the lease as well.

15/06/2026

The ACT’s Missing Middle housing reforms have passed, and there’s already a lot of discussion about what this means for Canberra.

The reality?

It’s not that every suburban block can suddenly become a townhouse development.

It’s about creating more housing choice through options like dual occupancies, townhouses, terraces and low-rise apartments that better suit the changing needs of Canberra.

As someone who works in residential design and property, I think one of the biggest impacts will be the increased importance of understanding a block’s true potential before you buy.

Questions like:
• What can actually be built here?
• Is subdivision possible?
• Could this suit a knock-down rebuild?
• What planning constraints still apply?
• How might these reforms affect future value?

Will become increasingly important for buyers and homeowners alike.

The reforms are intended to help deliver more housing while respecting the character of our suburbs, but good outcomes will still rely on good design and careful planning.

The planning rules may have changed, but there’s no substitute for understanding the opportunities and constraints of a site before making a big property decision.

Canberra’s housing landscape is changing. Knowing what’s possible could be one of the most valuable pieces of information you have.

15/06/2026

We’re proud to have been part of another award-winning project, recognised by the Australian Institute of Building in the Residential Building under $2 million category.

Designed for a challenging 6-metre fall from the street to the rear of the block in Taylor, ACT, this home demonstrates that great design can work with the land rather than against it. The sloping site provided an opportunity to create a home that embraces both passive design principles and exceptional liveability.

Careful consideration was given to solar orientation, natural ventilation and airflow, allowing the home to perform efficiently throughout Canberra’s distinct seasons. While passive design often calls for restraint, we were able to incorporate expansive west-facing glazing to capture the surrounding views, balancing energy performance with the lifestyle aspirations of the owners.

Generous ceiling heights and more than 350m² of living space ensure the home feels open, light-filled and connected to its landscape, proving that sustainability and comfort don’t have to come at the expense of scale or amenity.

A huge congratulations to Cercol Construction for their outstanding craftsmanship and attention to detail in bringing this vision to life. Their commitment to quality construction and collaboration throughout the process helped deliver an exceptional outcome for our clients.

It’s always rewarding to see thoughtful design, skilled construction and a shared vision recognised by the industry.

ResidentialDesign CercolConstruction SustainableDesign AustralianArchitecture