Generated by All in One SEO v4.9.3, this is an llms.txt file, used by LLMs to index the site. # Point Polaris Acquisitions | Capital Advisory | Development Advisory | Project Management ## Sitemaps - [XML Sitemap](https://pointpolaris.com.au/sitemap.xml): Contains all public & indexable URLs for this website. ## Posts - [Templeton Street, Wangaratta](https://pointpolaris.com.au/templeton-st-wangaratta/) - PROJECT OVERVIEW This ambitious development features a 44-unit social housing complex comprising three interconnected four-story buildings. These buildings will be uniquely connected via bridges, and the construction process will employ a blend of materials, including concrete, brick, metal, and timber. This significant initiative is designed to offer secure and supportive housing for approximately 100 individuals, - [627 Chapel St - South Yarra](https://pointpolaris.com.au/627-chapel-st/) - PROJECT OVERVIEW The project developed by Goldfields Group and designed by Cox Architecture encompasses the construction of a new 24,000m2, 24 storey PCA A-Grade commercial tower, with 5 Star Green Star and 5 Star NABERS ratings. The project boasts a rooftop restaurant, Beverly, coworking facilities and a business lounge, along with a unique entry lobby, - [The Marker - West Melbourne](https://pointpolaris.com.au/the-marker/) - PROJECT OVERVIEW The Marker is a mixed-use development by joint venture partners Lechte Corporation, City Development Limited and Crema Group in the heart of West Melbourne. The 4,246sqm site occupies a prime corner position with three street frontages on the northern side of Spencer Street. Comprising 195 residential apartments (with a mix of 1, 2 - [Reflections - North Melbourne](https://pointpolaris.com.au/reflections/) - PROJECT OVERVIEW Reflections features 142 one, two and three-bedroom apartments, 2 levels of basement car parking, and an open-air terrace deck with city views. Revel Development Group was seeking a highly skilled partner to deliver Reflections to a high standard and within a relatively short time frame. Point Polaris was appointed to provide development advisory - [Elgar Road](https://pointpolaris.com.au/elgar-road/) - PROJECT OVERVIEW The development comprises ten architecturally designed townhouses spanning two to three levels, sharing a common basement featuring 21 parking spaces. Townhouses2 Townhouses lounge Services:Project ManagementAsset Class:Apartments & TownhousesProject Size:10 TownhousesAdded Value:Procured a builder under ECI meeting budget Project Status:Completed - [Ormond and MoMo Hotel](https://pointpolaris.com.au/ormond-and-momo-hotel/) - PROJECT OVERVIEW The first development for the Ormond Hotel Group in Australia, the project comprises 530 hotel rooms and serviced apartments across two towers. The podium levels comprise a range of hotel facilities including a business centre, restaurant, café, gymnasium, yoga studio and co-working space. The design was led by architects Elenberg Fraser and Craig - [The Botanic Collection - South Yarra](https://pointpolaris.com.au/the-botanic-collection/) - PROJECT OVERVIEW A prestigious address in the sought-after Domain Precinct, the Botanic Collection offers a limited opportunity to live by the Royal Botanic Gardens. This unique blend of four collections were artfully crafted by architects Rob Mills and Powell & Glenn. The Client’s brief was simple – to create a product with uncompromised quality and - [The Easton - Burwood](https://pointpolaris.com.au/the-easton/) - PROJECT OVERVIEW Following the award of a planning permit for the construction of student accommodation, the client approached Point Polaris to evolve the project into a residential development. Our Client was new to the Melbourne property industry and appointed us based on our experience in the residential sector, and our proven results in the re-configuration - [Iglu on Russell Street](https://pointpolaris.com.au/iglu-on-russell-street/) - PROJECT OVERVIEW The 28 storey redevelopment at 274-276 Russell Street Melbourne consists of 374 student beds. Developed by Iglu Student Accommodation Designed by Bates Smart Built by Kane Constructions Pty Ltd Delivered by Point Polaris Services:AcquisitionsProject ManagementAsset Class:Student AccommodationProject Size:374 Beds Student AccommodationAdded Value:The site is located in a busy redevelopment area with lots of construction activity going on - [Iglu - Flagstaff](https://pointpolaris.com.au/iglu-flagstaff/) - PROJECT OVERVIEW 362 student beds in a range of accommodation types including 6-bed apartments, studios and twin studios designed to maximise amenity. This 17-level tower, designed by Bates Smart, will incorporate some of the existing heritage facade of the original ‘Flagstaff House’ and accommodate a range of generous communal and recreation facilities. In addition to - [Prospect - Box Hill](https://pointpolaris.com.au/prospect/) - PROJECT OVERVIEW Residing at the heart of Box Hill is 9 Prospect Street, a residential community thoughtfully conceived by the architectural visionaries at Hayball. Where views of the CBD and Dandenongs combine with five-star amenities – including a porte cochere, pool, gym and concierge service – to deliver contemporary convenience amid a hotel-style living experience. - [Western Gardenia - Tarneit](https://pointpolaris.com.au/western-gardenia/) - PROJECT OVERVIEW Western Gardenia is a land development by the Fountainstone Group in Tarneit north, situated on Kenning Road. The total site is 40,000m2, divided in two stages, stage1 includes 45 lots and 2 super lots, stage 2 includes the remaining 32 lots. The project includes all infrastructure connections, external and internal, including house connections, - [BLVD, Melbourne Square - Southbank](https://pointpolaris.com.au/melbourne-square-stage-3/) - PROJECT OVERVIEW 30-storey PCA A Grade commercial asset designed by Cox Architecture at the corner of Balston and Kavanagh Street, Southbank inclusive of eight (8) levels of podium which amounts to 36,584sqm of NLA on 62,926sqm of GFA. This commercial development forms part of a greater mixed-use development located along Kavanagh Street, Southbank for OSK - [Martin - Brighton](https://pointpolaris.com.au/martin/) - PROJECT OVERVIEW An elegant bayside address which effortlessly combines the vibrancy of its Martin Street location with the essence of Brighton’s heritage. A collection of a multi-level residential development with 1 basement, 2 retail/commercial spaces on Ground Floor and 11 luxury apartments, Martin is surprisingly unconventional, reassuringly recognisable. Acclaimed interior designers, MIM Design have composed - [Paragon - CBD](https://pointpolaris.com.au/paragon/) - PROJECT OVERVIEW Paragon is a mixed-use, 48-level residential tower on a prominent corner of Melbourne’s CBD developed by Beulah International and designed by Fender Katsalidis. Redeveloping and retaining the iconic façade of the Melbourne Celtic Club on this site, the tower has been designed to accommodate 227 residences with an “urban forest” – transforming a - [Hallmark - Ivanhoe](https://pointpolaris.com.au/hallmark/) - PROJECT OVERVIEW Nestled within Melbourne’s leafy suburb of Ivanhoe, Hallmark was inspired by the rich history and diversity of its surrounds. Featuring timeless architectural design by Fender Katsalidis and enduring materials, this collection of 32 large-scale luxury residences over five storeys solidified the reputation of Beulah as a developer of distinction. The project won Development - [Whitehorse Road](https://pointpolaris.com.au/whitehorse-road/) - PROJECT OVERVIEW Highest and best use assessment, precuring primary and wider consultant throughout Town Planning Application for the purposes of obtaining a planning for permit for the client for 28-storey mixed-use development comprising 367 Apartments, 7,550sqm Commercial Office NLA, 712sqm Retail NLA. Services:Development AdvisoryProject ManagementAsset Class:Apartments & TownhousesOfficeRetailMixed UseProject Size:367 Apartments, 7,550sqm Offices; 712sqm RetailAdded - [Islington Street](https://pointpolaris.com.au/islington-street/) - PROJECT OVERVIEW ANPLUS Developments’ first flagship commercial build of two separate and visually distinct office buildings over the 3225sq m site at 99-117 Islington St. The development will feature a net lettable floor area of about 19,400sq m, and a ground floor food and drinks premises. There will be 117 car spaces and 206 on-site - [Meilor - Shierlaw Avenue](https://pointpolaris.com.au/shierlaw-avenue/) - PROJECT OVERVIEW Melior pays homage to the natural beauty of the surrounding leafy enclave, across the 8,713sqm site. The street-facing façade is elegant, attuned to the urban rhythm of one of Melbourne’s most exclusive suburbs. The geometric lines and silhouettes take their cues from Canterbury’s rich lineage of 19th century architecture. The development adopts a - [Molesworth - Kew](https://pointpolaris.com.au/molesworth-street/) - PROJECT OVERVIEW Project located at 61 Molesworth St, Kew with Yarra Boulevard and Molesworth St frontage, rear access to Yarravale Street and stunning views to the Studley Park. The site is currently permited for 10 premier apartments. Point Polaris is engaged as the Development and Project Manager of the project and will be involved from - [Hampton Street](https://pointpolaris.com.au/hampton-street/) - PROJECT OVERVIEW The reconstruction of 20 apartments and 3 tenancies at 358 Hampton Street Hampton. Point Polaris successfully unlocked an 8 year deadlock between an Owners Corporation and their insurer that previously went through the Supreme Court and VCAT after a fire 8 years ago. After the matter progressed through the Supreme Court and VCAT, - [Seddon Square](https://pointpolaris.com.au/seddon-square/) - PROJECT OVERVIEW The 1.4 hectare site will be home to a new community precinct and multi-stage development released over four stages, with stage one including 77 residences, stages two and three including 15 townhouses and 168 apartments and stage four including 142 apartments. Generous open spaces feature throughout the development including a 1,700 square metre - [Fitzroy Fitzroy](https://pointpolaris.com.au/fitzroy-fitzroy/) - PROJECT OVERVIEW Chapter Group Melbourne, CDL Australia and Crema Group’s joint-venture Fitzroy Fitzroy project is a mixed-use development located in the heart of Fitzroy. The project will feature 57 high-end apartments and 6 luxury townhomes as well as ground-floor commercial and retail designed by DKO Architecture Retaining its current heritage façade which once formed part - [Vitae - Armadale](https://pointpolaris.com.au/vitaearmadale/) - PROJECT OVERVIEW Vitae – representing life, living and the natural world – is a luxury, boutique development of 14 two and three-bedroom garden-focused apartments by Luxmile. Every apartment is a corner residence, meaning light, ventilation and views are a striking feature of each home with outdoor space and secure parking as standard. http://www.armadalevitae.com.au/ • Developed - [Moreville - Footscray](https://pointpolaris.com.au/moreville/) - PROJECT OVERVIEW Designed with exceptional quality at the forefront, Moreville brings together 41 stunning 1, 2 and 3 bedroom apartments by the banks of the Maribyrnong River. High-end features and finishes are standard, with sleek monochrome tones, floor-to-ceiling windows and endless details finely curated to deliver unrivalled modern living. At the pinnacle, a spectacular rooftop - [Iglu South Yarra](https://pointpolaris.com.au/iglu-student-accommodation/) - PROJECT OVERVIEW Melbourne’s hottest neighbourhood has a cool new kid on the block designed by Bates Smart as student living hits record temperatures. A perfect example of location by design, with trains just a short 2-minute walk away, Iglu South Yarra’s exceptional in-house facilities and finishes tick every box on any well-informed student’s checklist. Offering - [TaoHome - Box Hill](https://pointpolaris.com.au/taohome/) - PROJECT OVERVIEW The eight-floor, 82-apartment development from Sunbright Development Australia, designed by award-winning architects Hayball, caters for multi-generational living and is particularly geared to the Asian market. A number of design features cater specifically for the ageing market, such as a walking track and productive landscape on the rooftop, so residents can grow vegetables and - [Longhouse - Hawthorn](https://pointpolaris.com.au/the-long-house/) - PROJECT OVERVIEW Designed by leading architects JAM Architects and interiors by the award-winning Carr, Longhouse brings a connected lifestyle to Hawthorn across 107 one, two, and three bedroom apartments. When it came to tackling an extremely long, narrow block on a Hawthorn street being reclaimed from its light industrial past, Jam Architects approached the problem - [The Eminence - Carlton](https://pointpolaris.com.au/the-eminence/) - PROJECT OVERVIEW The Eminence, designed by Plus Architecture, consists of 193 Apartments over 15 levels that transcends owner occupier and investor product. It is the first of several projects we have delivered for the joint venture partnership of Lechte Corporation, Abacus Property Group and Crema Group. Capital Advisory Point Polaris assisted the developer in debt - [Kennards Self-Storage - Thomastown](https://pointpolaris.com.au/kennards-self-storage/) - PROJECT OVERVIEW 6,660sqm NLA purpose-built self storage facility in Thomastown, built by Hutchinson Builders (link) which houses 598 storage units ranging in size from1sqm up to 36sqm. The facility houses a free Conference room for personal or corporate use with the storage site attracting a 24/7 access client storage base. There is also an on-site - [Forestway Shopping Centre](https://pointpolaris.com.au/forestway-shopping-centre/) - PROJECT OVERVIEW Forestway Shopping Centre was a project to reposition a tired 9,655 sqm neighbourbhood centre to a 22,500sqm super-regional mixed use development with 300 apartments on top. Our client, a large global institution, engaged point Polaris to undertake Development Management and Anchor Tenant Leasing as part of this large mixed use development. Point Polaris - [The Beckworth - Glen Iris](https://pointpolaris.com.au/the-beckworth/) - PROJECT OVERVIEW The Beckworth is the epitome of design originality and sophistication for enviable living in the prestigious suburb of Glen Iris, and moments away from High St, Malvern. This exclusive offering of just 18 meticulously crafted two and three bedrooms residences is an exemplar of architectural brilliance and bespoke styling by the highly respected - [Luminary - Hawthorn](https://pointpolaris.com.au/luminary/) - PROJECT OVERVIEW A collection of 22 luxury apartments set high on the crest of 131 Church Street, each residence boasts a living experience more often associated with luxury homes. Across four generous levels, two- and three-bedroom apartments offer sweeping views and light-filled, expansive interiors. Designed by Plus Architecture and MIM Design, and developed by Lechte - [Bespoke - Glen Iris](https://pointpolaris.com.au/bespoke/) - PROJECT OVERVIEW Bespoke is a boutique 12-apartment residential development in Melbourne’s Glen Iris. Designed by Plus Architecture, the building has a striking facade of contemporary brickwork that is informed by the architectural eras of the surrounding area. A combination of contemporary brickwork ties into the character of the street elevated with zinc detailing to create - [Morton Park - Blackburn](https://pointpolaris.com.au/morton-park/) - PROJECT OVERVIEW Designed by renowned architecture firm Martino Leah, Morton Park offers 26 beautifully designed one, two and three-bedroom apartments. Each residence was designed with owner occupiers and downsizers in mind. This is prevalent throughout the spacious layouts, generous internal areas, and additional storage, often within the apartment itself. Each residence features spacious layouts with - [The Mews - Brighton](https://pointpolaris.com.au/the-mews/) - PROJECT OVERVIEW Located in the heart of Melbourne’s most exclusive Bayside suburb, The Mews, designed by Buchan Group for AZX Group, is a unique residential offering that captures both the glamour of heritage British architecture and the relaxed luxury of its beachside location. Enrobed in a striking linear façade softened with lush green elements, these - [HIGHLIGHTS FROM THE HOTEL DEVELOPMENT OUTLOOK EVENT](https://pointpolaris.com.au/highlights-from-the-hotel-development-outlook-event/) - There is currently around $1.7 billion committed to hotel development in Melbourne. Does the city have room for more? Are there better opportunities in the suburbs and beyond? What are the key fundamentals of a good hotel development feasibility? How do you differentiate your hotel development from the competition? What are hotel operators looking for? - [HOTELS: 2020 VISION – The Market Perspective](https://pointpolaris.com.au/hotels-2020-vision-the-market-perspective/) - The Sydney hotel market is the largest in the country with excellent fundamentals. Melbourne’s strong calendar of events and appeal to both international and domestic visitors has ensured hotel supply is quickly absorbed by the market. But how has 2019 ended and what can we expect in 2020 and beyond? We asked Jones Lang LaSalle - [HOTELS: 2020 VISION – The Operator Perspective](https://pointpolaris.com.au/hotels-2020-vision-the-operator-perspective/) - Melbourne hotel occupancies are currently running in the top three of the major Asian cities (mid-80s). Forecasts are that this will drop to 79% in 2024, then ramp up to mid-80s again by 2027. Melbourne is Australia’s: Event capital; Sporting capital; Retail capital; Theatre capital; Dining capital; and Top ranked city for liveability Barring a - [HOTELS: 2020 VISION – The Architects’ Perspective](https://pointpolaris.com.au/hotels-2020-vision-the-architects-perspective/) - 2019 saw some creatively designed new and refurbished hotels open their doors to guests. From the Ritz-Carlton Perth in the West, with the striking exterior and lobby adorned with 10,000 pieces of handpicked Kimberley sandstone, to the $40m revitalisation of Sydney’s venerable Sheraton on the Park in the East. But what can we expect in - [RESIDENTIAL OUTLOOK: FROM CORONAVIRUS TO FUNDING](https://pointpolaris.com.au/the-point-polaris-outlook-residential-debate-from-coronavirus-to-funding-what-are-the-challenges-and-opportunities-for-2020/) - Point Polaris is seeing significant optimism return to the residential market. We are working on projects of all scales and typologies from boutique owner occupier apartment and townhouse projects to large residential towers geared more towards investors. We have helped Greystar in their recent acquisition in South Yarra, which will be Australia’s biggest Build to - [OFFICE OUTLOOK EVENT KEY TAKEAWAYS](https://pointpolaris.com.au/office-outlook-event-key-takeaways/) - Some of the brightest minds in the commercial property sector gathered recently at Point Polaris’s Melbourne office to discuss commercial office design, development and tenant trends, as part of our Outlook Boardroom debates. Hosted by Point Polaris’ managing director, Andrew Hogan, the evening featured a terrific panel comprising Kate Pilgrim of JLL, Simon Haussegger of - [STRATEGIES FOR TENDERING IN A COVID ENVIRONMENT](https://pointpolaris.com.au/tendering-in-a-covid-environment-webinar-takeaways/) - The last 18 months have been challenging for the whole property development sector. Despite Melbourne slowly starting to come out of lockdown, the impact of COVID is likely to be seen well into 2021. Inevitably there is still a lot of nervous sentiment out there. But are there also opportunities? Point Polaris Director, Rob Clarke, - [BUDGET: STAMP DUTY & BTR LAND TAX DISCOUNTS - HEAR FROM INDUSTRY EXPERTS](https://pointpolaris.com.au/budget-stamp-duty-btr-land-tax-discounts-hear-from-industry-experts/) - The cost of stamp duty will be slashed by up to 50 per cent in Victoria under a new move announced in the state budget this week. Those buying existing homes will receive a 25 per cent discount on stamp duty, up to the same value. The full 50 per cent discount will only apply - [POINT POLARIS EVENT: MELBOURNE'S TOP DEVELOPERS BANQUET](https://pointpolaris.com.au/point-polaris-event-melbournes-top-developers-banquet/) - The Lunar New Year was in full swing yesterday as we treated some of Melbourne's top Developers to a banquet style lunch. Project Director, Ben Yap welcomed our guests and reflected upon the past year and wished prosperity and success for the year ahead. Lunch opened with a traditional “Low Sang" or "Prosperity Toss" of the noodles - [WHAT DO GOOD MIXED-USE AND RETAIL DEVELOPMENTS LOOK LIKE?](https://pointpolaris.com.au/what-do-good-mixed-use-and-retail-developments-look-like/) - We were delighted to host our first Sydney Outlook event with the fabulous Joanna Russell from Frasers Property Australia, Wesley Dose from Woolworths Group, Gavin Duane from Location IQ - Property Advice and Data Mapping Solutions Some key takeaways from the night included: The Super-Neighbourhood Model: Population growth and urban density are shaping the rise - [POINT POLARIS & WESTPAC DEVELOPERS' LUNCH](https://pointpolaris.com.au/point-polaris-westpac-developers-lunch/) - Point Polaris had the pleasure of co-hosting, alongside Westpac, a frank and insightful lunch with 10 of Melbourne's most influential developers spanning a wide-range of asset classes from Build-To-Rent to Commercial Office to Apartments. Unsurprisingly the biggest debate surrounded this latter asset class, where the question posed our guests was "can you pick the bottom - [RISING FROM THE ASHES: MELBOURNE’S HIGH-DENSITY APARTMENT OUTLOOK](https://pointpolaris.com.au/rising-from-the-ashes-melbournes-high-density-apartment-outlook/) - Speaking at this year's residential property summit held by The Urban Developer in Docklands, Point Polaris Managing Director alongside other local property experts discussed the current state of buyer demand and strategies to elevate product, meet the market and unearth new opportunities. “We're advising clients to look at medium-density and low-density developments as well as - [MILESTONES CELEBRATED WITH POINT POLARIS](https://pointpolaris.com.au/milestones-celebrated-with-point-polaris/) - We wish to celebrate the 5 year work anniversaries of our two key members of the team. Robert Clarke, Director and Ben Yap, Project Director celebrate 5 years with Point Polaris and have been an essential part of our organisation's journey and success. Their leadership, loyalty and hard work for satisfied repeat clients set an example for our - [HOW WEST MELBOURNE IS EVOLVING INTO A VIBRANT COUNTERPOINT TO THE CBD](https://pointpolaris.com.au/how-west-melbourne-is-evolving-into-a-vibrant-counterpoint-to-the-cbd/) - The City of Melbourne’s structure plan for West Melbourne, released in 2018, is a blueprint for protecting and greening what it calls “a distinct suburb”. Tailored planning controls are designed to protect character and heritage buildings and create a new high street at Spencer Street while unlocking 10,000 square metres of new open space as - [POINT POLARIS IS APPOINTED ON IGLU FLAGSTAFF](https://pointpolaris.com.au/point-polaris-is-appointed-on-iglu-flagstaff/) - International student numbers in Australia are set to eclipse their 2019 peak once borders reopen. According to Asian real estate advertising and sales platform Juwai IQI, international student enrolments at Australian universities are expected to spike over the coming years as students look to upskill in order to remain competitive in the shrinking labour market. - [627 CHAPEL ST HAS REACHED MID-POINT IN THE CONSTRUCTION PROGRAMME](https://pointpolaris.com.au/627-chapel-st-has-reached-mid-point-in-the-construction-programme/) - 627 Chapel St will reshape the commercial landscape of Melbourne’s inner city. Construction Update: Despite February’s snap COVID lockdown, solid progress has continued throughout 2021. The month of March saw a significant milestones achieved, with CitiPower completing their works to the substation and permanent power on at the main switchboard. The tower’s lift shaft has - [WORKS BEGIN AT IGLU ON RUSSELL STREET](https://pointpolaris.com.au/works-begin-at-iglu-on-russell-street/) - Point Polaris has been appointed as the Superintendent for the Demolition and Construction phase of this exciting project. Parts of the existing buildings are currently being prepared for demolition and an archaeological investigation is ongoing inside the historical Melbourne footprint. This building will house 374 beds and become Iglu's fourth student accommodation facility in Melbourne. Point - [CONSTRUCTION COMMENCED AT WESTERN GARDENIA](https://pointpolaris.com.au/construction-commenced-at-western-gardenia/) - Just in time before the snap lockdown, Point Polaris were invited to celebrate this special milestone for #FountainstoneGroup with a breaking ground ceremony at Western Gardenia. The first turn of sod coincided with a toast to a happy Lunar New Year. Point Polaris are managing this project in Tarneit which consists of 71 Residential lots and a Childcare centre. - [PROJECT COMPLETE | BESPOKE](https://pointpolaris.com.au/project-complete-bespoke/) - Bespoke, with it's contemporary brickwork facade occupies Malvern Road and sits seamlessly within the surrounding architecture of Glen Iris. Congratulations to everyone involved in this achievement including: Catch Developments Plus Architecture Pty Ltd Manresa Constructions Pty Ltd Point Polaris was delighted to have provided Development Advisory and Project Management Services. Photo Gallery: https://manresa.com.au/portfolio/bespoke-apartments/ - [Thought Leadership August 2021](https://pointpolaris.com.au/thought-leadership-august-2021/) - [Media Release August 2021](https://pointpolaris.com.au/media-release-august-2021/) - [POINT POLARIS ACHIEVES FINANCIAL CLOSE ON $320M](https://pointpolaris.com.au/point-polaris-achieves-financial-close-on-320m/) - Point Polaris has achieved financial close across five off-the-plan apartment projects and one hotel project worth a combined end value of $320,000,000 in the first quarter of 2017, in what signals a bumper year for project construction and delivery, both for local and off-shore developers. While Point Polaris says it has been harder to secure - [MATTHEW GUY FORMALLY OPENS NEW POINT POLARIS OFFICE](https://pointpolaris.com.au/matthew-guy-formally-opens-new-point-polaris-office/) - Celebrating the launch of our new Melbourne office, Point Polaris was joined by the staff, clients and industry professionals that have made our continued success possible. In attendance were Liberal Opposition Leader, Matthew Guy, and David Davis, Shadow Minister for Planning, Local Government & Equality Member for Southern Metropolitan Region. Guy led the formal proceedings - [NERIDA CONISBEE PRESENTS OUTLOOK SERIES - 'STATE OF THE MARKET'](https://pointpolaris.com.au/nerida-conisbee-presents-outlook-series-state-of-the-market/) - As part of the Point Polaris Outlook Series, Point Polaris welcomed their clients and industry professionals to join for a poignant discussion about the state of the residential markets in Melbourne and Sydney. Our guest presenter for the day was Nerida Conisbee, Chief Economist for REA Group and one of Australia’s leading property experts. Andrew - [INDUSTRY LEADERS WEIGH IN ON POST JUNE 30 MARKET](https://pointpolaris.com.au/industry-leaders-weigh-in-on-post-june-30-market/) - Joining our Managing Director, Andrew Hogan, both Andrew Leoncelli, Managing Director of Residential at CBRE and Chris Moyle, Head of Property at Westpac offer their insights on the changing market conditions. CBRE shared their experiences in the post June 30 Market and said that their sales had never been stronger. They were expecting that sales - [POINT POLARIS REACHES NEW HEIGHTS AT REFLECTIONS](https://pointpolaris.com.au/point-polaris-reaches-new-heights-at-reflections/) - Point Polaris brings luxury park-side living one step closer for purchasers, with the topping out of ‘Reflections’, North Melbourne. Designed by national award-winning practice, Plus Architecture, Reflections leads the way in Melbourne’s inner-city apartment market with its superior architectural quality and unique exterior. Located in a tranquil pocket of North Melbourne, this prestigious collection of - [HOW WILL 50% OF FOREIGN OWNERSHIP LIMIT AFFECT DEVELOPERS?](https://pointpolaris.com.au/how-will-50-of-foreign-ownership-limit-affect-developers/) - As well as restricting supply to an already full rental market, the 50% foreign ownership restriction removes some of the competitive advantages overseas developers had over local developers. Prior to this change coming into effect, overseas developers had a competitive advantage as they had no overseas sales limits whatsoever. Overseas developers using overseas banks could, - [LUMINARY MAXIMISES RESIDENTIAL SPACE](https://pointpolaris.com.au/luminary-maximises-residential-space/) - Featuring just 22 apartments across four levels, Luminary in Hawthorn has been created to maximise space for residents with sweeping glass-front balconies fitting seamlessly into their leafy surroundings. - [CONTRACTS SIGNED FOR PURE HAMPTON](https://pointpolaris.com.au/contracts-signed-for-pure-hampton/) - Today we mark the beginning of an exciting new development and relationship with Pirovich Constructions, with Contracts signed for Alpha 14’s Pure Apartments in Small St, Hampton. - [POINT POLARIS DELIVERS EXTREMELY SUCCESSFUL PROJECT](https://pointpolaris.com.au/point-polaris-delivers-extremely-successful-project/) - POINT POLARIS DELIVERS EXCEPTIONAL QUALITY FOR EXTREMELY SUCCESSFUL PROJECT Point Polaris has delivered the luxury apartment project ‘The Eminence’, one month ahead of schedule, enabling early settlement. Located at 139 Queensberry Street in the heart of Carlton, The Eminence features 193 one, two and three-bedroom apartments, with ground floor retail, rooftop terrace and an exclusive - [REFLECTIONS REACHES FINANCIAL CLOSE](https://pointpolaris.com.au/reflections-reaches-financial-close/) - We are pleased to announce the recent achievement of financial close of the $85m Reflections project in North Melbourne. From providing Capital Solutions and Development Advisory services, our attention is now on Project Management of the construction which is due for completion next year. - [POINT POLARIS NAVIGATES RIPPLESIDE TO COMPLETION WITH CAPITAL SOLUTIONS, DEVELOPMENT MANAGEMENT & PROJECT MANAGEMENT](https://pointpolaris.com.au/point-polaris-navigates-rippleside-to-completion-with-capital-solutions-development-management-project-management/) - It’s great to see the boutique Rippleside project in Geelong reach completion. We were appointed to manage capital solutions, development advisory and project management for the development which is located in one of Victoria’s fastest growing municipalities. - [POINT POLARIS STEERS PROJECT TOWARDS SUCCESS](https://pointpolaris.com.au/point-polaris-steers-project-towards-success/) - On site at TaoHome, Box Hill our Senior Project Manager ensures everything is running on schedule and to budget. - [PROJECT RUNS AHEAD OF SCHEDULE](https://pointpolaris.com.au/project-runs-ahead-of-schedule/) - With Point Polaris leading the acquisitions, capital solutions, development advisory and project management, this $90m end value project is running ahead of schedule. - [STAMP DUTY CHANGES SEES INCREASED PRESALES](https://pointpolaris.com.au/stamp-duty-changes-sees-increased-presales/) - With the new stamp duty changes for Victoria taking effect on the 1st of July, we have seen a strong run of presales over the last 2 months. Our house view is that we are expecting a lull in sales during the latter months of the year, which will counter the strong sales results achieved - [CONSTRUCTION COMMENCED AT LONGHOUSE](https://pointpolaris.com.au/construction-commenced-at-longhouse/) - Construction commenced and crane erected: our Hawthorn project, The Longhouse, is well underway. A great example of infill trackside development, this is a project that sees us, as project managers, resolve complicated multi-stakeholder issues for our clients. - [INSPIRING ROOFTOP TERRACE AT REFLECTIONS](https://pointpolaris.com.au/inspiring-rooftop-terrace-at-reflections/) - Landscaping on the terrace at Reflections is being installed and will provide the residents with a great asset whilst overlooking the park opposite and the Melbourne CBD. Great job Jack Merlo for your inspired landscape design. - [HOW WILL THE CHINESE GOVERNMENT'S CRACKDOWN ON CHINESE DEVELOPERS AFFECT THE LOCAL MARKET?](https://pointpolaris.com.au/how-will-the-chinese-governments-crackdown-on-chinese-developers-affect-the-local-market/) - In our October Boardroom Series, we delved into one of the industry’s hottest topics for 2017. Andrew Hogan, Managing Director of Point Polaris and guest presenter Jing Wang, legal partner at PWC China, offered their insights into what lies ahead for the local market following the Chinese Government’s crackdown on Chinese developers. Starting off the - [BEULAH INTERNATIONAL APPOINTS POINT POLARIS](https://pointpolaris.com.au/beulah-international-appoints-point-polaris/) - We’re excited to have been appointed as superintendents for Paragon, a significant new apartment development in Melbourne’s CBD, designed by Fender Katsalidis Architects. Acclaimed Developer, Beulah International, is behind the project, ensuring the apartments will feature the finest in design and luxury living. Consisting of 223 apartments and expansive shared spaces over 48 levels, Paragon’s - [RETAIL: INNOVATE OR DIE - INTEGRATED MIXED USE COMMUNITIES](https://pointpolaris.com.au/retail-innovate-or-die-integrated-mixed-use-communities/) - Shopping Centre Owners must innovate in the face of structural change and many are opting to create Integrated Mixed Use developments that create communities. The demand for quick and cheap online transactions coupled with sluggish wage growth and the introduction of groups like Amazon has resulted in a very challenging environment for the Australian retail - [ON THE ROAD WITH SINGAPORE & MALAYSIA’S LEADING DEVELOPERS](https://pointpolaris.com.au/on-the-road-with-singapore-malaysias-leading-developers/) - The 2018 Knight Frank Roadshow in Singapore and Malaysia was a great opportunity for Point Polaris to meet with a number of enthusiastic developers and investors who share our passion for quality property developments in Australia. We work with some of the biggest names in the Asian development community, helping clients to seamlessly navigate their - [REFLECTIONS COMPLETE AND SETTLING 112 out of 142 settled in a single day.](https://pointpolaris.com.au/reflections-complete-and-settling-112-out-of-142-settled-in-a-single-day/) - Settlements are progressing swiftly at Reflections, North Melbourne, marking the completion of this stand-out project. Reflections features 142 one, two and three-bedroom apartments, crowned by a stunning open-air terrace deck with city views. The mirrored façade and cut-out balconies are designed to change with the seasons, reflecting the deciduous trees of the park opposite. Point - [POINT POLARIS INTRODUCES GRADUATE PROGRAM](https://pointpolaris.com.au/point-polaris-introduces-graduate-program/) - Point Polaris is thrilled to announce its new Graduate Program // A career with Point Polaris is all about opportunity, innovation, and people. We are seeking graduates who are looking to kick start their career with a highly successful client-facing project management firm, offering exposure to acquisitions, capital advisory, development and design and project management. - [THE LUMINARY, HAWTHORN - CONTRACT SIGNED!](https://pointpolaris.com.au/the-luminary-hawthorn-contract-signed/) - Congratulations to prominent Melbourne developer Lechte Corporation and builders IRONSIDE. Project is full steam ahead. We are enjoying working alongside renowned architects Plus Architecture Pty Ltd and Mim Design to deliver these magnificent residences. Pictured here at the contract signing are (L-R) Richard Hampton (Point Polaris), Matthew Cox (Point Polaris), Luke Skurrie (Ironside), Chris Paul (Lechte - [POINT POLARIS WELCOMES ROB HAIN TO THEIR SYDNEY OFFICE](https://pointpolaris.com.au/point-polaris-welcomes-rob-hain-to-their-sydney-office/) - Point Polaris is excited to welcome Rob Hain to the team, who recently took up the role of Development Advisory Director in our Sydney office. Rob joins from Charter Hall, where he led shopping centre development, retail strategy and shopping centre acquisitions. Before that, Rob worked at Woolworths Limited, across Australia and New Zealand in - [WHAT WILL THE MELBOURNE OFFICE MARKET LOOK LIKE IN THE FUTURE? WILL THE CBD FRINGE OVERTAKE THE CBD AS THE PREFERRED ADDRESS FOR COMPANIES?](https://pointpolaris.com.au/what-will-the-melbourne-office-market-look-like-in-the-future-will-the-cbd-fringe-overtake-the-cbd-as-the-preferred-address-for-companies/) - Some of the brightest minds in the commercial property sector gathered recently at Point Polaris’s Melbourne office to discuss the future of Melbourne’s office spaces, as part of our Outlook Boardroom debates. Hosted by Point Polaris' managing director, Andrew Hogan, the evening featured guest speakers Monica Mondkar from Savills; national build and project lead at - [LONGHOUSE REACHES FINAL CONSTRUCTION STAGES](https://pointpolaris.com.au/longhouse-reaches-final-construction-stages/) - It’s been fantastic to watch The Longhouse development at Hawthorn take shape, with construction of the 90 apartments now in its final stages. The project is a mixture of one, two and three-bedroom residences, featuring a vertical garden, stylish interiors and a rooftop terrace where residents can watch the sun set. Point Polaris has been - [POINT POLARIS APPOINTED TO BESPOKE, GLEN IRIS PROJECT](https://pointpolaris.com.au/point-polaris-appointed-to-bespoke-glen-iris-project/) - Point Polaris is proud to be offering development advisory and project management for Bespoke, a boutique 12-apartment residential development in Melbourne's Glen Iris. Designed by Plus Architecture Pty Ltd, the building has a striking facade of contemporary brickwork that is informed by the architectural eras of the surrounding area. The project sold strongly and construction - [MOREVILLE, FOOTSCRAY CREATES VILLAGE ATMOSPHORE](https://pointpolaris.com.au/moreville-footscray-creates-village-atmosphore/) - Point Polaris has recently been appointed to the new Moreville development in up-and-coming Footscray. Situated on the edge of the Maribyrnong River, Moreville aims to recreate the village atmosphere of its trendy neighbour, Yarraville. It looks like it's already making quite the impact with more than 55 per cent of the impressive project already sold. - [REFLECTIONS SHORTLISTED FOR BEST RESIDENTIAL HIGH DENSITY AWARD](https://pointpolaris.com.au/reflections-shortlisted-for-best-residential-high-density-award/) - Shortlist for The Urban Developer awards is out. We are delighted that Reflections in North Melbourne is up for best High Density Residential. Point Polartis provided Capital Solutions, Development Advisory and Project Management services for this development. Congrats to all involved including Plus Architecture Pty Ltd Jack Merlo ABD Group Pty Ltd. Read more. - [POINT POLARIS APPOINTED AS PROJECT MANAGER OF ONE WELLINGTON TO DELIVER AN ADDRESS LESS ORDINARY](https://pointpolaris.com.au/point-polaris-appointed-as-project-manager-of-one-wellington-to-deliver-an-address-less-ordinary/) - Consumers looking for choice, personalisation and luxury in apartment living can now register their interest for a unique urban renewal project, in a sought-after location at the junction of five popular inner-city precincts in Melbourne. In a highly visible location surrounded by Melbourne’s most vibrant and lively neighbourhoods in St Kilda, St Kilda East, Albert - [ON SITE AT THE LONGHOUSE](https://pointpolaris.com.au/on-site-at-the-longhouse/) - Point Polaris has continued to drive the construction delivery of the Longhouse at 17-21 Lynch Street Hawthorn with significant progress being achieved over the past 2 months; The project has been split into two separable portions in order to navigate completion and settlement around a latent condition impacting 10 apartments (approximately 12% of the development); - [THE URBAN DEVELOPER EVENT: Doing the Dance or Fighting the Good Fight?](https://pointpolaris.com.au/the-urban-developer-event-doing-the-dance-or-fighting-the-good-fight/) - Expert strategies for negotiating and procuring a builder in a changing construction market. With construction prices expected to continue to rise across most major markets, the question of how to procure a builder is often the vital link in a project’s financial viability. The Urban Developer, Australia’s largest, most engaged and fastest growing community of - [FRINGE APPEAL? WHY BUSINESSES ARE RE-LOCATING FROM THE CBD](https://pointpolaris.com.au/fringe-appeal-why-businesses-are-re-locating-from-the-cbd/) - Recently I was invited to speak at a Point Polaris boardroom event about the future of Melbourne’s commercial real estate market and whether the CBD would continue to see the unprecedented growth and demand of the past five years, or if the fringe would be the next office hotspot. I could see why I was - [DESIGNING SPACES TO CREATE PLACES](https://pointpolaris.com.au/designing-spaces-to-create-places/) - Nick has a real focus on creating ‘Place Value’ and how this can be the crucial thing to focus on when designing senior living and multi-family projects. A factor he became personally aware of in his experience with his own grandmother. “In the space of a year she went from independent, witty and proud, to - [FROM TRANSACTION TO DELIVERY: STRATEGIES FOR HOTEL DEVELOPMENT SUCCESS](https://pointpolaris.com.au/from-transaction-to-delivery-strategies-for-hotel-development-success/) - Some of the brightest minds in the hospitality property sector gathered recently at Point Polaris’s Melbourne office to discuss the future of Melbourne’s hotel spaces, as part of our Outlook Boardroom debates. Hosted by Point Polaris’ Managing Director, Andrew Hogan, and General Manager, Rob Clarke, the evening featured guest speakers Peter Harper, Executive VP – - [SOD TURNED ON MORTON PARK IN BLACKBURN](https://pointpolaris.com.au/sod-turned-on-morton-park-in-blackburn/) - Builder Ironside has broken ground at Morton Park, a collection of 26 luxury one, two and three bedroom apartments in Blackburn for developer Modun Property. The project is designed by award winning architects Martino Leah. Point Polaris are Development and Project Managers and Jellis Craig are the selling agents. Paul Martino and Stephen Leah bring - [SOD TURNED ON MOREVILLE APARTMENTS IN FOOTSCRAY](https://pointpolaris.com.au/sod-turned-on-moreville-apartments-in-footscray/) - Liberty Builders has broken ground at the Moreville development in Footscray; a collection of 43 luxury apartments proudly developed by Sering Urban. Silas Siah, Director of Sering Urban, hosted the ceremonies where he shared project updates and key milestones, introduced Point Polaris as the Project Manager and announced Liberty Builders as the main contractor The building, - [THE BECKWORTH PREMIUM RESIDENCE APARTMENTS LAUNCH](https://pointpolaris.com.au/the-beckworth-premium-residence-apartments-launch/) - THE BECKWORTH in Glen Iris, has officially launched. Point Polaris are Development and Project Managers for the boutique offering of 18 premium residences designed by an acclaimed collaboration comprising architects TELHA CLARKE Pty Ltd, interior designers Studio Tate and landscape design by John Patrick Landscape Architects Pty Ltd. The project is being marketed by Marshall - [POINT POLARIS WELCOMES ROLAND HOWELL TO THE SYDNEY OFFICE](https://pointpolaris.com.au/point-polaris-welcomes-roland-howell-to-the-sydney-office/) - Point Polaris is excited to welcome Roland Howell to the team, who recently took up the role of Project Director in our Sydney office. Roland joins us from Savills, where he initially led project management for retail within NSW until joining Savills’ Advisory team where he provided property advice including, highest and best use strategies, - [OUTLOOK: MIXED USE & RETAIL](https://pointpolaris.com.au/outlook-mixed-use-retail/) - Some of the brightest minds in the retail and mixed-use property sectors gathered recently at Point Polaris’s Melbourne office to discuss the future of shopping centres and retail-led destinations as part of our Outlook Boardroom series. Hosted by Point Polaris’ Managing Director, Andrew Hogan, the evening featured guest speakers Carolyn Viney, Group Executive - Development - [FORESTWAY SHOPPING CENTRE REDEVELOPMENT SUBMITTED FOR PLANNING](https://pointpolaris.com.au/forestway-shopping-centre-redevelopment-submitted-for-planning/) - A Development Application has been lodged for the redevelopment of Forestway Shopping Centre 15km north of Sydney’s CBD Point Polaris is Development and Project Managers for the project which includes 21,500sqm of Retail Mixed-Use including Office, Healthcare and Childcare The wider masterplan will include consideration for residential apartment towers above the redeveloped shopping centre. - [10 TAKE-OUTS FOR DEVELOPERS FROM THE PROPERTY COUNCIL OFFICE MARKET LUNCH (Victoria)](https://pointpolaris.com.au/10-take-outs-for-developers-from-the-property-council-office-market-lunch-victoria/) - The Property Council of Australia’s Melbourne Office Market Report demonstrates very compelling market fundamentals for office development in Melbourne over the next ten years. Download our full report, which includes the Top 10 Takeaways, together with the Point Polaris ‘House View’ and Tips, by clicking on the link below. 190326 - PP - Office Market - [COUNCIL VOTES IN FAVOUR OF 627 CHAPEL STREET IN SOUTH YARRA](https://pointpolaris.com.au/council-votes-in-favour-of-627-chapel-street-in-south-yarra/) - Stonnington Council has voted in favour of a $300 million office project in South Yarra being developed by Goldfields. Located at 627 Chapel Street, the 24-storey tower will comprise 24,000 sqm of office space in addition to an expansive ground floor retail offering. The development has been designed by COX Architecture to set a new - [THE BOTANIC COLLECTION, SOUTH YARRA](https://pointpolaris.com.au/the-botanic-collection-south-yarra/) - The Botanic Collection in South Yarra comprises 17 luxury apartments across 4 boutique buildings providing a new benchmark for Architecture and Interiors in the Melbourne marketplace. The Development is spread across two neighbouring properties at 30 Anderson Street and 216-218 Domain Road South Yarra. The Thirty Anderson and Kurneh Place product offerings comprises of the - [PROPERTY INDUSTRY MARKET PERSPECTIVE:  Andrew Hogan, MD](https://pointpolaris.com.au/property-industry-market-perspective-andrew-hogan-md/) - We have seen an interesting dynamic at the start of 2019 which has seen quality developers responding well to changes in the market. We have seen and been involved in: - repurposing permits to hotels and serviced apartments, - a rise in office developments given such tight vacancy rates and low unemployment, - mixing uses - [MELBOURNE TO WELCOME NEW HOTELS FROM ORMOND GROUP IN 2022](https://pointpolaris.com.au/melbourne-to-welcome-new-hotels-from-ormond-group-in-2022/) - ORMOND AND MOMO’S WILL BE FIRST AUSTRALIAN LOCATION FOR SOUTHEAST ASIAN HOTEL GROUP In 2022, Southeast Asian hospitality brand Ormond Group will introduce two new hotel concepts to Melbourne’s Central Business District in Victoria, Australia. Each taking residence in their own distinct tower within the buzzing CBD development, the Ormond Melbourne and MoMo’s Melbourne on - [WHAT’S NEXT FOR THE COMMERCIAL OFFICE SECTOR?](https://pointpolaris.com.au/whats-next-for-the-commercial-office-sector/) - Some of the brightest minds in the commercial property sector gathered recently at Point Polaris’s Melbourne office to discuss commercial office design, development and tenant trends, as part of our Outlook Boardroom debates. Hosted by Point Polaris’ managing director, Andrew Hogan, the evening featured a terrific panel comprising Kate Pilgrim of JLL, Simon Haussegger of Cox Architecture, Sophie Hutchinson of ADP Consulting Pty ## Pages - [Home - New](https://pointpolaris.com.au/) - NAVIGATINGYOUR SUCCESS FOR THE ENTIRE JOURNEY Point Polaris secures financial success by expertly navigating our clients’ investments through the ever-changing property and construction market. We assist our clients in making investment decisions and mapping out the best course. We get the right consultant and construction teams on board and navigate the project journey until our - [DevMaX by Point Polaris - New](https://pointpolaris.com.au/our-services/devmax/) - DevMaX is Point Polaris’ leading property development enhancement service. Get expert analysis and market-aligned insights to MaXimise property development’s financial success. - [Development Advisory by Point Polaris](https://pointpolaris.com.au/our-services/development-advisory/) - Point Polaris delivers expert development advisory services and strategic support for residential, commercial, and mixed-use real estate. - [Acquisitions by Point Polaris](https://pointpolaris.com.au/our-services/acquisitions/) - Point Polaris is the trusted consultant for site acquisitions, due diligence, feasibility, and strategic negotiations. - [Capital Advisory by Point Polaris](https://pointpolaris.com.au/our-services/capital-advisory/) - Point Polaris provides tailored capital property advisory services for investors and developers. Delivering strategic services for long-term growth. - [Superintendent by Point Polaris](https://pointpolaris.com.au/our-services/superintendent-services/) - Point Polaris offers expert superintendent services for construction projects. Our superintendents ensure contractual compliance and smooth project delivery. - [Our Services](https://pointpolaris.com.au/our-services/) - OUR SERVICES Integrated Property Advisory. Strategic Outcomes. Expert Delivery. Our team works with developers, institutional investors, asset owners, and funds to unlock value, manage complexity, and drive successful outcomes from acquisition to completion. Whether you need support on a single phase or end-to-end delivery across your portfolio, our services are flexible, scalable, and tailored to - [Project Management by Point Polaris](https://pointpolaris.com.au/our-services/project-management/) - PROJECT MANAGEMENT BY POINT POLARIS Smarter Delivery. Reduced Risk. Real Results A truly successful project is about much more than design and ambition; it’s about precision, control, and foresight. At Point Polaris, our Project Management services empower developers to plan smarter, build better, and deliver with confidence. With a wealth of expertise in project delivery, - [About Us](https://pointpolaris.com.au/about-us/) - ABOUT US POINT POLARIS SECURE FINANCIAL SUCCESS BY EXPERTLY NAVIGATING OUR CLIENT’S INVESTMENTS THROUGH EVER CHANGING PROPERTY AND CONSTRUCTION MARKETS. By truly understanding client drivers and the market, we establish and then execute each strategy through prevailing market conditions and achieve excellent financial outcomes. Our End-to-End expertise delivers value from the property acquisition stage right - [Contact Us](https://pointpolaris.com.au/contact-us/) - CONTACT US Point Polaris Melbourne Level 35 477 Collins Street Melbourne VIC 3000 Telephone +61 3 8866 8888 info@pointpolaris.com.au - [News and Insights](https://pointpolaris.com.au/news-and-insights/) - NEWS AND INSIGHTS Filter Categories: All ProjectsPeopleThought LeadershipEvents PROJECT COMPLETE | BESPOKEBespoke, with it’s contemporary brickwork facade occupies Malvern Road and sits seamlessly within the surrounding architecture of Glen Iris. Congratulations… READ MORE CONSTRUCTION COMMENCED AT WESTERN GARDENIAJust in time before the snap lockdown, Point Polaris were invited to celebrate this special milestone for #FountainstoneGroup with a breaking - [Our Experience](https://pointpolaris.com.au/our-experience/) - OUR EXPERIENCE Filter Services: All AcquisitionsCapital AdvisoryDevelopment AdvisoryProject Management Filter Asset Class: All Apartments & TownhousesGreenfield ResidentialStudent AccommodationHotels & LeisureOfficeRetailMixed UseIndustrial - [Privacy Policy](https://pointpolaris.com.au/privacy-policy/) - PRIVACY POLICY Confidential Information – All information emailed or transmitted by Point Polaris and related bodies corporate is confidential and may be legally privileged. It is intended solely for the addressee. Access to this email by anyone else is unauthorised. 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