An artist’s impression of a mixed-use development proposed for Liverpool years ago.

They’ve been called “phantom” towers – housing projects that exist on paper but have yet to deliver any homes years after getting the green light from councils.

These would-be projects have become a deepening issue, with developers failing to get approved projects off the ground due to rising costs and struggles to obtain financing.

SuburbTrends figures commissioned by MCG Quantity Surveyors have laid bare the problem, with one in six approved unit projects around the country failing to get built – many spread around Sydney.

Many of these projects had stalled after the developers put them on indefinite hiatus, letting the approvals lapse.

Others faced an uncertain future, with approvals renewed but no works commenced after many years.

Mike Mortlock, the director of MCG Quantity Surveyors, said the figures were startling.

“We already know when looking at approvals that we are not even close to where we need to be to meet the national target of 1.2 million new homes in five years, but when you look at completions it’s even worse,” he said.

“There are certain areas where less than 60 per cent of unit approvals are feeding through to completions.”

Approved projects yet to deliver any housing years after getting greenlit from council are numerous.

They include two residential towers of 14- and 20-storeys on Bathurst St in the Liverpool CBD. The towers were approved in 2020 but no works have been commenced yet.

A 25-storey unit tower approved for Granville, but to date not built.

A Granville development on Parramatta Rd is yet to commence after the proposed 373 units were approved in 2019.

Similar projects in the nearby Parramatta CBD remain stuck in limbo after approval was granted in the years between 2020 and 2022.

Housing Industry Association economist Tim Reardon noted these “phantom approvals” were mostly an issue in the multi-apartment construction space, not for houses.

“We are commencing half the number of units as a decade ago,” he said.

Approvals for detached houses almost always resulted in houses getting built because of the different way these projects were financed, Mr Reardon said.

New houses were typically sold first, then approved, then built. With units, approvals came before the projects were actually financed. This meant unit developers were more sensitive to policy changes.

NSW Treasurer Daniel Mookhey unveiled a $1 billion plan in the Budget to address developer financing issues. Picture: Gaye Gerard

Mr Reardon said a key contributor to the phantom approvals issue was increased taxes on foreign investment into new housing projects.

Foreign retirement funds and overseas institutions were a valuable source of financing for new apartment projects in previous years but recent taxes on these groups meant this money had dried up.

“Using foreign capital adds too much to the cost of building and much of that foreign capital is flowing to other countries so, as a consequence, builders have to finance their projects domestically and often they can’t get it.”

But that may soon change.

A $1 billion NSW Budget initiative has been heralded as a potential game changer in addressing the issue and has the potential to break some of the gridlock keeping projects from going ahead.

Building activity has been falling well behind targets needed to address housing shortages.

The Budget measure, termed the Pre-sale Finance Guarantee package, will see government essentially act as a guarantor for certain housing projects.

Budget papers said the scheme will directly add 5000 new homes by going guarantor for developers on unsold properties.

It will also indirectly add 15,000 new homes over the next five years by offering builders the security to start new projects through purchasing unsold stock, according to Budget papers.

Mr Reardon said the new scheme would unlock a “significant” amount of new housing stock.

“This is the first NSW government policy that will meaningfully move the needle on housing supply,” he said.

“Previous intentions and statements were positive but this is the first that will actually materialise in more building.”

The post ‘Phantom’ towers haunt Sydney’s housing pipeline appeared first on realestate.com.au.

An Arlington County, Virginia, “Missing Middle” housing initiative has been given new life following a Virginia Court of Appeals decision Tuesday — dismissing a lawsuit aiming to overturn the zoning overhaul.

A report from WTOP News showed the court finding that a group of homeowners who filed suit failed to include real estate developers as defendants — parties the court deemed “indispensable” to the case. Without those developers, the legal challenge could not proceed and was dismissed.

The decision effectively reverses a lower court’s September 2024 ruling that had struck down the policy and stalled housing projects under its provisions.

The homeowners, however, may still refile their lawsuit, this time naming developers who have built under the ordinance as defendants, according to court documents.

Long-term legal fight

The decision marks the latest turn in a years-long legal and political battle over the county’s efforts to expand housing access in one of the nation’s most expensive markets. According to Realtor.com, Arlington County’s median home listing price sat at $832,000 as of May.

In March 2023, the Arlington County Board unanimously passed the “Expanded Housing Options” ordinance — often referred to as the “Missing Middle” policy.

The law allows construction of townhouses, duplexes and small apartment buildings in areas that had previously been zoned exclusively for single-family homes — about 75% of the county’s residential land.

Supporters say the policy provides more affordable options for middle-income families who have been priced out of Arlington’s soaring housing market.

“We will consider next steps and how to best resume the EHO permitting process, including how to inform previous applicants who were either in the process or had their approved permits voided last fall,” Arlington County said in a statement following Tuesday’s ruling.

But opponents — many of them single-family homeowners — argue the policy favors developers and newcomers at the expense of long-term residents. Their concerns range from increased neighborhood traffic and overcrowded schools to pressure on local infrastructure.

In today’s digital landscape, electronic devices play a critical role in our businesses, storing vast amounts of sensitive data. This is especially true for real estate professionals, title insurance companies, and mortgage lending organizations, where detailed financial records, personal client data, and confidential transaction histories are routinely managed. When it’s time to retire old electronics, proper disposal is not merely advisable—it is essential.

Why proper E-waste disposal matters

For real estate, title insurance, and mortgage lending companies, the stakes for proper e-waste disposal are particularly high. Improper disposal of outdated electronic devices can lead to significant risks, including:

• Data breaches: Devices retain sensitive client information and financial data. Improper disposal can severely compromise client trust and result in substantial financial and legal liabilities. Common examples include inadvertent exposure of client Social Security numbers, financial account details, and real estate transaction records. Notably, breaches involving improper disposal of electronic media have led to high-profile incidents where firms faced both reputational damage and severe regulatory actions. Regulatory frameworks such as the Gramm-Leach-Bliley Act (GLBA), which mandates strict protection of consumer financial data, and state-level data protection regulations like the California Consumer Privacy Act (CCPA), underscore the necessity of secure e-waste disposal.
• Legal and regulatory penalties: Various jurisdictions enforce strict regulations on e-waste disposal. Non-compliance can lead to significant fines, legal repercussions, and reputational damage, specifically impactful in industries reliant on client trust and regulatory compliance.
• Environmental hazards: E-waste contains hazardous substances that pose serious threats to the environment and public health if discarded improperly.

Key steps for safe and responsible E-waste disposal

To effectively mitigate these risks, consider implementing the following best practices for safe and responsible e-waste disposal:

• Backup your data: Ensure all sensitive client and transactional data is securely backed up before disposal. This crucial step prevents data loss and unauthorized access. For example, cloud-based storage solutions with encryption are highly recommended for securely backing up critical business data.
• Securely erase all data: After backing up, use reliable data-wiping software or professional services to completely erase data from the device. This process should overwrite existing data multiple times, effectively preventing future recovery. Software solutions like DBAN or commercial data-erasure services can ensure thorough removal.
• Recycle through certified providers: Collaborate with certified e-waste recyclers that meet rigorous environmental and data-security standards. Always verify certifications, such as e-Stewards or R2 (Responsible Recycling), to maintain compliance with relevant industry regulations.
• Include all accessories: Accessories such as cables, chargers, and batteries often contain hazardous materials. Dispose of these items responsibly, separate from primary devices, to ensure comprehensive e-waste management.
• Consider donation opportunities: If devices are functional, consider donating them to educational institutions, non-profits, or community programs. This approach extends device life, positively contributes to the community, and can enhance your company’s social responsibility profile. Organizations like Computers with Causes and local school districts frequently accept such donations.
• Enhance employee training: Regularly educate employees about the critical importance of secure e-waste disposal practices. Continuous training ensures staff are aware of procedures, reducing potential data security risks.

For further guidance, industry-specific compliance resources such as the American Land Title Association’s (ALTA) Best Practices framework provide detailed instructions on data security, including e-waste management. Additionally, consult resources provided by the Consumer Financial Protection Bureau (CFPB) and National Association of Realtors (NAR), which offer comprehensive guidelines on safeguarding client data.

Final thoughts

Proper e-waste disposal is critical for real estate, title insurance, and lending firms. By consistently backing up and securely wiping data, partnering with certified recyclers, responsibly managing accessories, and donating when possible, organizations can effectively mitigate risks. Embracing these responsible practices helps safeguard client information, ensures regulatory compliance, protects the environment, and reinforces client trust.

Bruce Phillips is the SVP and Chief Information Security Officer, MyHome, a Williston Financial Group Company.

This column does not necessarily reflect the opinion of HousingWire’s editorial department and its owners.

To contact the editor responsible for this piece: zeb@hwmedia.com.

The Malop Arcade by NMBW Architecture Studio with ASPECT Studios has won a Victorian Architecture Award. Picture: Peter Bennetts

An innovative Geelong laneway breakthrough project inspired by Melbourne’s iconic alleys has won a Victorian Architecture Award.

The Malop Arcade “surgically repurposed” an existing inner city building to create a new pedestrian link between hip dining strip Little Malop St and Malop St.

It’s the first in a series of urban laneway projects planned to boost pedestrian connectivity across the Geelong CBD.

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The Malop Arcade by NMBW Architecture Studio with ASPECT Studios features exposed bluestone walls. Picture: Peter Bennetts

The laneway punches through a remodelled building in Malop St. Picture: Peter Bennetts

The public arcade garden, designed by NMBW Architecture Studio with ASPECT Studio, was recognised in the Small Project Architecture category at the 2025 Victorian Architecture Awards.

Two other extraordinary beach houses on the Surf Coast also won awards in Residential Architecture New Houses category.

Kerstin Thompson Architects’ Otway Beach House is a monolithic concrete residence build in a designated ‘flame zone’ on the edge of a national park.

Multiplicity designed the other whimsical Aireys Inlet recipient, She Sells Sea Shells, which features shell-encrusted cabinetry, vintage 1970s upholstery and cork floors.

The Malop Arcade project, developed by a state government department and the City of Greater Geelong, saw a two-storey shop in Malop St spot purchased and its interior selectively demolished to create an urban garden and public pathway connected to Dennys Place.

A sunken garden bed is a key feature of the Malop Arcade by NMBW Architecture Studio with ASPECT Studios. Picture: Peter Bennetts

Rainwater is channelled into planters and new sunken garden beds set among exposed bluestone walls and timber rafters.

“Through adaptive reuse and alteration of a two-storey building, NMBW has created a generous, poetic pedestrian link and public space that stitches together the laneways of Geelong’s CBD,” the judges’ citation said.

“Through detailed forensic investigation by the project team, this exemplary project has carefully and meticulously revealed the site’s unique layers of history.

“With a nod to the memory of the original building, new elements – noticeably a galvanised steel earthquake structure – stand in deliberate contrast to the existing brick, timber and bluestone fabric.”

Otway Beach House by Kerstin Thompson Architects won an Architecture Award in Residential Architecture New Houses category. Picture: Sharyn Cairns

‘She Sells Sea Shells’ by Multiplicity also won an Architecture Award in the Residential Architecture New Houses category. Picture: Trevor Mein

Visitors have reported homeless people seeking refuge in the laneway since it opened.

The client quoted in the project summary sees this as a positive aspect of the space.

“I think the highlight of the space was the area where men who were sleeping rough would be sitting talking to each other in a warmly lit area surrounded by nature,” the client said.

“This space never felt unsafe as a pedestrian. I am a mental health clinician and it always struck me that this space fostered safety, not fear, which is unusual for many public spaces in cities now.”

Construction has now started on Geelong’s second laneway breakthrough after the demolition of two Ryrie St buildings.

They were knocked down to create an open air link between Union and Markets streets, due for completion by mid 2026.

The post Geelong laneway breakthrough wins Victorian Architecture Award appeared first on realestate.com.au.

The Gambino Group at Compass — led by founder Carl Gambino — has expanded its roster with the addition of three experienced agents in Los Angeles and New York City.

Gambino said the additions mark a key step in the team’s growth strategy.

“This year has been a standout for growth for our team, and the addition of these agents builds on that momentum,” Gambino said. “As we move into the second half of the year, we’re especially focused on driving growth in our other key markets, including Miami and New Jersey.”

The Gambino Group placed 10th among large real estate teams by sales volume in the 2025 RealTrends Verified’s agent and team rankings with just under $397 million in volume.

Annalise Jones joins the team in Los Angeles. She brings a background in luxury real estate branding and interior design marketing, having worked closely with celebrity design firms prior to her transition into real estate.

Leaders said her experience will lend itself will to the architectural and design-driven properties that define much of L.A.’s residential market.

“I was drawn to the Gambino Group for their shared commitment to elevated, intentional representation — an approach that mirrors my own in a market increasingly shaped by the energy of great design, evolving lifestyle values, and the pursuit of meaningful living,” Jones said.

In New York, agents Romy Hechinger and Josh Roberts have also joined the Gambino Group.

Hechinger has more than a decade of experience, with a focus on New York City neighborhoods Williamsburg’s and Greenpoint’s luxury real estate market.

“I’ve been working in real estate for 11 years, primarily in the luxury condo market in Williamsburg and Greenpoint. I came to a point where I knew I was ready to take my career to the next level,” Hechinger said. “I’ve always had my eye on The Gambino Team at Compass because [of] their impressive sales volume, gorgeous listings and undeniable presence in the luxury market.

“They are continuously pushing boundaries and setting industry standards. Joining Gambino was an easy decision and I’m honored to now be a part of the team.”

Roberts — a native New Yorker — has handled more than $100 million in real estate transactions within his first five years in the business.

He has experience across Manhattan, Brooklyn, and the Hamptons, and specializes in a tech- and data-informed approach to buying and selling.

“When I was given the opportunity to join Carl, along with Julian and the rest of the team, it was an easy decision,” Roberts said. “It was a chance to be a part of a powerhouse team driven by purpose, vision, shared ambition and unlimited potential.

“The Gambino Team at Compass is a collective community of incredibly passionate, talented and empowered professionals that collaborate to provide the highest level of service to clients throughout the country.”