Liv 4005 – Tucked Away in New Farm
116 Annie Street, New Farm, QLD 4005 See 7 more projects in New Farm
116 Annie Street, New Farm, QLD 4005 See 7 more projects in New Farm
This is independent editorial content written by a PropertyMash Journalist. While we try to ensure all information is as accurate as possible, please double check with the developer or real estate agent directly before making a purchasing decision. The information contained within this article may be incorrect or out of date.
Liv 4005 is a four storey building in New Farm, one of Brisbane’s most expensive postcodes. New Farm is well-known for its integration of character housing (dating back over a century) with new apartments.
The project is a great example of this integration, being on a ‘battle-axe block’, tucked tightly behind some narrow homes.
Liv 4005 is a small development of just 18 apartments, with only five apartments remain to be sold at the time of writing this review. These homes are designed with the owner-occupier in mind, with apartments ranging between 107m² to 123m² of total space, and a private balcony.
You can choose from a two (2) bedroom with multi-purpose room or a three (3) bedroom apartment. Two apartments on the first floor have expansive wrap-around terraces.
Natural timber cladding features on the building’s exterior, along with the white exterior walls, are intended to give the project a sub-tropical appearance and function.
Each apartment balcony also incorporates the natural timber with a small herb planter box and built-in BBQ with gas points which are welcome features. The balconies can be accessed by both the master bedroom and the living room, which helps open up both rooms.
Cut into the existing land, the lower ground level has a secure carpark, landscaped common areas and a lobby. The three residential floors each have six apartments, intercom systems, a secure lift, and a garbage chute. Access to the car park is secured via a fob with the driveway itself running between two relatively modern Queenslander style homes that front Annie St. Optional car park storage is available as an upgrade. Parking on Annie Street will be difficult at times, which can make guest parking difficult if both of your carparks are occupied.
The building is pet-friendly.
Views of the city from the west side of the building should be excellent, yet lower floors will end up looking over the neighbours backyard. This is more prominent on the east side of the building which faces into other houses. Privacy walls make it difficult for neighbours to peek in, yet some apartments facing directly towards other houses may not be able to avoid this. It is inner city living in a densely populated suburb after all.
City views shouldn’t be built out due to many of the surrounding properties being character housing, but as all ways we recommend making your own enquiries in this regard.
All apartments have ducted air-con with fans in the bedrooms and multi-purpose rooms. Cross ventilation in the three bedroom apartments would require the entry to be open, and the multi-purpose room can only rely on the fan or air-con for ventilation.
Liv 4005 is on Annie Street, New Farm. This residential street is just off James Street where, about 1km further along, you will find a bustling urban precinct of upmarket retail and dining, including James St Market (a gourmet food market), lifestyle stores, designer fashion and luxury car showrooms. A local bar Gerties, a bit of a New Farm institution, is a short walk up the road to Brunswick St, as is the New Farm Cinema.
New Farm is 2km east of the Brisbane CBD. The Brisbane River curves around a large section of New Farm’s border and Liv 4005 is about 700 metres, both east and west, from the river. New Farm-Newstead Bikeway, to the east, is about 900 metres walking or pedalling distance. Perfect for a weekend activity or an active commute to work, you can follow the bikeway all the way into the city. Walking southwest toward the river you will find the beginning of the Brisbane River Walk at Riverview Court, just over 1km away. The Riverwalk continues on from the bikeway, alongside the river and parks, and into the city.
At the eastern end of Brunswick Street is New Farm Park. Perched on a small hill overlooking the river and adorned with rose gardens, the large park sees more than 18,000 visitors each week. If you would prefer to drive here and set up picnic there is parking available and a road, lined with glorious jacarandas, that loops around the park. There are also barbecues, picnic shelters, and a ferry terminal with services running into the city. New Farm Park is also home to the Brisbane Powerhouse arts centre, where you can immerse yourself in contemporary culture with live theatre, music and festivals.
The trendy Merthyr Village Shopping Centre, near New Farm Park, is only a three-minute drive from home. Open from 7am until 9pm every day, the centre has most convenience products that you need including a Coles supermarket.
At the southern end of Annie Street, just 60 metres away, are the cafes of Brunswick Street and the New Farm Cinema.
With 11,330 residents, New Farm has the highest population density in Greater Brisbane. The average age of the population is 36 and the number of children aged under 15 years living in the area is far lower than in other suburbs. New Farm is considered an upmarket area and the median household income is $1620 per week.
New Farm is one of Queensland’s most expensive suburbs. Read our recent article on Queensland’s most expensive suburbs here.
The timber look of the exterior continues inside with feature laminate on select cabinets. The bench front feature panelling gives a subtle and textured look, but could possible get scuffed easily if kicked.
Living spaces are open, with the entertainer kitchen flowing into the dining area and onto the balcony. Stainless steel Miele gas cooktops, electric ovens, dishwashers and range hoods are all provided in the package which is reflective of the general high standard of finish.
The apartments have ducted air-conditioning throughout.
The bedrooms have wool carpet with thick underlays, and the master bedroom we inspected had plenty of light.
Bathrooms and ensuites have full height wall tiling and feature tiling on one wall. Showers are semi-frameless, glass screens and the built-in baths will be white acrylic. Showers is overhead in bath tubes which will not be to everyone’s liking.
A 20-minute walk brings you to the Sydney Street ferry terminal where you can take a scenic CityCat ride to Hamilton or the city. The ferry takes just nine minutes to the Riverside ferry terminal in the CBD. If you are keen on viewing Brisbane from the water you can take the ferry all the way up-river to The University of Queensland.
The Queensland University of Technology (QUT) campus at Gardens Point in the city is about a 15-minute drive or you can take the ferry. The nearest bus stop is 300 metres down to Brunswick Street (at Barker Street) for the 199 bus. This will get you into the city in 15 minutes, depending on traffic.
Getting to Brisbane Airport takes approximately 15 minutes via the M7.
The closest primary school, New Farm State School, is only 300 metres away on James Street. This small public school has a maximum student capacity of 364 students. With 25% of the local community speaking a language other than English at home, the school takes pride in celebrating diversity. Ascot State School and Brisbane Central School are the public schools for the bordering catchments and are both highly regarded by locals.
Kelvin Grove State College is around 4km away and takes enrolments from prep to Year 12. The public school comprises of three age-divided sub-schools and is one of the largest government educational institutions in Australia. The closest private schools are All Hallows, a Catholic girls’ school and St Joseph’s College, a Catholic boys’ school, both in the city.
Royal Brisbane and Women’s Hospital, in Herston, and Brisbane Private Hospital, in the city, are both a 3km drive away.
Prices for the two-bedroom apartments with a multi-purpose room start at $734,000 and the three-bedroom apartments start at $860,000.
The estimated rental return for these will be around 5% per year though it is expected that most buyers will be owner-occupiers.
Annual body corporate fees will be around $3000 which is quite high in our opinion given the size of the building and the fact that it has no pool or other amenity.
Liv 4005 is the most recent project by Pikos, who have developed residential projects, from high-rise apartments to up-market homes, in south-east Queensland for 15 years.
Onsite inspections are available by private appointment. As the building is complete you can inspect the actual apartments for sale.