IM
Information Memorandum 245 & 247 Rocky Point Rd, Ramsgate NSW Prepared By: John Tower Tower & London
- Page 2 and 3: Property Agents, Managers and Value
- Page 4 and 5: Property Agents, Managers and Value
- Page 6 and 7: Property Agents, Managers and Value
- Page 8 and 9: Property Agents, Managers and Value
- Page 10 and 11: Property Agents, Managers and Value
- Page 27 and 28: Tower London Logo REQUEST FOR TENDE
- Page 29 and 30: same day and is delivered to Tower
- Page 31 and 32: (ii) (iii) (iv) the Tenderee varies
- Page 33: Property Agents, Managers and Value
Information<br />
Memorandum<br />
245 & 247 Rocky Point Rd, Ramsgate NSW<br />
Prepared By:<br />
John Tower<br />
Tower & London
Property Agents, Managers and Valuers<br />
Table of Contents<br />
Page<br />
Introduction 2<br />
Location 3<br />
Legal Description 4<br />
Land Description 5<br />
Building Description 6<br />
Town Planning 6<br />
Schedule of Tenancies 7<br />
Outgoings 8<br />
Town Planning 8<br />
Hypothetical Development 9<br />
Comparable Buildings 10<br />
Annexures:<br />
Annexure 1 Deposited Plan Certificate.<br />
Annexure 2 Property Report from NSW Planning and Environment.<br />
Annexure 3 Land Zoning Map.<br />
Annexure 4 Floor Space Ratio Map.<br />
Annexure 5 Height of Buildings Map.<br />
Annexure 6 Heritage Map.<br />
Annexure 7 Land Reservation Acquisition Map.<br />
Annexure 8 Lot Size Map.<br />
Annexure 9 Request for Tender.<br />
1
Property Agents, Managers and Valuers<br />
INTRODUCTION<br />
On Behalf of the executor of the Estate of Late Pearl Elizabeth Pyne, Tower & London are privileged to offer<br />
for sale by Public Tender 245-247 Rocky Point Road, Ramsgate.<br />
This is an iconic site on the edge of the shopping strip in Ramsgate, with its famous reception hall, Torwood<br />
Lounge and other specialty shops, the property if developed, lends itself ideally for a mixed retail, commercial<br />
space and 6 floors of residential apartments, upper levels potentially with water views, subject to council<br />
approval.<br />
The site comprises two titles, one being a row of shops, offices above and the reception hall, the other a<br />
freestanding house; many of the shops and commercial premises are under expired leases; giving the purchasers<br />
income while obtaining planning permission.<br />
This report will delve further into the highest-and-best-use of the property; and although the area is suitable for a<br />
good size development, it might be possible to amalgamate with adjoining property; we look forward to your<br />
interest and to provide you with sufficient information to make a valued decision.<br />
Tenders close on Thursday 11 th April 2019 at 3.00pm.<br />
Yours Sincerely,<br />
Tower & London<br />
John Y Tower<br />
Licensed Real Estate Agent<br />
NSW Registered Valuer No. 3227<br />
2
Property Agents, Managers and Valuers<br />
LOCATION<br />
The subject property is located on the western side of Rocky Point Road near its intersection with Torwood<br />
Street, Ramsgate. This position is near the southern end of the retail strip of Ramsgate. Ramsgate is one of the<br />
suburbs that are at the southern end of Botany Bay, approximately 20 kilometres south of Sydney CBD.<br />
Ramsgate is a small suburb forming part of the St George area of South Sydney; the western part of Ramsgate is<br />
in the Georges River Council area and the eastern side is part of Bayside Council. The suburb comprises mostly<br />
residential, low and medium rise; and a retail strip on Rocky Point Road.<br />
Location in relation to Botany Bay<br />
The majority of the existing development in the suburb is of older style residential and a mix of retail and<br />
commercial buildings; however, recent new medium rise developments are transforming the built environment.<br />
Modern developments on Rocky Point Road.<br />
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Property Agents, Managers and Valuers<br />
According to the 2016 Australian Bureau of Statistics Census of population; there are approximately 1,100<br />
people usually living in Ramsgate, of which 36% were born overseas. The median age is 43 years, higher than<br />
the average age of 38 years in NSW. 21% of the population have a bachelor Degree level or higher, a little lower<br />
than the average in NSW. The unemployment rate is very low at 3.7% compared with NSW average of 6.3%.<br />
The suburb is well served with schools, hospital, clubs, and parks; public transport is a good network of buses.<br />
The subject property is approximately kilometre from Ramsgate beach and the well-developed public parks and<br />
walkways along the shores of Botany Bay.<br />
Botany Bay public walking and cycling paths<br />
LEGAL DESCRIPTION<br />
There are two separate lots to the subject property:<br />
245 Rocky Point Rd: Lot 153 DP 805793<br />
247 Rocky Point Rd: Lot 154 DP 805793<br />
Provided in this report is the Deposited Plan from the Land Registry Services NSW on 17 th June 2018; parties<br />
relying on this report must obtain a full copy of the title; see attached “Annexure 1”.<br />
UTILITIES<br />
The subject property has access to all public amenities which include water, sewer, electricity and gas. The<br />
property has a frontage to a two way main street with curbs and gutters. To the rear, the property has a council<br />
owned lane way terminating at the side boundary of 245 Rocky Point Rd.<br />
4
Property Agents, Managers and Valuers<br />
Aerial view of the subject property<br />
LAND DESCRIPTION<br />
Land Area and boundaries:<br />
245 Rocky Point Road: 304.5 SQM<br />
247 Rocky Point Road: 752 SQM<br />
The combined site area is approximately 1,056.5 sqm. The boundary measurements are as follows:<br />
Rocky Point Road frontage: 26.86 meters.<br />
Both side boundaries of 39.63 meters.<br />
Rear Boundary to two council lots: 26.46 meters.<br />
Aerial view showing the boundaries<br />
Topography:<br />
The land is near level from front to rear and from side to side; this is typical of most of the shops and houses in<br />
the immediate area.<br />
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Property Agents, Managers and Valuers<br />
BUILDING DESCRIPTION<br />
245 Rocky Point Rd:<br />
Improvement to this block is an older style full brick freestanding cottage of tiled roof and timber framed glass<br />
doors and windows; there is a lean-to at the rear and aluminium sheds. The building is set back from the front<br />
of the footpath, one assumes this would have been the front garden area, now concreted and used for vehicle<br />
parking.<br />
Front view of 245 Rocky Point Rd.<br />
Rear and side view of 245 Rocky Point Rd.<br />
247 Rocky Point Rd:<br />
There are two main adjoining structures on this block; an older style strip of four shops, cantered by a stair case<br />
leading up to commercial space. Behind the front building is a more recent industrial style building with an iron<br />
gabled roof; used as a function centre named “Torwood”.<br />
Front view of 247 Rocky Point Rd.<br />
Rear building of 247 Rocky Point Rd.<br />
Condition of the Buildings:<br />
The buildings appear to be in sound condition; and most of the premises seem to be leased and appear to be<br />
currently trading; although the buildings have not be updated for a long period, they are kept functioning; this,<br />
however, is not an expert’s opinion and the parties relying on this report should instruct an engineer. This report<br />
is not an engineering, construction, legal or architectural study nor a survey. Expertise in these areas is not<br />
implied.<br />
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Property Agents, Managers and Valuers<br />
Schedule of Tenancies<br />
Address Annual Return Monthly Details Lease particulars<br />
247a Rocky Point Road, Sans Souci $23,465.85 $1,955.49 Clothing Lease expired 14/2/18<br />
245a Rocky Point Road, Sans Souci Vacant Vacant previous rental $13034.15<br />
per annum<br />
247b Rocky Point Road, Sans Souci $16,684.15 $1390.35 Jeweller Lease expired 30/9/15<br />
247 Rocky Point Road, Sans Souci $29,908.10 $2,492.34 Torwood<br />
Lounge<br />
Lease expired 31/10/19<br />
1/247 Rocky Point Road, Sans Souci Vacant Vacant previous rental; $29,908.10<br />
2/247 Rocky Point Road, Sans Souci $9,336.70 $778.06 Dance Classes Lease expired 18/7/18<br />
4/247 Rocky Point Road, Sans Souci $2,281.25 $190.10 Physio Expired lease 31/3/1997<br />
5/247 Rocky Point Road, Sans Souci $6,000.60 $500.05 Australian<br />
ladies/office<br />
Expired lease 15/7/1998<br />
6/247 Rocky Point Road, Sans Souci $6,256.10 $521.34 Hairdresser Expired lease 31/1/18<br />
245 Rocky Point Road, Sans Souci Vacant Vacant<br />
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Property Agents, Managers and Valuers<br />
OUTGOINGS<br />
245 Rocky Point Rd:<br />
Council $2408<br />
Water $1065<br />
Land Tax On a single holding basis<br />
Value 833,667 less threshold 692,000 = 141667 x 1.6% = $2266.67 + $100 = $2366.67<br />
247 Rocky Point Rd:<br />
Council $6624<br />
Water $6400<br />
Land Tax On a single holding basis<br />
Value 1,753,333 less threshold 692,000 = $1,061,333 x 1.6% = $16981.32+$100 = $17,081.32<br />
TOWN PLANNING<br />
Planning controls contained in the Kogarah Local Environmental Plan 2012 are relative to the subject property;<br />
according to our enquiries; and although all care is taken in compiling this information below, intending<br />
purchasers must make own enquiries and investigation, as we do not take responsibility for any inaccuracies or<br />
errors.<br />
Zoning:<br />
According to NSW Planning and Environment, the subject property is zoned ‘B2’ Local Centre (pub.2003-01-<br />
25) under the Kogarah Local Environment Plan 2012. See (annexure 2) for the permitted and prohibited uses<br />
and other planning controls and (annexure 3), Land Zoning Map.<br />
Floor Space Ratio (FSR):<br />
The Floor Space Ratio for the subject property is 2.5:1. The land area as described above is 1,056.5 square<br />
meters, combined, see (Annexure 4), Floor Space Ratio map signified in red “U”.<br />
Height of Buildings:<br />
The height of buildings limit for the subject property is 21 metres. See (Annexure 5), Height of Buildings Map,<br />
signified in brown “R”.<br />
Lot Size:<br />
According to the Kogarah LEP 2012; the minimum lot size for development up to eight storeys is 500 meters.<br />
See (Annexure 8) Lot Size Map.<br />
Other Controls:<br />
The subject property is not affected by Heritage listings, or Land Reservation Acquisition, see (annexures 6&7).<br />
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Property Agents, Managers and Valuers<br />
Relating the Land Zoning Controls to the Subject Property:<br />
According to the zoning and other controls shown above and annexed herewith, the following can be<br />
assumed:<br />
Proposed Land Use:<br />
Although it is not clearly specified in the zoning, as to that what is the optimum use according to the LEP, it is<br />
assumed as of mix-use development mainly apartments of a medium density above retail premises would be<br />
appropriate. Other recent developments under this zoning have set a precedent in this regard.<br />
FSR:<br />
Land Size 1,056.5sqm at 2.5:1, the permissible area of development is: approximately 2,640sqm.<br />
Building Height:<br />
Limited to 21 meters, may be up to seven storeys from ground level; however, other recent mix-use<br />
developments in this particular zone have only been built to six storeys; the valuer is not clear as to the reasons<br />
for not building higher; and the scope of this study is limited in this regard.<br />
HYPOTHETICAL DEVELOPMENT<br />
In determining the highest and best use for the property; it is envisaged the building would comprise 6-7 floors<br />
above ground and one for basement parking. Hypothetically; on the ground floor, the main use will be of retail<br />
at the front of the site, and being in the main shopping strip, it would be reasonably feasible; that commercial, or<br />
professional suites may be incorporated behind the retail shops, accessed by a main entrance at the centre of the<br />
building, leading to the professional suites and the foyer and lifts to the upper levels of residential apartments.<br />
With regards to the two small lots at the rear boundary of the site: it appears that the local council has been<br />
purchasing these lots along this strip, over the years; the lots leading to them are already being used as the lane<br />
way, yet the lots directly abutting the rear of the subject lots still form part of the subject property. It is not clear<br />
as what the council intends to do with these two lots; it could be possible that they might have been acquired for<br />
the purposes of extending the laneway behind the subject property. Alternatively, there could be a possibility of<br />
purchasing them from the council and be included as part of this proposed development; rending it more<br />
attractive.<br />
Not taking into consideration the two small lots owned by the local council at the rear of the property; vehicular<br />
access would be from the rear laneway to a loading dock on the street level and a ramp down to the parking area<br />
on the level below.<br />
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Property Agents, Managers and Valuers<br />
COMPARABLE BUILDINGS<br />
A number of modern buildings have been constructed in Ramsgate and surrounding areas, two have been<br />
selected as samples of what could be possible on the subject site:<br />
Air Apartments, 187 Rocky Point Rd. Ramsgate. Completed in 2014, Air apartments, is a six storey modern<br />
mixed-use building, retail and professional suites on the ground floor and 55 apartments on the upper levels<br />
with penthouses on the sixth floor. Average quality construction and substantially of two bedroom apartments.<br />
The zoning is identical to the subject property, but with a larger site area.<br />
Air apartments, 187 Rocky Point Rd.<br />
1- 336 Rocky Point Road, mixed-use building of medium quality completed in late 2015 the zoning allows<br />
for smaller FSR and the land is slightly narrower and smaller than the subject property; comprising 5<br />
floors and basement parking: there are 22 lots on this site. It is envisaged that this quality be applied to<br />
the hypothetical development of the subject property.<br />
336 Rocky Point Rd, Ramsgate<br />
10
Tower London Logo<br />
REQUEST FOR TENDER<br />
245 ROCKY POINT ROAD, RAMSGATE, NSW, 2217<br />
AND<br />
247 ROCKY POINT ROAD, RAMSGATE, NSW, 2217
SCHEDULE 1<br />
Conditions of tender<br />
1 Definitions<br />
Business Day means a day that is not a Saturday, a Sunday, or a public holiday.<br />
Contract means the draft contract for sale and purchase of land forming schedule 3 of this RFT.<br />
Closing Time means the closing time and date for submission of Tenders pursuant to clause 2 of<br />
the Conditions.<br />
Conditions means the conditions in this schedule 1.<br />
GST means any tax imposed under any GST Law and includes GST within the meaning of the<br />
GST Act.<br />
GST Act means the A New Tax System (Goods and Services Tax) Act 1999 (Cth) as amended.<br />
GST Law means the GST law as defined in the GST Act and includes any Act of the Parliament of<br />
Australia that imposes or deals with GST.<br />
Person includes a natural person, a corporation, a partnership, a board, a joint venture, an<br />
incorporated association, a government, a local government authority and an agency.<br />
Property means 245 Rocky Point Road, Ramsgate, NSW, 2217 (title reference 153/805793) and<br />
247 Rocky Point Road, Ramsgate, NSW, 2217 (title reference 154/805793).<br />
RFT means this document inviting Tenderers to offer to deliver the Tenderee’s Requirements by<br />
submitting a Tender as provided in this document;<br />
Tender means the documents constituting an offer by the Tenderer to deliver the Tenderee’s<br />
Requirements.<br />
Tender Process means the tendering process outlined in this RFT.<br />
Tender Title means the Tender Title shown on the cover page of this RFT.<br />
Tenderer means a Person who offers to deliver the Tenderee’s Requirements.<br />
Tenderee means Tower & London Pty Ltd.<br />
2 Tender closing time<br />
Tenders must be lodged no later than 3pm AEST on Thursday, 11 April 2019 (Closing Time).<br />
3 Lodgement requirements<br />
(a)<br />
The original Tender (marked “Original”), must be placed in an envelope clearly marked with<br />
the Tender Title, Closing Time and Tenderer’s name, and lodged prior to Closing Time by<br />
hand-delivering within ordinary business hours or posting it by registered post to Tower &<br />
London at Ground Floor, 138 Walker Street, North Sydney, NSW, 2060 so that it is received<br />
by the Tendereebefore the Closing Time.<br />
(b)<br />
A Tender may be lodged by email address john@towerlondon.com, with a condition that it<br />
will be considered only if an identical Tender, complying with this RFT, is dispatched on the<br />
2
same day and is delivered to Tower & London within two Business Days after the Closing<br />
Time.<br />
(c)<br />
(d)<br />
Oral Tenders will not be considered.<br />
No responsibility will be accepted for any Tender lodged at an incorrect location or sent to an<br />
incorrect email address.<br />
4 Unauthorised communication<br />
(a)<br />
(b)<br />
Tenderers must direct all communications concerning this RFT through the Tenderee unless<br />
directed otherwise by the Tenderee. Unauthorised communication by a Tenderer with any<br />
other third parties retained by Tenderee to provide services in relation to this Tender may<br />
lead to the exclusion from consideration of a Tender lodged by that Tenderer.<br />
The Tenderee reserves the right to:<br />
(i)<br />
(ii)<br />
not answer a question asked by a Tenderer; and<br />
provide any answers to questions raised by a Tenderer to any other Tenderer, on a<br />
non-attributable basis.<br />
5 RFT timetable<br />
The Tenderee’s intended timetable for this RFT is:<br />
Closing Time: 3.00pm on Thursday, 11 th April 2019<br />
Conclusion of tender evaluation:<br />
24 hours after closing time<br />
Exchange of contracts for sale and purchase 1 : 14 days after closing time<br />
Completion of sale and purchase:<br />
As agreed between the parties<br />
6 Variation of RFT<br />
The Tenderee may, in its absolute discretion, amend this RFT or provide additional information at<br />
any time by giving written notice to:<br />
(a)<br />
(b)<br />
prior to the Closing Time, all persons who have been issued with the RFT by the Tenderee<br />
and who have provided sufficient address details to enable the Tenderee to contact them;<br />
and<br />
after the Closing Time, to all Tenderers who have lodged Tenders.<br />
7 Late tenders<br />
(a)<br />
Subject to clause 3(b) above, Tenders received after the Closing Time (Late Tenders) will not<br />
be accepted into the Tender Process unless the Tenderee, in its absolute discretion, resolves<br />
that accepting a Late Tender will not compromise the integrity of the tendering process or<br />
provide any unfair advantage to the Tenderer lodging the Late Tender.<br />
1<br />
No cooling-off period will apply to contract of sale and purchase. Purchaser’s solicitor is to provide a certificate waving cooling-off<br />
rights on exchange of contracts.<br />
3
8 Rejection of tender<br />
The Tenderee may reject a Tender that does not fully comply with the terms of the RFT.<br />
9 Partial acceptance<br />
The Tenderee reserves the right to accept all or part of a Tender at the price or prices tendered<br />
unless the Tender states specifically to the contrary.<br />
10 Tender constitutes binding offer<br />
A Tender constitutes an irrevocable, unalterable offer by the Tenderer to the Tenderee which must<br />
remain valid and open to be accepted for a period of TBA from the Closing Time and may be<br />
extended by written agreement. Tenderers may state in their Tender a period of more than TBA<br />
from the Closing Time for which their Tender remains valid for acceptance.<br />
11 Formation of contract<br />
No contractual relationship or other obligation arises between the Tenderee and a Tenderer, for the<br />
supply of the Tenderee’s Requirements, until the Tenderee and the successful Tenderer formally<br />
exchange signed counterparts of the Contract. This clause applies despite any oral or written<br />
advice to the Tenderer that a Tender is successful or has been, or will be, accepted.<br />
12 Taxation and indemnity<br />
In the event that a tax or a duty is payable on an instrument concluded to by the parties as a result<br />
of a completion of the tender and entering into an agreement, then the Tenderer must pay that tax<br />
or duty as required by the law and will indemnify the Tenderee from any claims, charges or<br />
demands to pay that tax or duty and in the event hat Tenderer is a company, its’ directors<br />
personally guarantee performance of this obligation to the Tenderee.<br />
13 Tenderers to inform themselves<br />
(a)<br />
Tenders are submitted on the basis that Tenderers acknowledge that:<br />
(i)<br />
(ii)<br />
(iii)<br />
(iv)<br />
they do not rely on any representation, letter, document or arrangement, whether oral<br />
or in writing, or other conduct as adding to or amending these Conditions other than<br />
amendments in accordance with clause 6;<br />
they do not rely upon any warranty or representation made by or on behalf of the<br />
Tenderee, its officers, employees, agents or advisers except as are expressly provided<br />
for in this RFT, but they have relied entirely upon their own inquiries and inspection in<br />
respect of the subject of their Tender;<br />
the Tenderee will not be responsible for any costs or expenses incurred by Tenderers<br />
in complying with the requirements of this RFT; and<br />
neither this RFT nor the Tender give rise to contractual obligations between the<br />
Tenderee and the Tenderer.<br />
(b)<br />
The Tenderee will not be liable to any Tenderer on the basis of any promissory estoppel,<br />
quantum meruit or other contractual, quasi contractual or restitutionary grounds whatsoever<br />
or in negligence as a consequence of any matter relating or incidental to a Tenderer’s<br />
participation in this Tender Process including instances where:<br />
(i)<br />
a Tenderer is not invited to participate in any subsequent process following completion<br />
of this Tender Process;<br />
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(ii)<br />
(iii)<br />
(iv)<br />
the Tenderee varies or terminates the Tender Process;<br />
the Tenderee decides not to contract for all or any of the requirements; or<br />
the Tenderee exercises or fails to exercise any of its other rights under or in relation to<br />
this RFT.<br />
14 Tenderee rights<br />
Without limiting its rights at law or otherwise, the Tenderee reserves the right in its absolute discretion<br />
at any time to:<br />
(a)<br />
(b)<br />
(c)<br />
(d)<br />
(e)<br />
(f)<br />
(g)<br />
(h)<br />
cease to proceed with the process outlined in this RFT, including the right not to proceed with<br />
the RFT, and not to enter into a Contract;<br />
allow any Tenderer to change its Tender;<br />
call for new Tenders;<br />
accept or reject any Tender that does not comply with this RFT;<br />
waive or vary any obligation of any Tenderer under this RFT;<br />
negotiate with any person who is not a Tenderer and enter into a Contract in relation to this<br />
exercise with that person on such terms as the Tenderee in its absolute discretion accepts;<br />
add to, alter, delete or exclude any requirement including the inclusion of any additional<br />
requirements;<br />
to forward to any other Tenderer on a non-attributable basis the Tenderee’s response to any<br />
Tenderer’s request for clarification on any aspect of the RFT.<br />
15 Applicable law<br />
(a)<br />
The law applying to the state of New South Wales and the Commonwealth of Australia applies<br />
to the RFT, and the tendering process.<br />
5
SCHEDULE 2<br />
Tenderee’s requirements<br />
1 Requirements and Content of Tender<br />
(a)<br />
Complying tenders must include:<br />
(i)<br />
if the Tenderer is a company:<br />
(A)<br />
(B)<br />
(C)<br />
a page contained in the contract with provisions for personal Guarantee of all<br />
directors of the company must be signed, witnessed and dated by all directors;<br />
A general summary of company information or website name with that<br />
information;<br />
a copy of ASIC company information extract showing all directors, share structure<br />
and beneficiaries’ shareholding entitlements;<br />
(ii)<br />
(iii)<br />
(iv)<br />
(v)<br />
for all Tenderers, a letter of authority signed by or on behalf of the Tenderer (if it is a<br />
company) to their accountant authorising and directing that person or firm to promptly<br />
respond to enquiries from the Tenderee or their agents and provide documents on<br />
behalf of the Tenderer as requested;<br />
contract for sale and purchase, duly executed by the Tenderer (or their nominee, a<br />
company, a trust) bearing original signatures inclusive of all terms and conditions as per<br />
draft Contract included in this Tender as Schedule 3 or as negotiated between the<br />
parties;<br />
if the Tenderer is a company, a page contained in the contract with provisions for<br />
personal Guarantee of all directors of the company must be signed, witnessed and<br />
dated by all directors;<br />
A bank cheque for an amount equal to 10% of proposed contract price made payable<br />
to Tower & London Statutory Trust Account.<br />
(b)<br />
(c)<br />
(d)<br />
Where a Tenderer resolves to enter into contract for sale and purchase via a nominee, a<br />
company, a trust or any other entity or person, the exact identity, business and company<br />
registration and contact details of that nominee, a company, a trust or any other entity or<br />
person must be provided in full at the time of Tender.<br />
Tenderer acknowledges and agrees that if the Tenderer or a purchaser noted on the tendered<br />
contract for sale and purchase of land prior to completion of the contract requests to amend<br />
identity of the purchaser on the contract, then the Tenderer and purchaser are both jointly and<br />
severally liable on or before completion of sale to pay all Tenderer’s costs on rescinding of<br />
original contract of sale, pay any applicable fees, charges, taxes and duties and Tenderee’s<br />
legal costs incurred due to such amendment, must contact Revenue NSW to cancel the<br />
original contract for sale and purchase and provide evidence of contract cancellation to the<br />
Vendor.<br />
The Tenderer acknowledges and agrees that Contract will not be made conditional upon<br />
availability of finance, formation of a company, declaration of a trust, creation of a partnership<br />
or a structure such a joint venture or for any other reason including obtaining a consent of<br />
certifying authority for development application of the property or a part of it.<br />
6
Property Agents, Managers and Valuers<br />
Tower & London<br />
Property Services<br />
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Tower & London Pty Ltd<br />
ABN 63 089 321 120<br />
138 Walker Street, North Sydney NSW 2060<br />
Ph: 8904 1232 Fax: 8904 1306 M: 0408 216 979<br />
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