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Where is that rose bush from the courtyard? What happened to the mirror in the bathroom? Where did the dishwasher go? Wasn’t there a hose reel on the side of the garden shed?
These things were there when they signed the offer to buy and they assumed would be staying with the house as part of the purchase.
So, where exactly do buyers stand legally in this situation of missing items?
Thankfully, the law is on their side but it comes down to proper process. It’s about making sure the responsibilities of the seller have been met and that the paperwork was thorough at the time of signing the contract to purchase.
The seller has an obligation to advise the real estate agent if anything is excluded from the sale. This should be reflected in the contract.
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Owners have the right to exclude some things from a sale if they choose, but it’s important this is made clear at the beginning of the process.
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Usually, anything deemed to be a fixture will stay. This generally includes things that are nailed, screwed or otherwise fixed such as mirrors, floor coverings, curtains, towel racks, television aerials, light fittings and ceiling fans. But it also includes plants, paving slabs and garden sheds.
REIWA recommends that sellers fill out a disclosure statement when they offer a place for sale and REIWA agents have these available. They are not compulsory but they do give the agent a written record of exactly what is being sold and if anything is being removed by the outgoing owner.
Owners have the right to exclude some things from a sale if they choose, but it’s important this is made clear at the beginning of the process.
In the standard REIWA contract for the sale of land, it is a condition that the seller warrants ‘the property will be in the same state and condition it was in immediately before the contract date.’
If a seller wants to keep the dishwasher or a sentimental rose bush for example, that’s permissible so long as it’s properly declared to potential purchasers.
Buyers should always ask if anything is being excluded in a sale and, provided the selling agent has been correctly advised by the owner, there will be no misunderstandings.
Most often when things are removed after a sale it’s due to ignorance of the law by the outgoing owner and can usually be quickly remedied by the agent.
However, if buyers find this isn’t the case, that both they and the agent were not properly advised and the seller is being difficult, then buyers can take the matter to the local court to seek compensation for missing items.
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Can the seller take items after the sale?

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There is a lot of pressure on the Barnett government to cut costs and raise revenue in the state budget this May.
Those of us who work in the property sector are particularly concerned that property taxes might again be targeted. In last year’s budget the government increased land tax by 12.5%.
This year it might be very tempting for the Treasurer to cast his net more widely by increasing stamp duty across the board for all buyers as well as scrapping the stamp duty exemption for first home buyers.
The Real Estate Institute of Western Australia has cautioned the state Treasurer against considering such moves. The property market in WA is only just stabilizing after several volatile years and current REIWA data indicates a market downturn for the second half of this year.
It’s critical that current policy settings remain in place and property taxes are not increased, distorting a fragile market.
Typical stamp duty on a median priced home in Perth is now $20,000. Bracket creep alone has pushed this up by $4,280 over the last five years.
The stamp duty exemption for first home buyers was raised to homes under $500,000 by the Labor government in 2007 and along with the first home owners grant has been extraordinary successful at nurturing the market.
Cost of living and housing affordability is much tougher in WA than other states, but removing the stamp duty impost from first home buyers saves most of them around $14,000 and helps them into a home of their own.
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It’s critical that current policy settings remain in place and property taxes are not increased, distorting a fragile market.
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In combination with low interest rates, first home buyers have flourished in WA but the signs are that they are now trending downwards and it would be devastating if they soon get hit with stamp duty.
Getting rid of first home buyer relief or increasing stamp duty across the board would also hit the housing construction sector through the increased cost of land.
The clear evidence from NSW, which recently scrapped its tax concessions for first home buyers, is that first home buyer activity collapsed and hasn’t recovered.
It has been a similar experience in Victoria where other concessions for first home buyers were removed or diminished.
First home buyers are critical to the overall health of the property market because they help nurture construction and facilitate the trade-up market.
Data from the Office of State Revenue show activity by first home buyers has been falling for several months, slipping from 1,974 applications in July last year to 1,540 in March.
For a sustainable, affordable housing market, it’s terribly important there is no rise in stamp duty for all buyers or that tax relief for first time buyers is abolished.
This article was originally published on <a href="https://reiwa.com/" target="_blank">reiwa.com</a>.
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The WA budget's threat to first home buyers

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If you’re thinking about buying an investment property before the end of this financial year then you have just three months to go.
While purchasing property should never be rushed, if you’re considering the purchase of an investment property before 30 June, you should be sorting out your finances and looking at suitable properties now. This is particularly the case for first time investors.
More seasoned investors might choose to leave it to the last minute and hurry their purchase before 30 June simply as a strategy to claim the allowable tax deductions associated with the investment during this tax period.
Most people, however, wouldn’t be inclined to do that because it could mean that as a buyer they have not had adequate time to properly research the market in terms of price, rental returns, availability of stock, etc.
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There is no such thing as 'the best place to invest', what matters most is that you follow the best ways to invest.
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Experienced investors tend to always keep an eye on the market and allow themselves plenty of time to select the best possible property for their needs, expectations and budget.
If you’re a first time investor and perhaps been thinking about buying for a while, then now is the time to be talking to professional financial advisers about your aspirations and opportunities.
You should also be considering the areas in which to invest and plan to inspect suitable properties.
Remember to factor state government stamp duty into your purchase costs and to keep a clear record of this. When you sell the property in the future the stamp duty along with some other costs, such as agent’s and settlement fees, are tax deductible.
For full details on this read the information on <a href="https://www.ato.gov.au/Individuals/Income-and-deductions/In-detail/Investments,-including-rental-properties/Rental-property-expenses/" target="_blank">rental properties at the Australian Tax Office</a> website.
I am often asked by members of the public to give them a tip as to, “the best place to invest.”
There is no simple answer to this, it depends entirely on your budget and what you want your investment property to do for you.
Are you focused on rental returns, capital growth, land prices, development opportunities or tax deductions? Do you have cash or need finance? How long do you intend to hold this investment?
There is no such thing as 'the best place to invest', what matters most is that you follow the best ways to invest.
That means getting competent financial advice from professionals to determine your budget and loan and then talk to some agents about opportunities in the areas that suit your portfolio plan.
If you are pressed for time but want to purchase before 30 June, or just lack confidence as a prospective investor, then you may want to consider engaging the services of a buyer’s agent to help you through the process with expert guidance and suggestions.
This article was originally published on <a href="https://reiwa.com/" target="_blank">reiwa.com</a>.
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Investors need to make their move before 30 June

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Sales turnover in metropolitan Perth bounced back in February after a seasonal dip during the Christmas and New Year holiday period.
Data from the Real Estate Institute of Western Australia show that in the three months to February, sales returned to the same level being experienced in the three months to November last year, before the break.
Market turnover was healthy and that the median house price was unchanged at $545,000.
The market is humming along at a normal pace and REIWA members are reporting that there is plenty of work to keep them busy.
There was a fall away of sales activity in the central sub-region, that is, broadly within 10 kilometres of the CBD and including Fremantle, while in the north-west sub-region there was a lift in turnover through the cities of Wanneroo and Joondalup.
In the last week of February REIWA reported that listings for houses, units and land all increased to a total of 9,200 properties on the market.
This is about 3,000 properties fewer than average, but the market is balanced between supply and demand so it’s nothing to be concerned about.
Also at the end of February, REIWA reported that the metropolitan vacancy rate had lifted to 3.8 per cent, the highest level in four years. Rental stock is just under 5,000 properties.
Results for the March quarter due in a few week’s time would give a better picture of the Perth housing market for the start of the year.
January is always a quiet period, but we’ll have much more sales data to analyse in a month’s time.
This article was originally posted on <a href="https://reiwa.com.au/" target="_blank">reiwa.com</a>
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Perth sales turnover bounces back in February

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One of the things that tenants look for in a quality rental home is the level of safety and security it provides. People with young children, the elderly and women, in particular, are especially safety conscious and this is understandable.
Some of the safety measures you might expect in a rental property are mandatory while others are not necessarily. It comes down to definitions and practicalities.
One of the mandatory safety measures is smoke alarms.
These are required in all dwellings and must be hard-wired to the mains electrical system. They cannot be battery operated unless the installation of a hard-wired system isn’t possible.
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The reality is that most owners want to ensure that their properties have good safety and security not simply to comply with the law, but to attract and maintain good tenants.
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Where that occurs, lithium battery operated smoke alarms are acceptable. The number of required smoke alarms is determined by the positioning of bedrooms and how many stories the dwelling is. If in doubt about any of this, raise the issue with your property manager.
In July 2015 another mandatory measure will be deadbolts on all external, ground floor doors. Deadbolts are generally those which are key-locked from the outside but latch-locked from the inside. This is the preferred model of the Department of Commerce because in the case of fire or smoke inside the house they are easier to open in an emergency or in darkness.
Until July next year owners are permitted to use other forms of appropriate door locks.
Another mandatory form of security starting mid-next year is porch lights that must be present at the main entry door and operational from inside the dwelling.
When it comes to windows the law provides that they must have reasonable locks or latches that cannot be opened from the outside. This is not prescriptive but comes down to common sense.
If there is a spa or swimming pool in the rental then safety barriers are very important. The type of barrier will depend on when the pool or spa first received local council approval.
Where a safety barrier is considered to not be operating properly the property manager should be contacted immediately. If an owner does not respond to any concerns raised by the tenants in relation to pool and spa safety, tenants should contact their local government authority right away.
The reality is that most owners want to ensure that their properties have good safety and security not simply to comply with the law, but to attract and maintain good tenants.
It’s important therefore that prospective tenants find a dwelling that suits their needs before signing the lease.
Safety and security is in the best interests of both owners and tenants, so existing tenants who feel their current security measures are inadequate may find that their owner is agreeable to modifications if approached in the right manner.
This article was originally published on <a href="https://reiwa.com.au/" target="_blank" title="reiwa.com">reiwa.com</a>.
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Safety and security in rented homes

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As we come to the end of one of the driest summers on record, it’s another reminder that those of us who live in this hot, Mediterranean climate need to be smarter and more efficient in our use of water.
Perth's metropolitan dams are at just 30% capacity and sprinkler restrictions look like they’re here to stay.
Irrespective of possible water restrictions, people need to be water-wise for the long-term and we can see how this now impacts on the housing market and through consumer choices.
Smaller residential blocks of land are more common and properties with reticulated gardens more popular.
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As water restrictions become more common and as water costs increase, properties with water-wise gardens and shade features will become more desirable.
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Busy lifestyles, smaller families and the increased cost of land are the primary reasons for shrinking block sizes with automated watering systems, but there is also a growing appreciation of the value of a water-wise home and of our greater environmental responsibilities
Each time the state government brings in water restrictions, REIWA agents notice some increased interest in households converting to native gardens, reducing lawn areas, fitting rain water tanks or switching to reduced-flow shower heads.
This is understandable, but before you attempt a similar project aimed at being water conscious, keep in mind what such a change in your garden, in particular, might mean for your home’s resale value.
Most home buyers are fairly conservative in their housing preferences. So, if you’re thinking of planning a more water-wise garden whilst being anxious to maintain the resale value of your property, keep in mind these few suggestions.
Think about keeping some lawn area in both your front and backyard. Australians love lawns and various types thrive in our warm conditions. Some are drought tolerant. A small lawn no bigger than a blanket will add some appeal and soften the harshness of brick walls and concrete driveways.
Large areas of uninterrupted paving can be counter-productive if you are trying to minimize on lawns and garden for the sake of water. During our hot summers, paving will heat significantly unless you have shade.
Designing a garden to make the best use of its position with the path of the sun is important if you have the opportunity. A well designed home and garden can ensure that there is at least one part of the outdoor living area shaded from our harsh afternoon summer sun. This will reduce evaporation in a section of your property and help keep the house cool.
As water restrictions become more common and as water costs increase, properties with water-wise gardens and shade features will become more desirable.
More homes are also making good use of rainwater tanks for garden use or to plumb into the laundry and toilets to bypass scheme water altogether.
DAVID AIREY is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a> 
This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" target="_blank" rel="nofollow">reiwa.com</a>.
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Buyers want water-wise gardens for hot and dry summers

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Most sellers are familiar with the system of private treaty.
This is the most common sales method in WA and is based on advertising the property at an asking price and then negotiating with the buyer, through the agent, to secure the sale after some old-fashioned haggling.
This is done using the REIWA offer and acceptance form. Once the seller accepts an agreed price and conditions the transaction can proceed to settlement.
A second option however, is to sell by auction.
Although not as common in WA, auctions can be a good way to flush out the more serious buyers after a shorter marketing period and some buyers find them more convenient. A successful bidder, having reached or surpassed the reserve price, must be able to provide a 10% deposit at the fall of the hammer.
A third option to selling your property is to invite offers by a specified date. This is historically known as a tender process but also goes by other descriptions such as expressions of interest, set date sale or end date sale.
Expressions of Interest might sometimes indicate a price range whereas set date and end date sales usually don’t disclose price.
With these particular methods a property will generally be on the market for four to six weeks to allow potential purchasers to view it. If they are keen to buy, the agent will ask them to submit either a formal written offer or written expression of interest.
If you’re selling you should discuss with your agent your desired conditions of sale, including price, settlement date, whether you will entertain finance conditions and inclusions and exclusions of the sale.
Normally these submissions will close on a specified day and all potential purchasers are encouraged to put forward their best and final submission.
After submissions close the agent will discuss them with you. If you choose not to proceed with any of them you can place the property back on the market.
If you’re a buyer submitting an offer, ask if the seller can accept the offer at any time or only at the end of the defined period of time. If making an offer you must not submit any offers for other properties.
If selling, ask your agent what method they propose to use and for what reasons. For each method it might be helpful to ask to see the evidence showing how each method reduced the days on market and improved the selling price in a particular area when compared to other options.
If buying, clarify what it is you are required to submit. Is it an offer that can be accepted by the seller, and therefore becomes a contract, or are you merely expressing an interest?
DAVID AIREY is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a> This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" target="_blank" rel="nofollow">reiwa.com</a>.
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Auction or private treaty? How about some different ways to sell

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It’s always advisable to carefully check the title of a property you are thinking of buying to avoid any last minute surprises that may interfere with the sale.

In Western Australia, Landgate is the state government department which has responsibility for keeping the records of who owns each piece of land. The document on which ownership is recorded is called the Certificate of Title.

The Certificate of Title will record the present owner, note if the property is currently mortgaged and what rights other people and the wider community may have on the property and which might affect the buyers use and enjoyment of the land.

Before entering into a contract for the sale of land or strata title it’s wise to have a good look at the Certificate of Title.

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The selling agent is required to conduct a search and should therefore be able to show you a copy.

Sometimes there are restrictions on the title that may affect its transfer when property is being sold. This might occur when another person or organisation has a financial claim or interest over the property in addition to the mortgage. Such a caveat effectively prevents the registration of any transfer of ownership until the caveat is formally withdrawn.

Restrictions on the land are called ‘covenants’ or ‘easements’ and can be placed to ensure that it is not used in certain ways or that buildings conform to certain requirements.

This is often done on land within a sub-division to try and ensure that the buildings are of a uniformly high standard.

Other covenants may prevent views from being blocked or natural light being impeded.

Generally, to remove a covenant an application must be made to the person who imposed it and this may be complicated. Anyone seeking to remove a covenant should therefore seek expert legal advice.

An easement is the legal term for a right, which someone other than the owner, has over the use of the land for a specific purpose.  For example, the neighbours may have a right-of-way to enable access to their property or the Water Corporation may have the power to obtain an easement to use part of the land for sewerage or water pipes.

Covenants and easements are reasonably common and in most cases will not affect the value or saleability of the property. However, before buying you should ask the selling agent if they exist, request copies and read and understand them before making a commitment to buy. You may also wish to seek further legal advice.

Generally, a bit of common sense should address your concerns and after taking the information into consideration you will be in a better position to make an informed decision on a purchase.

David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" rel="nofollow" target="_blank">Real Estate Institute of Western Australia.</a>

This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>
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Understanding covenants and easements

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Currently in Perth there is strong demand for homes under $450,000. There is also an undersupply of stock across the board with about 3,000 properties fewer than normal. Consequently, there is quick turnover with well priced, well located property and the number of days on market can be as low as two or three weeks. In many areas home buyers need to act quickly to secure a property but there is no need for panic.
The real estate market regularly swings between seller and buyer markets in response to  economic and population conditions. A more relaxed market will likely return in the near future, particularly given the number of apartments and townhouses currently under construction and due for release this year.
Curiously enough, a seller’s market can actually work in favour of buyers if they are organised and mentally ready to secure a quick deal. When properties are selling quickly many people who have held back from marketing their homes can be motivated into acting.
Even though the stock of properties available for sale is lower than usual there is greater turnover. This in turn presents opportunities for buyers who are fully prepared.
A seller’s market can also work to the advantage of a buyer who has an existing property to sell. Normally this situation is not very attractive to sellers as they’d rather not wait for you to sell your home before buying theirs. Yet in a fast market a seller can consider that scenario with greater confidence even if other unconditional offers are on the table.
Being fully prepared to buy a property is the key to succeeding in a seller’s market. This means organising your finances and, most importantly, knowing exactly what it is that you want to buy.
Timing is critical for a buyer in a seller’s market. Once you have determined your budget, type of property and preferred locations you should work to a plan. Confine your home-open inspections only to properties that meet your specific requirements.  It can also help to talk to some agents about properties that may not yet have come onto market but which might interest you.
You might also consider hiring a buyers’ agent to help you with your search, especially if you don’t have a lot of time for home-hunting or lack confidence in a competitive market.
When you do find the right property it’s important to convey to the seller that you are a committed buyer. A low offer is less likely to be considered, so be prepared to make a reasonable offer with a little ‘wiggle room.’
Finally, a bigger deposit will convey to the seller that you are genuine and have confidence in securing the finance to seal the deal.
David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a>
<a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow"></a>This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" rel="nofollow" target="_blank">reiwa.com</a>.
                      
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Buying strategically in a fast moving market

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Recently there has been some national media commentary about an apparent slump in the number of first home buyers, with commentators saying this is due to unaffordable prices and competition from investors.
It’s important to note that this speculation is very east coast based and bears little resemblance to what’s happening here in Western Australia. Let’s look at the facts.
When the First Home Owners Grant (FHOG) was introduced in July 2000, this mechanism became a good way to record this demographic in the market. There were 1,430 FHOG applications across WA in July 2000 and the median purchase price for established homes among entry level buyers back then was $122,000.
Thirteen years later in June 2013, there were 1,840 first home buyers paying a median price of $430,000 on established property.
After more than a decade the numbers are steadily growing despite the accompanying price growth for dwellings.
For the last couple of years first home buyers have benefited from historically low interest rates, a stable and recovering housing market and the ongoing exemption from stamp duty for homes under $500,000. They are also eligible for a $3,000 grant when buying an existing property or $10,000 if building a new one.
This combination of factors has prompted very strong first home activity, particularly through 2013.
In recent years the number of first home buyers each month has been fairly steady at around 1,500 each month. For the past year however, it was trending up with monthly figures closer to 1,600 and 1,700 applicants. In October last year there were 1,969 applicants seeking to enter the first home buyer market and in December there were 1,573.
Around 20,000 first home buyers made their move last year. The Office of State Revenue reports that the median purchase price on established dwellings for first home buyers across the state is currently $438,000. That’s up by $28,000 on the same time last year and by $43,000 on 2012.   Of course the median is only the middle price which means that half of all first home buyers are purchasing under $438,000 and there is plenty of stock under $400,000, including house and land packages.
The percentage of first home buyers as a proportion of the overall housing market has been above average for some time and last year was at times almost 30% of the whole market.
There is little evidence that first home buyers in WA are being frustrated by competition from investors, as they are weak in the current market due to soft rents. While home affordability itself has rarely been better and this is reflected in the significant numbers of FHOG applicants and swift turnover with homes under $450,000.
David Airey is president of the <a rel="nofollow" target="_blank" href="https://reiwa.com.au/home/default.aspx">Real Estate Institute of Western Australia.</a>
<a rel="nofollow" target="_blank" href="https://reiwa.com.au/home/default.aspx"></a>This article was originally published on <a target="_blank" rel="nofollow" href="https://reiwa.com.au/Faq/Pages/Feature.aspx">reiwa.com</a>.
     
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WA is booming for first home buyers, unlike the east coast

Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

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Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

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Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

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Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

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Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

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The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

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<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

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[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

David Airey

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