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Many people reading this column might be relaxing at a beachside getaway, a wine region in the south-west, a great fishing spot in the Kimberly or perhaps in a heritage town in the wheat belt.
Over summer many people will be enjoying Western Australia's delightful holiday spots, particularly along the coast. Places like Dunsborough, Denmark, Dongara, Lancelin, Cervantes, Albany and beyond. Over the years many people have bought holiday homes in these places.
Today, holiday homes are being purchased as far apart as Exmouth and Esperance. It all depends on people’s budget, allowable travel time and their strategy behind the purchase.
The ideal holiday home for most people is one that is always available for short stays, but this is a costly option for people who need to take out a mortgage on a second home. They are not the inexpensive country option they once were, particularly on the coast.
However, these days an increasing number of buyers are choosing to combine the purchase of a holiday home with long-term investment plans. This is possible because many favoured holiday locations have developed viable rental markets with local tenants leasing properties for extended periods, often beyond the summer holiday.
Some of these places might include Albany, Harvey, Busselton, Margaret River, Gin Gin, York  and Cervantes, for example.
Homes initially purchased as investments in these locations can later be used for holiday purposes.
In places where demand for rental accommodation is seasonal, such as fishing towns, windsurfing spots and agricultural areas, there is a greater likelihood of vacancies for rental properties outside the peak holiday or industry period. However, the rentals are normally much higher in properties leased for short periods and this can partly offset the loss of rental income when the place is vacant.
The benefit of this strategy is that the owner can then take advantage of the seasonal rental market by using the property off season.
Another option for holiday homebuyers is to purchase a unit in a resort development. Some resort operators will guarantee a rental income for a fixed period. In many cases the purchaser is acquiring a share of a managed investment scheme, which includes a stake in the total income and expenses incurred by the resort.
Either way, the most important consideration when buying a holiday home is, as far as possible, to set aside the emotional reactions and approach the purchase with a clear understanding of the real value of the property, its ongoing costs and the likely rental income.
If you are travelling around the state this holiday season and maybe thinking of a holiday home investment, why not drop into the nearest REIWA agency office and talk to the staff about opportunities?
David Airey is president of the <a target="_blank" rel="nofollow" href="https://reiwa.com.au/home/default.aspx">Real Estate Institute of Western Australia.</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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Buying a holiday home can be part of your long-term investment plan: David Airey

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The Real Estate Institute of Western Australia reported recently that housing affordability has improved over the last year and that median rents have climbed by 12%.

So, for many people renting a question they are asking themselves is: “would we be better off to buy?”
Current data shows that in Perth, the median purchase price for first-home buyers is around $420,000 while metropolitan rents are around $470 per week.
Not everyone is in a position to borrow and meet loan repayments, but for those singles and couples who can afford around $580 a week at current variable interest rates, a mortgage of $373,000 will buy a very suitable unit, villa or house with its own land.
(In this example I am assuming a deposit of $20,000 and eligibility for the $7,000 first-home owners grant, so the purchase price would be $400,000.
However, there are many cheaper properties throughout WA including the metropolitan area. Some house and land packages are accessible at $300,000 or less and fixed rates can be more affordable than variable rates).
In other words, by paying around $100 more each week on a mortgage as opposed to paying rent, many tenants could transition to home ownership if that suited them and banks approved the loan.
Naturally, the bigger the deposit the smaller the loan and it’s important to keep in mind that renters don’t pay council rates, annual utility charges, building insurance and maintenance which home owners do. Buyers need to factor in about $50 per week to cover this.
The real cost of renting is not the fortnightly payments, but the loss in savings compared to accumulating equity in a home.
There are also good financial reasons to support ownership, but two key factors illustrate its benefit.
First, home ownership can be a stepping stone to increased wealth and long term financial security. Property is highly regarded by financial institutions as security for borrowing to fund a property investment, a business venture or a holiday.
It’s more difficult to borrow against other assets.
Second, home ownership opens up lifestyle opportunities. With your own place you can design and mature the garden, paint and decorate as you wish, have pets (with some strata exceptions) and generally create a home with the liberty and security that can bring.
Households which experience financial difficulty in retirement years are more likely to be living in rental properties, so investing in a home can be a better way to secure your retirement circumstances.
The early decisions you make around real estate can affect your long term outlook, but it’s strongly advisable that you discuss your plans with competent financial advisers, banks and lenders before making a decision and then approaching an agent.
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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Is it always better to buy than rent?

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The vacancy rate for rental property in metropolitan Perth has lifted from a tight 1.9% towards the end of last year to around 3.2% currently.
There are now more than 4,000 rental properties on the market giving tenants a lot more choice with location and price. This is a big turn-around in the rental market in just six months.
The median rent is now around $480 per week, which typically means that houses are renting for around $480 and units, apartments and villas for around $455 per week.
However, with stock levels in Perth now above average many current tenants are looking to break their fixed-term leases and move to something else that might be more affordable or in a more suitable location.
Other tenants are keen to leave the rental system and buy their first home, especially now that prices have stabilised and interest rates are low.
Either way, it’s important that tenants understand the possible costs involved in a break-lease and to do their sums before making any quick decisions. For some tenants it might be better to serve out the existing lease and leave at the end of that.
It’s important for tenants to understand that a lease is essentially a contract between two parties and leaving the premises before the agreed termination date is a breach of that contract.
Under the Residential Tenancies Act, the owner is entitled to be ‘no worse off’ as a result of any breach by the tenant. As such, they can claim from the tenant any cost that might be incurred, such as rent until the premises are re-let, advertising for a new tenant and any unused portion of the letting fee.
These costs might add up to a few hundred or few thousand dollars depending on the circumstances.
Most property owners will try to be reasonable in these situations and some might agree to a no cost break-lease up to the point where new tenants move in. Even so, there may be some costs to you so check it out firstly.
If you are looking to buy your first home and do away with renting, it’s best to aim for the settlement date of your purchase to coincide with the end of your rental lease to save you money.
If you are thinking of breaking your lease, it’s highly advisable that you talk to the property manager about the potential cost of that so you can make a considered decision about the best time to move and how that might impact your budget.
There can be understandable reasons for breaking a lease but it’s not something that should be done without thinking it through.
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>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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Perth rental vacancy is giving tenants more options, but breaking a rental tenancy agreement can have serious consequences

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When you are buying or selling a home it’s highly advisable to make sure that any additions or alterations to the dwelling have been properly authorized by the local shire or council.
You might be surprised how often this is not properly done and just how many homes have unauthorized structures as a part of the property.
Most often these are patios or verandahs but they can be more substantial matters such as the addition of a conservatory, workshop, garage or extra bedroom.
Local authorities have good reasons to design and apply the laws around building and construction and most often this is to do with safety.
Such laws and regulations are important for legal reasons as well as for personal injury and insurance reasons along with safety measures around fire, electricity and structural soundness.
If you are selling, the listing agent will ask you if you are aware of any unauthorized structures or additions to the property. It’s important that you answer truthfully to avoid potential legal problems down the track. The contract for sale might come unstuck if the buyer finds that the property is not in order.
As a seller, if you are aware of unapproved structures you can either remedy those before listing the property for sale or disclose them to potential buyers to avoid any misleading conduct.
Remedies might include removing or making good the structures or seeking retrospective approval from the Council. This latter option is not always available so you will need to check with your local authority.
Alternatively, if the unauthorized structures are made known to potential buyers, dealing with these might form part of the negotiations in settling on an agreed price and sale conditions.
For example, a buyer might make an offer subject to the unlawful patio being removed or the recent carport being retrospectively approved by Council.
As a buyer you have the right to ask about any unauthorised structures and the agent is obliged to answer truthfully based on the information they have been provided by the owner.
Perhaps more importantly, as a buyer you have the right to include a building inspection as a condition of your offer and acceptance.
A building inspector can give a written report on the state of the dwelling you are considering buying including such things as structural soundness, rising damp, appropriate guttering and the quality of any additions or alterations.
You can also check with the local council to ensure that additions or alterations have been properly approved.
While buyers may accept the sale with the unauthorised structure, it’s important that any modifications or additions to the dwelling are legally approved to ensure the safety of the occupants and to protect you from liability.
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" rel="nofollow" target="_blank">reiwa.com</a>.
 
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Check your new home for unauthorised structures before buying or selling

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What happens when on the day you move in your new home, the happy experience sours when you discover that the rose bush from the front yard has been removed, the mirror in the bathroom is gone and the dishwasher has been taken from the kitchen?
These things were there when you inspected the property and you assumed they would be staying with the house as part of your purchase. So, where do you stand legally in this situation?
Thankfully, the law is on your side but it comes down to proper process.
It’s about making sure the responsibilities of the seller have been met and that all the paperwork has been done thoroughly 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.
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 things like plants, paving slabs and garden sheds.
REIWA recommends that sellers fill out a disclosure statement when they offer a place for sale and the Institute provides these forms to agents. They are not compulsory under WA law, but they do give the agent a written record of exactly what is being sold and what, if anything, is being removed by the previous owner.
Owners have the right to exclude some things from a sale if they choose, but it’s important that this is made clear from 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 is properly declared to any 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 misunderstanding and everyone should be happy.
Often if 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 you find this isn’t the case, that both you and the agent were not properly advised and the seller is being difficult, then you can take the matter to the Local Court to seek compensation for missing items.

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David Airey is president of the <a target="_blank" rel="nofollow" href="https://reiwa.com.au/home/default.aspx">Real Estate Institute of Western Australia.</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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At what point can a seller remove fixtures from a property? David Airey

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When it comes to judging a property to get a reasonable indication of its value and probable sale price there are three options you might consider.
First, a real estate agent can give an appraisal which is largely an educated guess based on their current sales experience and local knowledge. This is informal but usually pretty helpful as an indication.
Second, an owner or buyer can hire a professional valuer to produce a more formal and authoritative report. These reports are based on sales information held at<a href="https://www.landgate.wa.gov.au/corporate.nsf" target="_blank"> Landgate </a>and from information obtained from real estate agents on recent sales not yet reflected in the government data. Usually these are the reports which banks and legal bodies will accept as valid for lending and legal purposes.
A professional valuation removes any perception that there might be a bias on the part of real estate agent appraising a property and is regarded as more independent.
Thirdly, the option to pay for a property report from one of the many private companies which are not valuers. However, people thinking of doing this should be aware there can be limitations to this.
Most of the companies which provide this service are based on the east coast of Australia and have few or no staff here.
This means that the reports are largely put together based on Landgate data showing the last sale price and then calibrated to place the property in the context of the current market.
While that might sound quite reasonable, such reports can only be based on the unimproved value of the property since its last transaction.
For example, if a property was purchased in 2005 and the owner demolished the old house and built a bigger one in its place, then this would not be known by a property group based in Sydney or Melbourne.
They would only know of the 2005 sale price, even though the site now has a completely different value. It’s a similar situation if an owner puts in a pool, adds a second story or patio, or maybe constructs a lock-up garage.
These things are not readily detectable through an arms-length report based on data rather than being produced by actually sighting the property and being familiar with its history.
If you solicit a property report from a company that deals in real estate data, make sure it can measure the current improved value of the property and not rely simply on historical sales information.
Better still, engage a local valuer if you need a formal, legal valuation or contact a REIWA agent for an appraisal if that’s all you require.
Either way, it pays to use the local services of those who know your neighbourhood.
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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What is the best way to judge the value of your property?: David Airey

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The Real Estate Institute of Western Australia has expressed great disappointment that the Council of Australian Governments (COAG), appears determined to water-down professional standards within the real estate industry.
The COAG National Licensing Steering Committee last week released its impact statement on a proposal for national licensing and which calls for a lowering of education standards.
The federal government’s push for this outcome is not sensible and the long term effect will be to make consumers vulnerable.
COAG is calling for a lowering of educational standards, dropping from a Diploma in four states to Certificate IV, while auctioneers would plummet from a required 12 education units to just three.
It is even more concerning that the mandatory Compulsory Professional Development that existed in WA and three other states is not guaranteed under the COAG proposal.
If COAG continues down this path the biggest risk is to those members of the public who use the services of real estate agents. I believe the people of Western Australia want the highest standards of education and training in their agents, not the lowest.
I want to see a national licensing system that requires real estate agents across the country to achieve a diploma level for licensing and requires compulsory continuing professional development.
I support calls by the Real Estate Institute of Australia in Canberra to delay implementing the proposals until after further consultation and also to move discussion of the property industry to the second wave of national licensing.
I am not convinced that the powers-that-be fully understand this issue of the repercussions of getting wrong.
Less than 1 per cent of West Australian real agents conduct business interstate, meaning that a national licensing scheme is completely unwarranted.
More concerning is that the government’s benefit analysis takes no account of the increased costs of managing common complaints which will be inevitable if CPD is removed from the industry.
It is quite ridiculous to propose such a large and hugely unpopular change to the licensing scheme and education standards for real estate professionals when the alleged benefit impacts on less than 1 per cent of the local industry.
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>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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National licensing will water-down professional standards within the real estate industry: David Airey

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The vacancy rate for rental accommodation in Perth has climbed to 3.2%, up from a tight 1.9% at the end of last year.
There are now more than 4,000 properties available for lease in the metropolitan area.
Supply now matches demand and long queues at home-opens are a thing of the past. Preliminary data by REIWA suggests that despite the turn-around, there seems to be no significant impact on median rents at this stage. House rents are stable while flats and units have lifted by a modest $5 per week.
The median rent across Perth is now around $475 per week, but for multi-residential property its closer to $455 per week.
We still have strong population growth and the overall cost of living in Perth is higher than on the east coast, so many people still need access to affordable housing and this seems to be placing greater demand on flats, units, apartments and villas.
Property managers know that what their owners are looking for are reliable tenants who will pay the rent on time, look after the property and not disrupt the neighbours. These attributes should always take priority in applications from tenants.
This is why it pays to be organised if you are looking for a rental. Simply having your bond money, completed tenancy application and references ready to submit is attractive to property managers who might be juggling multiple applications.
Being organised gives you the best shot, particularly if you approach an agency directly and leave your details with them.
Not all agencies keep a register, but those which do generally welcome the approach from keen applicants and it often means that when a property comes into their care which might be suitable, you might get a call right away rather than having to look online or attend a viewing.
When signing a new lease owners cannot ask for or accept more than two week’s rent in advance, however they can accept additional payments if offered after the first two weeks. The bond is generally not more than four week’s rent.
Owners cannot increase the rent during a fixed-term lease, unless the contract stipulates that a rent review can occur during the period of the lease. When this happens it cannot be less than six-monthly. The increase, or a method to calculate the new rent after six months, is agreed to at the start of the lease.
For a lease with no agreed termination date, known as a periodic tenancy, rents can only increase every six months and the owner must give 60 days notice of this.
Good tenants should be respected and valued. Wise owners wouldn’t dream of losing them for short term gain.
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" rel="nofollow" target="_blank">reiwa.com</a>.
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Perth vacancy rates up so it pays for landlords to be organised: David Airey

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It sometimes happens that a property on the market for sale or rent has been the site of a murder or gruesome death. For example, a few years ago the sale of a house in Sydney that had been the scene of a grisly murder by Seth Gonzales became the subject of national attention and court proceedings when the buyers learnt to their horror that their new home was the scene of a gruesome murder.
In this situation and similar cases, what are the obligations of the sales representative or property manager in advising the potential buyers or tenants about the history of the property?
Such properties are known as 'stigmatised houses', and agents are obliged to be transparent with potential clients. If an agent knows that a house has been stigmatised then it is incumbent on them to advise the client, prior to a sale or leasing contract. The stigmatization does not need to be noted in the marketing for the property but raised with clients if a deal is to be struck.
There is an obligation to make reasonable enquiries. However, where an agent has been informed by the seller, or should know of that material fact, and he or she feels that knowledge of the stigmatization is reasonably likely to affect the decision of the client, then this information must be disclosed at the right time during the transaction.
Some people for religious, superstitious or cultural reasons take these matters very seriously and want to make an informed decision about their purchase on this basis. As a buyer or renter you are entitled to ask.
It is important to note that there are no specific government guidelines, rules or laws on this issue and agents are acting on a case-by-case basis using their own judgement.
What about future transactions?  As time passes certain stigmas can fade but agents are still required to use their judgment.
If nanna died of natural causes in the back bedroom ten years ago, there's probably no need to disclose this. The general feeling is that stigmatization probably applies to more recent events. Indeed, many homes older than 50 years have probably been witness to familial deaths in the days before nursing homes and our quality medical system.
Searching for property addresses on the internet and social media generally now makes it virtually impossible for people not to know about dramatic events that stigmatize particular homes and agents who value their reputation are hardly going to risk that by being circumspect.
Interestingly, the evidence suggests that stigmatized homes that are marketed with disclosure will sell or rent with no obvious variation to the market rate. While some people will expressly avoid a stigmatized home many other people are not bothered.
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>
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The importance of informing potential buyers if a house has a stigmatised history: David Airey

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Sales activity in Perth’s housing market has returned to its 15-year average after three years of volatility.
Real Estate Institute of Western Australia data for the March quarter found that turnover lifted by 14% across the state during the quarter as consumer confidence returned to property.
The surge in sales saw Perth’s median house price rise by at least $5,000 and it will likely lift by up to $10,000 with late settlements.
It seems we have a new record for Perth’s median house price of $510,000, but it’s important to note that this is due largely to the composition of sales in which a greater volume of more expensive homes were being purchased.
Around the state some 13,200 properties changed hands, up from 11,600 in December and up by 12% on the same time last year.
Units, apartments and villas performed better than houses during the quarter, lifting by around $10,000 to a median of $425,000. This has been pushed along by strong first-home buyer activity.
The number of selling days has hardly moved and now sits at an average of 57, but the good news is that old stock which has been lingering on the market for a while is finally starting to shift.
However, the number of listings slumped to a relative low of 8,260 properties, given that around 12,000 is considered normal for Perth.
During the quarter half of all sellers were prepared to drop their asking price and of those who did the average gap between the asking and selling price was a drop of 5.6%.
This ‘seller sentiment’ has hardly budged over the last nine months but is to be expected given that the market has swung back to favour them.
We see this through the emergence of price-bidding and multiple offers and with some vendors exceeding their asking price.
The metropolitan rental market proved to be quite unusual during the quarter in that the vacancy rate rose but so too did median rents.
Normally the vacancy rate tightens during the March quarter which is a seasonal occurrence. It’s odd therefore that the number of available properties actually increased from around 2,400 properties in December to 3,200 in March and during the same period rents went up 4.4%.
Perth’s median rent is now at $470 per week which typically breaks down to $480 for a house and $450 for a unit or villa.
The large number of tenants ending their lease to buy their first home is contributing to the relaxing vacancy rate and I would not be surprised if rents come down in the June quarter.
Across regional centers REIWA found there was virtually no price movement during the quarter or over the previous year, however there are pockets of exception.
Of greater note is the lift in turnover experienced in several country areas.
Mandurah-Murray saw a healthy 40% lift in sales while Bunbury was more modest with turnover up by 8%.
Busselton, Dunsborough, Augusta and Margaret River all had a kick-up in turnover but based on sales of fewer than 100 properties in each region.
Albany saw a 7 per cent boost in sales while neighbouring Esperance looks to have had a whopping 50 per cent boost in turnover on early figures.
In Kalgoorlie-Boulder there was a healthy 13 per cent increase in sales, while in Geraldton and Greenough turnover was very flat with 120 homes sold in the December quarter and the same number sold in the March quarter.
In Broome there was little movement in turnover, while Port Hedland and Karratha showed no discernible lift from their lowest ever sales in the December quarter not experienced since the 1990s.
This shows how quickly markets can turn; just 12 months ago many commentators were lauding the performance of these two Pilbara centres.
Overall it has been a good quarter for buyers and sellers with most indicators continuing to point to a long term stabilisation.
REIWA agents are certainly reporting strong crowds at home-opens and multiple offers on well priced properties.
First-home buyer activity, however, appears to have peaked and has fallen to an estimated 26% of established dwelling sales. It looks like their enthusiastic rush into the market over the last year is now declining.
Even so, the healthy activity from new entrants to the market has been a terrific boost to trade-up buyers and generated a lot of sales activity among homes valued in the range of $600,000 to $800,000.
The winter months are traditionally more quiet in the market, so it will be interesting to see how sales and prices progress through to June. I suspect it will be steady and confident but with a softening around rents in some areas.
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> This article was originally published on <a rel="nofollow" href="https://reiwa.com.au/Faq/Pages/Feature.aspx">reiwa.com</a>.
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Perth median house price rose in March quarter: David Airey

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."

[smartcode_project:default project_id=7354 project_image_fid=374893]

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.

[smartcode_project:default project_id=7354 project_image_fid=269527]

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."

[smartcode_project:default project_id=7354 project_image_fid=374892]

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.

[smartcode_project_cta:default project_id=7354]

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.

[smartcode_project:default project_id=145590 project_image_fid=359521]

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.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<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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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.

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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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