Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

Joel Robinson

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.

The proposal will now proceed to a full council vote on June 2.

The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;

The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" />

The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" />

“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.

“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.

“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

$1 billion Benowa Gardens Urban Village heads to council vote following Planning Committee support

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.

The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.

In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.

<img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" />

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.

DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.

“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.

The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.

At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

First look: Winx billionaire’s beachfront Surfers Paradise apartment development greenlit

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Roberts Co has entered a new phase of growth following its acquisition by Arada, one of the world’s fastest-growing property developers in Australia.

The acquisition is supported by a $50 million capital injection into Roberts Co’s Australian balance sheet, consisting of the previously announced $25 million recapitalisation and an additional $25 million in new funding from Arada.

This investment strengthens Roberts Co’s financial position, stabilises operations, and provides the foundation for strategic expansion beyond its New South Wales base, with a focus on new opportunities in Queensland, including the Brisbane and Gold Coast regions.

With Arada’s international resources and financial backing, Roberts Co will broaden its portfolio across residential, commercial, and infrastructure sectors, reinforcing its strong market position in New South Wales and setting itself to capture growth in one of Australia’s most dynamic construction markets.

Ahmed Alkhoshaibi, Group CEO of Arada, said Roberts Co has a proud Australian heritage, an outstanding delivery record, and a strong reputation for collaboration with clients and partners.

"By combining this expertise with Arada’s global scale and financial capacity, we are creating a platform for sustained growth in the Australian market,"&nbsp;Alkhoshaibi said.

“Our $50 million capital injection, including new funds from Arada, underlines our commitment to both stabilise and expand Roberts Co’s operations, particularly into the fast-growing Queensland market. We see significant potential in South-East Queensland’s pipeline and are confident Roberts Co is well placed to deliver lasting value for clients and communities.”

George Kostas, CEO of Roberts Co, said Queensland, and particularly South-East Queensland, is one of the most active and opportunity-rich regions in Australia right now.

"The lead-up to the Brisbane 2032 Olympic Games will bring unprecedented investment across housing, transport, and infrastructure. Roberts Co is eager to play a major role in that transformation and secure a meaningful share of this fast-growing market.”

Arada pours more funds into Roberts Co, flags expansion into South East Queensland construction market

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By most backyard cubby house standards, they are gigantic and of rather grand designs. Be they snail shells, enchanted trees or giant homes.
Or the very trendy looking cubby house – dubbed the Zimmer – by Porter Davis Homes aimed at bringing out the big kid in all of us. Almost something you'd image the next generation of Tyler Brule's or Nick Tobias's enjoying in their childhood.
All are architect-designed and constructed by master builders, including one by the Grand Designs Australia host Peter Maddison, who based his cubby house on the 1968 novel by Ted Hughes of The Iron Man.
The five cubby houses (pictured below) will be on display at the Melbourne International Flower &amp; Garden Show until March 24.
{yoogallery src=[images/stories/2013/03/march22cubby]}
They will be auctioned on Sunday to raise money for not-for-profit organisation Kids Under Cover.
Maddison wanted his cubby to have a fantasy element, telling Fairfax Media that the giant in the The Iron Man was perfect.
The cubby was actually auctioned last year, but the winners have handed it back.
"I wanted to do something that related to my childhood," he told Fairfax Media.
"My first cubby house was a tiny space in a tree. It was made from old fence palings scavenged from neighbours' fences that had fallen off – or we helped fall off."
The not-for-profit charity places studio homes in backyards of families in need. Over their 15-year lifespan, the demountable buildings are passed on to up to four families.
<img alt="kidsmarch22one" height="400" width="400" src="/images/stories/2013/03/kidsmarch22one.jpg">
Kids Under Cover's national CEO Jo Swift says since 2009 the scheme has raised $125,000.
"We all want a cubby when we are kids, but the reality is not everybody gets that opportunity and not everybody has a happy childhood," Swift says.
Almost 45,000 young people are homeless or at risk; a figure that has doubled over the past five years. "It's quite challenging to learn about these problems in your own backyard," she says.
<a href="https://cubbyhousechallenge2013.gofundraise.com.au" target="_blank">Kids Under Cover's Cubby House Challenge, Melbourne International Flower &amp; Garden Show, March 20-24, Carlton Gardens &amp; Royal Exhibition Building, Auction March 24 at 3pm</a>; raffle tickets can also be bought from cubbyhousechallenge2013. gofundraise.com.au
Homeless Young People by State per Night:
<table border="0" align="left" style="width: 470px;"><tbody>
<tr>
<td>State</td>
<td>
Number of  Homeless Young People*
</td>
</tr>
<tr>
<td>VIC</td>
<td>3896</td>
</tr>
<tr>
<td align="left">QLD</td>
<td>4469</td>
</tr>
<tr>
<td>NSW</td>
<td>4987</td>
</tr>
<tr>
<td>WA</td>
<td>4280</td>
</tr>
<tr>
<td>SA</td>
<td>2129</td>
</tr>
<tr>
<td>TAS</td>
<td>770</td>
</tr>
<tr>
<td>NT</td>
<td>1102</td>
</tr>
<tr>
<td>ACT</td>
<td>
300
</td>
</tr>
</tbody></table>
 
 
 
 
 
 
 
It was 1989 when car dealer Ken Morgan decided to form Kids Under Cover. In the past 21 years Kids Under Cover has continued to grow and establish themselves as a driving force in the fight against youth homelessness.
In 2009 Hocking Stuart become Kids Under Cover's first key business partner.
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Backyard cubby houses of the grandest designs up for auction for Victorian homeless charity fundraising 

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Lend Lease’s wooden residential tower construction Forté has sold half of its 23 apartments with another few deals in the pipeline.
Two owner-occupiers have settled and moved into the groundbreaking tower, situated in Melbourne's <a href="/news">Docklands</a>, while a mix of investors and owner-occupiers are in the process of settling.
<img alt="fortemarch18one" height="350" width="470" src="/images/stories/2013/03/fortemarch18one.jpg">
The marketing campaign for the building began on February 22, well after the building’s completion in December 2012.
Most of the 10-storey construction is made from cross-laminate timber – a material billed as very quick to work with and environmentally friendly.
According to Lend Lease, by using wood, Forté reduced carbon dioxide equivalent emissions by more than 1,600 tonnes when compared to concrete and steel – the equivalent of removing 400 cars from the roads.
<img alt="fortemarch18two" height="313" width="470" src="/images/stories/2013/03/fortemarch18two.jpg">
Lend Lease’s Daryl Patterson says the technology allows for a more efficient and environmentally-friendly construction process.
“Designed and produced in a factory environment, Forté was 30% faster to build, safer and with higher precision than traditional construction materials. It also resulted in reduced construction traffic to and from site, caused less disruption to the community and produced less waste,” Patterson says.
“Unlike Europe where the revolutionary material has been used for more than a decade, Australia is only at the beginning of its CLT journey and still has a way to go to recognise the enormous potential in our market.
<img alt="fortemarch18three" height="313" width="470" src="/images/stories/2013/03/fortemarch18three.jpg">
“While we are in the early stages of developing environmentally-friendly apartment buildings, we are noticing a changing perception among consumers towards the long-term value that sustainable housing offers.”
He says cross-laminate timber offers better thermal performance and requires less energy to heat and cool, reducing energy and water costs with average savings of $300 per year or up to 25% less than a typical code-compliant apartment.
<img alt="fortemarch18four" height="311" width="470" src="/images/stories/2013/03/fortemarch18four.jpg">
Forte is the tallest timber building in the world, claiming the title from the eight-storey apartment block Stadthaus, Murray Grove, in London.
The $11 million timber tower comprises approximately 760 panels, measuring up to 16.5 metres by three metres, shipped from Austria.
Mr Patterson says the quick construction of the tower is mainly due to its similarities to that of an Ikea flat-pack.
Prices in the tower start at $424,000 for one-bedroom apartments and $579,000 for two-bedroom apartments.
<a href="https://www.propertyobserver.com.au/developments/forte-scaffolding-comes-down-unwrapping-the-world-s-tallest-timber-building/2012121958596" target="_blank">Property Observer followed the constuction through a series of photos</a>.
Meanwhile, Lend Lease has just started work on a new Docklands library and community centre, using cross-laminate timber and reclaimed hardwood.
<img alt="fortemarch18five" height="311" width="470" src="/images/stories/2013/03/fortemarch18five.jpg">
Lend Lease, along with Places Victoria and the City of Melbourne, hope the project will be Australia’s most modern library.
Designed by Clare Design and Hayball, the $13 million project is due to be finished in late 2013.
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Lend Lease's wooden Forté in Melbourne Docklands reaches halfway sales point

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If you’re empty nesters still living in the suburban home where you raised your kids, you may be planning to downscale to a lower maintenance home closer to the CBD and cafe culture.
The inner suburbs are more expensive than where you’re currently living, so you’ll need to maximise the profits from selling the family home to get a foothold in a different market.
You face a choice. Should you play it safe, do a few cosmetic renovations to bring your home up to scratch and sell it pretty much ‘as is’ in the hope that strong demand from buyers will bring you a good sale price?
Or should you take a more aggressive approach towards increasing your potential profit by demolishing your old home, building two dwellings in its place and selling them on individual titles?
Many people think that subdividing is a sure way to make more money than simply selling a property in its current form — but like many ‘sure things’ in property, it ain’t necessarily so.
Working through the figures is the only way to make an informed decision.
Start by getting a firm quote for demolishing your home and levelling the site. Factor in the cost of obtaining the appropriate council permits, and the fee an architect or draftsperson will charge to draw up plans for the subdivision.
Next, obtain an accurate costing for the labour and materials required to build the two new properties. Add a margin of at least 10% for unexpected changes and costs that may crop up when the job is underway.
Then, calculate the cost of interest. Even if you’ve paid off your home, the chances are that you’ll have to borrow money to fund the subdivision. Remember: the longer it takes to complete the subdivision and sell the properties, the more interest you’ll pay on top of the loan amount. It’s worth adding a margin onto the time you estimate the project will take.
Now, work out the rental cost. You’ll need a place to live while the project is underway, so speak with local property managers to find out the likely cost of renting a suitable property in your desired location. Paying rent as well as interest on the subdivision loan could make things tight financially, so it’s important to work out whether you can afford the additional outlay.
You’ll also need to calculate the cost of selling the new properties, including the real estate agent’s fee and marketing costs. These expenses can be significant, so it pays to negotiate a competitive commission with the agent and to satisfy yourself that the recommended marketing campaign will deliver the best value for your dollar by maximising the properties’ exposure to the right buyers.
Then, consider your tax liability. You’ll incur capital gains tax (CGT) when you sell. This could eat significantly into your profit, so seek advice from your accountant as to the exact liability that will apply in your situation.
Finally, ask local real estate agents for an appraisal of what your home is worth in the current market.
It’s a common mistake to calculate the potential profit of a redevelopment by using the value of the property as it stood when you bought it. The land will have grown in value since then, so using the original value could lead to an over-inflated estimate of the profit margin — and bring you crashing down to earth when you actually sell. Make sure you use the property’s value in today’s terms.
Once you have gone through these steps, you’ll have a clear idea if the project stacks up in financial terms. If not, it may be best to opt for the simpler route, undertake a few cosmetic renovations and sell your family home ‘as is’.
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
 
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Subdividing isn't always the best option: Mark Armstrong

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Greenfield land supply is expected to address on average 44% of demand for the six major capitals.
Sydney, South East Queensland, Melbourne, Perth, Adelaide and Canberra have well defined expectation around the role of new land supply. That role centers on being able to respond to the need for families to access a home situated in a well thought through urban context.
For the role of greenfield markets to be effective, state governments need to ensure that there is sufficient supply to cater for expected demand. Additionally, that the nominated supply needs to be largely controlled by parties with the capacity to take it to market.
Research from the National Land Survey Program shows that as at the beginning of 2012 there were an estimated 1.6 million future lots across the six major markets. Future lots will include lots remaining in active projects and also supply yet to be defined by a project.
Of this future supply, 13% is held in active projects, 36% is classified as “short-term supply” and 51% of the 1.6 million lots are classified as long term supply. In summary the 1.6 million lots of future supply is equal to approximately 32 years of demand.
Considering the Melbourne future supply situation, the major listed developers control only 30% of the estimated 350,000 lots (includes active projects supply balance). It cannot be stated that major developers are holding the future supply of Melbourne at ransom when only an estimated 50,000 lots of the 276,000 future lots (outside active projects) are currently being managed by the top developers.
It would be fair to say that major developers control a small proportion (16%) of total future supply earmarked by the state governments for the six major growth regions across Australia. The reality of future supply is that a large proportion is controlled by land owners who have no clear intention on bringing it to market and by an array of smaller land developers.
Of the nominated future new land supply across Sydney, 44% is under the control of parties who intend to develop. The 44% includes major and minor developers.
There is a suggestion that the actions of the major developers with respect to how they handle their supply lines is contributing to the level of unmet demand and rising new land prices. It would be fair to say that developers are in the business of selling land. The concept that developers manipulate supply lines in order to build up demand and then leverage that demand to lift prices would be inaccurate.
Despite the relatively modest supply of land held by the major listed developers, land sales across the six major markets have continued to perform well below expectations (with the exception of the Perth market). As at the December 2012 quarter new land sales were only addressing 60% of expected monthly demand. The result cannot be blamed on lack of product or stock ready for sale, as at the close of December 2012 there were close to 16,000 lots ready for sale. The 16,000 lots which are ready for sale represent 32% of the total annual demand for land across all six markets.
This high level of supply does not suggest that developers are holding back in terms of producing new lots, but rather have continued to produce more land parcels in the face of weakening sales. The current lower than expected sale rate has nothing to do with supply levels but more to do with an array of issues impacting on price, location of supply, drivers of demand and production capability.
Taking the price issue, some would say that the industry is experiencing lower sale rates because the price is too high. The price points for land is a factor in deterring potential customers, however to blame it on 'land banking' would once again be inaccurate. As already mentioned the volume of land under control by the major developers is small, not enough to influence pricing strategy across the market. Also the fact that there are in excess of 750 active projects operating across the markets means that the level of competition in each sub market would ensure that projects are competitive.
The industry has been moving price back; however there is a floor under the price point. That floor has more to do with the cost of development and the embedded overheads imposed on the industry by governments. It is now very hard for projects to offer product to much below $200,000 due to the cost framework associated with producing lots.
In summary, the concept that the major developers are holding the residential market to ransom by having only 16% of future supply is difficult to support. The ability of the greenfield markets to perform their role efficiently depends on much more than simply looking at a wholesale stock number. It would be more accurate to suggest that markets perform better where there is a healthy representation of larger developers with well defined supply lines.
Colin Keane is director at <a href="https://www.researchfour.com/" target="_blank">Research4</a>.
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colinkeane-HyBWLDWZxL

It is inaccurate to over blame land prices to 'land banking': Colin Keane

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Property developer Australand has denied claims it ranks among Australia's leading residential landbankers – a claim made after a study of housing lots around Australia undertaken by activist website, Prosper.
The property developer had less than 8.5 years of supply compared with 19.2 years estimated by Prosper, Australand advised Property Observer who sought a response from all seven leading developers.
The overall claim of land banking went un-rebutted by the six other publicly listed developers.
Prosper claimed Australian land developers were holding onto land and thereby keeping or pushing up residential land prices.
Using data from the company annual reports, <a href="https://www.prosper.org.au/2012/12/06/englobo-2/" target="_blank">Prosper's study</a> endeavoured to calculate total lots held by developers divided by the amount sold over a recent twelve month period to arrive at their conclusion.
Prosper concludes that “this selfishness can be changed by astute application of land tax. Broadacre land zoned residential ought be taxed as if it were already in use.” 
However their approach - which found an average of 18.4 years of supply per developer - was labelled as overly simplistic by industry participants.
The McKell Institute advised Property Observer that they had endeavoured to undertake a similar study but concluded they couldn't get access to all the requisite data to make conclusions with confidence.
“I would not know where to start in picking this apart - the land development industry is far, far more complex than this simplistic analysis suggests!!!” commented one industry expert.
“The subject at hand - affordable land supply - involves a significant and complex matrix of issues such as regulatory intervention, delivery timeframes, and infrastructure coordination…not to mention commercial realities including financing, costs and risks.” the Housing Industry of Australia (HIA) chief economist, Harley Dale told Property Observer.
Australand was the only developer to actually rebut the figures in the Prosper article, while Stockland gave a response on the complexities of development.
The amended figures received were quite different to Prosper's as the lots sold were 2,536 as opposed to 1108 as mentioned in the article which severely effected the calculation of years of supply and as a result Australand had around 8.5 years of supply compared with 19.2 as claimed by Prosper.
Stockland gave Property Observer a brief response outlining the complexities of development and the time required to ensure a project is completed at a high standard. The Peet spokesperson said the "issue is quite a complicated one."
“As part of our approach to developing sustainable residential communities, we schedule development to ensure local private and public infrastructure, including transport, telecommunications, energy and water supply is available to meet the growing numbers of residents in each community.” Stockland representative.
Lend Lease had no opinion on the matter, and the remaining developers did not offer any response.
Following the late 2012 publication of the article by Prosper the claim of landbanking did not prompt any response from the seven developers to Prosper.
“The nil response from developers and real estate lobbyists was an insight in itself… their silence in response to this was deafening,“ commented David Collyer, the author of the Prosper article.
Prosper argue that taxing rezoned ready to sell land would speed up the turnover of land from paddock to subdivision.
But Angie Zigomanis from BIS Shrapnel told Property Observer "a land tax for zoned land may also encourage developers to turn over their land quicker if they are holding zoned land. If more land is forced onto the market in a corridor, then it could also result in price competition.”
However, Mr. Zigomanis believe there may be some “unintended consequences” as developers would delay rezoning land to save on tax, potentially placing supply pressures and driving up prices.
"It is clear that the topic of land banking is far more complex than the Prosper article defines it.
"Simply resolving the issue with higher taxes will only increase the cost of the development, which in turn is passed onto the purchaser.
"In circumstances where developers are competing on price, it could impact on the type and quality of the product being offered,” commented Mr Zigmomanis.
Colin Keane at Research4 says any high level of supply did not suggest that developers were holding back producing new lots, but rather have continued to produce more land parcels in the face of weakening sales.
He says the current lower than expected sale rate has nothing to do with supply levels but more to do with an array of issues impacting on price, location of supply, drivers of demand and production capability.
"Taking the price issue, some would say that the industry is experiencing lower sale rates because the price is too high.
"The price points for land is a factor in deterring potential customers, however to blame it on “land banking” would once again be inaccurate."
Keane maintains the volume of land under control by the major developers is small - and not enough to influence pricing strategy across the market.
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equinn-i7Kmo9afeu

Residential developers landbanking denial

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Australians have long been predominantly urban dwellers.
Despite over 80% of us now living in cities, our self-image remains of a sunburnt country girt by sea – when in reality it should be of a frazzled city girt by sprawl.
The stress of living in our capital cities is well known: our crowded roads, poor and ageing infrastructure, and a lack of public transport.
Yet while Australia’s economic wealth is driven from the major cities, the federal government is almost completely absent from the contemporary discussion about the future urban environment and housing in Australia.
The true costs associated with poor urban environments are rarely part of the economic debate.
Our cities are largely left to the under-resourced state and local governments to devise and administer planning systems in the hope of shaping our urban environment.
Planning systems revel in written policy full of ‘government-speak’ for best practice or driven by nullifying empirical process and regulation.
Our market-driven development sector is unchanged since white settlement – consisting of appropriating land, cutting it up, building on it, selling it off and moving onto to the next deal ASAP before the market turns.
Very few of our urban population living in the traditional single house would have any direct relationship with architecture.
Our traditional housing construction industry comprises of independent craft-based subcontractors putting together 'stick build' detached houses for project-home developers large and small, having procured basic plans that meet ‘tick-the-box’ planning and building regulations.
This has long been our traditional way of providing housing and forming our suburban fabric, resulting in the ever-expanding concentric growth of our cities with all the associated shortcomings.
However, a tipping point in this traditional order may have been reached, causing change to occur in a number of connected ways.
For the first time, the value of a block of land on the fringe is now more expensive than the house that will go in it.
The size of the average block has been decreasing to the point that the narrow side gaps between houses cannot be justified.
Housing is becoming joined and connected and as a consequence is having to be delivered in groups and clusters. 
Resolution of the relationships between landscape, sense of address and amenity for sunlight and privacy between dwellings, requires embodied architectural knowledge.
The change of demographics is also driving change. Architects are now designing higher density housing on the fringe with townhouses and apartments meeting the housing demands for a rapid increase in different household configurations.
That too requires an increased level of research and application of design rigor not found with ‘off the shelf’ pro-forma plans that characterise the ad-hoc fashion of the traditional housing development industry.
Architects have, in the past, been at the forefront of change and innovation in housing environments.
The design of the garden-city suburb and projects such as the cluster housing at Winter Park in Melbourne’s eastern suburbs are such examples.
They again have an opportunity to contribute in determining contemporary solutions to the challenges beyond the 'tram lines'.
Rob Stent is a director Melbourne-based architecture, interior and urban design practice Hayball and is a past president of the Victorian chapter of the Australian Institute of Architects. Among the buildings he has designed is Lend Lease’s completed Serrata apartment building in Docklands, one of Melbourne's first apartment buildings to achieve a four-star Green Star rating.
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robstent-hjZyKHkPah

Architects are focusing on higher-density projects as demographics change: Rob Stent

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Home building activity is heading in opposite directions in NSW and Victoria. 
Building approval data released by the ABS for January indicate that home building activity is trending down in Victoria with NSW finally closing the gap on its state rival. 
“Trend growth in Victorian building approvals remained negative in January (and has been negative since August 2012), indicating that Victorian building activity will continue to slow from the recent peak in the coming months,” says Ivan Colhoun, head of Australian economics and property research at ANZ. 
“In contrast, steady growth in NSW building plans has driven trend approvals to the highest level since mid-2005, narrowing the gap between Victoria and NSW trend building approvals to the smallest margin in almost six years. 
In its analysis of the January ABS figures, the Urban Taskforce also notes a shift towards NSW with a major boost in apartment approvals in the state over the month.
“In January 2009, only 600 apartments were approved while the January 2013 figures indicate over 2,000 approvals,” says Urban Taskforce chief, Chris Johnson. 
“NSW is clearly leading the country in the approval of apartments as these become a preferred housing type for many people.”
However, Johnson says that national approvals for all housing were flat as were approvals for the detached housing in NSW. 
“NSW Government needs to ensure that planning rules help the apartment market particularly in inner city areas of Sydney. 
“We are hopeful the White Paper and the Metropolitan Strategy, due out soon, will help with planning approvals for apartment buildings particularly in Urban Activation Precincts,” he says. 
Commonwealth Bank economist Michael Workman notes building approvals fell in Victoria by 2.6% in January, but highlights that the state still accounts for over 30% of national building approvals “suggesting housing supply in the state will be plentiful in 2013”. 
Building approvals were down in NSW (?1.3%), Queensland (?5.8%) and SA (?3.2%).
Tasmania bounced by 13.9% over the month. 
On a through?the?year basis, approvals were up in NSW (14.3%), Vic (3.8%) and Qld (12.0%).  Approvals were down in SA (?2.6%) and Tasmania (?23.9%). 
The Housing Industry Assocation (HIA) described the January figures as "disappointing".
“Building approvals in January 2013 fell for a second consecutive month, dropping back below the 13,000 mark,” said HIA chief economist, Harley Dale.
“The headline January decline of 2.4% would have been weaker if there hadn’t been a 3.3% rise in detached house approvals, a component that continues to miss the mark overall.
"Even with that monthly rise, approvals for detached houses were still down by 1% over the three monthsto January,” said Dale.
Peter Jones, Master Builders Australia’s chief economist said the January building approval figures do little to suggest a strong recovery is on the horizon for the industry. 
“New homebuyers still seem reluctant to commit and new dwelling approvals remain weak, despite being up a fraction on the previous trough. 
“The industry just can’t seem to pick itself up off the mat at the moment. The rise in private sector houses is certainly welcomed, but comes after three consecutive falls. There is a long way to go to overcome the negative trend that has developed again," said Jones.
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New home building activity starting to shift from Melbourne to Sydney: ABS figures

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Housing affordability is set to worsen in Sydney due to a “chronic” undersupply of land for new housing, according to the annual UDIA State of the Land Report.
The report labels Sydney as the most expensive market for residential land in Australia and calls for a federal government plan to ensure Sydney and other capital cities have a rolling supply of development ready to meet the demands of growing city populations.
“Unfortunately official information has not been released since 2010/11, but most experts believe [Sydney] retains the highest median lot price in the country,” says UDIA national president Julie Katz.
Nationally, the report delivers a damning verdict on the release of residential land for new homes in Australia’s major capital cities with Perth lot production down about 11% over the past 12 months despite an improvement in demand for houses.
The report found that the median size of lots has been gradually declining as a result of the scant supply and high cost of land with Adelaide the only city to have experienced a decline in median lot price and offering lots under a median size of 400 square metres.
Research from the National Land Survey Program (NLSP) carried out for the UDIA in November last year found that the average first home buyer is paying on average 30% more for a block of land and getting 36% less land than during the height of the property boom. 
According to the UDIA, Adelaide and Brisbane both produced the least amount of lots in a decade over 2011-12.
Melbourne is the only major land market with a healthy supply of new land, but paradoxically, where demand for fringe residential land is poor with around <a href="https://www.propertyobserver.com.au/victoria/long-slow-road-to-recovery-for-melbourne-residential-land-market-with-prices-to-fall-further-charter-keck-cramer/2012121158413">30% of greenfield land being returned to developers</a> by building companies and developers forced to offer hefty rebates and other incentives to attract buyers.
In Sydney, the situation is almost the exact opposite with not enough land being released to meet future demand.
On a positive note, the UDIA reports that land supply has improved in Sydney under policy changes instigated by the O’Farrell government and along with Melbourne is the only capital city market where lot production did not fall in 2011-12.
In her address to the UDIA National Congress in Melbourne today, Katz warned of an ongoing and increasing undersupply of land right across the national housing market that is having major negative impacts on the affordability of Australian housing.
"The Report clearly illustrates the growing gap between land supply and demand throughout Australia, and clearly outlines why fixing Australia's housing problems must be a major element of all Federal political party's economic and social policies." 
"The Report paints a concerning picture for policy makers around the country and especially for new homebuyers looking to enter the market, as the increasing undersupply of land and housing is putting substantial pressure on housing affordability." 
"It is well known that Australia's housing shortage is most severe in the affordable housing category.
The UDIA is calling for the federal government to establish a national strategic plan, requiring cities to maintain a specified rolling supply of development-ready land to meet demand driven by population growth
It is also calling for “federal funding to be linked to state governments establishing comprehensive land-use plans which are aligned with detailed, costed infrastructure plans and underpinned by delivery time frames”.
Other recommendations include:
<ul>
<li>The Productivity Commission to undertake an inquiry into 'developer levies', assess the impact of these levies on broader based tax collections and investigate alternative methods of financing infrastructure </li>
<li>Through the identification of leading practice, State Governments should encourage Local Councils and relevant State Agencies to reform the processes involved in assessing applications for development </li>
<li>Conduct a thorough bi-annual audit of all Commonwealth-owned land in order to regularly update its Register of Surplus Commonwealth Land 
</li>
</ul>
“What is desperately needed is a suite of Government policies which will bring about an accelerated, but more coordinated approach to serviced land release while simultaneously departing from the inequitable first user pays approach to funding infrastructure,” says Katz. 
According to Katz, housing issues appear to have dropped off the federal government and COAG's priority list. 
“The findings in the Report demonstrate a clear need for greater focus from Government on housing supply and affordability, not a winding back of commitments," says Katz.
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Sydney fringe epicentre of chronic undersupply of residential land: UDIA

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When you first read the marketing headlines for Molonglo Valley, Canberra the statistics are very impressive.
Fifteen suburbs, 25,000 homes and fifteen years to complete, making this project the ideal starting point for my focusing on the project marketing of land estates and master-planned communities.
I first became involved with Molonglo Valley back in February 2010 along with the residential land estate sales team at Colliers International in Canberra who were working at a furious pace to launch the first land release for their client the Land Development Agency (LDA).
My colleague Shane Radnell, general manager of Residential Land Marketing in the ACT was at the time heading up the sales and marketing team for what was one of the largest projects of its kind in Australia.
Over the few months that followed the launch we embraced a number of new and very innovative ideas – several of which were clearly Land Estate Project Marketing ‘firsts’.
However, before we take a look at that stage of the project and the detail of the marketing that was undertaken, here is a general outline about Molonglo Valley.
If you are not familiar with the ACT, Molonglo Valley is less than 10 kilometres from Canberra City, 5 kilometres to Woden and 12 kilometres from Belconnen, and so this is an inner-city location near Mount Stromlo and Black Mountain in an area that was partly impacted by the bush fires of January 2003.
Molonglo Valley’s close links to the CBD are unique in a city where most new land releases are much further removed. The impressive new National Arboretum Canberra plus Stromlo Forest Park, Lake Burley Griffin and the Molonglo River are all near neighbours.
Such a location in a major urban setting is very rare and so this would have been clearly in the minds of the LDA as plans for the first release were being finessed back in 2010.
According to Shane Radnell, “This was to be a stand out project the location demanded nothing less, the streets for example were being planned with a view of ‘old-Canberra’ with a feeling of some of the older established suburbs like Kingston. Blocks were to be larger and building controls would also help deliver a quality outcome, leading into the launch there was strong demand for this type of project.”
“For many potential buyers at the time the only alternative to Molonglo Valley would have been to purchase an existing home, demolish and re-build. From our point of view the marketing challenge was clear, but there were some very big hurdles to overcome.”
What Shane was in part referring to was the fact that when the release was to come onto the market and be released for sale, no site works had been undertaken, none at all and it was not even possible to walk onto the land. The site had to be seen from afar and so for some buyers this would be a leap of faith.
The marketing challenge was to bridge this gap and to provide a sales path that would educate buyers, easily and quickly, but to also ensure that they had enough information to make a commitment to buy.
“We made the recommendation to the LDA that due to  high level of demand, amongst other reasons, that the first release of 100 blocks in Wright (which was the first suburb to be released) should be by auction and not by ballot, which at the time was the more standard way new estates were taken to market,” said Shane.
To help appreciate the hurdles of moving away from the ballot process here’s a brief outline of how the system works. It is a model more unique to the ACT than any other market.
This is a brief outline from the LDA’s website and you can refer to the site for more details <a href="https://www.lda.act.gov.au/" target="_blank">www.lda.act.gov.au</a>
“A new land release in an LDA residential estate may be offered for sale through the LDA’s ballot system. The ballot system is the fairest and most transparent way the LDA can sell residential blocks to the public. Block prices are set at the market value, which allows the buyer to purchase the block without the risk of a higher bidder obtaining the block.
“How does the ballot work? To participate in a ballot, potential buyers must register their details using the LDA’s online system during the advertised registration period.  These details include the full names of each buyer, their residential address, solicitor details and the type of lease they wish to enter into.
“Once the registration form has been submitted, the potential buyer is then entered into the ballot and given a unique ballot number. Once the registration period closes, each eligible ballot number is entered into an electronic ballot draw system.
“Witnessed by Gaming and Racing officials, the ballot is drawn at the LDA’s head office. Ballot numbers are drawn sequentially and the official results are uploaded on to the LDA’s website.”
The Planning Begins
Against this general background, the planning and detailed marketing for the first release of 100 blocks got underway a highly successful auction was held May 2010. Remaining blocks were subsequently offered for sale by ballot and over-the-counter.
This is very much the short hand version of events, and in my next few posts I will detail how some new technology, a purpose built CBD display suite and a very deliberate sales path were employed to make this first Molonglo Valley release a stand out example of Land Marketing leadership as well as an up-date of where the estate is today.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
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A land estate project marketing case study: Peter Chittenden

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Frasers Property Australia and Sekisui House Australia's new One Central Park development in Sydney will feature hanging gardens designed by French architect and botanist Patrick Blanc.
<img alt="frasersmarch1one" height="602" width="350" src="/images/stories/2013/03/frasersmarch1one.jpg">
The garden will comprise 21 panels covering 1,120 square metres, and there are set to be 35,200 plants of 383 species used in the design. 
It is one of a growing number of vertical gardens in <a target="_blank" href="https://www.propertyobserver.com.au/residential/up-in-the-air-it-s-a-bird-it-s-a-plane-it-s-a-garden-as-residential-development-goes-green/2011062250531">Australia </a>and <a target="_blank" href="https://www.propertyobserver.com.au/residential/hanging-gardens-of-the-world/2011062350586">the world.</a>
<img alt="frasersmarch1two" height="522" width="350" src="/images/stories/2013/03/frasersmarch1two.jpg">
The project is well into its 28-month construction. 
{qtube vid:=SPJUcdaESsc&amp;feature}
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