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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To stimulate the development of much-needed new housing, developers and state governments are offering prospective buyers a range of incentives such as grants, no-deposit home loans and free luxury extras.
For those buyers considering a house-and-land package, these are 10 dates to keep in mind:
November 30, 2011
The last date to take advantage of <a target="_blank" href="https://www.metricon.com.au/melbourne/buying-guide/designer-promotion/35th-birthday?gclid=CJeIsfjbyawCFURV4godb0rsqQ">Metricon’s 35th Birthday sale</a>. The sale includes free extras for its house-and-land packages in metro regions. Extras include luxury carpets, solar heating systems and remote-control garage doors.
December 11, 2011 Up until this date, <a target="_blank" href="https://www.clarendon.com.au/">home builder Clarendon Homes</a> is offering savings of up to $14,000 on a number of its Victorian home designs. It is also offering extras of up to $21,000 on NSW homes as part of its Lifestyle Plus Summer Sale with no set deadline.
December 24, 2011
Christmas Eve is the last day to take advantage of an <a target="_blank" href="https://www.summitnewhomes.com.au/pages/4022/introduction">upgrade offer from WA builder Summit Homes</a>. The builder is offering high ceilings, Essa Stone kitchen benchtops and ducted air-conditioning for an additional $750.
January 1, 2012
Urbanedge Homes is offering a 60 day/60 home “price breaking” special ending on New Year’s Day, in which it has <a target="_blank" href="https://www.urbanedgehomes.com.au/pdf/2011_60daysale.pdf">discounted the price on lots for sale at a number</a> of its Melbourne locations.
January 31, 2012
The last day to take advantage of the Queensland government’s <a target="_blank" href="https://boost.treasury.qld.gov.au/">$10,000 Building Boost Grant</a> applicable to all buyers (including investors) who enter into a contract to build a new house, townhouse or unit.
January 31, 2012
In southeast Queensland, developer Devine is offering <a target="_blank" href="https://www.propertyobserver.com.au/developments/developer-lures-new-home-buyers-with-no-deposit-loans/2011090951488">buyers no-deposit loans for their house-and-land deals up until this date</a>. The offer is aimed at buyers who are eligible for up to $17,000 in government grants including the $7,000 first-home owner grant and the short-term $10,000 building boost grant
May 31, 2012
The deadline for <a target="_blank" href="https://boost.treasury.qld.gov.au/buying-or-building/faqs.php">lodgement of all applications for the Queensland government’s Building Boost Grant</a> with the Queensland Office of State Revenue. However, if your transaction is not completed by that date, you must lodge a notice of intention to apply (preliminary notice) by this date to ensure your later application may be considered.
June 30, 2012
This is last date to take advantage of the Victorian government’s Regional Bonus, which offers $6,500 to first-home buyers who enters into a contract to purchase or build a new home in a regional municipality in Victoria. This is addition to the $13,000 First Home Bonus.  <a target="_blank" href="https://www.sro.vic.gov.au/sro/SROnav.nsf/LinkView/DBFEE9B4136A31E1CA2575CB00012C3265A02CC2EEDDD527CA2575A1004420E8">A list of eligible regional muncipilaties is provided here</a>.
July 1, 2012 
From this date the <a target="_blank" href="https://www.revenuesa.sa.gov.au/fhog/index">South Australian First Home Bonus Grant</a> of up to $8,000 will be halved as part of phasing out of the grant. The grant applies to first home buyers who enter into a contract to purchase or build a new home or commenced construction as owner builders.
July 1, 2013 
From this date the South Australian First Home Bonus Grant (FHBG) will end in its entirety.
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lschlesinger-FZcF9M3vE6

Buying a house-and-land package: 10 key dates to keep in mind

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The Block 2012 filming is well underway on Dorcas Street, South Melbourne, but its key point of difference has yet to get through Port Phillip Council.
<img src="/images/stories/blocksouthmelb.jpg">
The Channel 9 reality television shows – which will headline the 2012 programing launch by the network after its stellar 2011 season – features the formulaic four adjoining properties.
It is Victorian terraces this time – unlike the Richmond cottages last year.
But plans to demolish an adjoining cottage on Montague Street to make way for rear four-car garaging with loft rooms has yet to get through the council.
<img src="/images/stories/da.jpg">
There are three objections to the plans, which are being considered by council staff. It is usually council policy that matters with fewer than 15 complaints are dealt with by delegated authority by council officers and needn't go before a council meeting for final approval.
<img src="/images/stories/blocksouthmelb3.jpg">
Filming began late last month, with the show expected to air in February, with Scott Cam back as the affable host.
Nine has been keeping details of the fifth series a big secret, having not provided any information yet on the contestants.
<img src="/images/stories/blocksouthmelb2.jpg">
But some details of the series are expected to be unveiled at today’s programming and sales launch.
The series – which aired in an expanded format last year – rated more than 1 million viewers daily, with the series finale in August pulling in 3.2 million viewers nationally. 
The production company <a href="https://www.propertyobserver.com.au/news/the-block-sticks-with-made-in-melbourne-formula/2011071150759" target="_blank">spent some some $3.8 million on four unrenovated terraces in Dorcas Street</a>.
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jchancellor-FAypfDUnLy

Sneak peek of The Block 2012 as small stumbling block delays South Melbourne reno

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The rules surrounding what self-managed super funds can do using borrowed funds for are strict. There are limits and the Tax Office, as the regulator of these funds, takes a tough approach.
The reason this issue has come to attention is the recent release by the ATO of a major draft ruling on the circumstances where money borrowed by a self-managed super fund can be applied in maintaining or repairing a single acquirable asset, for example, a property.
With the rapid growth in SMSFs, this ruling when finalised has the potential to affect many people and the way in which they invest their superannuation. Presumably, some might suggest the in-the-doldrums property market could benefit from this ruling. Time will tell!
The draft is quite technical and explains the Tax Commissioner's views on what are known as the limited recourse borrowing arrangement (LRBA) provisions in sections 67A and 67B of the Superannuation Industry (Supervision) Act 1993 (SIS Act).
Broadly, an SMSF is permitted to borrow money (and maintain a borrowing) provided the borrowing is made pursuant to an LRBA. An LRBA entered into from July 7, 2010 (ie. the date the current sections 67A and 67B came into effect) can only be referrable to a single "acquirable asset" held in a holding trust, which the SMSF is not otherwise prohibited from acquiring directly. In addition, a borrowing applied to the original acquirable asset can only be replaced with a "replacement asset" according to the circumstances in s 67B.
The draft ruling outlines where money borrowed under an LRBA can be applied in maintaining or repairing (but not improving) a single acquirable asset.
While borrowings under an LRBA cannot be used to improve an acquirable asset, the Tax Office says money from other sources could be used to improve (or repair or maintain) that asset. However, any improvements must not result in the acquirable asset becoming a different asset.
Acquirable asset
The draft ruling notes that an "acquirable asset" is any form of property (other than money) that the fund trustee is not otherwise prohibited from acquiring under superannuation law. Although "property" can include proprietary rights or the physical objects of proprietary rights (eg. land), the Tax Office says it is necessary to consider the meaning of property in both senses to determine whether money borrowed under an LRBA has been applied for the acquisition of a single acquirable asset.
Single acquirable asset
While money borrowed under an LRBA can only be applied for the acquisition of a single acquirable asset (or a collection of identical assets with the same market value), the Commissioner considers that a single object of property may be acquired notwithstanding that it is comprised of two or more proprietary rights. However, this will only be so where it is reasonable to conclude that the object of the separate proprietary rights is distinctly identifiable as a single asset.
Borrowings applied for repairs (but not improvements)
To determine if an asset has been repaired or maintained (or whether it has been improved), the Tax Office says reference is made to the asset's qualities and characteristics at the time when the asset is acquired under the LRBA. To this end, the Tax Office says an asset is improved if the functional efficiency of the asset (or value) is substantially increased.
If an asset is already owned by an SMSF, and thus not subject to an LRBA, the Commissioner says a borrowing to fund repairs or maintenance for that asset would not satisfy the LRBA provisions.
Repairing the asset
According to the draft ruling, "repairing" means remedying or making good defects in, damage to, or deterioration of, an asset and contemplates the continued existence of the asset.
The Tax Office says a repair restores the functional efficiency of the asset without changing its character and may include restoration to its former appearance, form, state or condition. That is, a repair merely replaces a part of something or corrects something that is already there and has become worn out or dilapidated through ordinary wear and tear, or is damaged whether accidentally or deliberately.
Acquiring asset in need of repair
The draft ruling notes that an asset may be bought in a state in which a part of the asset is defective, damaged or suffering some deterioration of what would be considered to be its normal level of functional efficiency. Accordingly, the Tax Office says a restoration of that part of the asset to its functional efficiency would be a repair (and not an improvement) for LRBA purposes.
However, funds thinking of acquiring a "renovator's delight" need to beware. The Tax Office warns that a substantial renovation of a rundown house would improve the functional efficiency of the asset as well as substantially improve its value and thus would amount to an improvement for which borrowings under the LRBA could not be used.
Improving the asset
In contrast to a repair, the Tax Office considers that an asset is improved if the functional efficiency of the asset (or value) is substantially increased through the addition of new and substantial features or rights or bringing a thing or structure into a more valuable or desirable form, state or condition than a mere repair.
The Tax Office says this is a question of fact and degree to be determined against the state of the asset at the time when the LRBA was entered into. Minor or trifling increases in functional efficiency or value will not amount to an improvement.
Improvements using money not borrowed
While borrowings under an LRBA cannot be used to improve a single acquirable asset that is the subject of the LRBA, the Tax Office says money from other sources could be used to improve (or repair or maintain) that asset. However, any improvements must not result in the acquirable asset becoming a different asset.
A borrowing applied to the original acquirable asset can only be replaced with a "replacement asset" according to the circumstances in s 67B. If the acquirable asset is changed (including by way of improvements) to such an extent that it fundamentally changes the character of the asset such that it becomes a different asset, the exception in s 67A will cease to apply.
However, the Commissioner says that restoring a house destroyed by fire, flood or cyclone by reconstructing a similar house would result in the restoration of the original acquirable asset rather than its replacement.
The draft ruling sets out the following examples to illustrate when a change to a single acquirable asset results in a different asset:
Vacant block on single title: a subsequent subdivision will result in multiple titles. One asset has been replaced by several different assets as a result of the subdivision.
Vacant block on single title: a residential house built on vacant block of land (still single title) will fundamentally change the character of the asset from vacant land to residential premises. This is a different asset.
House and land: house is demolished and replaced by three strata titled units. The character of the asset has fundamentally changed along with the underlying proprietary rights. This has created three different assets.
House and land: land is re-zoned and house is renovated to become commercial premises. The character of the asset has fundamentally changed from residential premises to commercial premises. This is a different asset.
House and land: four-bedroom house destroyed by fire and a four bedroom house is constructed using insurance proceeds. Rebuilding a four bedroom house does not fundamentally change the character of the asset held under the LRBA. Rebuilding the house restores the asset to a house and land.
Date of effect
When finalised, the ruling is proposed to apply to arrangements entered into on or after July 7, 2010 (including an arrangement that is a refinancing of a borrowing of money under an arrangement entered into before, on or after July 7, 2010).
The final ruling may (or may not) be changed from this draft, so those potentially affected should keep an eye out for the final ruling – it is not known when that will be released.
Terry Hayes is the senior tax writer at Thomson Reuters, a leading Australian provider of tax, accounting and legal information solutions.
Terry Hayes is the senior tax writer at <a href="https://www.thomsonreuters.com.au/">Thomson Reuters</a>, a leading Australian provider of tax, accounting and legal information solutions.
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/superannuation/20110922-borrowing-smsf-cash-for-property-repairs-the-do-s-and-don-ts">SmartCompany</a>.
 
 
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cknowlton-QnEa6ntUYP

Dos and don'ts of borrowing SMSF cash for property repairs

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Can I do the renovations myself?
You may decide you will be the one to complete or oversee the renovation. Doing the renovations yourself means you have complete control over timing, costs and scheduling as well as saving on labour costs along the way. It can be a great way to go if you have plenty of time, knowledge and skill.
However, if you haven’t renovated before there’s a good chance that you might underbudget the true costs and go well over time. Trying to learn on the job can be pretty tough and even though you can temporarily stop the job when you run out of money, it’s very hard to profit from renting or selling a half-finished property. It might even be worth less than what you bought it for.
My tip is to double your expected cost and double the time frame, and then work out if you’re still going to make a profit. Most of the time, it works out more efficient from a time, cost and stress perspective to outsource the renovation to the experts.
I once had a client who wanted me to buy him a property to renovate as a retirement project. When the time came to renovate, my client asked me to outsource big jobs like the kitchen and bathroom, as they’re best done by specialists who would do it in a fraction of the time.
We then agreed that tiled flooring was best left to an expert and built-in wardrobes left to a different specialist. Five minutes later, the only non-specialist job that he had a hope of completing himself was the painting.
What if I don’t want to do it myself?
If you’ve decided to put your renovation into the hands of the experts, finding a good team of tradespeople and other professionals can be the most challenging part of the job. They often have a different mentality and style of working to other relationships you have in your work roles, so it’s important to build a bond.
A great place to find good tradespeople and other professionals is through recommendations. Ask family, friends, real estate agents, mortgage brokers and buyers’ agents for referrals.
Recommendations from property investors who have completed a number of successful projects are especially valuable.
When dealing with any tradesperson, it’s important that you always ask for details of the insurances they hold and names and numbers of previous customers they’ve worked with. Make sure you actually check these referees to see if the work was carried out to their satisfaction. I often go and see projects that are midway through renovation, as well as ones that have been finished.
There’s also nothing to stop you asking for a guarantee: what penalty will they impose on themselves if they do not complete within a certain timeframe?
When you’ve found your team, the more you use them, the better they’ll work together, as you’ll build trust and learn to iron out little issues. If you’re doing a one-off project as an individual, finding a good team and building an instant relationship can be difficult, and in this instance it could pay to use a project manager.
What is the benefit of using a project manager to handle my renovations?
You may want to consider hiring a project manager to oversee your renovation project.
A good project manager can deal with everything from drawing plans, negotiating them through council and managing the renovation, through to ensuring the final finishes are complete. They can also take responsibility for the costings and timings, and hustle your contractors and tradespeople into gear if they appear to be lagging.
Hiring a project manager can prevent the arguments that tend to arise when you have a number of different parties all doing different pieces of the same job, by clarifying each person’s responsibility and when things need to be done.
The project manager can be anyone from a builder, interior designer or architect to a professional property investor/renovator. Ultimately, it needs to be someone who is experienced, trustworthy and has a team of reliable tradespeople.
Won’t a project manager be expensive?
A good project manager will charge 10% to 20% of the overall renovation cost, which is around $5,000 to $15,000 on a $50,000 to $75,000 project.
I’ve heard of many nightmare scenarios from clients who have struggled before coming to Empire, so I believe that hiring a project manager is well worth the investment.
Here are just a couple of the nightmare stories I’ve heard:
• “The builder didn’t turn up on the first day of the job. On the second day he reversed into the side of the building and put a hole into it. The strata managers and other owners weren’t impressed.”
• “I managed separate tradespeople to renovate the kitchen, bathroom, carpets, blinds, doors, painting, electrical and plumbing. There were so many people to manage and so many unforeseen glitches, and I learned one part of a job needed to be completed before another could start, so the project became a major headache. One person would blame another, no-one would take responsibility, and everyone took advantage of my inexperience. And the longer it took the more money it cost in mortgage payments and loss of rent. Never again!”
You might think you can save a fortune by managing the project yourself, but there are risks in managing a renovation alone.
Tradespeople will know if you’re not a renovating expert, and they may use your lack of experience to their advantage – in terms of costs, timelines and attention to detail.
A tiler might see you in your suit, for instance, and know instantly that you’re not used to dealing with tradespeople, and increase his price. And did you know that jobs can beq uoted at different prices in different suburbs?
You may also fall prey to unscrupulous tradespeople trying to secure a job and increase their prices. The tradesperson might tell you they’re ready to start on the bathroom even while they have a number of other jobs on the go. He might try to juggle all the jobs at once, starting a job on your property, leaving his tools and not coming back for four weeks until he’s ready to begin in earnest. Because your tradesperson has started, no one else will take on the job and you’re stuck waiting.
Unless you’re prepared to be on site every day to manage what’s going on, I recommend leaving project management to an expert. Weigh up the cost of your time away from work, the chances of being charged higher prices and the likelihood of the project taking twice as long.
A project manager who does renovations frequently can negotiate with tradespeople better than you, and has better buying power for trades. They should also be good at negotiating on costs, timelines and maintaining the quality of the work on your behalf.
How long should my renovations take?
A pre-planned kitchen and bathroom renovation should take four to six weeks. Many property investors who manage the projects themselves find this impossible because they fall into one of the most common traps: choosing tradespeople based on price alone.
I don’t often use the cheapest tradesperson. I choose those that can do the best job in the shortest amount of time. The cheapest will often do the job in their own time, but the faster the tradesperson, the quicker you will place tenants in the property.
You could pay $1,000 to get some students to paint your property, you could pay $2,000 to get a painter or you could pay $4,000 to get a master painter. There will be a guaranteed difference in the quality of the finish. Which one is right for you to use will depend on the type and quality of the property you’re renovating, your budget, and the potential benefits you’ll receive when a potential renter or buyer falls in love with your property.
What are the types of profits I can generate with a quality renovation?
The results can be seen in cold hard cash. On a typical project we might buy a two-bedroom unit for $600,000, invest around $75,000 into a four to six week renovation, and then get a valuation of around $700,000 to $720,000, generating a healthy $25,000 to $50,000 profit.
On a block of units we bought for $1.9 million, we renovated for $600,000 and four months later, the bank refinanced at $3.5 million – giving us a whopping $1 million profit in under four months.
On another job, we applied to council to add two penthouses to a block of units and the architect has managed to squeeze a second block of units in the back garden, and that’s in a prime position almost opposite the beach. At times, we’ve been overseeing a dozen renovations at one time and had teams of tradespeople working with a smile on their face, even through Christmas and New Year’s.
Delegating or outsourcing your work is a key ingredient to successful property investing. It took me my first few projects to build relationships, negotiate fair prices and balance our communication styles, but now a system has been built. I now receive a daily call from my project manager with an overview of what’s going on, any issues or decisions to be made and when they are due to be completed. I have so much confidence in my team that I only need to turn up on site when the job is completed.
My clients don’t receive any calls from tradespeople as everything is managed on their behalf. Instead, they prefer to receive a financial report before and after the renovation. This tells them how much money they’ve made. After all, it’s a financial decision, not an emotional one.
Top tips
There are a few quick and easy changes you can make to boost the price of your property with a low-fuss renovation:
• Clean – it’s amazing how a thorough clean increases the appeal of a home.
• Paint inside and out.
• Re-carpet or polish the floorboards.
• Tidy or landscape the garden.
• Change the light fittings, switches and sockets.
• Instead of a new kitchen, simply change the kitchen cupboard doors.
These further renovations are more expensive, but can increase the value of your home significantly:
• Replace the kitchen and bathroom – this is usually the best way of increasing a property’s value.
• Extend out the back or into the roof space.
• Convert the garage into a living space or bedroom.
• Build a carport.
• If you can, subdivide and add another residence or put a granny flat in the back garden – two incomes are always better than one.
Resources
For a handy renovations checklist, helpful information and other tips to keep your
project moving forward, visit “What’s the best way to renovate?” at yourempire.com.
au/in-the-media-journal.
Check with your local Fair Trading Office to see what licenses your tradespeople need,
and check that their license is still valid. You can find more details on the website for
your state office of fair trading:
• <a target="_blank" href="https://www.fairtrading.nsw.gov.au/default">fairtrading.nsw.gov.au</a>
• <a target="_blank" href="https://www.consumer.vic.gov.au/CA256EB5000644CE/HomePage?ReadForm&amp;1=Home~&amp;2=~&amp;3=~">consumer.vic.gov.au</a>
• <a target="_blank" href="https://www.fairtrading.qld.gov.au/">fairtrading.qld.gov.au</a>
• <a target="_blank" href="https://www.consumer.tas.gov.au/">consumer.tas.gov.au</a>
• <a target="_blank" href="https://ocba.sa.gov.au/">ocba.sa.gov.au</a>
• <a target="_blank" href="https://ors.act.gov.au/">ors.act.gov.au</a>
• <a target="_blank" href="https://commerce.wa.gov.au/index.htm">commerce.wa.gov.au/index.htm</a>
<a target="_blank" href="https://www.nt.gov.au/justice/consaffairs/index.shtml">nt.gov.au/justice/consaffairs/index.shtml</a>
Chris Gray is CEO of <a href="https://www.yourempire.com.au/" target="_blank">E</a><a href="https://www.yourempire.com.au/" title="Empire Property Portfolios" target="_blank">mpire Property Portfolios</a> and appeared on Channel Ten show The Renovators.
This is an excerpt from<a target="_blank" href="https://www.themessengergroup.com.au/shop/realestate/property-investing-the-australian-way-3/"> </a><a target="_blank" href="https://www.themessengergroup.com.au/shop/realestate/property-investing-the-australian-way-3/">Property Investing The Australian Way</a>, published by The Messenger Group.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a href="https://register.propertyobserver.com.au/lights-camera-auction/" target="_blank">download our e-book Lights, Camera, Auction! </a>
 
 
 
 
 
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chrisgray-pn7di3ceFk

When you should turn your DIY reno project over to the professionals: Chris Gray

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New house and land activity in Sydney is expected to double over the next two years, according to property market analysts BIS Shrapnel.
Sydney lot production is expected to rise from the current estimated 3,000 lots per annum to a peak of 6,100 lots per annum by 2013-14 as outer Sydney accommodates much of the upturn in new house activity, according to BIS Shrapnel’s Outlook for Residential Land, 2011 to 2016.
This is still below the 7,600 lots per annum average over the five years to 2001 and reflects the still-high cost of land, which will maintain the shift to less expensive medium- and high-density dwellings and infill and knockdown development in established areas.
Further strengthening of economic conditions and income growth will improve the relative affordability of new housing in Sydney, the report says.
Melbourne has been the hotspot for new housing development in Australia over the past five years, with more than 16,000 lots produced annually from 2006 to 2011. However, this is forecast to decline to an annual average of 15,000 over the next five years.
 
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City/Region
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Average Annual Lot Production 
</td>
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2006-2011 
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</tr></tbody></table>
</td>
<td valign="top" colspan="2" width="135">
2011-2016 Forecast
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Sydney
</td>
<td valign="top" colspan="2" width="133">
2,368
</td>
<td valign="top" width="133">
5,660
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Perth
</td>
<td valign="top" colspan="2" width="133">
7,719
</td>
<td valign="top" width="133">
10,160
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Birsbane
</td>
<td valign="top" colspan="2" width="133">
5,760
</td>
<td valign="top" width="133">
6,520
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Gold Coast
</td>
<td valign="top" colspan="2" width="133">
1,817
</td>
<td valign="top" width="133">
1,760
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Sunshine Coast
</td>
<td valign="top" colspan="2" width="133">
1,932
</td>
<td valign="top" width="133">
1,940
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Melbourne
</td>
<td valign="top" colspan="2" width="133">
16,232
</td>
<td valign="top" width="133">
15,000
</td>
</tr>
<tr>
<td valign="top" colspan="2" width="133">
Adelaide
</td>
<td valign="top" colspan="2" width="133">
3,150
</td>
<td valign="top" width="133">
2,700
</td>
</tr>
</tbody></table>
 
New house and land activity softened or fell in all major markets in 2010/11, due to the expiry of the First Home Owner’s Grant Boost Scheme, the sharp interest rate rises in 2009-10 (and further rise in November 2010), and slowing economic growth through the year, according to the report.
The fall in lot production was most profound in the southeast Queensland markets of Brisbane, the Gold Coast and Sunshine Coast, which collapsed to long-term lows, reflecting the underlying oversupply of dwellings across the region.
All other capital cities with the exception of Sydney and Perth also experienced a fall in lot production in 2010/11
After record lot production in Melbourne and new record levels in Adelaide in 2009-10, any pent-up demand pressures have now well and truly eased, and activity is slowing, the report says.
According to senior project manager and report series author Angie Zigomanis, in addition to the rising deficiency developing in a number of markets and the benign interest rate outlook driving a return of purchaser confidence, first-home buyer demand also appears to have bottomed out, “with the ‘pull forward’ effect created by the First Home Owner’s Grant Boost Scheme having been largely worked through”.
“We expect a slow recovery in first-home buyer demand through 2012, which will help to underpin upgrader demand for new houses and land.”
As a result BIS Shrapnel forecasts the residential land market to pick up nationally over 2011-12, and accelerate over 2012-13 as economic growth also strengthens.
Over 2013-14 the environment will begin to deteriorate again as interest rate rises eventually have an impact across all markets. The gains in employment and income growth up until then will overcome some of the initial rises and will continue to support activity.
But as inflationary pressures become more acute as the resource investment boom peaks and creates skills shortages and wages pressure, a sharp tightening in interest rates is expected, taking the standard variable rate to a forecast peak of 8.75% in the first half of 2014. This will have a negative impact not only on residential demand, but the economy as well, with residential activity forecast to enter a downturn over 2014-15, BIS Shrapnel says.
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Sydney house and land development to double in next two years: BIS Shrapnel

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It took just 29 seconds for Stockland to sell 40 lots in its Brooks Reach community at Horsley in the Illawarra in an online sale. 
The lots sold online ranged in size from 550 square metres to 700 square metres priced around the early to mid $200,000 range. They were sold online to avoid potential buyers camping out to secure a lot.
The lots were part of a batch of 70 sold in the first week of trading in the newly opened community. 
Brooks Reach is the first masterplanned community to be launched in the area in the past decade. 
It will include about 600 new homes at completion and is the first land to come on line as part of the 4,700-hectare West Dapto Land Release Area announced by the New South Wales government last year.
The community will also be the location of a 34-home display village to be completed by March 2012 and anticipated to be the largest for the Illawarra.
The current average price for a home in the area is $430,000, while the average house-and-land package at Brooks Reach will be around $410,000. 
According to Stockland residential communities CEO Mark Hunter the result continued the recent general improvement in customer sentiment and buying activity in New South Wales. 
“The majority of buyers come from within a 10-kilometre radius of Horsley, demonstrating that there is demand for good affordable product in the fast-growing Illawarra region,” Hunter says. 
To further boost affordability, Stockland will also be releasing smaller lots from 300 square metres to 450 square metres in the next quarter. 
Stockland estimates that more than 3,000 construction-related jobs will be generated for the Illawarra community over the life of the project. 
Stockland’s investment in the Illawarra also includes the $330 million redevelopment of its Stockland Shellharbour shopping centre, only a 15-minute drive from Brooks Reach.
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Stockland takes 29 seconds to sell 40 Illawarra lots in online blitz

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It’s easy enough to paint some bedrooms, sand the floorboards and call yourself a renovator. Anyone can slap paint on a wall, but knowing exactly what you need to do to improve a space and increase a property’s overall value requires expert knowledge, which many people do not have.
How do you know if the tiler you’ve chosen has quoted the right price? Will your bathroom and kitchen really take two weeks as promised – or will it drag out to two months? And should you always go with the cheapest quote?
As with all aspects of property buying and investing, renovations require careful planning and execution. Investors must bear in mind that the purpose of renovations is to maximise the property’s equity, so the profit is often in the decision-making, not necessarily in picking up the tools.
Why should I renovate?
Renovating your investment property can give you capital growth, even in a flat market. The instant profits that come from a renovation can be used to help fund any negative cash flow. At the same time, undertaking careful upgrades will prevent maintenance for years to come, giving you a hassle-free, passive investment. So far, so good – but very few property owners know how to get these results without any stress.
If the renovations are carried out correctly and with the right advice, you can make tens of thousands of dollars in equity in the first year alone. It can be as simple as new paint and new carpet, or it can be as complex as a complete gut and refurbishment.
How much should I spend?
There’s no hard and fast rule on this but it’s always a good idea to engage an independent and impartial property valuer before commencing your renovation. You can easily become emotional when buying and renovating property, but when you become too emotionally involved, it usually leads you to overcapitalise because you get carried away and believe that the more you spend on the project, the higher its final value. On the other hand, if you undercapitalise, potential tenants or prospective buyers are likely to obtain a discount on the property as it hasn’t been renovated to its true potential.
Many amateurs make renovation plans, believing that a $30,000 kitchen renovation will add $50,000 to the property’s value. A good valuer will know that homes in the street won’t sell above a certain value – even with a new kitchen – and the renovator would be lucky to add $30,000 value.
In this scenario, a valuer may suggest spending just $10,000 on simple improvements such as new cupboard doors, benchtops and flooring, which could add $20,000 to $30,000 to the equity, which is double or triple the investment.
Property valuers are best found through recommendations, internet searches or asking their industry body, the Australian Valuers Institute. I recommend you find a local valuer as they’ll know the prices in your area well, along with the type of demographics that would appeal to your particular property.
What can I do myself to keep costs down?
On much larger jobs you could pull in a quantity surveyor who can provide you with a list of what labour and materials cost on certain jobs. This will ensure you’re not overcharged. The quantity surveyor can also provide a depreciation report on the additions you have made to highlight all the deductions you can claim on your tax return.
You should also always go to tender and get a number of quotes, using the first quote to ensure that everyone is quoting “like for like” on a line-by-line basis. This is where many people get caught out.
Let’s say you’ve asked for three quotes to paint the front mailbox of your duplex. One quote includes priming, painting and weatherproofing. The next quote includes painting the letterbox and repair of the broken latch. The third quote includes painting and weatherproofing, with free paint touch ups to any scratches over the next 12 months.
Can you see how difficult it is to compare these three quotes, when they each outline different work? You need to compare apples with apples, so make sure you detail the specifics of the job, and ask each supplier to supply (in writing) the guarantees they offer, such as a fixed price, penalties should the job go overtime, warranties on workmanship and so on.
Another approach is to look at a “fixed fee” versus “cost plus”. A fixed fee will cap what you pay, but may include a fat contingency for the builder for unforeseen problems. “Cost plus” can work out cheaper if all goes to plan. If you do lots of jobs or you are completing a big project, you could always see if a builder will do a joint venture instead and work for a percentage of a profit after sale or revaluation.
Where do I start?
Start by choosing the right property, making sure it is an unemotional investment, as opposed to an emotional home purchase.
Are you looking to buy, renovate and sell, or buy, renovate and hold? If you’re selling it’s imperative that there is an immediate and almost guaranteed profit in the deal. If you’re looking to hold, you need to buy the right property that will continue to grow strongly forever. The renovation profit in a hold strategy is more about icing on the cake, maximising your rental return and ensuring you have minimal maintenance to do in the future.
Next, work out a rough time and cost budget. If you want to renovate for profit, every extra dollar you spend has to give you at least one to two dollars in added value. Be mindful of how long your renovation will take as every day costs you another 24 hours’ worth of repayment on the mortgage, with no rent coming in.
Consider adding a 20% to 25% contingency for unforeseen expenses that always seem to crop up once you strip off the tiles or wallpaper. It’s all about being prepared for the worst, so check your finances to see what funds you have available, if the renovation takes a turn for the worse.
Chris Gray is CEO of <a target="_blank" href="https://www.yourempire.com.au/">E</a><a target="_blank" title="Empire Property Portfolios" href="https://www.yourempire.com.au/">mpire Property Portfolios</a> and appeared on Channel Ten show The Renovators.
This is an excerpt from<a href="https://www.themessengergroup.com.au/shop/realestate/property-investing-the-australian-way-3/" target="_blank"> </a><a href="https://www.themessengergroup.com.au/shop/realestate/property-investing-the-australian-way-3/" target="_blank">Property Investing The Australian Way</a>, published by The Messenger Group.
For expert commentary and analysis on lessons to be learnt from property reality TV, <a target="_blank" href="https://register.propertyobserver.com.au/lights-camera-auction/">download our e-book Lights, Camera, Auction!</a>
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A DIY guide to renovating for profit: Where to start with property renovations: Chris Gray

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A South Sydney residential development site has been sold for a bullish $7,188,000.
The 4,843-square-metre site  at 78-82 Bay Street, Botany was offered with a two-year leaseback to the University of NSW. The university bought it in two purchases, paying $1,225,000 in 1992 for a 3,439-square-metre portion and then the remainder from Botany Glass for $1.25 million in 1997.
“This was an ideal South Sydney development site positioned in a quiet residential location close to all necessary amenities,” its Colliers International Sydney selling agent Guillaume Volz suggests.
“With a continued shortage of sites available this was an ideal opportunity to secure a quality property with time to add value and profit,” conjunctional Colliers International South Sydney agent Michael Crombie adds.
It came with a proposed zoning R3 medium-density residential with a proposed 22-metre height limit and a proposed floor space ratio up to 1.5:1.
Auctioneer Damien Cooley from Cooley Auctions opened the bidding at $4.1 million.
 
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UNSW pockets $7 million for South Sydney apartment development site

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Sydney architect Domenic Alvaro’s strikingly small Surry Hills house, which looks like a slimline prefab concrete umbrella stand, has been awarded the World House of the Year at the prestigious 2011 World Architectural Festival award ceremony in Barcelona.
The house – known as Small House – was credited not only for its exceptional architectural and interiors features, but also for presenting a solution to the long-standing issue of urban sprawl.
<img src="/images/stories/smallhouse1.jpg">
It was conceived after buying three car spaces on a corner in Surry Hills and building a five-storey house above it. It comes with a floor space of 220 square metres on its tiny 42-square-metre plot.
Inspired by architects in Tokyo who work with incredible small spaces, the house is built from prefabricated concrete that can be moulded offsite and assembled onsite in four days.
The block had cost $230,000 in 2008.
The award-winning property, owned by architect Domenic Alvaro and his partner, Sue Bassett, was featured in the first series of Grand Designs Australia after its 2010 completion by the builder Nicholas Bettar, from Baseline Constructions.
<img src="/images/stories/smallhouse2.jpg">
“I am incredibly thrilled to have been presented with this prestigious award,” Alvaro, the principal at Woods Bagot Sydney studio, says. Woods Bagot’s commercial projects have included the Qantas Club Lounge in Sydney.
“Sydney’s urban landscape needs an injection of innovation as the city looks to more efficient use of urban areas to accommodate population growth.
“Small House was designed not only to be my own home, but also to test a development model for downtown urban living as an alternative to the ubiquitous luxury apartment,” Alvaro notes.
“Small House investigates a new typology in the current urban living space, whilst still reflecting a contemporary lifestyle full of diversity and creativity.”
<img src="/images/stories/smallhouse3.jpg">
Wedged between an old terrace and an industrial building, the house was built upwards rather than outwards, given the site was so small it can fit into the double garage of a typical sprawling suburban home.
“The philosophy of small house proposes to build upwards rather than outwards, by assigning multiple uses to single spaces, with flexibility for change in the future,” Alvaro adds.
Like many traditional homes, the kitchen is the social hub of the house, central to the other living zones.
With entries from internationally renowned practices to small local architects across the globe, Alvaro’s entry competed against 18 short-listed projects, WAF program director Paul Finch noted.
<img src="/images/stories/smallhouse4.jpg">
Woods Bagot is a global studio with more than 800 staff working across North America, Europe, Asia, Australia and the Middle East.
Small House is a multi-award winning project, having won Residential Architecture (Houses) and Small Project Architecture at the NSW Australian Institute of Architects Awards; and New House under 200 square metres and the Outdoor category (in collaboration with 360°Landscape Architects) at the annual HOUSES Awards.
<img src="/images/stories/smallhouse5.jpg">
Despite the tiny size of the parcel of land, the house has three bedrooms, two bathrooms, living, kitchen and dining areas.
Costing about $650,000, the house is zoned vertically:
Ground floor: utility/ store/bicycle/parking
First floor: sleeping/bathing, storage
Second floor: living (with optional additional zone)
Third floor: food prep/eating/entertainment, topped by a working roof garden terrace, all connected via a series of stairs.
Roof: a “working” roof garden terrace (the circulation space enables a small study on the roof space, and the panel sliding doors open to enable the roof to become the fifth room of the house – albeit an outdoor room – and herb and flower garden with over-scaled fig tree, thus creating a canopy effect.
Photographs (except first photograph) by Trevor Mein
 
 
 
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Domenic Alvaro’s smallest house in Surry Hills rises to win international prize

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The Peninsula residential development site at Monterey Keys on the northern Gold Coast has been listed for receivership sale.
The current listing is 32,994 square metres of waterfront land in a gated community, which potentially consists of up to 62 individual titled lots.
CBRE Gold Coast managing director Mark Witheriff said the sale campaign is expected to generate interest from domestic house and land developers.
“The sale could provide an opportunity for the incoming owner to either sell down the individual waterfront lots or develop a themed waterfront community on the remaining land and super lot,” Witheriff says.
The Peninsula is located on the natural waterway of Saltwater Creek, offering views to Hope Island Resort from its Helensvale location.
Offers close on December 1.
Stefan Dopking and Quentin J. Olde of Taylor Woodings were appointed as receivers and managers of Kabale, the site’s owner, in June 2011.
The Monterey Keys residential estate was launched in 1992, initially comprising 1,100 lots on a 182-hectare riverfront site on the northern Gold Coast.
The site was purchased in a vacant state in 1998 for $12 million by Kabale Holdings, a company associated with the Dalley family, with a view to the development of an integrated residential resort.
It was a canal housing project with an estimated $300 million completion value.
In 1989 when Kabale went through a period of reconstruction the estate lay dormant, with sales beginning in late 1992 averaging 10 to 15 blocks a month for the first two years. The dry lots were fetching around $70,000 and the wet lost $130,000.
Most recently the developer was selling wet blocks from $495,000, which were re-priced over recent times down to $395,000.
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