An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

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?

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A Southport, Queensland mortgagee home has been sold for $276,000 under the auctioneers gavel.
The unit last sold for $340,000 in 2009.
Victor Tauch and Robert Peel or Ray White marketed the home.
Situated at <a href="https://www.realestate.com.au/sold/property-unit-qld-southport-132072574" target="_blank">12/16-26 Sykes Court</a>, the property features 89 sqm of internal space.
The two bedroom two bathroom apartment is noted as having "a strong rental return" in the listing.
In 2004, the year of its construction the unit previously sold for $300,000.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
The median price for a home in <a href="/developments/southport-qld-4215">Southport</a> is $467,750 according to CoreLogic.
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Southport, Queensland mortgagee home sold for $65,000 loss

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Broken Hill had the state’s cheapest October auction offering — which was snapped up for $35,000 by an investor who will flip the mining town cottage.
The onsite auction had just the two phone bidders for what First National agent Mitchell Halpin marketed as “a renovators’ delight”.
Offered under instructions from the NSW Trustee &amp; Guardian, the three-bedroom cottage came with outdoor toilet and laundry.
The home also has a new roof, which cost about $25,000 after the 2016 hailstorm.
Broken Hill is one of the most active housing markets in NSW with 200-plus sales so far this year.
Prices start at $30,000 and have fetched $521,000.
The local buyers and occupants come especially from the teaching, mining and medical professions.
The big property sales this year have been retail offerings.
The Harvey Norman store fetched at $1.09 million, reflecting a 9.9% yield, and the KFC premises sold at $1.2 million.
The Catholic Church spent $850,000 to buy back the former St Joseph’s Convent after a four-decade gap.
This article first appeared in The Daily Telegraph.  
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$35,000 Broken Hill cottage ranks as cheapest weekend sale

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Crown Group has won two industry awards for its residential and hotel development, Arc by Crown Group in Clarence Street, Sydney. 
It took out the international award, The Architecture MasterPrize last week, as well as Australia’s peak industry body’s, the HIA’s Best NSW Apartment Complex 2019, at a ceremony in Sydney on Saturday night.
The Architecture MasterPrize is one of the most comprehensive architecture prizes in the world and celebrates the best in design excellence and innovation of architectural, interior, and landscape design.
The Housing Industry Association (HIA) is the peak industry association for the Australian residential building sector and its awards recognise excellence in residential construction and design excellence.
Opened in late 2018, Arc by Crown Group was designed by internationally acclaimed Koichi Takada Architects.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/23/Arc%20by%20Crown%20Group_facade%20bricks.jpg" alt="">
The 25-story building located at 161 Clarence Street in Sydney’s heart, has a mix of 148 residential apartments, 73 serviced hotel apartments and luxurious five-star resort-style amenities.  
The heritage-inspired street level rustic brick arches and 59 white cathedral-like curved arches envelop the tower’s rooftop lounge and garden.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/23/Arc%20by%20Crown%20Group_Rooftop%20Facilites.jpg" alt="">
It is renowned for its ice-cave themed indoor swimming pool, spa, gym, and rooftop garden area with city views.  
At ground-level, Arc by Crown Group’s modern retail precinct is home to a dining and retail precinct that includes Michi Izakaya &amp; Ramen, Ministry of Coffee, Delicatessen by Pony Dining and Grew &amp; Co Fine Jewellery.
"This award recognised the unique and innovative design, as well as outstanding and extraordinaryworkmanship, of Arc by Crown Group, a global icon that pushes the boundaries and has set a new benchmark for architectural and design lobally,” Crown Group Chief Operating Officer Pierre Abrahamse said.
Arc by Crown Group has previously won a number of architecture awards for its innovative design features including the 2019 MBA’s best Commercial Pool and best Commercial spa, UDIA NSW Awards for Excellence 2019 commendation, 2019 Architizer A+Awards Residential - Multi Unit Housing - High Rise (16+ Floors) Jury Vote and Popular Choice Awards, 2018 Property Guru Best Condo Development and 2015 International Property Awards Best Residential Development Australia.
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Arc by Crown Group in Sydney CBD wins HIA Best NSW apartment complex

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Sydney house prices rebounded in the September quarter, with the median jumping almost five percent, according to Domain.
Domain's September House Price Report found the median house price rose 4.8 per cent to $1,079,491. 
The price correction was led by Sydney's North West, whose median house price rose 9.7 per cent, the best performer across the city.
Sydney's South (+7.1 per cent) and Inner West (6.9 per cent) were the only other regions over five per cent.
The Inner West's market rebound has seen it become on just three regions who have seen year on year house price gains (+4 per cent).
There was slow growth in the city's east which was hit hardest during the downturn. Their 1.4 per cent quarterly gains doesn't come close to offsetting the nine per cent declines year on year.
<div class="embed_table">
<table style="height: 511px; width: 540px;">
<tfoot><tr>
<td colspan="4">Source: Domain House Price Report, September Qr 2019.</td>
</tr></tfoot>
<thead><tr>
<td style="text-align: center;" colspan="4" width="341">Median house prices</td>
</tr></thead>
<tbody>
<tr>
<td>Region</td>
<td>Median</td>
<td>QoQ Change</td>
<td>YoY Change</td>
</tr>
<tr>
<td>Blue Mountains</td>
<td style="width: 100px;">$650,000</td>
<td>-0.3%</td>
<td>-4.4%</td>
</tr>
<tr>
<td>Canterbury Bankstown</td>
<td>$860,000</td>
<td>4.9%</td>
<td>-3.9%</td>
</tr>
<tr>
<td>Central Coast</td>
<td>$616,500</td>
<td>2.8%</td>
<td>-2.1%</td>
</tr>
<tr>
<td>City and East</td>
<td>$2,180,000</td>
<td>1.4%</td>
<td>-9.0%</td>
</tr>
<tr>
<td>Inner West</td>
<td>$1,550,000</td>
<td>6.9%</td>
<td>4.0%</td>
</tr>
<tr>
<td>Lower North Shore</td>
<td>$2,330,000</td>
<td>1.1%</td>
<td>1.3%</td>
</tr>
<tr>
<td>North West</td>
<td>$1,250,000</td>
<td>9.7%</td>
<td>3.2%</td>
</tr>
<tr>
<td>Northern Beaches</td>
<td>$1,696,000</td>
<td>4.7%</td>
<td>-0.6%</td>
</tr>
<tr>
<td>South</td>
<td>$1,125,000</td>
<td>7.1%</td>
<td>-5.5%</td>
</tr>
<tr>
<td>South West</td>
<td>$695,000</td>
<td>3.4%</td>
<td>0.0%</td>
</tr>
<tr>
<td>Upper North Shore</td>
<td>$1,620,000</td>
<td>-0.3%</td>
<td>-1.8%</td>
</tr>
<tr>
<td>West</td>
<td>$700,000</td>
<td>2.9%</td>
<td>-2.1%</td>
</tr>
</tbody>
</table>
<div class="table_source">Source: <a href="https://www.domain.com.au/news/sydney-property-market-records-fastest-rebound-in-decades-896383/" target="_blank">Domain</a>
</div>
<div class="table_source">"Buyers have missed out on the bottom of the market, with prices reaching the bottom in the last quarter," Domain advised.</div>
<div class="table_source"> </div>
<div class="table_source">They suggested however buyers can still take advantage of improved affordability. 
</div>
<div class="table_source"> </div>
<div class="table_source">"House prices are 9.9 per cent below the mid-2017 peak, and units prices 10.6 per cent below," Domain stated.</div>
<div class="table_source">
The rapid housing recovery is four times greater than the next strongest quarterly rebound of 1.2 per cent following the 1994 market dip.
Domain senior research analyst Nicola Powell said the quicker-than-expected upswing could be attributed to the slight relaxation of lending standards, interest rate cuts, a post-election boost in buyer confidence and improved affordability.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/24/House%20Price%20Downturns%20and%20Recovery%20Domain.jpg" alt="">
“We have seen a strong rise over the quarter,” Dr Powell said. “There is momentum gaining, so I do think next quarter we’re likely to see [a return to annual price gains].”
Houses have regained almost one-third of the price falls that occurred during the recent downturn, and units have regained roughly one-fifth of the price lost over the recent slump.
Despite this rebound, both house and unit prices remain lower than a year ago.
<h1>Unit Prices </h1>
The Northern Beaches led the apartment recovery, with unit prices across the city growing 2.6 per cent, the equivalent of $17,314, to a $694,840 median.
The apartment median price in the Northern Beaches jumped over 13 per cent over the September quarter to post 3.8 per cent year on year gains.
The Northern Beaches was the only region to post year on year gains.
<table style="height: 510px; width: 540px;">
<tfoot><tr>
<td colspan="4">Source: Domain House Price Report, September Qr 2019.</td>
</tr></tfoot>
<thead><tr>
<td style="text-align: center;" colspan="4" width="341">Median house units</td>
</tr></thead>
<tbody>
<tr>
<td>Region</td>
<td>Sep-19</td>
<td>QoQ</td>
<td>YoY</td>
</tr>
<tr>
<td>Canterbury Bankstown</td>
<td>$510,000</td>
<td>-1.0%</td>
<td>-7.9%</td>
</tr>
<tr>
<td>Central Coast</td>
<td>$426,500</td>
<td>-3.1%</td>
<td>-13.4%</td>
</tr>
<tr>
<td>City and East</td>
<td>$940,000</td>
<td>2.7%</td>
<td>-1.9%</td>
</tr>
<tr>
<td>Inner West</td>
<td>$762,000</td>
<td>3.3%</td>
<td>-1.3%</td>
</tr>
<tr>
<td>Lower North Shore</td>
<td>$920,000</td>
<td>5.4%</td>
<td>-2.3%</td>
</tr>
<tr>
<td>North West</td>
<td>$677,250</td>
<td>-0.4%</td>
<td>-1.6%</td>
</tr>
<tr>
<td>Northern Beaches</td>
<td>$885,000</td>
<td>13.2%</td>
<td>3.8%</td>
</tr>
<tr>
<td>South</td>
<td>$660,000</td>
<td>0.0%</td>
<td>-8.3%</td>
</tr>
<tr>
<td>South West</td>
<td>$455,000</td>
<td>2.3%</td>
<td>-5.2%</td>
</tr>
<tr>
<td>Upper North Shore</td>
<td>$745,500</td>
<td>2.1%</td>
<td>-0.6%</td>
</tr>
<tr>
<td>West</td>
<td>$544,000</td>
<td>-1.1%</td>
<td>-6.2%</td>
</tr>
</tbody>
</table>
</div>
</div>
<div class="embed_table">
<div class="table_source">Source: <a href="https://www.domain.com.au/news/sydney-property-market-records-fastest-rebound-in-decades-896383/" target="_blank">Domain</a>
</div>
<div class="table_source"> </div>
<div class="table_source">There were quarterly gains in the Lower North Shore (+5.4 per cent), the Inner West (3.3 per cent) and the City and East (2.7 per cent).</div>
<div class="table_source">
<div class="embed_table">
<div class="table_source">
The Central Coast unit market continued to decline, with a further 3.1 per cent decline taking its year on year median down 13.4 per cent. 
</div>
</div>
</div>
<div class="table_source"> </div>
</div>
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Sydney records highest quarterly growth for two years: Domain

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Investing in Geelong has been a trend that many are beginning to follow, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at the rental yields across the nation. 
The report notes that with Melbourne’s property market finally at ease leaving median house prices at an all-time high, Geelong has caught the eye of many investors for its value and unique growth opportunities.
Geelong boasts a number of the factors that make an area stick out as a place with high growth potential.
Some of these factors include large infrastructure projects currently underway, vacancy rates and rental yields that continue to increase and a population that is growing.
"In terms of yields, the vast majority of Geelong’s suburbs have a gross rental yield higher than that of the Melbourne median, which is 2.7%," the valuation firm said. 
Like Melbourne, Geelong also has its own array of estates being built around the city, with Armstrong Creek being an enticing new development with yields at 3.7%.
Geelong’s ongoing infrastructure advancements has lured a number of investors towards the town, the report noted. 
Just last year, an unexpectedly strong net rental yield led to investors from across the nation building an upscale 4.5 star apartment building with 110 apartments to be sold.
Each one of these apartments produced a net rental yield of between 6% and 8%, according to Core Logic.
"Demand for this type of development is high in Geelong because of the increasing numbers of overnight visitation, with a 15% spike in the year," the valuation firm said. 
In terms of residential areas, suburbs such as Bell Park, Belmont, Torquay and Curlewis are the ones to look out for.
"Curlewis in particular has performed in spectacular fashion over the past 12 months as it has seen median house prices increase in value by 13.23%," it said.
<a href="https://www.propertyobserver.com.au/images/2019/10/23/geelong%201.jpg" target="_blank">Click here</a> to enlarge:
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/23/geelong%201.jpg" alt="">
"To top things off, it has one of the highest yields amongst the entire district at just under 4%," the valuation firm stated. 
<a href="https://www.propertyobserver.com.au/images/2019/10/23/geelong%202.jpg" target="_blank">Click here</a> to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/23/geelong%202.jpg" alt="">
The 24-month growth in median house prices and sales numbers for Curlewis. Source: Core Logic.
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Greater Geelong suburbs offer gross rental yields higher than Melbourne median: HTW residential 

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Internal migration loss has seen Sydney slip behind Melbourne in terms of overall population growth, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at what's bringing new residents to different residential markets or, conversely, driving them away. 
According to the last census, between 2016 and 2017, Sydney’s population grew by 101,600 people, an increase of around 2%.  Of that, an increase of 84,700 came from net overseas migration, 35,000 from natural increase, while net internal migration provided a loss of 18,100 people (source: ABS).
<a href="https://www.propertyobserver.com.au/images/2019/9/26/abs%201.jpg" target="_blank">Click here </a>to enlarge:
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/9/26/abs%201.jpg" alt="">
Sydney’s population growth has therefore predominantly been driven by overseas migration. 
In fact, the overall total net overseas migration for Australia between 2016 and 2017 was 262,489 (source: ABS), meaning that 38.7% of that growth can be attributed to Sydney.
The HTW report suggests Sydney is a desirable location for overseas immigrants due to employment opportunities, education facilities and other services and the opportunity to move into an area with a population of similar nationality or culture.
The majority of people who leave Sydney for other parts of Australia go to other parts of New South Wales and Melbourne (source: ABS).
Newcastle, Wollongong and regional New South Wales offer plenty of opportunities for those looking for a sea or tree change, either in retirement or for those looking for a more affordable lifestyle, particularly lower cost housing, or to escape Sydney’s bulging transport and road systems.
"Those areas of Sydney that have seen the largest increase in net internal migration are the growth centres in the south-west and north-west of the city, which have experienced massive new housing growth over recent years through land releases," the valuation firm said. 
<a href="https://www.propertyobserver.com.au/images/2019/9/26/abs%202.png" target="_blank">Click here</a> to enlarge: 
<img src="https://www.urban.com.au/images/2019/9/26/abs%202.png" alt="">
The report suggests within greater western Sydney there has been a ripple effect of buyers pushing further west in order to secure more property bang for their buck as urban sprawl continues.
"This is evident within the new land release areas on the outer fringes of western Sydney such as Box Hill and Austral, with a number of local young families and upgraders buying affordable house and land packages or building their dream home for a lot less than the equivalent (and also older) products a few kilometres east," the valuation firm added. 
As has been the case over the past few years, infrastructure has been a massive drawcard for many people in north-west Sydney resulting in people moving to the area who may not have considered it before.
Suburbs such as Cherrybrook, which was often in the shadows of its more sought after neighbour West Pennant Hills, is now bucking the more stable market trend as seen with a recent result of $2,336,000 for a quality built, 25-year-old, original dwelling at<a href="https://www.realestate.com.au/sold/property-house-nsw-cherrybrook-131573546" target="_blank"> 8 Rothbury Place</a> (pictured below).
The home comprises four bedrooms, timber kitchen, formal lounge, rumpus room and family living area. 
It's located just a short walk to the new metro station.
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/9/26/cherrybrook.jpg" alt="">
This infrastructure linking the north-west to Chatswood allows for families to send their children to north shore schools without having to pay north shore prices for houses.
"In the outer west, we’ve seen a number of Penrith residents moving to the lower mountains area and the lower mountains area moving to the upper mountains area and the upper mountains residents moving over the hill to Hartley and beyond.
"We’ve also completed valuations for families selling up and moving to regional towns such as Bathurst. This is becoming more popular as technology is allowing people to work more remotely or even allowing certain occupations to work full time from home," the valuation firm said. 
Another example of population movement is in Werombi, a small tightly held semi-rural village located on the outskirts of metropolitan Sydney.
Local agents have been reporting a trend of buyers shifting further west for rural lifestyle holdings given the more eastern rural fringe areas, such as Rossmore, are part of the Sydney Regional Growth Centres Plan. This has seen a spike in interest and rising values for the better part of the last two to three year period.
Up until 2017, this was popular in the north-west of Sydney with Schofields residents on rural lifestyle holdings being bought out by developers and then moving further out to Oakville and Maraylya to escape the chaos of development and hopefully catch the development wave again decades later.
"The great migration of baby boomers is no more apparent than on Sydney’s north shore.
"Baby boomers occupying larger homes on the upper north shore suburbs such as Wahroonga and Turramurra have been selling up and moving to the lower north shore to settle in smaller luxury two and three-bedroom apartments in suburbs such as Mosman," the valuation firm stated.
The existing dwellings the downgraders leave behind are generally purchased by local upgraders or returning expats with younger families wanting to take advantage of the north shore’s quality schools and quiet neighbourhoods.
Over the years these homes are renovated to suit current demands and no doubt when the time comes these owners too will migrate east to the lower north shore to downsize, keeping the tradition alive.
"Interestingly the suburb with the largest negative net internal migration, Parramatta-Rosehill, was the area with the largest positive net overseas migration.
"This would suggest existing residents are moving to other areas, potentially to upgrade from a unit to a house, with new residents from overseas filling the void," the valuation firm said. 
Auburn, Campsie, Lakemba and Kingsford also have a high percentage of unit stock and would indicate that people are looking to upgrade from units to houses but can’t necessarily afford to do that in the suburb in which they currently reside.
<a href="https://www.propertyobserver.com.au/images/2019/9/26/abs%20.jpg" target="_blank">Click here</a> to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/9/26/abs%20.jpg" alt="">
"It is no surprise to see that those suburbs with the highest net internal migration are those that have also experienced significant unit construction in recent years.
"This has provided overseas immigrants the opportunity to get more affordable housing in well positioned suburbs, close to major transport links and services," the valuation firm commented. 
Many of these suburbs are also located close to educational facilities which are also a major pull factor for overseas students into these areas.
<a href="https://www.propertyobserver.com.au/images/2019/9/26/abs%204.jpg" target="_blank">Click here</a> to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/9/26/abs%204.jpg" alt="">
Chippendale is a small inner city suburb located at the southern end of the CBD and adjoins Redfern to the south.
The suburb was long known for being an older style run down location, however the area has been transformed in recent years, particularly since the opening of the Central Park development by Frasers Property and Sekisui House.
At the 2016 ABS census, there were 8,617 residents in Chippendale with approximately 27% of people born in China and 21% of people born in Australia.
In contrast, at the 2011 census there were 4,057 residents, approximately 38% of which were born in Australia.
During 2016 to 2017, the Chippendale and Redfern area saw a further net overseas migration of 6% (1,418 people) and this trend appears to be continuing.
The report notes a large portion of residents in Chippendale are also students drawn to the area by surrounding educational establishments such as the University of Technology Sydney, University of Sydney, University of Notre Dame Australia and TAFE campuses.
"The essence of the area is changing to supply the demands of the increasing population of students and overseas migrants. This can be seen with the influx of cafés, restaurants and everyday services such as dry cleaning and medical centres," the valuation firm said.
There are some remaining sections of the suburb that still have original terrace style dwellings, however the majority of the suburb has been developed to provide high density style apartment living which is typically required by this younger demographic.
Modern developments such as Central Park usually include common facilities such as swimming pools, gyms, communal areas and concierge services.
Infrastructure and transport routes are established around here with Central train station and multiple bus stops being close by, as are educational facilities, the CBD and other services and amenities.
A current offering is a two bedroom apartment located within Central Park priced at $1.56 million.
The C-803 apartment at <a href="https://www.realestate.com.au/property-apartment-nsw-chippendale-130992034" target="_blank">83 O'Connor Street</a> (pictured below) comes with two bedrooms, two bathrooms, living area with timber flooring and 29 square metre balcony. 
<img src="https://www.urban.com.au/images/2019/9/26/central%20park%202.png" alt="">
The suburb of Chatswood, on Sydney’s lower north shore, has undergone major changes over the past decade.
Chatswood is approximately ten kilometres north of the Sydney CBD and comprises a mix of major commercial development, high density residential development and surrounding detached residential housing on relatively large blocks of land.
Chatswood has a high percentage of Chinese residents, creating a prominent Chinese cultural community.
This is especially evident around its CBD with a vast amount of Chinese businesses, Chinese restaurants and newly developed high-rise developments  predominantly occupied by Chinese residents.
Chatswood is a prime example of a suburb developed to meet the demands of these residents who desire central high density living with access to public transport.
"To meet these demands, we have seen a relatively recent major overhaul of Chatswood train station in conjunction with previously non-existent, high density residential development in and around Chatswood train station.
"In meeting the demands of the demographic in Chatswood, we have seen an increase in population, primarily the consequence of a greater supply of residential units. As Chatswood has continued to develop, demand for housing has been driven not only by the improved infrastructure, but also the desire by the Chinese demographic to be within proximity of the familiarities of the Chinese culture, of which Chatswood has an abundance," the valuation firm commented. 
According to the ABS, as at 31 August 2018, the estimated population growth in the Chatswood (East)-Artarmon area rose by 3.1% over 2016 to 2017.
The estimated population growth in the Chatswood (West)-Lane Cove North area rose by 3.6% over 2016 to 2017.
"Although we are currently seeing less residential development, infrastructure continues to improve to meet the population growth. In addition to the major overhaul of Chatswood train station as mentioned above, Chatswood has a brand new metro station, part of the Sydney Metro Northwest project, connecting Rouse Hill to Chatswood via Castle Hill and Epping.
"The completion of this long-awaited project opens up the southern section of Chatswood and we expect to see this area experience major development in the near future, compounding the already evident population growth in the area." 
A three bedroom apartment located 550 metres to Chatswood station has recently beed sold for $1.41 million.
Located within catchment area of Chatswood Public School, the apartment at <a href="https://www.realestate.com.au/sold/property-apartment-nsw-chatswood-131241814" target="_blank">37/3-5 Freeman Road</a> (pictured below) spreads across two levels with 180 degree views.
It comes with three bedrooms, open plan living and dining area, gourmet kitchen and covered entertaining balcony. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/9/26/chatswood.jpg" alt="">
With Sydney’s population expected to increase to around 6.5 million by 2036 (source: ABS), it is likely that net overseas migration will continue to be the major driver in this growth.
"This population growth will predominantly be in western Sydney but will also see some more established inner suburbs continue to experience urban consolidation through more unit development, as they continue to be the location of choice for those immigrating from overseas.
"This will continue to put further stress on roads, transport and services in established areas while newer areas will require new infrastructure." 
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Which Sydney suburbs are attracting tribes from other suburbs? HTW residential 

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Darwin apartment median time on market remains the greatest outlier out of any capital city, according to CoreLogic data.
As a general rule, median time on market for houses and apartment are within 20 days of each other and in some cases, Sydney Hobart and Melbourne for example, the difference in median time on market is just a single day.
Not only does Darwin stand out in that regard but listings in Darwin see the largest discount between the listed price and the sale price. Across both types of residential property the median discounted amount is above -10%.
Another outlier in CoreLogic's findings is that apartments in Melbourne see a median discount of -4.9% as compared to houses' -5.5%. There is a 0.6% difference in the median discount.
In comparison most capital cities, in particular Sydney, Brisbane and Adelaide see very minor differences, just 0.1% when comparing the discount on listing values between apartments and houses.
<img src="https://www.urban.com.au/images/2019/10/21/OCT%2021%20Median%20time%20and%20Discounting%20stats.JPG" alt="">
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Darwin apartments remain on market the longest and see the largest discounts

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New capital city listings remain down year on year - everywhere bar Adelaide, which has seen a minor increase.
The city with by far the sharpest drop in new listings is Darwin at -31.3%, according to CoreLogic.
Following close behind are Melbourne and Hobart, both down -18%, a significantly larger fall than Sydney's -6.6%.
In terms of overall listing numbers, a similar scene is being played out with the only significant changes being the -21% fall in Sydney listings, plus Perth joining Adelaide with increasing listing volumes.
<img src="https://www.urban.com.au/images/2019/10/21/OCT%2021%20Listing%20Stats.JPG" alt="">
In contrast to these numbers, auction activity is set to rise across the combined capital cities this week with 2,436 homes scheduled to go under the hammer, making it the busiest week for auctions so far this year.
The busiest auction suburb this week is Reservoir with 21 homes set to go under the hammer, followed by Port Melbourne (19), and Kew (18).
The increase in auction activity is largely due to Melbourne, where vendors are rushing to auction prior to the Melbourne Cup week slowdown. The city is currently expecting around 1,435 auctions this week, the busiest week Melbourne has seen since this time last year, when 1,709 homes were taken to auction.
Sydney is set to see auction volumes remain relatively steady week-on-week, with 729 homes set to go under the hammer this week, while one year ago, 798 auctions were held across the city.
As for the smaller auction markets, Adelaide and Tasmania will see auction volumes increase week-on-week, while Brisbane, Canberra and Perth will see fewer auctions, according to CoreLogic data.
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Adelaide bucks the falling listing trend: CoreLogic

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About 25% of Lismore’s population lives in rental accommodation with the median rent now being $395 per week for houses and a median rental yield of just under 4.7%, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at the rental yields across the country to dissect where to find best returns in residential markets. 
The official population of Lismore City as at 30 June 2018 was 43,843 according to the Australian Bureau of Statistics.
The median rent for units in the Lismore area is $275 per week, with a median rental yield of just over 5%.
With a low vacancy rate relative to many regional centres of 1% and the ability to buy a four-bedroom, two-bathroom dwelling for under $400,000, Lismore and its surrounding suburbs represents an opportunity to invest in property without going into debt up to the eyeballs.
"The trade-off for this relative stability is normally lower capital growth, however for the first time investor, building a stable base for a property portfolio is important," the valuation firm said. 
<a href="https://www.propertyobserver.com.au/images/2019/10/21/lismore%20median%20sale%20price.jpg" target="_blank">Click here </a>to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/21/lismore%20median%20sale%20price.jpg" alt=""> 
Source: HTW 
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Lismore's median rental yields just over 5%: HTW residential 

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A masterplanned seaside development in Bundaberg has put the call out for large home building companies around the country.
An application has been lodged with the Bundaberg Regional Council for the reconfiguring of the first 170 lots in the $2 billion Southbeach at Elliot Heads project, a 246 hectare estate which will include 3,200 homes.
The project is a joint development between Sydney-based Stan La Vin and local Manera family who have consolidated 31 farming land titles adjoining the township and estuary over 47 years.
Development has been in the pipeline since May 2007 with approval granted in August 2013.
It has already received 1,400 registrations of interest for house and land packages over the past 10 months including over a third of these from NSW and Victoria.
Mr La Vin said the development would require several large scale home building companies to realise its 10 year development timeline.
“Timing is everything and when we first received approval in 2013 we were adversely affected by the mining crash so decided to slow things down,” Mr La Vin said.
“We’ve been running an early-bird buyer campaign to gauge interest and have been overwhelmed by the response, so now we need to start building.”
The development, which is 20 minutes’ drive south of Bundaberg and a gateway to The Great Barrier Reef Marine Park, will include a shopping centre, bistro, healthcare services and schools.
It will also open up the 20 kilometre coastal strip from Elliott Heads to the established resort precincts of Coral Cove, Bargara and the international port township of Burnett Heads where a 273-berth marina is to be built by French constructor Poralu Marine with adjoining luxury resort and residential development planned.
Southbeach has been masterplanned by renowned Canadian-Japanese architect Brian Toyota.
Engineering, infrastructure and environmental services has been provided by consultancy firm Cardno.
House and land packages start from $395,000 with land sizes up to 700 sqm and a ‘nothing taller than a palm tree’ edict to preserve the visual appeal of Elliott Heads.
Sales are expected to begin soon with construction of the first homes anticipated to commence in the first half of 2020.
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