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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The national vacancy rate rose to 2.5 percent in December, up from 2.3 percent in November, according to SQM Research.
Sydney and Canberra were the biggest contributors, with both of their vacancy rates increasing 0.4 percent.
Sydney's vacant rate is currently the second highest of all capital cities at 3.6 percent, with 25,177 properties available for rent.
Canberra's is at a lot 1.3 percent, with just the 829 properties for rate.
Louis Christopher, managing director of SQM Research, said 2019 could become a tenants market.
"The rise in vacancies continue into December due to seasonality, with Hobart continuing to face ongoing tight rental conditions however rents in Hobart have decreased over the month for both houses and units.”
 “If current vacancy rate levels continue to rise into January and February, Darwin, Sydney, Brisbane and Perth will be a tenant’s market in 2019,” Christopher said.
The total number of vacancies Australia-wide increased to 82,558 – an additional 7,968 properties now available for rent since November 2018.
Click here <a href="https://www.propertyobserver.com.au/images/2019/1/15/SQM-Rents.jpg" target="_blank">to enlarge</a>.
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Darwin has the highest vacancy rate at 4.3 percent. 
Perth follows Sydney as the third highest capital vacancy rate, although it's remained steady at 3.4 percent from November and well down from 4.6 percent a year ago when it was the highest of all capital cities.
Brisbane edged higher in December from three percent to 3.2 percent in November. A year ago the vacancy rate sat at 3.8 percent.
Melbourne's vacancy rate is at a low 2.2 percent, but increased from its 1.9 percent rate in November. It's up just 0.1 percent from a year ago.
Adelaide rose 0.1 percent in December, but is down from 1.5 percent in December 2017. 
Hobart has continued its record low vacancy rate of 0.4 percent with no change from November.
Asking rents for houses grew 0.7 percent over the month to 12 January to $559 a week.
Unit asking rents also grew 0.7 percent over the same period to $429 a week.
Over the year, asking rents for houses rose 0.7% while unit asking rents slipped 0.2%.
 
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jrobinson-rf4aSBido9

Sydney and Canberra drive national vacancy rates higher in December: SQM Research

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A four bedroom house at Coogee, a southern coastal suburb of Perth, has been sold for $649,000 by mortgagees.
It went back some $70,000 from its 2013 sale when it fetched $720,000.
Team Trolio from Harcourts Realty Plus secured the sale of the home which initially sought $740,000 when listed with Purplebricks over a year ago.
The home at <a href="https://www.realestate.com.au/sold/property-house-wa-coogee-129072102" target="_blank">2 Carrello Circuit</a> was built in 1995 and has four bedrooms, multiple living areas and an entertainer's patio, which is advised to be big enough with for a pool. 
With bus links, it is within only a couple of kilometres from Port Coogee Marina, cafes and shops. 
It was last sold for $720,000 in 2013.
The suburb's median house price sits at <a href="/developments/coogee-wa-6166">$800,000</a>, according to CoreLogic, who calculate its annual change in median price over the past 10 years as -0.2%.
Its median days on market currently sits at 73 days.
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j.ballantyne1990-6AQqhLzZaK

Loss taken on Coogee, WA mortgagee sale

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The Melbourne residential market has experienced years of unprecedented growth that saw prices peak in November 2017.
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Now, after decades of rapid price hikes, the market is starting to self-correct to a level more traditionally akin to a ‘normal’ market, with organic ebbs and flows. 
David Kobritz, executive chairman of Dealcorp, said the housing market in Melbourne has always come back stronger after downturns.
“Melbourne’s property market has experienced four significant downturns in the past 30 years and they have all been as a result of tightened credit conditions, whether at the instigation of banks themselves or through government/regulator intervention," Kobritz said.
"Every time the housing market comes back stronger due to the release of pent up demand and ongoing population growth; What is happening now is part of the natural property cycle in Australia, every eight – 10 years we go through a downturn, but we always recover quickly when common sense prevails.”
Kobritz suggested the fundamentals in the market remain strong, particularly around low vacancy rates, population growth, increasing cost of construction and foreign buyers with a strong appetite to purchase.
"I think we are at or close to the bottom of this downturn/cycle and we should return to strong growth in the medium term, especially as the supply side will reduce significantly over the next few years.”
He said the heat has been taken out of the market and will return to more normalised conditions.
“The economy relies on a strong property and construction market and I would expect that some of the restrictions and disincentives imposed by governments and regulators will begin to ease in 2019.”
Luke Hartman, managing director of Metro Property, said it won't take long for markets to recover, and believes those that are brave enough to buy property when there is weakness in the market are those that will prosper the most.
“We’ve seen this happen all before; any time there is uncertainty about the property sector, particularly around an election, buyers will sit on their hands and wait to see what happens next," he said.
"It causes the market to stagnate and drives prices down, the irony of which is that it makes it the perfect time to buy.” 
“Markets do recover, and I don’t think it will take long. 
"Next year we will have much more certainty on the direction the market is going following the results of the Royal Banking Commission and the federal election. 
"Once that happens, I think the market will bounce right back up. There is currently a very small window of opportunity that exists for buyers in the market before that happens.” 
"There’s less buyers to compete with, properties are better value and when the market inevitably picks back up again they will see their investment pay off with significant capital gain.”
Elias Jreissati, group chairman at Bensons Property Group, said the extent of the current softening is highly exaggerated and sensationalised.
"The Melbourne housing sector had very strong growth for nearly 10 years, it is natural that there will be a slowdown for a while," he advised. 
“The fundamental driver of housing is population growth and it continues unabated. Overseas immigration is still strong, people are still growing up and wanting to move out of home, downsizers are still wanting to downsize and people wanting to own their own home still aspire to do so. These facts never change.
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"With the mad heat having dissipated from the market, there should be more quality stock available for the discerning purchasers. The thing with property is that if you own it for the long term, it always forgives you and profits you.” 
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Leonard Teplin, director of Marshall White Projects, said there will always be demand for well-designed apartment developments. He said the office average sale price of an off-the-plan apartment rose to $963,000 over 2018.
“The apartment market for off-the-plan remains consistent, with enquiry meeting demand through most of 2018 within strong areas of Melbourne," he said.
"Given the relative affordability of finance for couples, these buyers are happy to invest more, move to stronger areas or purchase bigger apartments.
“There will always be demand for well-designed and appointed projects within good locations, close to amenities and infrastructure offering carefully considered floorplans that cater to the end buyer’s needs.
"These basic fundamentals have buoyed Melbourne’s property market and continue to get stronger.” 
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Now is the time to buy in Melbourne: What the experts say

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A mortgagee listing at Port Neill in South Australia has seen its priced slashed from prior listings after failing to sell in 2016, 2017 and 2018.
The 1980s home at <a href="https://www.realestate.com.au/property-house-sa-port+neill-130223182" target="_blank">10 Carrow Terrace</a> in Port Neill, on the eastern side of the Eyre Peninsula, is now for sale at $219,000.
The four bed, one bathroom home initially sought $299,000 in 2016.
It was re-listed at $259,000 in 2017.
The median days on market for Port Neill is 359 days, according to CoreLogic data.
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Set on 838 sqm the home is located a short walk from the foreshore and beaches.
The listing by Luke Duncan at Kemp Real Estate indicates there is room for the boat, camper van and secure parking on the property.
The median sale price for a home in <a href="/developments/port-neill-sa-5604">Port Neill</a> is $283,000, according to CoreLogic data, which puts the annual change in median price over the past decade at 1.2%.
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Asking price drops to shift Port Neill mortgagee home stuck on the market

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A Portsea bathing box cum boatshed is set to break the bathing box record in Victoria.
The box, number 8 at Point King Beach, has a guide of $450,000 to $495,000 for its January 20 auction.
Liz Jensen and Lorna Duffy at Kay &amp; Burton Portsea are conducting the marketing.
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The listing photos shop a deep beach box, littered with paddle boards, bodyboards, a kayak and lifejackets.
It has an exposed insulated roof.
Bathing box number 1, just further down the beach, is <a href="/expert-insights/buying/bathing-box-1-point-king-road-portsea-listed-for-australia-day-auction">up for auction on Australia Day</a> with a guide of $300,000 to $330,000.
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Boatshed 8 Point King Beach, Portsea listed with high hopes for January auction

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A bathing box built in the early 1960s on Point King Beach at Portsea has hit the market.
The box, with a small deck and steps leading to its entrance, maintains its original wooden features, including a rear bench and shelving.
It has been <a href="https://www.realestate.com.au/property-other-vic-portsea-130147850" target="_blank">offered publicly for the first time</a> by Ilze Moran and Warwick Anderson from RT Edgar Portsea. 
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They have a set a potential guide of $300,000 to $330,000 for bathing box 1 Point King Road at its Australia Day auction.
The most recent sale on the bay was in April last year when <a href="/news/brighton-bathing-box-plus-cranbourne-north-sales-among-weekend-auction-records">one of Brighton's newest beach boxes</a> sold for $337,000.
Another offering further down the Portsea beach is where <a href="/expert-insights/buying/boatshed-8-point-king-beach-portsea-listed-with-high-hopes-for-january-auction">bathing box number 8</a> has been listed with a $450,000 to $495,000 guide for its January 20 auction.
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Portsea sales have neared $1 million.
The Portsea boatshed was sold for close to $1 million <a href="/news/portsea-boatshed-sells-for-just-shy-of-1-million">by the Boykett family</a>.
Changing hands for the first time in almost 70 years, boatshed 17 Fisherman’s Bend Foreshore had been listed with an asking range of $910,000 and $1 million in mid-2018.
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Kay &amp; Burton secured <a href="https://www.realestate.com.au/sold/property-house-vic-portsea-129683114" target="_blank">the sale of the boatshed</a>, which is not connected to power or water.
The buyers were local holidaymakers.
The last Fisherman’s Beach sale by Kay &amp; Burton was in 1991.
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The last confirmed record price was when Portsea boat shed 23 fetched a record $615,000 in late 2015.
Set at the foot of the track to Shelley Beach it had been tightly held for over four decades.
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Bathing box 1 Point King Road, Portsea listed for Australia Day auction

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There are 37 affordable housing rental properties owned by the Queensland-based Downs Housing Company which have been listed for mortgagee sale.
Their vast property portfolio set for February 2 auction was focused primarily in the Toowoomba region.
Most of the 37 homes listed by the mortgagee in possession have been owned by the affordable accomodation company for over two decades.
Downs Housing has been previously listed as a subsidiary of Downs Aborigines and Islanders Company. 
The local paper advised government departments had been sought to assist in ensuring continuity of accomodation for the tenants.
The longest owned home, according to CoreLogic registered records, is <a href="https://www.realestate.com.au/property-house-qld-rockville-130165182" target="_blank">13 Whitefriars Street in Rockville</a> (top), which was bought for $58,500 in 1986.
The three bedroom property sits on 715 sqm. 
The priciest acquisition in the Downs Housing portfolio was bought in 2007 when they paid $209,000 for a <a href="https://www.realestate.com.au/property-house-qld-wilsonton+heights-130165122" target="_blank">three bedroom Wilsonton Heights home</a> (below) on 600 sqm.
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All of the homes are going to auction February 2 through Success Realty agents David and Angela Harms.
There was a proposal for ASIC for deregister Downs Housing Company in November 2017.
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In the late 1980s the chairman of the cooperative was a well-known retired Aboriginal jockey Darby McCarthy.
The Darling Downs housing company was in the news in the late 1990s after it emerged that a Toowoomba family of 27 was sharing a three-bedroom home.
Bill Taylor, the then Member for the Toowoomba-based federal seat of Groom, said the situation highlighted the need for improvements in accountability and management in the administration of Aboriginal and Torres Strait Islander Commission funding.
The company indicated it had sought funding assistance in the late 1990s from ATSIC through the office of the then Aboriginal Affairs Minister John Herron.
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Mortgagee's list  37 affordable housing Toowoomba rental portfolio of Downs Housing

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A two bedroom two bathroom Richmond apartment has been listed by its mortgagee.
Located at <a href="https://www.realestate.com.au/property-apartment-vic-richmond-129978082" target="_blank">305/59 Coppin Street, Richmond</a> the apartment comes with a $570,000 price.
The apartment last sold at $549,500 in 2012.
There were no sales in the building last year, with 2017 seeing similar size apartments sell at $615,000 and $620,000.
Set on 76 sqm the apartment was constructed in 2012 in the Cubo building.
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The unit was listed as a rental for $585/pw in April last year.
However the Biggin &amp; Scott marketing suggests its rent potential is currently at up to $550 per week for the apartment.
Featuring a single garage space the home is located withing a short distance of numerous amenities
The home was taken to auction in February last year and failed to sell.
It was also listed for 140 days in 2016 for $530,000.
The median price for an apartment in<a href="/developments/richmond-vic-3121"> Richmond, Vic</a> is $575,000, according to CoreLogic data the annual change in median price over the past decade is 2.9% per year.
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Cubo, Richmond mortgagee listing reflects deteriorating price

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The NSW Valuer General has released the latest official land values.
Residential land values increased by 4.4% over the year.
There had been a 14.1 per cent rise in the previous year.
The land values are for the value of the land only, as at 1 July 2018.
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One of the biggest increase was in Ku-Ring-Gai local government area where residential land values increased by 22.5% with very strong increases in land values for mixed use properties along the Pacific Highway (45.8%).
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Residential land values increased in the Lane Cove local government area by 17.4%, due to demand for housing near public transport, main roads and the business centres of North Sydney, Chatswood and Macquarie Park.
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Acting Valuer General Michael Parker said the land values are made by independent contract valuers following the analysis of over 46,000 sales. 
Residential land values in the Sydney Central region recorded an increase of 2.1%, the so-called Sydney East region increased by 3.2% and the Sydney West region had a 3.8% increase.
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Decreases were recorded in the Georges River suburbs (-3.3%).
Rural NSW land values increased overall by 14.3% due to continued demand and firm commodity prices. 
Most locations recorded strong increases despite the continuing dry conditions, the department noted.
The land values reflect the property market at 1 July 2018. Land values do not include the value of a home or other structures.
Mr Parker encouraged the public to visit valuergeneral.nsw.gov.au for more information on land values and the valuation system.
“The latest land values for all properties in NSW are available on our website along withinformation on trends, medians and typical land values for each local government area,” Mr Parker said.
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The Sydney East region saw its strongest increases in the local government areas of North Sydney and Mosman, which showed 14.4% and 11.2% increases respectively.
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The Blue Mountains local government area had an increase of 16.6%. The Hills Shire (0.7%) and Fairfield (1.5%) local government areas had steady residential land values.
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Ku-Ring-Gai and Lane Cove show strongest gains as NSW residential land values up 4.4% over the year

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South Australia’s housing market is forecast to remain relatively subdued with slow but steady growth, according to the latest report from Moody's Analytics.
Moody’s Analytics have forecast housing values will pick up slightly in 2019, while apartment values will likely be weak off the back of a slow 2018.
<img src="https://www.urban.com.au/images/2019/1/8/Adelaide%201.JPG" alt="">
Greater Adelaide is expected to see sustained housing growth of 2.6% in 2019 and 3.6% in 2020, a small improvement on 2018, while apartments are forecast to see subdued growth as in the trend of previous years.
The Central and Hills region of Adelaide is forecast to see housing growth of 2.5% in 2019 in line with greater Adelaide and slightly less growth in 2020, while apartments are expected to stabilise after making a small loss last year of -0.8%.
Adelaide North is forecast to have greater growth in 2020 than in 2019 reaching 4.6% an improvement on its previous performance, while apartments are forecast to continue a small downward trend in 2019 and 2020.
The Southern Adelaide region is forecast to have the strongest housing growth in Adelaide growing 3.7% in 2019 and 4.9% in 2020, while apartments are forecast to have slow growth in 2019 of 1.4% and the strongest apartment growth of any SA region in 2020 at 3.9%.
Western Adelaide is forecast to see small growth in housing prices in 2019 and 2020 of 2% and 2.9% respectively, while apartments are expected to have a strong 2019 with growth of 3% lower than their 2018 growth of 4.5% before slumping to a loss in of 2.9% in 2020.
The rest of SA is expected to be continued a trend of home price weakness in 2019 with a loss of -0.6% forecast by Moody's Analytics, however in 2020 a recovery has been predicted with growth pegged at 4.2%.
Barossa, Yorke, and Mid North SA are predicted to experience weakening house prices in 2019 before experiencing a pick up in 2020 of 3.4%, after experiencing price growth in 2017 and 2018.
The Outback region of SA is forecast to see price falls of -10.2 throughout 2019 continuing a trend of price falls before bouncing back in 2020 to grow 5.6%.
South East SA is forecast to have consistent price growth in 2019 (3.9%) and 2020 (4.1%) after seeing a reduction of -0.6% last year. 
The report authors note, "although low population growth has dampened home values, a recovery in employment growth, coupled with increased incomes over the next few years, could result in pockets of South Australia outperforming the rest of the state."
The dwelling market in Adelaide-North is likely to remain mixed with house values expected to accelerate while apartment values remain subdued.
Overall, population growth has supported home values; nearly 50% of the total population gain in Adelaide has been in Adelaide-North in 2016-2017.
However population growth is expected to moderate.
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The report said, "the Adelaide-Central and Hills region enjoyed a strong run in 2017, but values have slowed in 2018, and a slow recovery is likely in 2019."
"Moreover, a strong runup in apartment supply since 2014 has prompted apartment values to fall in 2018, and only a small recovery is likely in 2019 and 2020."
"A higher supply—with around 1.4 apartments approved for every home approved since 2015—will limit apartment value gains in the region," the report stated.
<img src="https://www.urban.com.au/images/2019/1/8/Adelaide%202.JPG" alt="">
Moody's Analytics forecast that slow population and income growth will weigh on the South Australian housing market.
They have also predicted that high rental values will keep the Adelaide housing market stable and prevent a sharp collapse seen elsewhere nationwide.
Notably, agriculture commodity prices are expected to remain subdued, while the Australian dollar is unlikely to fall further.
These external developments will limit income gains across the Barossa-Yorke-Mid North and South Australia-Outback regions in the coming years.
Consequently it is forecast the housing market there is will correct further in 2019 before a recovery takes place in 2020.
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