Sydney developer&nbsp;<a href="https://www.apartments.com.au/developers/central-element">Central Element</a>&nbsp;is doubling down in Drummoyne, lodging plans for a boutique apartment development on St Georges Crescent, only one-kilometre down the road from its first Drummoyne development, Bianca.

The new project at 15A-21 St Georges Crescent,&nbsp;a&nbsp;1,701sqm north-facing site overlooking Iron Cove, will have 45 apartmnts across 10 levels. Eight of the units will be dedicated to affordable housing.

The site sits within walking distance of Drummoyne Village, Birkenhead Point, ferry services and the Bay Run, and offers harbour views towards the Sydney Harbour Bridge and CBD skyline.

Designed by MHN Design Union, the development will deliver a mix of one, two and three-bedroom apartments, alongside resident amenity including a gym, landscaped communal open space and three levels of basement parking.

The project has been lodged under the NSW Government's Low and Mid-Rise Housing reforms, with Drummoyne Village identified as a town centre capable of accommodating additional housing supply.

Central Element acquired the site earlier this year as part of its continued expansion across Sydney's eastern suburbs, lower north shore and inner west.

The developer's current pipeline includes luxury apartment projects Pearl Bondi and a separate development on Lamrock Avenue in Bondi, a residential project in Barry Street, Neutral Bay, and a mixed-use seniors living community in Greenwich.

Central Element Managing Director Nathan Chivas said the project would address a shortage of new owner-occupier housing opportunities in Drummoyne.

"While we're seeing a significant shift across Canada Bay as major infrastructure investment, population growth and planning reform drive a new chapter for the region, in suburbs like Drummoyne there remains a genuine shortage of new boutique luxury housing opportunities for owner occupiers," Chivas said.

"Sites of this nature are increasingly difficult to secure, particularly those that combine a north-facing aspect with direct water outlook. Our St Georges Crescent project responds directly to the market demand, offering a level of exclusivity, outlook and lifestyle in the highly sought after suburb."

The development application has been lodged with the City of Canada Bay Council, with the project expected to launch to market in early 2027.

&nbsp;

Joel Robinson

Central Element seeks second Drummoyne apartment development

The NSW Government has unveiled plans that could deliver around 1,300 new homes across Nowra and Kiama, continuing its push to unlock housing in well-located regional centres along the South Coast.

The proposals, now on public exhibition, would pave the way for around 830 homes in Nowra and a further 450 homes in Kiama, while also introducing affordable housing requirements and increased building heights in key locations.

The larger of the two proposals is centred on Nowra, where the NSW Government is seeking to rezone land within the Mandalay and Riverfront precincts.

The Mandalay sub-precinct, located close to Shoalhaven Memorial Hospital, Nowra Library and the city's aquatic centre, could accommodate around 530 new homes. Around 30 per cent of housing delivered on Homes NSW-owned land would be dedicated to social and affordable housing, equating to roughly 100 homes. Building heights would increase from the current two-storey limit to between three and six storeys.

A separate rezoning proposal for the Nowra Riverfront Precinct would unlock a further 377 homes while creating stronger connections between the Shoalhaven River and the CBD. The plans include building heights ranging from five to 12 storeys, floor space ratios of up to 2:1 and a requirement for two per cent affordable housing.

Together, the two proposals would deliver more than 900 homes across the broader Nowra area, reinforcing the city's role as one of regional NSW's key growth centres.

The housing push builds on previous infrastructure commitments in the Shoalhaven, including government funding aimed at supporting thousands of future homes in West Nowra through upgrades to water and wastewater infrastructure.

Further north, the NSW Government is also progressing plans for the former Kiama Depot site, a two-hectare parcel near Kiama's town centre.

The rezoning proposal would transform the former industrial site into a residential community capable of delivering up to 450 homes. Buildings would range between six and eight storeys, with at least 10 per cent of homes allocated as affordable housing. The proposal also includes approximately 600 parking spaces and improved walking and cycling connections.

Planning Minister Paul Scully said the proposals are designed to increase housing supply in locations close to jobs, transport and services.

"For too long, families have struggled to find somewhere to live, and activating underutilised sites allows us to deliver the new homes these families need," Scully said.

"The Minns Labor Government is getting on with the job of unlocking well-located sites close to transport, jobs, and town centres and building the homes our communities need.

"These rezonings are about removing barriers to housing delivery and making sure land is put to better use so more people can find a place to call home within the communities they choose."

The latest rezonings form part of the Minns Government's broader strategy to accelerate housing delivery across NSW, particularly in established centres where existing infrastructure can support additional population growth.

Community consultation on the proposals is now underway, with feedback set to inform the final planning controls before the rezonings are determined.

Around 1,300 new homes earmarked for Nowra and Kiama as NSW Government pushes housing supply

<a href="https://www.apartments.com.au/developers/mrcb">MRCB International</a> has commenced construction on its latest Gold Coast apartment development, Maris, on the site of the former Sundale Motel in Southport.

The start of construction by <a href="https://www.apartments.com.au/builders/binah-constructions">Binah</a> follows an exceptionally strong sales campaign, with more than 90 per cent of apartments sold since launch. Every purchaser has been local, an&nbsp;indicator of confidence in both the development and Southport's evolution into a thriving CBD.

<a href="https://www.apartments.com.au/new-apartments/maris-southport-20-queen-street-southport-qld-4215">Maris</a> will deliver 192 residences across 20 levels. The project forms part of MRCB's Australian and New Zealand development pipeline now exceeding $1.6 billion in gross development value, alongside a growing portfolio of projects globally.

[smartcode_project:default project_id=134403 project_image_fid=350663]

The company also commenced construction on its $600 million 26 Vista residences in Surfers Paradise last year, following strong sales momentum, with over 70 per cent of residences sold.

Maris has been designed to meet evolving buyer demand, offering architecturally designed layouts suited to long-term liveability. The approach reflects a growing preference for quality and adaptability among Gold Coast buyers.

Positioned next to the Broadwater in the <a href="https://www.apartments.com.au/developments/southport-qld-4215">Southport</a> CBD, Maris sits directly opposite the Broadwater Parklands light rail station and within easy reach of retail, dining and lifestyle precincts, placing residents at the centre of one of the Gold Coast's most connected and rapidly maturing urban centres.

[smartcode_project:default project_id=134403 project_image_fid=372756]

Maris will offer a full suite of resort-style residential amenities, including a pool, gym and sauna, along with a rooftop level featuring decks, lounges and dining and yoga areas that command sweeping views across the Broadwater and out to the ocean.

Binah, a New South Wales headquartered company co-founded by Amen Zoabi and Khalil Hafza in 2008, has expressed its excitement at establishing its first partnership with MRCB.

Binah's Managing Director Khalil Hafza said partnering with MRCB on Maris is a significant moment for Binah.

"MRCB's financial strength and a track record that speaks for itself give this project a solid foundation, and this marks the beginning of what will be a long and successful relationship.

"With the right people, systems and partnerships behind it, Maris is set to become a significant addition to the Gold Coast's premium residential market."

[smartcode_project:default project_id=134403 project_image_fid=350664]

MRCB International CEO Ravi Krishnan said the project's progression to construction reflects both sustained demand and tightening conditions across the apartment sector, as well as MRCB's continued confidence in the Gold Coast market.

"Commencing construction at Maris is a significant step and reflects the depth of demand for quality apartments in well-connected urban locations," said Krishnan.

"Across Southeast Queensland, new apartment supply remains constrained, particularly in established precincts with infrastructure and amenity already in place. Projects like Maris are increasingly critical in meeting that demand, especially on the Gold Coast and in the city's CBD precinct."

[smartcode_project:default project_id=134403 project_image_fid=372761]

Krishnan said Southport's ongoing transformation, supported by infrastructure investment and long-term planning, was underpinning renewed buyer confidence.

"We're seeing a clear shift back towards well-located urban centres where infrastructure, connectivity and amenity are already established," said Mr Krishnan. "Southport is evolving into a more mature CBD environment, and that is being reflected in buyer behaviour."

Construction at Maris is anticipated to be completed in 2029.

[smartcode_project_cta:default project_id=134403]

Construction commences on MRCB’s $200m Maris Residences in Southport

Moonee Valley Park’s latest residential release <a href="https://www.apartments.com.au/new-apartments/the-eveline-at-moonee-valley-park-moonee-ponds-100-thomas-street-moonee-ponds-vic-3039">The Eveline</a>, has achieved a new benchmark for off-the-plan apartment sales in the suburb, with the sale of The Alexandra penthouse selling for $5,435,000.

Positioned on the top floor of a 16-level residential building, the three-bedroom, three and-a-half-bathroom penthouse features uninterrupted city skyline views across the future Valley racetrack.&nbsp;

The landmark sale comes as momentum at the precinct continues to build, with the Moonee Valley Racing Club progressing works on its new racetrack ahead of the 2027 Cox Plate. The transformative development will see MVRC reimagine the beloved Valley as a vibrant year-round entertainment and lifestyle destination.

Alongside a world-class racing experience, the historic precinct will be activated with events, hospitality and public green spaces designed to attract broader audiences, while breathing new life into one of Melbourne’s most iconic destinations.&nbsp;

[smartcode_project:default project_id=142519 project_image_fid=372786]

Development partners <a href="https://www.apartments.com.au/developers/hamton">Hamton Property Group</a> and Hostplus have delivered five residential stages over the past four years, the most recent in November 2025 with Trackside House and Stonepine House. The flourishing community is now home to almost 500 families.&nbsp;

The latest residential release, The Eveline, has recorded strong demand since launching publicly last July, securing more than $200 million in sales to date, satisfying its pre sales hurdle for construction to commence.&nbsp;

Hamton Founder and Executive Chairman, Paul Hameister OAM said, the sales&nbsp;team have been overwhelmed by demand for these unique homes in this unique project.

"Buyers continue to be predominantly hyperlocal and attracted by the 40 hectare botanic masterplan in Melbourne’s inner north west," Hameister said.

[smartcode_project:default project_id=142519 project_image_fid=372788]

Hamton’s Sales and Marketing Director Fergus Humphries said the team has achieved more than 70 sales over the past eight weeks, including the penthouse purchase by a local buyer.

"These results reinforce that, even in a challenging market, purchasers continue to be drawn to quality projects that offer more than just a home, they offer a lifestyle.”

Designed by Cera Stribley, the penthouse has been created with entertaining in mind, spanning close to 400 sqm of indoor and outdoor living space, including multiple terraces designed to capture sweeping views across Melbourne’s skyline, the new Valley racecourse and sunset views over Moonee Ponds.

Moonee Valley Park is one of Melbourne’s largest urban renewal projects, transforming the iconic racecourse site into a vibrant mixed-use neighbourhood integrating homes, parklands, retail, racing and community amenities.

[smartcode_project_cta:default project_id=142519]

Moonee Valley Park penthouse sets suburb record as sales surge clears construction benchmark

A company linked to one of Australia's largest privately owned cattle businesses has lodged plans for a new residential tower in <a href="https://www.apartments.com.au/developments/newstead-qld-4006">Newstead</a>, continuing the rapid transformation of one of Brisbane's most sought-after, inner-city precincts.

Bottletree Holdings, an entity associated with Stanbroke Managing Director Brendan Menegazzo, has submitted a development application for a 28-storey mixed-use tower at <a href="https://www.apartments.com.au/new-apartments/9-longland-street-newstead-qld-4006">9 Longland Street</a>, a site that made headlines last year when it changed hands in an off-market transaction that reportedly set a benchmark land rate for the suburb.

The proposal would replace an existing two-storey commercial building on the 1,510 sqm corner site with a Bureau Proberts-designed tower comprising 76 apartments, ground-floor retail, office space and a suite of resident wellness amenities.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="c710a836-568e-4382-bc91-3c34b8e80a8b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.41.45%E2%80%AFAM.png?VersionId=Vy.mQWBc7GA_a.vIBdxKqRC9XGjWalo2" />

According to planning documents lodged with Brisbane City Council, the development would comprise a mix of 36 two-bedroom apartments, 24 three-bedroom apartments and 16 four-bedroom residences, positioning the project firmly at the premium end of the market. The apartments would sit above a podium containing retail and commercial space, with three levels of communal recreation facilities spread throughout the tower. The proposal also includes 198 car spaces and 95 bicycle spaces.

Bureau Proberts has drawn heavily on Newstead's industrial heritage in developing the architectural response.

"Occupying a prominent corner in the heart of Newstead, the proposal draws from the area's industrial lineage of robust brick warehouses to deliver a distinctly contemporary response," the architects said in the design statement.

"It is conceived as a subtropical sanctuary and elevated private retreat embedded within one of Brisbane's most vibrant lifestyle precincts."

The design seeks to reinterpret the traditional Queensland vernacular through wraparound verandahs, deep shading elements and permeable facades that respond to Brisbane's subtropical climate.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="25524f59-395c-4825-8fad-9b639822fa8a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.09%E2%80%AFAM.png?VersionId=dlWlbpCc_g3Y6yTLGqRVKvGJvO2ubMJ3" />

Planning documents describe the building as embodying the principles of "buildings that breathe", a design approach increasingly favoured in Brisbane's apartment market as developers focus on natural ventilation and outdoor living spaces.

The tower itself would rise above a heavily landscaped podium designed to reference the woolstore architecture that helped define Newstead and neighbouring Teneriffe for generations. At ground level, fine-grain retail tenancies would activate Longland Street, Wyandra Street and the existing Wyatt Street laneway, further extending the pedestrian network that has become a hallmark of the Gasworks precinct.

The application notes that more than 54 per cent of the site would be dedicated to landscaping and deep planting, while approximately 1,750 sqm of communal recreation space would be delivered across multiple levels.

<img alt="Planning" data-entity-type="file" data-entity-uuid="fed3b189-1054-4b68-af5f-b0befc4a66e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.19%E2%80%AFAM.png?VersionId=gqeE3cjsbnLAfeTUKA1HtPZfqDs6S4Xa" />

Bottletree paid $22 million for the 1,510 sqm development site, equating to more than $14,500 per sqm, a reflection of the strong demand for development opportunities in Newstead. The suburb continues to attract both developers and buyers, underpinned by the ongoing evolution of the Gasworks and Teneriffe precincts into some of Brisbane's most sought-after lifestyle destinations.

Brisbane City Council's Sustainable Growth Strategy and Inner City Strategy both identify Newstead as a priority growth precinct capable of accommodating additional housing density due to its proximity to employment hubs, public transport and lifestyle infrastructure.

The proposed tower joins a growing pipeline of high-end apartment developments in the suburb. Fortis recently launched <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a>, a 65-apartment owner-occupier-focused development on Kyabra Street, while Consolidated Properties Group is preparing to launch <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a 227-apartment waterfront project on Skyring Terrace.

Meanwhile, builder-developer BPG is planning its own Newstead project on Maud Street, comprising just over 100 apartments and more than 1,380 sqm of dedicated wellness and resident amenity spaces, further highlighting the shift towards lifestyle-driven apartment developments in Brisbane's inner-city market.

Newstead apartment boom continues with Longland Street tower plans

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?

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

<html><body>
It's summer time, so longingly looking into estate agent window displays for shacks or palaces for sale or rent up and down the coast has been property pursuit of many.
Recent research puts Portsea and Sorrento on top of the nation’s list when it comes to weekly median holiday rentals.
The holiday homes on Victoria’s Mornington Peninsula typically get rented to holiday makers for around $3,150 a week.
But just a few kilometres down Point Nepean Road at Rye, the vacation prices are far less expensive with seven nights for around $1,900. Even cheaper at Rosebud.
Broadbeach's $2,325 rental on the Gold Coast can be halved at Coolangatta at around $1,085, PRDnationwide research analyst Harrison Hall said.
“For those looking at Sorrento you can expect to pay 60% less in nearby Rosebud ($1,260),’’ he told The New Daily.
The research found Sydney's northern beaches have a $2,380 weekly median holiday rental, the much higher prices paid in the often-secretative Palm Beach precinct not included in the survey.
The survey, after combing online holiday house rental portals, reported on the areas across Australia where PRD have previously undertaken its extensive property research. 
<table border="1">
<colgroup>
<col>
<col>
<col>
<col>
</colgroup>
<tbody>
<tr>
<td class="s0">State</td>
<td class="s0"> </td>
<td class="s0">$ Median Nightly Rate</td>
<td class="s0">$ Median Weekly Rate</td>
</tr>
<tr>
<td class="s1">VIC</td>
<td class="s1">Portsea/Sorrento</td>
<td class="s2">449.5</td>
<td class="s2">$3,146.50</td>
</tr>
<tr>
<td class="s3">NSW</td>
<td class="s3">Northern Beaches</td>
<td class="s4">340</td>
<td class="s4">$2,380.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Broadbeach/Mermaid Beach</td>
<td class="s2">332.5</td>
<td class="s2">$2,327.50</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Sunshine Beach</td>
<td class="s2">331</td>
<td class="s2">$2,317.00</td>
</tr>
<tr>
<td class="s1">NSW</td>
<td class="s1">Avoca Beach</td>
<td class="s2">297</td>
<td class="s2">$2,079.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Noosa Heads</td>
<td class="s2">285</td>
<td class="s2">$1,995.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Hope Island/Sanctuary Cove</td>
<td class="s2">280</td>
<td class="s2">$1,960.00</td>
</tr>
<tr>
<td class="s1">VIC</td>
<td class="s1">Rye</td>
<td class="s2">271</td>
<td class="s2">$1,897.00</td>
</tr>
<tr>
<td class="s1">VIC</td>
<td class="s1">Lorne</td>
<td class="s2">244</td>
<td class="s2">$1,708.00</td>
</tr>
<tr>
<td class="s1">QLD</td>
<td class="s1">Coolum</td>
<td class="s2">240</td>
<td class="s2">$1,680.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Byron</td>
<td class="s6">240</td>
<td class="s6">$1,680.00</td>
</tr>
<tr>
<td class="s5">WA</td>
<td class="s5">Margaret River</td>
<td class="s6">232.5</td>
<td class="s6">$1,627.50</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Burleigh Heads/Currumbin</td>
<td class="s6">230</td>
<td class="s6">$1,610.00</td>
</tr>
<tr>
<td class="s5">VIC</td>
<td class="s5">Torquay</td>
<td class="s6">225</td>
<td class="s6">$1,575.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Mooloolaba</td>
<td class="s6">219.5</td>
<td class="s6">$1,536.50</td>
</tr>
<tr>
<td class="s5">SA</td>
<td class="s5">Aldinga</td>
<td class="s6">214.5</td>
<td class="s6">$1,501.50</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Jervis Bay</td>
<td class="s6">205</td>
<td class="s6">$1,435.00</td>
</tr>
<tr>
<td class="s5">VIC</td>
<td class="s5">Anglesea</td>
<td class="s6">200</td>
<td class="s6">$1,400.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Mollymook</td>
<td class="s6">200</td>
<td class="s6">$1,400.00</td>
</tr>
<tr>
<td class="s5">SA</td>
<td class="s5">Maslins Beach</td>
<td class="s6">200</td>
<td class="s6">$1,400.00</td>
</tr>
<tr>
<td class="s5">TAS</td>
<td class="s5">Freycinet (Coles Bay)</td>
<td class="s6">195</td>
<td class="s6">$1,365.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Noosaville</td>
<td class="s6">190</td>
<td class="s6">$1,330.00</td>
</tr>
<tr>
<td class="s5">WA</td>
<td class="s5">Scarborough</td>
<td class="s6">190</td>
<td class="s6">$1,330.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Surfers Paradise</td>
<td class="s6">185</td>
<td class="s6">$1,295.00</td>
</tr>
<tr>
<td class="s5">SA</td>
<td class="s5">Glenelg</td>
<td class="s6">185</td>
<td class="s6">$1,295.00</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Peregian Beach</td>
<td class="s6">180</td>
<td class="s6">$1,260.00</td>
</tr>
<tr>
<td class="s5">VIC</td>
<td class="s5">Rosebud</td>
<td class="s6">180</td>
<td class="s6">$1,260.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Port Stephens</td>
<td class="s6">180</td>
<td class="s6">$1,260.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Coffs Harbour</td>
<td class="s6">177.5</td>
<td class="s6">$1,242.50</td>
</tr>
<tr>
<td class="s5">QLD</td>
<td class="s5">Bribie Island</td>
<td class="s6">175</td>
<td class="s6">$1,225.00</td>
</tr>
<tr>
<td class="s5">NSW</td>
<td class="s5">Kingscliff</td>
<td class="s6">170</td>
<td class="s6">$1,190.00</td>
</tr>
<tr>
<td class="s7">SA</td>
<td class="s7">Robe</td>
<td class="s8">170</td>
<td class="s8">$1,190.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Batemans Bay</td>
<td class="s8">167.5</td>
<td class="s8">$1,172.50</td>
</tr>
<tr>
<td class="s7">QLD</td>
<td class="s7">Alexandra Headlands</td>
<td class="s8">160</td>
<td class="s8">$1,120.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Eden</td>
<td class="s8">160</td>
<td class="s8">$1,120.00</td>
</tr>
<tr>
<td class="s7">QLD</td>
<td class="s7">Coolangatta</td>
<td class="s8">155</td>
<td class="s8">$1,085.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Merimbula</td>
<td class="s8">150</td>
<td class="s8">$1,050.00</td>
</tr>
<tr>
<td class="s7">WA</td>
<td class="s7">Cable Beach</td>
<td class="s8">150</td>
<td class="s8">$1,050.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Port Mac</td>
<td class="s8">140</td>
<td class="s8">$  980.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Yamba</td>
<td class="s8">110</td>
<td class="s8">$  770.00</td>
</tr>
<tr>
<td class="s7">NSW</td>
<td class="s7">Hawks Nest</td>
<td class="s8">93</td>
<td class="s8">$  651.00</td>
</tr>
</tbody>
</table>
Source: PRDnationwide 
Affordable NSW country costal holiday accommodation included Hawks Nest, 225 kilometres from Sydney, with a median seven-night stay costing $650.
<div id="attachment_177959">The PRD research put the weekly holiday rentals at Yamba (670 kilometres north of Sydney) at $770, Port Macquarie (390 kilometres north of Sydney) at $980 and Merimbula (525 kilometres south of Sydney) at $1,050. </div>
<div> </div>
<div>
For Canberra residents Batemans Bay will typically cost $1,175.
</div>
In South Australia, a week-long stay in the coastal, Robe will cost about $1,190.
In Western Australia's Margaret River holiday makers face a median weekly rental of $1,625.
At Cable Beach in Broome, the cost is $1,050.
Freycinet (Coles Bay) in Tasmania will cost $1,365.
The research combined pricing of all holiday accommodation including apartments, houses and units.
Last year Pitcher Partners partner David Staples, compiled an analysis, counselling would-be buyers to do their sums.
“It’s generally a lifestyle choice rather than an investment,” he suggests. 
And of course renting out to others at the peak holiday times, is necessary for tax deductability.
For many holiday home owners, it's almost a home-from-home with the eventual savvy sea change shift less stressful than for everyone else.
Many coastal property owners complain that they spend all their time fixing up and maintaining their holiday homes, especially those in close proximity of the sea.
Rental returns in many coastal spots can cover most costs - maybe all up around eight weeks a year with demand then plummeting during winter which is when the owner can enjoy those blustery southerlies.
Typically you'd expect it to provide a net annual yield of no more than 2 per cent, even if commanding weekly rents of $2000 or more in peak periods.
Ofcourse there's always the chance of using the income for a quick ski at Whistler while the tenants are swatting away the beachside blowies.
Beware the expectations of holiday guests has risen in recent times so household items once considered extras such as air-conditioning, a dishwasher and a modern gas barbeque are now viewed as essential.
Maybe even the Nepresso machine given anyone can gets the capsules at the local supermarket..
According to David Staples from the accounting firm Pitcher Partners, the money spent on an average holiday house could pay for more than one week a month – or about 90 days a year – in a quality hotel.
Land tax on a holiday house can be a massive burden, particularly in pricey areas on the Mornington Peninsula and on Sydney’s northern beaches.
In these areas, annual land tax on a holiday home can amount to tens of thousands of dollars.
</body></html>

jchancellor-FAypfDUnLy

Pricey holiday home rentals can be halved staying at nearby affordable alternatives

<html><body>
The Shelley Beach, Portsea boat shed, listed with $500,000 plus hopes for Australia Day weekend auction, fetched $553,000 today. 
The first accepted opening bid was $400,000 though one attendee offered $245,000, but did not participate again in the bidding.
"It would be a bargain at anything like that ($400,000)," auctioneer Warwick Anderson said.
"We are on the market," he announced when bidding got to $510,000. 
There had been just the two bidders, with the third making his first bid for box 28 at $542,500.
Another boatshed on the beach set a record $585,000 in 2011 through the same selling agency, RT Edgar Portsea, when five families competed for the 2011 offering.
Title Tattle gathers today's successful buyer was an underbidder in 2011 for the neighbouring box 27.
At the final stage today, the late afternoon bidding in 28 degree sunshine was down to $1,000 increments.
<div class="cards-media-container js-media-container">
<div class="cards-base cards-multimedia" data-card-url="//twitter.com/titletattle/status/558884304105639936/photo/1" data-card-type="photo" data-element-context="platform_photo_card">
<div class=" is-preview"><img src="https://pbs.twimg.com/media/B8GOUDfCQAEK-XS.jpg" alt="Embedded image permalink" width="100%"></div>
Set well back from the beach amid tea trees, the 3.9 x 6.1 metres leasehold bathing box will be a place to store the buyer's beach gear.
</div>
</div>
Attendees were told there was no longer an obligation to own a nearby house, but Title Tattle gleans the buyer is local. 
The sand-coloured, rendered brick bathing box, S28 was <a href="https://www.rtedgar.com.au/property/162240/boat-shed-s28-shelley-beach-portsea/" target="_blank" style="line-height: 1.3em;">listed through RT Edgar Portsea</a> agents Warwick Anderson and Ilze Moran.
"There are no land tax issues, and not as much maintenance as timber would require" he advised.
Property Observer gleans the offering last sold in 1999 for $160,000, which would reflect 8% annual growth.
There was a crowd of about 100, most of whom had wandered down the Campbells Road path.
While falling short of the record, the price did suggest a floor in pricing.
 In 2010 a pair of young families paid $455,000 for boat shed 21 on Shelley Beach.
In late 2007 there was a $362,000 sale.
It is one of about 40 bathing boxes on Shelley Beach.
There are about 2000 boatsheds and bathing boxes around Victoria, predominantly on the shores of Port Phillip Bay and Western Port.
There were slim pickings for cliff top/beachfront residential properties among the limited 2015 Australia Day weekend auction offerings, with the prestige offerings offered by private treaty this summer.
Property Observer has previously noted Shelley Beach is considered Victoria's most exclusive holiday locale as its offers cliff top owners uninterrupted northern views over the bay.
The median property price in Melbourne is $587,000, based on CoreLogic RP Data's home value index as at December 31, 2014.
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No record as Portsea boatshed fetches $553,000 at Australia Day 2015 weekend auction

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Property developing can throw many different challenges at you and one thing I have learnt in this industry is there is always a solution to a problem.
The trick is to understand what possible problems may arise and preparing yourself for them. Unfortunately things don’t always go to plan and as a project manager it is up to us to make sure the development gets through as efficiently as possible.
One of the biggest areas for problems is not allowing enough for building works. 
When pricing a development and running feasibilities, it is important to understand that your building estimate is an organic creature. By this I mean the building estimate you start with will nearly always be different to the one you end with.  It will evolve throughout the process as you obtain more and more details.  Once you have all the fine details, the building estimate can be finalised to the fixed price builder’s tender. 
If architecturally designing our villas, we generally follow this process:
<ol>
<li>Concept plan – this will show the number and size of villas on the land, but not much detail. 
</li>
<li>Development application (DA) plans – enough information is included on the plans to satisfy council. 
</li>
<li>Construction certificate (CC) plans –more detail, including engineer drainage and slab design.</li>
</ol>
The starting point for our build estimate will be based on similar projects that we have recently completed and an allowance for the different site.
This progresses to an estimate based on the Concept Plan.  Still a very ‘loose’ estimate as there is usually not enough detail on the concept plan for the builder to have all information he needs.  The build estimate we have at this stage will tell us whether we are tracking within budget.  If not, we can make the necessary changes required, perhaps reducing the size of the villas working with both our builder and architect to design the right dwellings for our project to be successful.
Once the Concept Plan is approved, the architect will proceed to full DA plans.  It is here that much more detail is added and we will have our builder price the DA plans.  Again, this does not give us a final build cost but we will be getting closer to the expected outcome.  Once approved by our client, the DA plans are finalised and the DA is prepared.
During the DA process, council may request some changes to the plans, so it is important to understand we are still ‘evolving’ at this stage. We also need to review the Conditions of the DA Consent before we have more detail to finalise the build costs.
Once council have approved the DA, we will start to prepare the CC plans.  Engineers will be briefed and a drainage and engineered slab design or footings for the foundations will be produced. More detail is added to the CC plans, finalising levels and double checking schedules. 
Before we lodge the CC plans with our private certifier we will have our builder issue a third costing. It is this costing that will give us the final build costs...well almost.  We still need to have the CC approved and ensure there are no further revisions to the plans required.  
After we have the CC stamped plans, our builder will issue their final tender and building contract. This will be a fixed price contract; however, there may still be a few items that will be ‘provisional’. They are usually some site works, removal of fill and retaining walls.  The builder may mark these items as provisional as they won’t know until works proceed exactly what the cost is. For instance, if rock is hit during the site cut, this will increase the site costs. If the site cut differs slightly to the plans, this may impact on the height of retaining walls.  So these ‘provisional’ items will be charged at actual cost whether it is lower or higher.
So you can see how the build estimate must evolve through the development process and until your development is completed, you really won’t know the exact cost.  It’s important you allow a contingency amount for any variations that may crop up along the way. 
As a developer, you will embark on a challenging journey from start to finish and the path you choose can be simplified with the help of a project manager to guide you along the way.  Always take the time to have full builder’s estimates done at each stage to avoid any nasty surprises. 
<a href="https://www.propertybloom.com.au" target="_blank">www.propertybloom.com.au</a>
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jochivers-wq5Bp59R5a

Making sure building costs don't push your property development over budget: Jo Chivers

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Up to 120 Gold Coast properties will be auctioned this weekend at Ray White Surfers Paradise Group's mega-auction, The Event.
The 22nd annual auction showcase, the biggest in Australia, will include the Gold Coast Home and Living Expo.
Exhibitors include a range of property and finance businesses, including self-managed super fund advisers, financial planners, and tradespeople.
Properties auctioned on the day will include family houses, investment properties and trophy homes.
A house in Ashmore will be auctioned as part of The Event. The elevated house at <a href="https://www.rwsp.net/qld/ashmore/1240267/" target="_blank">14 Mulyan Place</a> (pictured above) has four bedrooms, with spotted gum floors throughout, and a saltwater pool.
<a href="https://www.rwsp.net/qld/merrimac/1243433/" target="_blank">28 Lakelands Drive</a> (pictured below) is another of the 120 properties up for sale at The Event on Sunday. It has four bedrooms, and the listing states that it would comfortably rent for $800 per week.
 <img src="/images/2015/01/22/raywhite2.jpg" alt="">
Of course, a price guide cannot legally be provided for any of the properties up for auction at The Event, given Queensland's 2014 ban of auction price guides.
The Event 2015 and the Gold Coast Home and Living Expo open at 10am on Sunday 25 January. <a href="https://www.rwsp.net/buy/auctions/" target="_blank">Ray White Surfers Paradise Group</a> chief executive and chief auctioneer Andrew Bell will also present a property report before auctions begin.
Would you sell your property at a mega-auction?
{mijopolls 79}
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jrichardson-uRX5hFdKfN

Ray White mega-auction event returns to the Gold Coast

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A Sydney vendor has taken the unusual step of advertising a $1 reserve price ahead of the auction of his Blacktown investment property.
Neil Tyagi claims the $1 reserve is intended to inject some fun back into auctions.
"Buying a property should be fun. I wanted to do something different, and I've never heard of a property setting a $1 reserve. Sydney home buyers attend so many boring textbook auctions. I want the auction of my home to have a lively, exciting atmosphere that everyone will enjoy and remember – not just the lucky buyers on the day," he says.
While many wish to have a lively auction, few resort to such an unusual marketing tactic.
Starr Partners Fairfield will be auctioning the property.
Director Raj Bhandari has faith in the stunt, saying: "With a reserve of just $1, bidding on the day is likely to start out low and pick up quickly."
"We are confident with our marketing and sales strategies and know that there will be plenty of competition on the day to help the vendor achieve an optimum result," he said.
Tyagi purchased the two bedroom <a href="/news">Blacktown</a> home 10 years ago, for $310,000. The area now has a median house price of $580,000, according to RP Data.
<a href="https://www.realestateview.com.au/Real-Estate/230-blacktown-road-blacktown/Property-Details-buy-residential-8224634" target="_blank">230 Blacktown Road</a> has four bedrooms and two bathrooms, with a double garage, and is set on a 571 square metre block.
The property is currently rented at $440 per week.
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$1 reserve set for Sydney Valentine's Day investment property auction

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The consumer sentiment on housing improved in the latest Westpac Melbourne Institute Index.
Westpac’s chief economist, Bill Evans, noted the index tracing ‘time to buy a dwelling’ increased by 9.4% following the 10.8% fall in the index in December.
"The index is still 11.4% below its one year ago level," he added.
"This reversal of the December result removes some downside risk to the outlook for housing demand but does not change the more general picture of cooling sentiment towards housing.
“We also saw a strong rebound in house price expectations.
"The Westpac Melbourne Institute House Price Expectations index increased by 8.6% following an 8.3% fall in December.
"Consistent with the signal from the 'time to buy' index, this index is also indicating that confidence toward housing has cooled.
"This index is still down by 13.9% compared to a year ago.
Evans, noting the Reserve Bank Board next meets on 3 February, says markets are giving little chance to the prospects of a rate cut at that meeting.
"On 4 December last year Westpac forecast that the Bank would cut rates by 25 basic points in both February and March. At that time markets were pricing in the prospect of one rate cut by end 2015.
"They are now expecting close to two cuts by end 2015, in line with Westpac’s view but at a much slower pace.
“We expect that by the time of the release of the inflation report next week the case for a rate cut will have been made.
"The prospect of moving in February should be attractive to the Bank.
"A February decision can be fully explained in the Statement on Monetary Policy released three days after the decision, including the opportunity to update inflation forecasts."
The overall Westpac Melbourne Institute Index of Consumer Sentiment increased by 2.4% in January from 91.1 in December to 93.2 in January.
“However, when assessed in the context of the sharp 5.7% fall in the Index in December it is not a particularly strong result," said Evans.
"The Index is still down by 9.7% on a year ago and really only back at the levels we saw in the immediate aftermath of the federal budget when the Index had tumbled by 6.8%.
"At 93.2 the Index level indicates pessimists still outnumber optimists by a significant majority."
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Time to buy dwelling rebounds, but still cool: Westpac consumer sentiment

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GUEST OBSERVATION
Sydney’s 2015 property market is set to be healthy and buoyant.
In 2014, Sydney’s property market was white hot but the rate of growth was unsustainable.
While the volume of sales last year were impressive, more than half of the transactions made were by investors rather than owner-occupiers and this has started to create a bottleneck in the market. The good news however, is that the market is starting to relax.
With the economy strong, consumer sentiment holding and the Australian dollar balancing against the greenback, I think the 2015 market will go from white hot to red hot and be slightly less frantic for buyers.
Here are my top five trends for Sydney’s property market in 2015:
<ol>
<li>
Increased stability in property prices  The Sydney property market experienced accelerated growth in the past year but this should start easing in 2015. In 2014, average growth rates swelled past 13%. If we continue along this path, I believe that Sydney could be at risk of entering another property bubble, with prices ballooning and competition escalating. As we enter 2015, I expect to see more stability in the market, with growth rates of between 6-8% over the year. With interest rates also likely to remain at low levels and inflation easing, home buyers can take their time in making their biggest life decision without feeling the panic to buy now. 
</li>
<li>
Increased diversity in property portfolios  I think more investors will be ready to spread their wings and generate wealth in 2015. While it’s common for investors to invest in only one property, we are seeing a shift in the investor mindset. Whether it’s mum and dad investors or those planning to retire and live off their rental income, investors are becoming more open minded about how they purchase property and grow their portfolio – such as through structured SMSF investments. More investors are also treating their investments as a business transaction. They are not looking for a property to move into down the track; they are looking for properties in high growth areas where rental vacancies are low, demand is strong, and the property type fits the demographic needs of residents in the area.  
</li>
<li>
Emergence of a genuine commuter belt Sydney is a global city but transport links between the CBD, and the eastern and western suburbs have been sub-optimal when compared to other global cities. With a fragmented transport system, pockets of the city are closed off and this can be a huge detractor for buyers wanting to live outside inner city areas. With new major rail links and road works underway, such as the North West Rail Link, and upgrades to the M2/M7 and M5 motorways, the divide between Sydney’s east and west is starting to close. New railway stations in the Hills District for instance, such as Rouse Hill, Kellyville and Bella Vista, will open up these family friendly areas to dwellers who may have previously only considered living close to the CBD, where properties are typically more expensive and less spacious.  
</li>
<li>
A ‘freezing out’ of first home buyers A worrying trend I see in 2015 is the continued decline in the number of first home buyers entering the market. This, I believe, correlates with an increase in investors snapping up Sydney properties. In a balanced market, around 20% of property transactions should be made by first home buyers. Instead, transactions by this group have dropped as low as seven%. First home buyers are our future generation. They are encouraged to buy property, yet their ability to enter the market and climb the property ladder is becoming increasingly difficult. More incentives will be needed to enable first home buyers to compete against more established or cashed-up investors; otherwise they risk being left behind,” says Doug. 
</li>
<li>
A continued influx of foreign investors The unprecedented rise in foreign investors purchasing Australian property in 2014 is set to continue. While investment from overseas buyers may help stimulate the economy, we need to be mindful that we already have an undersupply in housing and there is no shortage in locals wanting to buy. Many foreign investors are buying off-the-plan developments in bulk, often purchasing up to five properties at a time. Debate over the number of properties bought by this group could reach a climax in mid-2015. Introducing boundaries, such as limiting the number of properties that an overseas investor can acquire, or requiring developers to sell a percentage of their stock to Australian residents, I believe, will help provide more opportunities for local buyers.
</li>
</ol>
Douglas Driscoll is CEO of real estate agency <a href="https://www.starrpartners.com.au/" target="_blank">Starr Partners</a>.
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douglasdriscoll-EkfdEjJSsC

The five Sydney property market trends to watch this year: Douglas Driscoll

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Developers Sekisui House are attempting to tempt January buyers with a special summer offer, though the Sydney weather hasn't been too overheated of late.
The home builders are offering fully ducted air conditioning and $3,000 cash back for New South Wales and Australian Capital Territory homes from their Aurora, Blueprint and Arise collections.
To be eligible, buyers must have paid an initial proposal fee between 1 January and 31 January 2015, with the specifications of the air conditioning dependent on the type of house selected.
On offer is an Actron fully Ducted reverse cycle air‐conditioning system, including installation, 3 phase power (up to 6m underground electrical connection), external concrete pad and truss strengthening if required.
The offer includes 2 or 3 zones only depending on standard house type.
Once <a href="https://www.sekisuihouse.com.au/about-sekisui-house/promotions/promo/nsw-summer-offer" target="_blank">Sekisui House</a> has commenced construction on the new package, they'll give eligible buyers $3,000 cash back. The offer doesn't apply to house and land packages or homes with granny flats.
Sekisui House originated in Japan and has thus far invested $1.5 billion in their Australian ventures.
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Sekisui House seeks summer buyers with aircon deal

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A two-level penthouse on Queensland’s Sunshine Coast has set a new Caloundra apartment price record of $4.25 million.
A local couple secured the 580 square metre apartment through Billie LeKich of ­Billie’s Prestige Selection.
It is in the waterfront building, Anchorage on Maloja Avenue, which is the millionaires’ row of Caloundra.
David Townsend's Shanlodge Pty Ltd completed the $40 million Anchorage on Maloja in partnership with former Brisbane Lord Mayor Dr Clem Jones AO.
The apartment with four bedrooms and three bathrooms bettered the price set for a penthouse in the Aspect building, which Billie LeKich sold in 2008. CoreLogic RP Datas indicates the Lower Gay Terrace block's highest sale was $3.15 million. There was also a $3.25 million sale in 2007 in Anchorage too.
Marketing on the project in 2007 but the global financial crisis prompted a four-year construction delay.
CoreLogic RP Data put the median unit price at <a href="/news">$497,500 at its 2008 peak</a>. It now sits around $354,000.
LeKich suggests the $4.25 million sale, which followed another $2.65 million in the same building last month, reflected a return to confidence in the area’s luxury market.
The remaining offerings (one picture above) are listed with several out of area conjunctional agents.
<a href="https://www.realestate.com.au/property-unit-qld-caloundra-113086467" target="_blank">There are five of the development’s 12 </a>residences remaining for sale, including another two-level penthouse priced at $4.65 million.
The single storey apartments ranged from ­382-square-metre sub-penthouses to the 650 square metre dual level super-penthouses.
Anchorage has a lap pool, private jetty, lap pool and a 12-metre floating pontoon which is scheduled be completed later this month.
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Caloundra record penthouse sale at $4.25 million

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The latest round of <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/8762.0Main+Features1Sep%202014?OpenDocument" target="_blank">ABS Engineering Construction</a> data for the third quarter of 2014 - a fair proxy for mining and resources project construction - showed another sharp decline.
Let's take a look at what we can learn in three short parts.
<h3>Part one - Engineering activity tanks</h3>
Engineering construction activity dived by 3.7% to $28,394 million in the third quarter in chain volume measures terms to be some 13.3% lower than a year ago.
After an extraordinary run mining construction is set to act as a material drag on the economy over the next few years as activity reverts back towards its long run average. Given recent market action in the commodities sector, the decline could be pretty rapid.
<img src="https://1.bp.blogspot.com/-hkV8qHfCdC0/VLssCrnQv9I/AAAAAAAASio/O1zg89pKaiA/s1600/CA4.jpg">
While Western Australia and Queensland are busily ramping up export volumes, at the same time construction activity is dropping off a cliff. In fact only the Northern Territory has seen a mining construction activity spike of late, partly due to some big spend on the Inpex Ichthys LNG project.
<img src="https://1.bp.blogspot.com/-_bW4kDt9yT4/VLssBtReQHI/AAAAAAAASiQ/SGn_WQzJWRQ/s1600/CA3.jpg">
It isn't possible to forecast with any level of accuracy what will happen to mining construction in any given reporting period, but the first chart above shows that total activity is likely to have a long way to fall yet.
<a href="https://www.abs.gov.au/ausstats/abs@.nsf/Latestproducts/5625.0Main%20Features3Sep%202014?opendocument&amp;tabname=Summary&amp;prodno=5625.0&amp;issue=Sep%202014&amp;num=&amp;view=" target="_blank">Capex intention surveys</a> do suggest that there is likely to be an uplift in investment in other industries. However, the engineering construction work commenced figures, which are always necessarily wildly volatile by their very nature, show that work commenced in the third quarter was well down on a rolling annual basis.
<img src="https://2.bp.blogspot.com/-WeYUc-2rC_Y/VLs0fMw60VI/AAAAAAAASjY/VizRfpWgYmc/s1600/commenced.jpg">
<h3>Part two - All change in construction sector</h3>
During the past week we already noted that the <a href="https://petewargent.blogspot.sg/2015/01/record-high-for-dwelling-commencements" target="_blank">value of building activity</a> for the third quarter came in at an underwhelming $22,287 million, although this did represent a moderate 5% increase over the past year.
The good news was that there were an <a href="https://petewargent.blogspot.sg/2015/01/record-high-for-dwelling-commencements" target="_blank">all-time record 52,380 home starts</a> in the September quarter, so there will surely be a marked uplift in residential building to follow in the year ahead.
<img src="https://1.bp.blogspot.com/-jXnVtpaKTNw/VLmnPAb7NvI/AAAAAAAASgo/2WIB5hYmkPE/s1600/CA1.jpg"> 
The above chart shows that even if residential construction can ramp up by a couple of billion in 2015, this alone cannot offset the likely decline in mining activity and there will be more lifting to be done elsewhere in the economy.
Piecing this all together, total <a href="https://www.abs.gov.au/ausstats/abs@.nsf/mf/8782.0.65.001?OpenDocument" target="_blank">construction activity</a> in the ABS data series declined by 2.5% over the quarter and 6% over the past year.
<img src="https://2.bp.blogspot.com/-p1tqV4mDoSY/VLs1uvdx5iI/AAAAAAAASjo/znxfueuadTA/s1600/CA2.jpg">
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
<h3>Part three - Macro trends to watch in 2015</h3>
So what can we expect to see as a result of this? Here are three macro trends to watch out for.
<ul>
<li>i) Interest rates to fall to 2%</li>
</ul>
We have had <a href="https://petewargent.blogspot.sg/2015/01/bang-bang-finish-to-2014-jobs-growth" target="_blank">two strong employment reports over the past two months</a> - at least, we have on a dubious seasonally adjusted basis - but it would be a brave call at this stage to suggest that interest rates are not heading lower in 2015 given the collapse in engineering construction work in the pipeline.
There are no complete and up-to-date figures available for Western Australia (or the Northern Territory for that matter) but the underlying data available for categories such as roads and highways points towards an ongoing decline.
<img src="https://1.bp.blogspot.com/-QiNG8Nz8I6E/VLsuLLJ4weI/AAAAAAAASjE/NhiLjBDiNbQ/s1600/CA6.jpg">
Futures markets are therefore all but pricing in two interest rate cuts by H1 2016 which may well give a few of Australia's floundering property markets a timely boost.
<ul>
<li>(ii) Mass migration back to capital cities </li>
</ul>
<a href="https://petewargent.blogspot.sg/2014/05/rba-on-housing" target="_blank">Recent demographic studies</a> have shown that a migration back towards the capitals is already well underway with both population growth and employment growth increasingly focussed around the centre of our four largest capital cities, and regional population growth in most locations well below the national averages.
The construction phase of the mining boom is the labour-intensive phase - labour required for new mines and LNG projects is typically only a third of that needed through the project construction stage.
This need not all be doom and gloom. For one thing resources export volumes are punching out record highs by the month (albeit with diminished commodity prices) which is, after all, the point of the preceding mining and resources construction boom.
The Reserve Bank of Australia has also <a href="https://www.rba.gov.au/publications/bulletin/2014/dec/pdf/bu-1214-2.pdf" target="_blank">released detailed research</a> to outline its rationale for believing that mining construction employment skills are directly transferrable to residential property construction - and remember 2015 and 2016 will be record years for the building of housing.
The RBA's figures show that the number of construction workers alone in the resources sector leapt from around 15,000 in the mid 2000s to around 90,000 by 2013. We can expect to see an equivalent retrenchment as resources projects are completed, with some 60,000 resources construction positions to be terminated between 2014 and 2018. 
Offsetting this around 20,000 operational positions were created in 2013 and 2014 with another 10,000 to come ove rthe next few years. Totting that up net resources employment is set to decline by about 40,000 between 2014 and 2018.
Residential construction boom
The good news is that the latest residential <a href="https://petewargent.blogspot.sg/2015/01/building-approvals-hit-record-high-we" target="_blank">building approvals hit their highest ever level</a> at nearly 200,000 on a rolling annual basis up to November 2014.
The ensuing residential construction boom will be predominantly a capital city affair, with the capital cities approvinga combined record 74,397 houses and 75,320 units over the past year. Thus more than 75% of dwellings constructed will be in the capital cities and more than two thirds of them in only Greater Sydney, Melbourne, Brisbane and Perth.
This is important for the respective economies of those four cities since residential construction has such as <a href="https://petewargent.blogspot.sg/2014/07/construction-multiplier" target="_blank">healthy economic multiplier effect</a>.
<ul>
<li>(iii) Regional property markets to underperform in aggregate</li>
</ul>
 "Location, location, location" is one of the greatest cliches in real estate, but like many such mantras it has a grain of truth in it.
Over the long-term, well located capital city property will generally outperform regional centres where economic growth and the expansion of household wealth tends to be less robust or diverse. 
For a while it was claimed that regional centres could even record the same average price growth as landlocked capital city suburbs - and indeed, as Australian households went on a one-off debt binge as interest rates fell this was true for a while, although the debt expansion binge ended fairly abruptly around 2007.
There are some exceptions to this rule, of course - Queensland has been home to a number of thriving regional centres, for example. But generally studies have shown that our large capital cities are the <a href="https://petewargent.blogspot.sg/2014/07/x" target="_blank">wealth-creating engines of Australia's growing economy</a> and house price growth tends to be stronger close to the centre of cities. 
It is the case that many parts of regional Australia have benefited from a surge in employment during the once-in-a-century mining construction boom - one which lasted much longer than many of us expected.
However that boom has now officially ended and less of the economic value from the export phase of the boom will be captured by the regions as employment levels fall into decline.
Instead as export tonnages ramp up vast sums accrue into state-level royalty offices, while dividend returns frequently leak to overseas shareholders or head office executives back in the capital city ivory towers, wolfishly raking it in from their latest ZEPOs.
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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