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

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Construction is underway on Brookfield Residential Properties’ Portside Wharf development, with Pinnacle, the riverfront apartment building, set to be completed by mid year.
<a href="https://www.pinnacleportside.com.au" target="_blank">Portside Wharf</a>'s Pinnacle spans 15 levels and has obtained $85 million worth of sales, now more than 65% sold with one penthouses, six river terraces, two three bedroom apartments and a mix of two bedroom apartments remaining. The two bedroom apartments are priced from $590,000.
Link will be complete in early-2015, with their 32 one bedroom apartments sold out for more than $13.5 million. Construction is currently at level four and the development features 522 square metres of retail space.
Regional director for Brookfield Residential Properties Lee Butterworth said that construction will now be focused on the external façade and landscaping.
"The buildings are quickly taking shape and buyers can see that the standard of build and fittings are top quality," he said.
"We have opened our first display in Pinnacle so buyers can experience first hand what it would be like to live directly on the river in a vibrant precinct like Portside Wharf.”
Pinnacle is the premier apartment building in the development, featuring a rooftop infinity pool, bbq and entertainment area, gym and onsite security.
"We expect sales will ramp up as construction nears completion and buyers realise the wait to move into their brand new apartment is quickly nearing the finish,” Butterworth said.
The river terraces include al fresco living and entertaining with terraces spanning up to 54 square metres. A number have private access to the wharf.
<img src="/images/2015/01/06/pinnacle-jan-6-two.jpg" alt="">
"The owner occupier market has really taken off and sales have ramped up as buyers look for a riverfront location with access to everything," he said.
"In terms of position, Portside Wharf is unmatched when it comes to accessibility to its retail plaza, as well as its proximity to the CBD, airport, the CityCat and motorways including direct access to Kingsford Smith Drive, which is set to become a six lane boulevard under new state government plans.”
Within the precinct, 35 retailers are now in residence.
"Our retail precinct continues to grow, with the current retail space almost completely occupied and more in the pipeline upon the completion of both Link and Pinnacle," he said.
"Portside Wharf offers a great mix of fine dining, cafes, beauty, entertainment, services and conveniences, including a Dendy Cinema, IGA supermarket, Ella Bache, barber shop and dentist.”
Apartment buildings Promenade, Loft, Infinity and Flare are already complete, with just one apartment in Promenade priced at $635,000 for a two bedroom, two bathroom option.
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Pinnacle, Portside Wharf gearing up for mid-year completion

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Over recent years I have always waited until late in January to look at predictions for the coming New Year, but this year I am breaking that habit.
2014 was an extraordinary year for the residential property market. Across the board for new apartment projects, for the house and land sector and for established homes nobody needs to be told it was an amazing year.
Although led by Sydney, there have been big market movements nationally. However I think that we shouldn’t forget that this market has now been with us since the second half of 2013. Those six months were also very hectic and trends have continued now for 18 months and so as we move into 2015 that’s the first point to keep in mind.
But first I would like to take a quick look at some of the suggestions that were made about what might happen in 2014. For buyers I noted that it would be a good idea to have a plan of attack, that is I suggested buyers needed to remain alert and do their homework and research to help find the best opportunities and the best price and so not miss out on finding that ideal property. Certainly I think that was sound advice as markets did move rapidly and if caught napping, then buyers missed out. Today Sydney remains largely a sellers market, but will that continue for all of 2015?
Some of the other headlines included the prediction that ‘Higher House Prices Were Here To Stay’ which proved in the main to be correct, and in many markets that was a bit of an under statement, as auction clearance rates broke previous records and many new apartments for sale off the plan hit the market at record prices.
Another key trend forecast was the difficult outlook facing first time buyers, and in that area again predictions of more difficult times ahead did unhappily I admit, prove to be accurate and that’s despite continued low interest rates. Some of the other key points highlighted included the important role the delivery of infrastructure projects would play, not only for markets, but in the wider economy.
The continued strong influence of property investors was also accurately highlighted and investors are now aggressively driving selected markets. Another driver of activity was the recovery of supply anticipated in 2014, and while supply has improved there is still some way to go.
Interest rates, the fate of the Aussie dollar, rising unemployment, state planning, the Federal Tax Review and Federal Budget and China’s growth prospects were also big picture issues on the horizon at the start of 2014. And so now what’s the outlook for 2015, will it be more of the same or will the 18 month long bull-market start to run out of charge?
Some Issues Remain, Others Join the List
If the last 18 months look extraordinary then the next 12 months look even more so. The list of factors that will come together to make up the fortunes of the housing market for developers, buyers and sellers is long. It includes the direction of house prices, employment, the many aspects of the finance sector, interest rates, affordability, demographic shifts, government planning policy and the emergence of new product, plus others. Overall though I get the general feeling that we are entering 2015 in a slightly pessimistic disposition, consumers are a bit restless, and we may all need to be more assiduous in 2015.
Perhaps the one big question is what direction will house prices take in 2015, it’s a good starting point as prices are the most visible sign of any shift in market sentiment. I think that one overriding factor is that prices will become much more segmented, area and product related, and this is a trend already apparent.
This may well see pockets of higher demand and higher prices, but other factors will act to make the trend far less general, higher prices will not be universal. The variants between a sellers market and a buyers market may be shifting and there is already some price resistance building. Despite that, we continue to see keenly contested auction results. I think markets will be more fragmented, more regional, and anticipating any fall in prices looks unlikely.
The level of interest rates and un-employment will be key factors in 2015 and to an extent both are linked. This time last year there was an expectation that rates would have seen a possible increase mid-year, but that did not happen, rates did rise in New Zealand and there is now the expectation of a rate increase soon in the USA, but both of these economies are different from ours, and now locally a rate cut or two looks more certain in 2015. The collapse of commodity prices is a big factor and there is little reason to expect a quick recovery.
Any move in rates either way will end a long period of stability, but with continued upward pressures on unemployment figures, a cut looks certain if only to help encourage more jobs. Jobs are now a very real issue as even the mining industry is shedding jobs.
There are concerns however that any rate cut could add more pressure to the housing market, and the federal government appears not to be interested in any measures to dampen the housing market in any way, largely because construction is a big driver of activity and employment. If lower rates bring more buyers into the housing market, then despite the banks protesting, some loan or other restrictions may be warranted.
However if unemployment increases, the rental market will cool and this may well influence investor sentiment. And we are yet to see how the banks will react to lower rates, given the home-loan market is already very competitive.
Last November the unemployment rate was 5.8%, and today that figure is 6.3%, official rates were and remain at 2.5%, the last cut in rates was August 2013. It is reassuring that the Reserve Bank has held rates thus far, because in 2015 they will have room to make cuts, which would not have been an option if cuts had been made sooner.
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The residential property outlook for the year ahead

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Stage five of $200 million CityVillage, a Gold Coast development from Robina Group, has been fast tracked to bring 22 lakefront terrace homes to market.
The new offerings will be priced from $599,000, with 14 of the homes featuring three levels and many of the homes have double car garages.
More than $65 million of sales were secured in 2014, including a sell-out of 33 three bedroom lakefront terrace homes in stage four. Stage five will overlook a central lake.
They will include a courtyard on the lower level, a balcony to the main living space, three separate living areas, three bedrooms, a media room, two bathrooms and a powder room. They are on freehold land.
<img src="/images/2015/01/06/CityVillage-jan-6-one.jpg" alt="">
The masterplanned community will eventually house 500 residences, explains Robina Group director Tony Tippett.
“CityVillage continues to attract buyers who want the lifestyle benefits of being able to live, work and play in the one amenity rich location,” he said.
“The community is located in CBDRobina, which is at the geographic heart of Gold Coast City and within 250 metres walking distance of Robina Town Centre, with all its shopping, dining and entertainment offerings.”
He said that the improved market conditions across the Gold Coast are being felt.
"CityVillage is only 10 minutes drive to Burleigh Headland and the beach, it enjoys close and easy access to the M1 motorway, is 15 minutes drive to Gold Coast Airport and 45 minutes to both Brisbane Airport and Byron Bay,” he said.
Across CityVillage and Riverlily, Robina Group has secured close to $103 million in sales at the sites.
“We have been working extremely hard to keep pace with the demand across the board," said Tippett.
One of the stages of CityVillage, with 35 homes, sold out within two days. Riverlily’s 71 terrace homes released in April 2014 took three months to sell out, for $35 million.
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Gold Coast’s CityVillage stage five fast tracked

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The annual rate of combined capital city home value growth across Australia slowed to 7.9% in December 2014, according to CoreLogic RP Data.
There was a 9.8% increase during the 2013 calendar year. The national residential median currently sits at $575,000.
The Core Logic RP Data Home Value Index showed that the annual rate of combined capital city home value growth peaked at 11.5% over the 12 months to April 2014.
“We would anticipate that the rate of growth will continue to slow through 2015 despite the low interest rate environment,” according to CoreLogic's Cameron Kusher.
Over the final quarter of 2014, capital city home values increased by 1.6%, with Perth (+2.8%), Sydney (+2.3%) and Brisbane (+1.8%) recording the greatest quarterly gains, while values fell in Darwin (-1.7%) and Canberra (-3.4%). 
The capital gain on houses compared to units was higher, with house values gaining 8.4% over the calendar year compared with a 5.1% increase in unit values, given there hasn’t been the same ramp up in building approvals for detached housing compared as with multi unit dwelling approvals.
Based on the median price across the combined capital cities, houses are attracting a $100,000 premium over apartments.
The national rate of growth has varied between a fall of -0.6% in Canberra to an increase of 12.4% in Sydney, followed by Melbourne at 7.6%. 
<img src="/images/2015/01/01/chart-jan-5-one.jpg" alt="">
Source: CoreLogic RP Data.
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2014 national residential price growth 7.9%, but slowing: CoreLogic RP Data

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GUEST OBSERVATION
As 2014 has just drawn to a close it is a good time to reflect on the events of the past, and especially the last 12 months, to prepare for what to expect in the Australian property market in 2015 and beyond.
Let me begin with this absolute gem of a quote:
“At last we anchored within Sydney Cove;… it is a good town; the streets are regular, broad, clean &amp; kept in excellent order; the houses are of a good size &amp; the Shops well furnished. — It may be faithfully compared to the large suburbs which stretch out from London &amp; a few other great towns… the number of large houses just finished &amp; other building is truly surprising; nevertheless every one complains of the high rents &amp; difficulty in procuring a house…”
- Charles Darwin's Beagle Diary, 12 January, 1836, Sydney.
It looks that Sydney property market had not changed much in 179 years - the same issues were widely debated in 2014 and they will continued to be debated in 2015. The chances are that another few generations will hear the same old complaints over and over again.
At the beginning of 2014 there were many sceptics about the uplift in property prices, clinging instead to the previous media propaganda favourite – an imminent price collapse.
However, dwelling prices increased across the country in 2014. In some places very modestly, at a level that could be considered just noise in the data, but in other parts of Australia, like Sydney or Melbourne, quite noticeably (12.4% and 7.6% respectively according to Core Logic RP Data Home Value Index).
<a href="https://www.propertyobserver.com.au/finance/australian-property-prices-explained-independent-analyst/2014011367181/Page-1" target="_parent">As I outlined last year</a>, price growth should have been expected considering the historically high purchase affordability.
Price advances in 2014 put Australia well on track to record another decade of growth - the seventh consecutive decade of growth since World War II.
<img src="/images/2015/01/01/Prices_per_Decades_December2014.png" alt="">
However, you would not know from news headlines that our property market is as expected since 2014 was another year of media beat up about property bubbles fuelled by negative gearing, housing affordability crisis, foreigners and investors stealing houses from first home buyers, and baby boomers eating their young.
As many Property Observer readers already know, these are just overblown exploits by attention seeking media outlets and not the real issues, as I have previously highlighted in my feature article: <a href="/expert-insights/investing/crisis-of-confidence-or-crisis-of-affordability">Crisis of confidence or crisis of affordability?</a>
In 2014 the supply of new dwellings started to increase as a response to rising prices. At the same time, increased participation of property investors led to increases in supply of rental accommodation. Rents held well in larger capital cities in 2014 but declined in Canberra, Darwin and Perth (as per Residex November 2014 results).
The cost of buying Australian property is now considered expensive in comparison to rents. The pendulum swung in favour of rents in March and the changeover was reported in <a href="/expert-insights/buying/further-price-growth-likely-though-pace-may-slow-may-2014-state-of-the-market-analysis">May’s state of the market report</a>.
The December preliminary analysis indicates that the peak in this cycle might have been reached but we will have to wait for a confirmation in the coming months.
<img src="/images/2015/01/01/BRI_December2014.png" alt="">
However, in historical terms, residential property remains well within the financial means of working Australians, despite substantial price rises in 2013 and 2014. Even in Sydney.
<img src="/images/2015/01/01/PAI_December2014.png" alt="">
The property market in Australia fared well in 2014 in comparison to the stock market but, as noted earlier, returns varied across the country.
The best capital gains were recorded in Sydney and Melbourne, and Canberra and Darwin were the worst performing markets in 2014 (as per CoreLogic RP Data Home Value Index).
It is therefore not a coincidence that the security and relatively low volatility of residential property is very attractive at the moment.
<img src="/images/2015/01/01/HP_Accum_December2014.png" alt="">
Also see:<a href="https://www.propertyobserver.com.au/residential/a-roof-over-your-head-or-the-biggest-investment-you-ll-ever-make-how-should-we-treat-residential-property/2014020967655" target="_blank"> An investment or just a roof over your head: How should we treat residential property?</a>
Article continues on the next page. Please click below.
<hr class="system-pagebreak">
The Australian dollar fell at the end of the year, making our property market cheaper for expats and international buyers.
As far as market intervention goes, we had two property related Senate inquiries in 2014: one into housing affordability and the other into foreign investment in residential property. And there was the financial system inquiry, the so called Murray Review. Government policy responses are expected to have some impact on the property market but the magnitude and timing of eventual actions is uncertain.
There were also strong calls during the year for the implementation of micro prudential regulations to curb property investment growth, as well for the removal of negative gearing provisions, but the probability of any actions by the authorities remains rather low at this point in time.
Besides, the likelihood of any negative impact stemming from these actions on the property prices is minimal if we consider New Zealand experiences with micro prudential controls and the true role negative gearing plays in property investment (as explained in <a href="https://www.propertyobserver.com.au/news/let-s-get-the-facts-straight-negative-gearing-benefits-less-well-off-investors-more-than-it-does-the-rich/2013111266324" target="_blank">Negative gearing: The three facts that will challenge your assumptions</a> and <a href="/news">Putting property investment losses into perspective</a>).
Money has flowed strongly into the property market throughout 2014 but that flow has potentially reached its peak in the December quarter. We will have to wait until March 2015 for a confirmation of change in trends, but a pull back in demand in autumn is very probable.
<img src="/images/2015/01/01/PHCI_December2014.png" alt="">
Transaction volumes remained subdued in 2014 in historical terms. With consumer confidence down for the year, unemployment on the rise and general expectations of low growth in wages, and tough economic conditions ahead, the demand for property has been weakening throughout 2014 and can be expected to decline further.
<img src="/images/2015/01/01/EWI_December2014.png" alt="">
Price growth started to decelerate in mid 2014 – the outlook for the market was downgraded to neutral in June, and again in July to neutral with negative bias, to reflect deteriorating conditions.
In the last 12 months, the Australian property market has followed a slow growth scenario, as outlined in <a href="https://www.propertyobserver.com.au/residential/australian-property-prices-in-2014-and-beyond-a-peek-into-the-future/2014013167457" target="_blank">Australian property prices in 2014 and beyond</a>.
All in all, at the end of 2014 the property market in Australia remains strong but there are signs it is ready to take a breather.
Jitters in international financial markets and the constant worries about the domestic and the world economy (China in particular), negatively influenced the confidence of market participants. Prices cannot advance strongly in such an environment so we may have already seen the peak activity in this cycle.
If confidence in the domestic economy improves significantly in 2015, it could put a rocket under prices because property in Australia is still relatively cheap. With the expectation of interest rates on hold throughout 2015 and only moderate wage growth, the key to the Australian property market fortunes is employment.
Arek Drozda is an independent property market analyst.
Caveat - The information is provided in good faith and does not constitute financial advice. Use with caution and at own risk.
Background information - For more extended description of individual measures and how to apply this information please refer to the first report in this series: <a href="/expert-insights/buying/buying-more-advantageous-than-renting-yet-change-imminent-april-2014-state-of-the-market-analysis">State of the Property Market, April 2014</a>.  
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State of the market report – 2014 in review

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2014 was an interesting year for investors.
In an era when fixed interest investments have been widely expected to be dud performers, returns on Aussie government bonds delivered surprisingly strong returns of around 10% over the calendar year with interest rate expectations imploding as the calendar year progressed.
The Australian share market seemed to be tracking solidly as expected but then nosedived at the end of the third quarter to relinquish all of its previously garnered capital gains before a face-saving rally in December left the chart in positive territory for the year.
In terms of global shares the Dow Jones yet again performed very well in 2014 and the S&amp;P 500 even better, thereby further proving the folly of trying to predict short-term market gyrations.
Commodities generally had a rough ride last year with both copper and gold again finishing the year lower than where they began it, although in truth returns on gold often reflect a currency hedge as much as they do the quoted US dollar return.
Meanwhile 2014 was also a year during which commodities such as iron ore and crude oil were obliterated.
Residential property
"Total returns" from residential property came in at an uncommonly strong 12%.
How returns are measured from residential property for individual investors are largely relevant to how assets are financed - total returns may be a useful measure for those of us who have owned property since the mid 1990s or earlier, but for more recent buyers using higher leverage capital growth is the metric of interest.
In terms of growth capital city dwelling prices rose by a further 8% in 2014 following on from 10% growth in 2013.
<img src="https://3.bp.blogspot.com/-7LOC4nR1e08/VKlTo2qp9MI/AAAAAAAASR0/p5nndmF20FU/s1600/RPD.jpg">
Historically the Core Logic RP Data Home Values Index - which is not seasonally adjusted - tends to produce a dip in valuations around the middle of the year as can be seen in the above chart, but has continued to record solid gains over time.
Over the last two calendar year capital city home values have increased by 18% - the equivalent of an $90,000 price increase on a $500,000 property.
Post GFC Returns 
Since December 2008 capital city home values have increased by more than 36% reflecting a solid 5.3% compounding annual return.
For those using leverage returns have been potentially outstanding - the use of 80% leverage can magnify returns (both positive and negative) by five times before transaction and holding costs, thus reflecting gross capital returns of more than 180% over that time - returns that are rarely matched easily in other asset classes. 
In reality the home values index return is heavily tilted by the outstanding performance of Sydney which has recorded prodigious returns since December 2008 of 55%, or a compounding annual return of 7.5%.
Melbourne aside, returns elsewhere have been relatively muted over the past six years.
On the plus side for home owners there is scant evidence to be found here of the widely predicted sharp property correction.
<img src="https://2.bp.blogspot.com/-npAKOqC5FlU/VKlwjzsvELI/AAAAAAAASSE/M_ylAwZpDFc/s1600/rp1.jpg">
Best prospective performers
With massive population growth continuing to swell Greater Sydney combined with presently the strongest economy in the nation, the harbour city is expected to continue forging ahead to record the strongest capital gains in 2015.
Just as we have seen in London over the long-term, the sheer weight of increasing demand for a genuinely scarce supply of land in Sydney appears likely to continue delivering the most consistent compounding returns.
Those who prefer to invest counter-cyclically face a more demanding decision.
The southern state capitals of Adelaide and Hobart have been hampered by grievously weakened economies and an utter dearth of employment growth, while Adelaide faces the additional hurdle of the shuttering of its automobile manufacturing industry which will contribute to concerningly elevated levels of unemployment in the outer.
Canberra and Darwin must adjust to the twin spectres of a labour market rationalisation and a resources construction pullback respectively.
Melbourne's housing market has been on an outstanding run in recent years but is now confronted by a number of challenges related to both the local economy and to overbuilding in some areas that has resulted in a glut of stock on the market.
The best risk-adjusted bet for counter-cyclical investors is on balance likely to be Brisbane.
The Queensland capital has been struck by a number of setbacks to housing market confidence over recent years, but housing finance data for both owner-occupiers and investors suggests that the market has decisively turned a corner and the strongest three year returns are thus projected for Brisbane.
However, there is certain to be an oversupply of new units in a number of suburbs and skilful asset selection will to a great extent determine results.
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His latest book is '<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>' .
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How assets performed in 2014 and what to expect this year

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Lakemba is located 15 kilometres south-west of Sydney's CBD, in the Canterbury local council area.
It's bordered by Wiley Park to the west and Belmore to the east. Lakemba railway station, in the centre of the suburb, is serviced by the Bankstown line. The 450 bus also delivers residents to Burwood, through Roselands and Strathfield and to Hurstville, via Roselands.
This year, as buyers increasingly focussed on Sydney's middle ring western suburbs to find affordable properties, Domain Group senior economist Andrew Wilson says Lakemba saw strong results.
"The numbers look very good for Lakemba," says Wilson. Australian Property Monitors recorded a median house price of $750,000 in Lakemba for the six months to November, up from $645,000 in the previous period.
The <a href="https://www.realestate.com.au/property-house-nsw-lakemba-118155211" target="_blank">three bedroom house</a> below sold for $750,000 in late November. The brick house on a 534 square metre plot had been held by the vendors for 23 years. They paid $149,000 for the house in 1991.
<img src="/images/2014/12/19/house.jpg" alt="">
In the six months to November 2014, median unit values increased from $337,750 to $360,000, according to Australian Property Monitors.
"That's very strong growth," he says. Wilson predicts the strong growth will continue next year, but will eventually slow.
"Sydney's still set to be the best performer of all the capitals next year. There's still a lot of energy in the market.
"Generally, Sydney house price growth is declining, from double figures over the last two years, per year.  It's gone from around 15% per year to 11%, and next year will probably see around 7% growth.
"Most suburbs will move in line with that. Lakemba, particularly in units, still has a close to double figure growth left in it," he explains.
According to Wilson, units in Lakemba are still in a range generally considered to be affordable, particularly given the suburb's location and local amenities.
A <a href="https://www.realestate.com.au/property-unit-nsw-lakemba-117981363" target="_blank">two bedroom apartment</a> in the eight-unit complex pictured below sold for $358,000 in early December. The elevated ground floor unit with a registered car space was bought by the vendor just a year and a half ago, for $260,000. In that time, after receiving fresh floorboards and new carpet in the bedrooms, its value has increased by 37.7%.
<img src="/images/2014/12/19/unit.jpg" alt="">
"Inner middle ring suburbs in Sydney always attract buyers, and it's all part of that search for more affordable options," says Wilson.
"The area is well serviced by transport and infrastructure, and of course, the NSW economy is doing very well.
The area's main retail strip is along Haldon Street, with a variety of stores and restaurants. There are a number of schools in the area, including Lakemba Public School, Hampden Park Public School and Holy Spirit College.
According to the Australian Bureau of Statistics, the Lakemba - Wiley Park area had a population of 27,228 as of 2012. 76% of Lakemba - Wiley Park residents spoke a language other than english at home in 2011.
In 2011, labourers made up the largest proportion of wage earners in the Lakemba and Wiley Park area, accounting for 19.5% of the area's paid workers. 15.0% of the area's wage earners described themselves as professionals, and technicians and trades workers made up 12.7% of wages earners.
Wilson explains that those who cannot afford Sydney's inner western suburbs are increasingly considering properties in Canterbury, Bankstown or Croydon Park. He expects the majority of buyers in the area are and will continue to be owner occupiers, given its affordability.
After a strong 2014, Wilson predicts that in 2015, Lakemba is "still set to be a popular suburb in a moderating market".
You might also want to read: Why I wouldn't buy an old home Sydney's western suburbs. 
Photo of Halden Street, Lakemba courtesy of Blu3d/<a class="mw-mmv-license" href="https://creativecommons.org/licenses/by-sa/3.0/" target="_blank" style="line-height: 1.3em;">CC BY-SA 3.0</a>.
 
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Suburb spotlight: Lakemba presents affordable options for owner occupiers

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It's now <a href="/expert-insights/buying/10-extra-months-needed-to-save-for-sydney-first-home-deposit-in-2014-bankwest">taking first time buyers even longer</a> to save for a home, as price growth in some areas makes the time to save a 20% deposit rise ever higher.
Bankwest's First Time Buyer Deposit report explains how long it takes from state to state.
<ul>
<li>New South Wales: 4.8 years (If looking at Sydney, this is at 6.7 years) </li>
<li>Victoria: 4.4 years (if in Melbourne, this increases to 5.5 years) </li>
<li>ACT: 4.0 years </li>
<li>Northern Territory: 4.1 years (In Darwin, this spans to 4.2 years) </li>
<li>Queensland: 3.8 years (4.1 years for Brisbane) </li>
<li>Western Australia: 3.7 years (For Perth, 3.9 years) </li>
<li>South Australia: 3.3 years (For Adelaide, 3.6 years) </li>
<li>Tasmania: 2.7 years (For Hobart, this increases to 3.3 years)</li>
</ul>
For more findings from the report, including the 10 LGAs where saving is quickest across the country, <a href="/expert-insights/buying/10-extra-months-needed-to-save-for-sydney-first-home-deposit-in-2014-bankwest">click here</a>.
<img src="/images/2014/12/19/syd%20bankwest%20dec%2019%20one.png" alt="">
Source: Bankwest
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How long it takes first time buyers to save by state

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Central Equity has appointed Brookfield Multiplex to construct Australis Melbourne Apartments on Little Lonsdale Street.
The Melbourne CBD development, at 601 Little Lonsdale Street, is a $135 million project from Central Equity.
The 46 level glass facade tower will include one, two and three bedroom apartments, as well as a number of penthouses in the <a href="https://australisapartments.com.au/?id=03&amp;gclid=CLWY3KvK0MICFU1wvAodYLkA1g" target="_blank">Australis </a>tower.
Residents will have access to an indoor heated swimming pool, a gym and a grand foyer with concierge.
Graham Cottam, regional managing director Victoria for Brookfield Multiplex, said that Central Equity has a relationship with Brookfield Multiplex.
"Central Equity is a market leader and pioneer in the Melbourne development arena and we are proud of our ongoing relationship," said Cottam.
In fact, they have completed 14 apartment buildings for the development company, with another three currently under construction, including Southbank Grand Apartments and Melbourne One Apartments.
These apartment developments include Southbank One Apartments, City Tempo Apartments, Mainpoint Apartments, Southbank Towers, Boulevarde Apartments, Sovereign Apartments, Melbourne Tower Apartments, Kings Park on Southbank and City Tower Apartments.
Australis is set to be a complex construction, located adjacent to Central Equity’s Melbourne One apartment tower construction site – which will be a 47 level tower.
Some apartments will include reverse cycle air conditioning and double glazing. Many will have parking available.
One bedroom apartments with a balcony and air conditioning start from $429,000. One bedroom plus study with a balcony and air conditioning are priced from $484,000.
Two bedroom apartments with one or two bathrooms are priced from $595,000.
Penthouses are available on the 45th floor, with three bedrooms and two car parks, priced from $1.65 million.
All the three bedroom apartments, including two bathrooms and a car park, are currently sold out. They were priced around the $880,000 mark.
Completion for Australis is expected for late 2016.
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Brookfield Multiplex to build Little Lonsdale Street’s Australis

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The strong Sydney property market in 2014 means it is taking 10 months longer to get into the market than it did during 2013. 
Sydney is the most difficult capital city in Australia for first time buyers to enter the property market, with deposit savings times now approaching seven years for couples, said Ian Rakhit, Bankwest's head of specialist banking said.
The sixth annual Bankwest First Time Buyer Deposit Report revealed it will take 6.7 years for first time buyers in Sydney to save a home deposit for a median priced property.
"This is an increase of 0.8 years (approximately 10 months) on the same point in 2013," said Rakhit.
"The jump in savings time is largely attributed to a 15.4% year-on-year increase in median home values."
First time buyers in Sydney now need to save a $165,100, 20% deposit to purchase a median priced property.
"This is $40,000 more than the next most expensive capital city, Melbourne ($126,200), and considerably more than the average capital city deposit of $104,813," Rakhit said.
“New South Wales continues to see high levels of population growth, which has a direct impact on housing demand and affordability.” 
“This affects everyone in the housing market, but it certainly makes the first step onto the property ladder tough for Sydney-siders."
There are now 12 local government areas (LGAs) in Sydney where it would take a couple more than 10 years to save for a home deposit, which equates to a record 28% of total LGAs for the Sydney region.
<img src="/images/2014/12/18/bankwest-dec-19-one.jpg" alt="">
Source: Bankwest
A further 44% of Sydney LGAs have savings times of over six years. Only 12 Sydney LGAs offer savings times between two to four years, while 16% would take four to six years.
Mosman remains the most difficult suburb to break into for first time buyers, requiring 14.2 years to save a deposit. The second most difficult suburb is Woollahra, where savings would take 13.8 years.
While Sydney remains Australia’s most expensive capital city for first time buyers, the rest of New South Wales offers much more affordable properties, with a couple on an average income taking 4.8 years to save the $112,700 required for a home deposit.
There are 37 LGAs in New South Wales (25% of the total of 149) where the average first time buyer couple would have to save for less than two years to raise a 20% deposit for their first house. Central Darling in Far West New South Wales has the shortest savings time in the state, taking 0.7 years (eight months) for a couple to save the $13,600 required for a house deposit.
“As first time buyers find themselves priced out of inner Sydney, regional alternatives may become more appealing. If first time buyers are willing to look outside the typical hot-spots there are still good deals to be found,” Rakhit said.
Nationally, first time buyers are being forced to save for longer as the median value of houses outpaces salary growth. On average, Australian first time buyers will now take 4.1 years to save a 20% deposit for a house, up from 3.9 years in 2013.
<img src="/images/2014/12/18/bankwest-dec-19-two.jpg" alt="">
Source: Bankwest
Despite a rapid increase in the median price of housing across Australia, wages among first time buyers have only grown by 2.6% over the year, leaving first home saver incomes lagging behind rising house prices.
“This year’s report reveals an ongoing and increasing trend in the amount of time it takes to save for a first home in Australia. At the same time, those who are in a position to join the property ladder this year will do so a time when the average price of houses is showing strong growth,” Rakhit said.
A large part of the growth in national housing prices can be attributed to low interest rates, with standard variable rates currently at the lowest level since 2009. The current average rate of 5.9% per annum is well below the average rate of 7.3% seen over the past 10 years, he said.
"While low interest rates may make it easier for home owners to service their loans, they can also make it more difficult for first time home buyers to save for a first home deposit," he said.
"For a couple saving their money in a high interest online savings account, the average interest rate has been 2.5% over the past 12 months, down from 3.17% in 2013, and the average rate of 4.69% over the past 10 years."
The report quantifies how long it would take a first time buyer to save a 20% deposit based on local incomes and local house prices and the level of the First Home Owners Grant where available by state. Data has been sourced from the Australian Bureau of Statistics (ABS) Wage and Salary Earner Statistics for Small Areas, the ABS Wage Price Index, the Reserve Bank of Australia (RBA) and Residex.
Deposit savings times have been calculated on the basis of a first time buyer couple setting aside 20% of their combined pre-tax income annually. The calculation assumes the savings are deposited into an online savings account each month and earn interest on this basis.
A full list of results for 465 LGAs across Australia is available in the Bankwest First Time Buyer Deposit Report 2014, which is available at <a href="https://www.bankwest.com.au" target="_blank">www.bankwest.com.au.</a>
<img src="/images/2014/12/18/bankwest-dec-19-three.jpg" alt="">
Source: Bankwest
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