Design-led developer-builder Lowe Living has unveiled its latest residential development, Jardin House, marking its first foray into Melbourne's blue-chip City of Boroondara.

Located a short walk from Camberwell Junction, <a href="https://www.apartments.com.au/new-apartments/jardin-house-by-lowe-living-camberwell-335-camberwell-road-camberwell-vic-3124">Jardin House</a> has been designed to appeal to affluent local downsizers and established families seeking a low-maintenance alternative to the large homes that have long defined Camberwell and surrounding suburbs.

The project will comprise a collection of two and three-bedroom apartments ranging from 92 sqm to 280 sqm, alongside a limited number of penthouse residences featuring rooftop terraces spanning more than 100 sqm, with optional private pools.

&nbsp;

[smartcode_project:default project_id=146717 project_image_fid=372212]

Lowe Living Co-Founder and Managing Director Tim Lowe said Camberwell represented a natural next step for the developer as it expands into some of Melbourne's most tightly held residential markets.

"Jardin House is an important project for our team as it marks the next evolution of our portfolio into different well-established blue-chip pockets of Melbourne," Lowe said.

"Camberwell, with its incredible walkability, family-led neighbourhood feel and superb access to education and transport, makes it a natural choice for us."

[smartcode_project:default project_id=146717 project_image_fid=372227]

Designed by Tristan Wong Architects, with interiors by Hecker Guthrie and landscaping by Acre, the development takes inspiration from the Art Deco architecture that remains a defining feature of many of Camberwell's established streets.

A curved facade, arched openings, textured brickwork and sculpted forms reference the suburb's architectural heritage, while extensive landscaping softens the building's presence and creates a strong connection to the surrounding tree-lined streetscape.

The project will be set behind a secure gated entrance, with residents arriving through landscaped gardens designed to create a transition between the public realm and private residences.

Inside, the residences feature natural stone and timber finishes, full-height glazing, Miele appliances and generous open-plan living areas designed for long-term owner occupation.

[smartcode_project:default project_id=146717 project_image_fid=372225]

While the apartments themselves have been designed to attract discerning owner-occupiers, it is the amenity offering that sets Jardin House apart from many other boutique projects currently launching across Melbourne.

The centrepiece is a 350 sqm private bathhouse curated in partnership with Aurora Spa &amp; Bathhouse founder Lyndall Mitchell.

The wellness precinct includes mineral pools, hydrotherapy experiences, a Himalayan salt room, sauna, steam room, cold plunge pools and dedicated relaxation spaces, creating what Lowe Living describes as a private wellness retreat exclusively for residents.

[smartcode_project:default project_id=146717 project_image_fid=372222]

The collaboration follows Lowe Living's recent partnership with Aurora at Maison Savoy in Brighton, although Jardin House is the first project to incorporate both indoor and outdoor wellness experiences.

Emma Lowe, Co-Founder and Managing Director of Lowe Living, said wellness was becoming an increasingly important consideration for apartment buyers.

"Collaborating with Lyndall Mitchell from Aurora Spa &amp; Bathhouse for a second time is an intentional nod to creating residences that are more than just homes, but a way to enrich the lives of our residents through wellness and longevity," Lowe said.

The amenity offering is complemented by a Technogym fitness studio, residents' lounge, private dining spaces and concierge services.

The launch comes as developers increasingly target Melbourne's established eastern suburbs, where rising land values, ageing housing stock and growing downsizer demand are creating opportunities for boutique apartment projects.

Lowe said the company expects significant generational wealth transfer across suburbs such as Camberwell in coming years, creating further demand for luxury apartment living.

"Camberwell is a blue-chip suburb where homes regularly transact for multiple millions of dollars," he said.

"The generational change of wealth in these locations expected in the coming years is significant, so we see an opportunity to create exclusive residences that appeal to older families and downsizers in order to meet this demand."

Apartments at Jardin house start from $1,195,000. The project forms part of Lowe Living's near-$1 billion portfolio of new developments across Melbourne.

[smartcode_project_cta:default project_id=146717]

Joel Robinson

Lowe Living launches Jardin House in Camberwell

As <a href="https://www.apartments.com.au/developments/north-sydney-nsw-2060">North Sydney</a> continues its transition from a commercial centre into a more layered residential and lifestyle precinct, a new generation of apartment developments is reshaping expectations around scale, amenity, and long-term liveability.

Improved transport connections through the Victoria Cross Metro, continued investment in dining and public spaces, and a constrained supply of new luxury apartments have sharpened demand for homes that combine proximity to the CBD with the privacy and outlook traditionally associated with harbourside houses.

At 177 Walker Street, <a href="https://www.apartments.com.au/developers/aland">ALAND</a>’s new apartment development <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> enters the market with a distinctly residential approach to high-rise living. The 30-level tower will deliver 161 residences, ranging from one-bedroom apartments through to sub-penthouses and a full-floor penthouse, all oriented to capture uninterrupted views across Sydney Harbour, the Opera House, and out toward the Pacific Ocean.

[smartcode_project:default project_id=134323 project_image_fid=6395]

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, the project takes advantage of the site’s natural topography and elevated position above the harbour. Rather than relying on density alone, the architecture focuses on outlook, orientation, and spatial flow, with every apartment occupying a corner position to maximise natural light and cross ventilation.

Rothelowman says the site itself shaped much of the architectural response.

“The site has a long history in terms of its inevitable transformation and when we came in, we took inspiration from the idea of reestablishing a sense of the site’s natural terrain and fall. Our scheme aims to integrate with the terrain and the landscape, using the undulating site to slowly reveal glimpses and views of the harbour. The rotation of the tower off grid means every apartment has a view and is naturally cross ventilated. The building's colour palette is quintessentially Sydney, with bronze and sandstone and a luminescent green colour in the glass, making it very earthy and grounded in its location.”

[smartcode_project:default project_id=134323 project_image_fid=6399]

Inside the residences, the emphasis moves toward larger-format living typically associated with standalone homes. Kitchens sit at the centre of the apartments, connecting directly to open-plan dining and living areas before extending outward into expansive winter gardens and balconies. Calacatta marble, bespoke joinery, integrated appliances, and custom metal detailing are used throughout, while three distinct interior palettes, Terrace, Opera, and Harbour, allow buyers to personalise the spaces without compromising the architectural consistency of the project.

The larger residences place particular attention on separation between entertaining and private zones. In many apartments, master suites occupy the outer corners of the floorplates, allowing bedrooms to benefit from floor-to-ceiling glazing and harbour outlooks independent of the living spaces. Dressing rooms and ensuites continue the material palette through fluted detailing, freestanding baths, and layered stone finishes.

Rothelowman says the design intent centred on creating homes that feel enduring rather than transient.

“Our philosophy is all about the way people live in these spaces, and we wanted to create homes that reflect the quality of life in this unique Sydney location. The apartments showcase expansive living spaces that are generous, sophisticated, and bold, with the ability to connect with views throughout each apartment.”

[smartcode_project:default project_id=134323 project_image_fid=353235]

A separate four-storey amenity building known as The Pavilion expands the residential offering beyond the apartments themselves. Positioned alongside the tower, the building consolidates wellness, recreation, and social spaces into a dedicated resident retreat. Facilities include a 20-metre rooftop pool and sundeck, sauna, spa, ice bath, wellness studio, gymnasium, concierge service, wine cellar, residents’ lounge, private dining spaces, and dedicated co-working areas with meeting rooms and boardroom facilities.

The amenity mix reflects the buyer profile emerging in North Sydney, where owner-occupiers and downsizers are increasingly prioritising convenience, apartment scale, and long-term usability over purely investment-driven decisions.

The Walden also represents a significant milestone for ALAND, marking the company’s first major move into Sydney’s inner-city luxury apartment market after more than two decades delivering large-scale residential communities across Greater Sydney. Founder Andrew Hrsto says the Walker Street site stood apart because of both its positioning and its rarity.

[smartcode_project:default project_id=134323 project_image_fid=6390]

“As a company, we had been searching for a site in one of Sydney’s blue-chip locations, spanning the Eastern Suburbs, the Sydney CBD and the North Shore, and when we had the opportunity to purchase this site, we immediately recognised that it could be something iconic.”

At launch, The Walden recorded more than $103 million in sales, with buyers drawn to the project’s harbour positioning, apartment scale, and proximity to the Metro, which now connects North Sydney to Barangaroo in three minutes and Martin Place in five.

ALAND has commenced construction, and is expecting a completion date in 2028.

[smartcode_project_cta:default project_id=134323]

The Walden pairs house-scale living with North Sydney connectivity

The ACT will become the first jurisdiction in Australia to abolish stamp duty for all first home buyers, with no income caps and no property price thresholds from 1 July.

The move, announced as part of the ACT Budget, completes a key election commitment from the Barr Government and removes what Chief Minister Andrew Barr described as one of the biggest barriers to entering the housing market. The reform forms part of the ACT's long-running transition away from transaction taxes and towards a broader-based property tax system.

"This budget marks a major milestone in our long-term tax reform program," Barr said, adding that the government had maintained a sustained focus on removing barriers to home ownership. He said stamp duty had long been one of the largest upfront hurdles facing buyers and that from July, "that barrier is gone" for first home buyers in the Territory.

[smartcode_project:default project_id=139989 project_image_fid=350986]

The changes come alongside a range of measures designed to encourage new housing supply, including support for the delivery of so-called "missing middle" housing such as terraces, townhouses and low-rise multi-unit developments.

The announcement has renewed debate around whether the ACT's approach could provide a blueprint for improving housing affordability nationally.

New research from OurTop10.com.au, conducted by Primara Research, suggests the Territory's decade-long reform agenda has produced outcomes unmatched elsewhere in Australia.

While stamp duty costs have increased by an average 67 per cent nationally over the past decade, the ACT has recorded growth of just 15 per cent, the lowest increase of any jurisdiction.

The Territory has also emerged as one of the strongest performers on housing delivery. Based on population-weighted housing targets, the ACT is sitting less than one per cent behind its target. Victoria is the next closest at seven per cent behind, while the national average sits 25 per cent below target. New South Wales is tracking 39 per cent behind.

The latest reform removes one of the final barriers facing first home buyers in Canberra.

[smartcode_project:default project_id=139989 project_image_fid=359152]

The average Australian home buyer currently pays $61,714 in stamp duty. In the ACT, that figure is $38,399 despite the Territory having the third-highest median house price in the country.

Until now, the ACT's first home buyer concession scheme only applied to purchases up to $1.02 million, around $51,000 below Canberra's median house price of $1.071 million. In practical terms, many first home buyers were unable to access the median-priced home without losing the concession.

From July, those restrictions disappear.

Every first home buyer in the ACT will pay no stamp duty, regardless of income or purchase price.

Canberra remains one of Australia's most expensive housing markets, with dwelling values increasing 82 per cent over the past decade. However, that growth ranks only 11th among Australia's 15 major housing markets, suggesting affordability pressures have been less severe than in many other parts of the country.

Simon Ma, CEO of OurTop10.com.au, said the latest reforms recognise that many first home buyers have simply outgrown thresholds set years ago.

"Many first home buyers aren't just looking for a way onto the ladder, they want a home their family can actually live in," Ma said.

"In a market where the median house price is over a million dollars, a concession scheme that cuts out at $1.02 million was never going to get them there.

"Removing the ceiling entirely means ACT first home buyers can now pursue the home they actually want, rather than limiting themselves to a price point designed for a very different market."

Whether other states follow remains to be seen. But at a time when most jurisdictions are struggling to improve affordability while also increasing housing supply, the ACT has quietly become the national test case for both.

15% stamp duty growth. Just 1% off the national housing target. Zero stamp duty for FHBs. Is the ACT the blueprint for the great Australian dream?

ACT abolishes stamp duty for first home buyers

A rooftop pool and spa overlooking the Brisbane CBD, private dining spaces, expansive landscaped gardens and a residents' lounge are set to crown <a href="https://www.apartments.com.au/new-apartments/callista-on-park-west-end-49-mollison-street-west-end-qld-4101">Callista on Park</a>, the final residential building within Brisbane's West Village precinct.

The rooftop amenity collection has been designed as an extension of the lifestyle already established throughout West Village, providing residents with a series of indoor and outdoor spaces that capitalise on the building's elevated position above West End.

A swimming pool and heated spa form the centrepiece of the rooftop offering, surrounded by landscaped gardens developed through a collaboration between developer Sekisui House and ASPECT Studios. The design incorporates expansive lawn areas surrounded by English garden-inspired planting.

[smartcode_project:default project_id=134800 project_image_fid=370648]

Residents will also have access to two barbecue and outdoor dining areas positioned to take advantage of views across Brisbane's skyline, neighbouring Mollison Park, and the surrounding inner-city landscape.

For larger gatherings, the rooftop includes a private dining room centred around a substantial stone island bench, complete with a full kitchen and a 10-seat dining table set beneath four-metre-high ceilings. The space has been designed to overlook both the rooftop gardens and the Brisbane CBD skyline.

A separate residents' lounge provides an additional indoor retreat connected to the broader rooftop amenity offering, creating another space for residents to work, relax or entertain guests.

[smartcode_project:default project_id=134800 project_image_fid=370647]

The attention to detail extends beyond the rooftop.

Upon arrival, residents will enter through a lobby featuring a bespoke ceiling light installation developed in collaboration between Sekisui House and Alcorn Middleton Architecture. The arrival experience is complemented by private resident mailboxes and carefully considered interior finishes designed to reflect the premium positioning of the building.

[smartcode_project:default project_id=134800 project_image_fid=372541]

The amenity offering forms part of Callista on Park, the final residential release within the decade-long transformation of the former Peters Ice Cream Factory site into West Village, one of Brisbane's most established mixed-use communities.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and being delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a>, Callista represents the most premium residential offering within the masterplanned precinct.

Construction is now entering its final stages, with scaffolding beginning to come down and completion expected in the first quarter of 2027.

Prices for the three-bedroom plus MPR apartments start from just over $2.6 million.

[smartcode_project:default project_id=134800 project_image_fid=351535]

Callista will mark the final opportunity to purchase within West Village, where residents have direct access to more than 35 retail, dining, wellness and medical operators including Harris Farm Markets, Woolworths, Function Well and Goodlife Health Clubs, Metro Arts, and a growing collection of restaurants and cafés.

Located just 800 metres from the Brisbane CBD, the precinct also places residents within walking distance of South Bank, West End's dining scene, riverfront parklands and major public transport connections.

For Sekisui House, which has delivered more than two million homes globally, Callista serves as the concluding piece of the West Village masterplan, bringing together the precinct's heritage character, parkland setting and emphasis on walkability in a final collection of larger-format residences.

[smartcode_project_cta:default project_id=134800]

Rooftop pool, private dining and skyline gardens to crown West Village's final apartment release, Callista on Park

<a href="https://www.apartments.com.au/developments/wahroonga-nsw-2076">Wahroonga</a>’s enduring appeal has long been tied to its balance of bushland, established amenity, and access to some of Sydney’s most respected education and healthcare institutions.

Along Fox Valley Road, that combination is becoming increasingly sought after by buyers looking to remain connected to the Upper North Shore lifestyle while prioritising walkability, wellbeing, and convenience.

Developer Capital Corporation's initial vision of a 62-hectare site on Fox Valley Road was that they could create their own walkable community, bordered by&nbsp;more than 25 hectares of bushland and adjoining Coups Creek.

<img alt="Wahroonga" data-entity-type="file" data-entity-uuid="b84917a1-0d75-49b9-888c-ddf7ebfd6692" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/NEW2026_Wahroonga_Walkway.gif?VersionId=Gk3_xi5ssYfalmwuQQ5umQakddceC31j" />

<a href="https://www.apartments.com.au/new-apartments/the-residences-at-wahroonga-estate-169-fox-valley-road-wahroonga-nsw-2076">The Residences at Wahroonga Estate</a> draws directly on the area’s natural landscape, with walking trails and green corridors linking into sections of Lane Cove National Park. The surrounding network of bushwalks, cycling tracks, and reserves reinforces the suburb’s long-standing reputation as one of Sydney’s most nature-oriented residential pockets, while still maintaining close ties to village retail and transport infrastructure.

The address places residents within minutes of Wahroonga and Turramurra villages, where cafés, local grocers, boutiques, and everyday services support a highly localised lifestyle. Popular nearby venues including The Fox Café and Breeze Valley Café provide easy options for morning coffee or casual dining, while longstanding retailers such as IGA Wahroonga Fresh and Novella Fine Books continue to anchor the area’s village character.

&nbsp;

<img alt="Wahroonga" data-entity-type="file" data-entity-uuid="c4a950f7-4f05-4370-b360-b106359788e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/2026_Wahroonga_Entry_Gates.gif?VersionId=7n5kh9ymu.azYEYDemJkPgiIAfSw44oj" />

Healthcare access remains one of the defining locational advantages of the estate. Sydney Adventist Hospital, known locally as The San, sits directly adjacent and is one of the largest and most respected private hospitals in New South Wales. The hospital precinct incorporates specialist medical services, radiology, physiotherapy, and outpatient care, contributing to growing buyer demand from downsizers and owner-occupiers seeking long-term convenience and peace of mind.

Research commissioned by Capital Corporation found that health and wellbeing considerations are increasingly influencing downsizing decisions, particularly among buyers wanting to remain within familiar neighbourhoods while accessing medical infrastructure more easily.

Education has also historically underpinned demand across Wahroonga and the broader Upper North Shore. The estate sits close to several of Sydney’s leading private and independent schools, including Knox Grammar, Abbotsleigh, Barker College, Pymble Ladies’ College, Ravenswood School for Girls, and Loreto Normanhurst. Co-educational options including Wahroonga Adventist School and Sydney Adventist School further strengthen the area’s appeal to established families looking for long-term schooling pathways within a tightly held catchment.

[smartcode_project:default project_id=135247 project_image_fid=262183]

Transport connectivity supports the suburb’s liveability without compromising its quieter residential character. Wahroonga and Turramurra train stations provide direct rail access into the Sydney CBD, while the nearby Pacific Highway and M1 motorway strengthen links across the North Shore and broader metropolitan area. At the same time, the heavily treed streetscape and low-density character continue to distinguish the precinct from more urbanised parts of Sydney.

The Residences at Wahroonga Estate forms the first stage of <a href="https://www.apartments.com.au/developers/capital-corporation">Capital Corporation</a>’s broader masterplanned vision for the precinct, delivered alongside the Seventh-day Adventist Church.

[smartcode_project:default project_id=135247 project_image_fid=364995]

Designed by <a href="https://www.apartments.com.au/architects/group-gsa">GroupGSA</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/coco-republic-interior-design">Coco Republic</a>, the development integrates landscaped communal spaces including a pet-friendly Green Spine, resident lounge, BBQ pavilion, and direct bushland access, reinforcing the project’s focus on outdoor connection and community-based living.

Now under construction by Gold Star iCIRT-rated builder <a href="https://www.apartments.com.au/builders/dasco-australia">DASCO</a>, The Residences at Wahroonga Estate will deliver a collection of one, two, and three-bedroom apartments priced from $990,000, with completion anticipated in 2027.

[smartcode_project_cta:default project_id=135247]

Capital Corporation to cater to Upper North Shore downsizers by creating walkable community at The Residences at Wahroonga Estate

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>
A three-bedroom house in Melton South was Victoria’s most affordable auction sale over the past weekend, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-house-vic-melton+south-114631379">4 Wilson Road</a>, the house sold for $190,000 through YPA Estate Agents Melton.
Listing agent Jordan Mandanici told Property Observer the auction attracted about 30 to 40 people, with three bidders.
The successful bidder was an investor.
While Mandanici declined to reveal the reserve price, the initial asking price was listed as “offers in excess of $170,000” according to RP Data records.
Mandanici also said the property market in Melton South is seeing a lot of activity.
“There’s a lot for sale, and there’s not huge growth in terms of prices,” he said.
He added that first-time home buyers and investors were the main people looking to purchase properties in the area.
According to YPA’s estimated asking rent of $225 per week, the price reflects a 6.16% yield.
According to the <a href="/news">latest RP Data report</a>, the median sale price for houses in Melton South is $230,000, down 3.5% on last year. The average discount required to sell a house is 8.3%, while private treaty sales average 103 days on market.
The median asking rent for houses in Melton South is $250 per week, while gross rental yield currently stands at 5.7%.
</body></html>

dleow-BGaNPbHWyK

Melton South cheapie sells for $190,000 reflecting 6.16% yield

<html><body>
A lot of commentators said that lower interest rates would not be capable of reviving the housing market last year. OK, they might have been right about South Australia and Tasmania, where the labour market and population growth remains weak. But on a national basis, they were wrong.
<a style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;" imageanchor="1" href="https://3.bp.blogspot.com/-ImHvZqZQEew/UjbWxgYhO4I/AAAAAAAAKQ4/vLu_mc2dAtM/s1600/RPD.jpg"><img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="400" src="https://3.bp.blogspot.com/-ImHvZqZQEew/UjbWxgYhO4I/AAAAAAAAKQ4/vLu_mc2dAtM/s400/RPD.jpg" height="232" border="0"></a>
Source: RP Data
 
In fact, in the true spirit of a cycle, we have come a full circle. First, there was supposed to be a crash, then it was going to be a steady decline in prices...and now they're saying that prices could rise too strongly and therefore there might be a crash again.
It doesn't look like it. Rather the market gains will continue until rising interest rates eventually slow them down again. This is broadly what the RBA was hoping to achieve, moderate price increases in a bid to stimulate confidence, construction and the wider economy. To coin the phrase we heard for years in Britain, there are some "green shoots" of recovery in the wider economy, but the response has been rather measured to date.
GDP recovery
GDP growth in Australia has  been slowing and currently sits at 2.6% for the past year, which is some way below the long-term trend.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="320" src="https://www.rba.gov.au/publications/smp/2013/aug/images/graph-3.1.gif" height="256" alt="Graph 3.1: GDP Growth">
The RBA believes that GDP growth will steadily recover. If you consider the constituent parts of what makes up a country's GDP, however, there's a fair argument to say that the government is going to have to play its part in keeping GDP growth robust in Australia.
 
GDP = private consumption (C) + gross investment (I) + government spending (G) + (exports ? imports) (X-M) 
Or, simply expressed as: 
GDP = C + I + G +  (X - M)
We know that consumption (C) has been soft. Retail sales have not picked up to date as had been hoped.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" src="https://www.abs.gov.au/ausstats/abs@.nsf/a866861f12e106e0ca256a38002791fa/3dda13ecdc094b1cca257734002042f2/Body/0.F34!OpenElement&amp;FieldElemFormat=gif" alt="Graph: Monthly Turnover, Current Prices, Trend Estimate">
Source: ABS
Investment (I) has held up reasonably well so far, but we can be sure that total capital expenditure will fall in the coming years as the mining construction boom passes its peak. The latest estimate for total capital expenditure for 2013-14 was ~$159,200 million which is 11% lower than the corresponding estimate last year - the main driver being a 14% fall in mining capital expenditure. This will represent a non-trivial drag on GDP growth.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="400" src="https://www.abs.gov.au/ausstats/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/1ecf42b5ec12e8bcca2573460014f2df/Body/0.1300!OpenElement&amp;FieldElemFormat=gif" height="152" alt="Chart: Financial year actual and expected expenditure- Total Capital Expenditure">
Source: ABS
There has been a moderate upturn in the construction of dwellings, but there is much improvement still hoped for.
The fall in mining construction will also impact imports (I) as we need less construction equipment.
Of course, the whole point of construction of the resources mega-projects is to ramp up exports (E), and a huge volume of minerals is going to be exported from Australia over the coming decade. The risk is that although mining companies attempt to lock in robust cashflows by maintaining forward hedge books, ultimately the dollar value of exports will be closely tied to the strength of commodity prices. The forthcoming deluge of ore will naturally increase supply dramatically, so it is vital for Australia that demand remains high, particularly from China.
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;" width="320" src="https://www.rba.gov.au/publications/smp/2013/aug/images/graph-1.3.gif" height="268" alt="Graph 1.3: China – GDP Growth">
Outlook?
Given all of the above and the likely drags on economic growth, we can expect two things.
Firstly, interest rates will remain low through 2014 until there are concrete signs of stronger growth returning and the unemployment rate stabilising.
The other likely outcome is government (G) expenditure being expected to be do some of the heavy lifting for the economy, particularly the government's share of investment (I). There are likely to be calls for a major increase in government infrastructure investment in Australia during this political term to help plug the hole as the mining construction boom eventually unwinds.
To date, there has been much talk of new road projects, which is a great start. With luck, there will also be an increased focus on rail infrastructure - from an environmental perspective it surely makes sense to promote a more widespread use of public transport. However, rail projects are expensive and can be very costly to implement.
Whichever course of action is taken, increased government expenditure and its related multiplier effect should provide a welcome boost to the economy. The corresponding offset is that it there may be some  further blowouts to Australia's current account deficit. Are low interest rates working? Pete Wargent
Futures markets are taking a reasonably positive view of the economy, and suggest that interest rates may not fall any further. However, at this stage they are not anticipating higher rates until February 2015, by which stage it is hoped that the labour market will have strengthened.

<hr>
Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.
His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' was released on 1 September 2013.
 
</body></html>

pwargent-M4siyDbqQY

Are low interest rates working? Pete Wargent

<html><body>
Last weekend 832 properties were due to go under the hammer in Melbourne but 120 of them never made it to the line and were sold prior. In Sydney around 30% of advertised auctions were sold before the auctioneer did any work.  
In a strong market many buyers fear the auction process because competition drives prices out of their reach. Auction clearance rates are high so there is no doubt we will continue to see a large number of buyers try and avoid the auction.  
So what happens when you’ve been through a property a few times and you love it? You’re partway through arranging finance, and you’re getting psyched up to bid at the auction in a week or so.  
Then the agent calls. “The vendor has received an acceptable offer. The property will be sold unless we receive a higher offer by five o’clock tomorrow.”  
Your heart sinks. The buyer has probably put in the offer because they don’t want the stress of competing at an auction and they’re worried about being bid out of contention. But if the property doesn’t go to auction, how are you supposed to know who you’re bidding against, and how much they’re prepared to pay?  
When you’re competing with another buyer in this way, you’re forced to make an offer that reflects your spending limit, without the opportunity of testing the market and perhaps buying the property for less.  
It may be frustrating, but inviting buyers to exceed a pre-auction offer is perfectly legitimate. Pre-auction offers are unconditional, so it’s important to approach the situation from a position of strength. If you get the dreaded phone call, here’s how to play your cards:  
<ol start="1">
<li>
Fast track your preparation. Tell your lender about the situation and see if they can rush your pre-approval. Organise the building inspection if relevant, and ask a solicitor or conveyancer to inspect the contract and vendor statement. Many purchasers neglect these steps, only to find after they purchase that the property is structurally unsound, the body corporate has struck a levy for major repair works they didn’t know about — or worse still, that they couldn’t afford to buy the property in the first place.
</li>
</ol>
<ol start="2">
<li>
Determine your spending limit, based on your pre-approved amount. Bear in mind that your spending limit may be different from the property’s market value, which is determined by the level of demand relative to supply. If the market value is more than you can afford, and you can’t find an additional source of finance, you may have to bow out.
</li>
</ol>
<ol start="3">
<li>
Call the agent. Ask for an indication of the other buyer’s offer. The agent can’t disclose the exact amount but may be able to give an idea of the bar you have to clear, e.g. “more than $350,000”. Ask the agent how many other offers are coming in, so you know how much competition there is. The more competition, the higher the likely selling price.
</li>
</ol>
<ol start="4">
<li>
Price isn’t everything. Ask the agent what settlement terms the vendor wants. If they’ve already purchased another property, they may want a quicker settlement than the standard 60 days. If you can meet their preferred settlement terms, and your offer is close or identical to the highest offer, the vendor may accept yours instead.
</li>
</ol>
<ol start="5">
<li>
Submit your offer to the agent. Do this in writing by the required deadline; preferably earlier. Don’t try to be clever by submitting a bid lower than you know the vendor will accept. At this stage in the game, you’re not negotiating with the vendor; you’re simply competing with other purchasers, so you won’t get another chance. Make an offer that you believe is genuinely competitive.
</li>
</ol>
<ol start="6">
<li>
Sit back, bite your nails and wait! It may be nerve wracking, but once the deadline has passed, it won’t be long until you have your answer. If you miss out, at least you’ll know the property’s market value. The more knowledge you have, the stronger your position next time around.
</li>
</ol>
<hr>
Mark Armstrong is a director of <a href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.    
</body></html>

marmstrong-sd3emVLPPb

Time waits for no one; six tips for making a pre-auction offer: Mark Armstrong

<html><body>
When 650-odd property types were asked “If you were considering a new property purchase, what three sources of property information would you go to first?” 
What do you think they said?  
Here are the actual results:  
<ul>
<li>
Realestate.com.au                        84%
</li>
<li>
Trusted website/blogs                75%
</li>
<li>
Domain.com.au                             40%
</li>
<li>
Google                                               39%
</li>
<li>
Agent website                                31%
</li>
<li>
Property signage                          25%
</li>
<li>
Printed material                           23%
</li>
<li>
Friend or colleague                     20%
</li>
</ul>
Property purchasing used to be largely a private affair.  Many would have asked their parents, friends or relatives for their opinion.  This might have been the only advice they got or needed to make a buying decision.  This was the norm not that long ago.  
Today it seems that buyers need much more certainty.  Seeking the views of others – even from those we really don’t know, but trust – seems to be the norm.  
Several ‘trusted’ blog sites were mentioned in our survey.  Our <a style="font-size: 14px;" href="https://www.matusik.com.au/" target="_blank" rel="nofollow">Matusik Property Insights</a> site were among them.  Thank you.  And we would have scored more highly in the rankings if we allowed comments and replies on the blog.  It seems that forums are more trusted than not. I have a different view.  So let’s say I agree to disagree.  
Moreover, our survey shows, to me, that property promotion these days needs to be much more ‘communal’ rather than direct &amp; monopolistic.  The monologue tone of too many property marketing campaigns is obviously not working as well as the spin doctors would have us (or their clients) believe.  
Trusted third party professional support is needed.  
To find out how we can help go <a href="https://matusik.com.au/best-use/" target="_blank">here</a>.  
As Bob Dylan croaks – “I got eight carburettors, boys I’m using ’em all” – so too should vendors &amp; developers when it comes to promoting property.  A multi-faceted marketing campaign is needed &amp; one that includes – no, it need to be front &amp; centre – social media.  
There are many barriers delaying property’s move to a more social, communal promotional platform.  The biggest is the current way property sales are renumerated.  
How does one determine the true source of a lead in such a melting pot?  How can a property buyer continue to be ‘owned’ by a marketing group or agency?  
She’s my client!  I have known them for years!  If I don’t get the full wack I’m taking my client elsewhere!  My database is bigger than theirs, so I am the best agent for the job.  
If this sounds all too familiar, then maybe it is time to think about change.  
My father told me years ago that you will go broke trying to change the market.  It is best to find out what the market wants and how it behaves and adjust accordingly.    
 
<hr>
 Michael Matusik is the founder of <a rel="nofollow" target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.
 Read <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a style="font-size: 14px;" rel="nofollow" href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
 
</body></html>

michaelmatusik-49YzLvdmNv

Who do you trust to get your property information from? Michael Matusik 

<html><body>
LEO, a six level boutique apartment complex by Kokoda Property in Hawthorn East is now 75% sold.
Located on Camberwell Road, the development features 89 one- and two-bedroom apartments with interiors by Belle Magazine’s Interior Designers of the Year, Hecker Guthrie.
“We have been overwhelmed with purchasers who are eager to be one of the first to secure an apartment in this blue chip location,” says Kokoda Property sales and marketing manager Sam Tucker.
“LEO delivers a designer lifestyle at an affordable price so we have no doubt this project will sell out in record time.
“Our business model at Kokoda Property is simple: deliver beautiful apartment projects in blue-chip locations surrounded by existing amenity and transport options,” says Tucker.
Apartments feature Scandinavian styling and boast bespoke timber cabinetry, Miele appliances, timber flooring and marble bench tops, as well as 2.7-metre high ceilings.
One-bedroom apartments range in size from 41 square metres to 70 square metres, with remaining apartments priced from $379,000.
Two-bedroom apartments range in size from 62 square metres to 124 square metres, with remaining apartments priced from $569,000.
Buyers will also have the choice of powder-coated black, gold or stainless steel tapware.
Designed by Artisan Architects, the lobby features exposed concrete flooring, timber wall panelling, pendant lighting features and a private gymnasium.
“LEO is the epitome of style and elegance in a highly desirable pocket of Melbourne so we are confident it will appeal to a broad range of buyers,” says Tucker.
The development has attracted a mix of buyers, from local first home owners to downsizers and local investors. 
LEO has a scheduled completion date of mid-2015.
The median apartment price in <a href="/news">Hawthorn East</a> is $499,000, a 6.7% change in the past five years, according to RP Data.
</body></html>

ntrotman-Et3xWpamVh

Hawthorn East's LEO development now 75% sold

<html><body>
Seven weeks ago as we all went into election mode I noted that housing policy appeared to be pretty much missing from the political debate. While an interest rate cut by the RBA was announced at the start of the election, last week another cut did not follow, and hardly anyone appeared to notice. While in Sydney this election weekend auction clearance rates remained at record levels and possibly heading for 90%.
Over the past six months the dynamics of the residential property market have shifted up a few gears. However, now as we enter a new three-year term of a Liberal lead federal parliament, housing policy will be near the top of the priority list for the new government.
Even at this very point I think housing policy should at least be on the to do list. Here are some reasons why and many of the points are old issues that simply refuse to go away.
Low interest rates will not last forever
So lets start with interest rates, because as a key plank of the economy interest rates rank alongside growth, inflation and unemployment as key indicators. Home loan rates are now well below 5%, they may not go much lower and they are not set to rise anytime soon.  It is clear that low rates are helping to keep demand high and sooner or later they will rise. Retirees on fixed incomes might be wishing for that increase to be sooner.
However even with very competitive interest rates for some time now home ownership has been falling since the 1970’s. This trend suggests that low rates do not bring about lasting improvements in affordability. So in two or three years time if rates head up from their current lows this will have a big impact on affordability.
The key aspect of interest rates will need to stay on the new governments agenda because an increase of 25 or 50 basis points will soon hurt buyers used to low rates.
Infrastructure now into emergency settings
Infrastructure policy is very closely aligned to housing and it was one of the topics to get headline attention, in New South Wales Sydney’s second airport got another airing. The new government has stated its intention to move some expenditure into more roads. But the real question that remains is will badly neglected urban infrastructure get the attention it desperately needs.
There are some big-ticket items like the airport, but across almost every major city there is a huge backlog of projects both big and small and now there is also the bogeyman of needs to maintain some of our major infrastructure, let alone get new projects underway.
So along with keeping an eye on interest rates the future infrastructure minister will be busy and we should not forget the fate of the NBN here, because as anyone marketing a new development knows, internet access is today a key point for any buyer.
We need more housing
There is a compelling case to encourage the construction of more new homes because even on the most basic count – according to most industry bodies – we are building around 150,000 new homes a year, but we need 200,000, and a short fall of 50,000 year on year is a time bomb.
The construction industry post-mining boom claims that it is being held back by a lack of skilled workers, never ending red-tape, compliance issues and banks still making finance hard to access – so yet again another big policy area for Canberra and the states.
Tax
The new government in Canberra has promised a big picture tax review and as far as the housing market goes that’s something that may well open a can of worms. But again that’s another key issue that got little attention over the last six weeks of campaigning. Local and state governments still gain 45% of their revenue from property related taxes. Transaction taxes alone account for 14% of that revenue among the highest rates in the world.
Housing Finance
Even before commenting on housing finance it’s hard to understand why housing should have been relegated down the list of policy priorities during the election campaign, given these key points.
Having touched upon the topic of interest rates and infrastructure housing finance, let’s bring these two topics together. There remains a suggestion that an easy financial model should be found to allow superannuation savings to be invested into housing finance and as a way to fund infrastructure. This sort of secure and attractive fixed rate alternative to the sharemarket would, I suggest, be very welcome by the very same retirees now facing low bank deposit rates along with fund starved infrastructure projects and homeowners.
So looking back over the election campaign could it be suggested that a very active market with strong demand, and some record prices simply have relegated housing policy off the agenda.
But now I think that view needs to shift and the new Abbott government in Canberra does need to soon acknowledge the key role of housing policy.

<hr>
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
 
</body></html>

pchittenden-eLqUUC8TWW

The post election outlook for housing policy: Peter Chittenden

<html><body>
What has to change is confidence - a state of mind.
Thirty years ago about this time, a great Australian sporting victory changed the mindset of the Australian population from can't do to we can do anything.
The Americas cup victory by a tenacious Australian crew changed our attitude, and from that day on the country moved forward.
Today emerging confidence may come from many sources; the continual lowering of interest rates to the lowest level known by this generation, clarity in the state of the political environment and the gradual emergence in the US and European economies out of recession.
The overall weight of capital in both savings and superannuation accounts waiting for efficient deployment is staggering. This capital is earning exceptionally low real rates of return and will, with the emergence of confidence be deployed. It has to, to justify its purpose in providing fulfilling retirement for superannuates and a security of lifestyle for savers and business investors.
The question is how cash deployment will affect various real estate sectors?
Clearly, yield-chasing investors will support commercial property that has well-secured income streams. However, the general investment market needs to improve to support the underlying operating leases. This is something that may take a few years to slowly flow through.
Currently, residential property seems to be divided into three defined sectors.
* Up to about $1.5m,
* Round about the $5m mark
* $20m and above.
My view is that up to the $1.5 million mark, is well supported and is currently showing benefits of low interest rates. Together with the inherent backlog in housing construction, there is a positive effect being made.
The $5 million and above sector tells a different story. The servicing of a large mortgage that is required to purchase such property also needs the security of employment and the prospects of substantial bonuses and
dividends. It is also evident that there is a change in attitude towards these properties which result from the ongoing maintenance rates, taxes and electricity. All of which contribute to putting a further burden on this market sector.
As for the top end, (about $20m + sector) there are always clandestine sales taking place.
Following the recent introduction of the significant investor visa program by the federal government, (which is designed to attract wealthy migrants to Australia by investing $5 million into a business in return for providing a family with permanent residence) evidence to date suggests that these wealthy migrants while happy to invest $5 million in a required enterprise also have an appetite for high-end residential property i.e. around the $20 million mark. Early days but it is starting to have an impact.
The federal government expects to issue over 1,000 visas per annum.
If we followed this scenario through, over $20 billion per annum could be pumped into the upper end residential property market by just 1,000 families.
This would undoubtedly have a flow through effect to all sectors.
My view ­is that overall confidence will return, as always up by the staircase down by the elevator.
Maintaining a considered and patient approach to the future may be the best way forward.
 
<hr>
 Bill Ireland  is a current advisor of <a href="https://www.isa.com.au/" target="_blank">ISA Partners</a> and formerly a founder of Challenger Financial Group and Mariner Corporation. 
 
Mr Ireland filed for personal insolvency in early 2011 with a reported tax bill of $38m and owed money to other creditors.
 
</body></html>

bireland-TvsYdb2oai

Changing Australia's mindset to a positive economic outlook: Bill Ireland

<html><body>
Confucius say: Study the past if you would define the future. I say: Study the past 16 years of property metrics in Australia and you will see signs that a strong growth period might well be upon us. Now, I know Confucius’ pearl of wisdom fits neater on a fortune cookie, but my advice is just as sage; history is pointing to an exciting trend in property prices and investors would be wise not to ignore the signs.
According to REIA data, the average Australian capital city property was worth $165,000 in June 1997. Despite riding a rollercoaster of peaks and troughs over the following 16 years, the average property grew by 7.6% a year to now be worth $525,000. I think this is a healthy outcome worthy of a closer look.
Plotting the Australian capital city median property value against the national unemployment rate and the RBA cash rate for the period from June 1997 to December 2012 reveals there were three periods of significant interest rate reductions in that time: one during 2001, another in 2009—and, most interesting to us, we are currently in the midst of the third right now.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/09/16/pressley-sept-16-big.gif" rel="shadowbox"><img src="/images/stories/2013/09/16/pressley-sept-16-small.gif"></a>
Hot on the heels of both of the first two of these interest rate reductions was a bigger than normal surge in property values. “Booms”, if you will.
Significantly for today’s property outlook, interest rates and unemployment rates are both lower now than they were for the booms of 2001 and 2009—and so the smart money would seem to be on another surge in property values being about to ramp up.
Bellowing about boom times is always a bit risky of course, but the trends are there for the taking. And if we add in the long laundry list of current economic factors that can also play a positive role—lowest interest rates in over 50 years; an increase in home loan activity; an increase in consumer confidence as measured by Westpac and Genworth; rising population growth (housing demand); the fact that building approval levels (supply) haven't kept pace with demand; low vacancy rates nationally; falling stock on market figures across most capitals; and increasing buyer activity nationally—a pretty convincing picture starts to emerge.
In our search for suitable properties for our investors, Propertyology is already observing increased buyer activity and fewer properties for sale in several markets across the country.
One cautionary note of course is that consumers are currently more conservative with their spending habits and leveraging than they were in years gone by, and this might put the brakes on a fully-fledged boom. But, regardless, the data points to very strong fundamentals for Australian property markets. And Confucius is well known for being wise.
 
<hr>
 Simon Pressley is Managing Director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, a full-time property market analyst, accredited property investment adviser, and the 2012 and 2013 REIA / REIQ Buyer’s Agent of the Year.
 
 
</body></html>

spressley-sBoeMhannA

The past is pointing to future property prosperity: Simon Pressley 

<html><body>
 
Australia has a completely blindsided view when it comes to property, and never more so than in those sectors that profit from it directly.

The fool hardly assumption that increasing values in the established arena, which outpace both wage growth and inflation over a period of years, is somehow good for the economy, as buyers play a generational game of musical chairs for a limited number of second hand dwellings, gives little attention to the broader social and productive economic impact this mindset inspires, as rental affordability worsens and construction fails to meet the effective rate of demand.

Whilst there is overwhelming advocacy for keeping basic essentials such as food prices low – crunching farmers profits with $1 dollar litres of milk, and shipping cheap materials from markets in Indonesia and China, to fuel a consumer passion for all things at marginal cost. We seem happy to let our established house prices inflate away on the back of unrestrained credit expansion by the all too willing to lend private banking sector. Devoid of strong policies to ensure there are feasible and affordable alternatives, for a younger generation of buyers who increasingly have to rely on donations from family or friends to assist with a deposit, battle rising yields or harbour student debt, and find themselves part of the ballooning house price story as they compete at an investor dominated price point.

The latest housing finance data from the Australian Bureau of Statistics shows the value of investor finance commitments is currently 30.6% higher than at the same time last year. As a proportion, first-home buyers now account for a mere 8.8% of the buying market. This is their lowest proportion of market activity since June 2004 – yet for investors it’s the highest.

As I discussed in <a href="/news">my column last week</a>, we have a trend of falling home ownership in Australia which chief economist for Bank of America – Merril Lynch Australia, Saul Eslake, made note of in his <a href="https://www.prosper.org.au/2013/09/03/saul-eslake-50-years-of-housing-failure/" target="_blank">speech at the 122nd annual Henry George commemorative dinner</a>, is further pronounced when you look through the effects of our aging population.  In other words, an increasing proportion of home owners are understandably in the older age groups.

And whilst the statistic cited above can be in part attributed to lifestyle factors (labour mobility, getting married later in life, etc) thereby producing a downward shift in the measured rate of home ownership—but not in the lifetime rate of home ownership – you cannot take affordability out of the equation.

For example, the increase of cheap credit, deregulation, supply shortages, and duel income households that has over a period of decades, inflated the capital cost of the underlying asset in areas where most owner occupiers need to locate for work purposes, has ensured the level of Australia’s private household debt-to-income ratio remains stubbornly high at 147.3%.  And despite low lending rates assisting mortgage serviceability somewhat, this is offset by rising prices – increasing the total debt the buyer has to service, and the liability banks hold.

<a href="https://www.propertyobserver.com.au/australian-capital-territory/australia-facing-most-serious-housing-market-crash-in-75-years-christopher-joye/2013091265002" target="_parent">As Christopher Joye noted</a> in his AFR column last week, relatively sharp increases in median values evidenced in particular in Sydney, coupled with our dependency on a long term low interest rates, is a point of concern.

History attests, when property prices visibly rise, increased confidence from both borrowers and lenders tends create a sense of euphoria that the party will forever continue. However, there should be a strong warning to purchasers about over stretching against a macro backdrop which presents a number of headwinds.

Not least, the August labour market report reflects ongoing weaknesses, with the largest contraction in monthly trend employment in more than a decade, a fourth consecutive fall in full-time positions, a rise in the unemployment rate, falling participation and a lift in the underutilisation rate to its highest level since February 2002. Therefore, you have to question how long the rally we’re currently seeing in the established sector can reasonably continue before things start to unwind.

Accordingly, APRA has <a href="https://www.apra.gov.au/Insight/Documents/Insight%20Issue%202%202013_Web.pdf" target="_blank">released a report</a> warning the banking sector not to let lending standards slip, noting:

“Almost 15% of all approvals are now for borrowers with deposits of less than 10%...It’s also noteworthy that a large proportion of the lending would appear to be investors on interest-only terms,” clearly demonstrating the dangerous speculative nature of our current buying market.

New Zealand regulators have already moved to place limits on loan-to-value ratios banks can hold on mortgages – aiming to restrict new loans to an LVR of no more than 80%. However, inevitably the action will place a squeeze on first home buyers, rather than the speculative investment sector that have existing assets to leverage against.

Other areas of the globe are also suffering a similar conundrum. In Sweden, private debt levels have reached record highs and there’s talk of forcing households to start amortizing their mortgages, with <a href="https://topics.bloomberg.com/martin-andersson/" target="_blank">Martin Andersson</a>, director-general at the Swedish Financial Supervisory Authority, Finansinspektionen, commenting “if household debt accelerates, as we’ve seen before, well, then we must do something.”

This brings me briefly to issues of supply. When the question arises over how we can make housing more affordable, the argument tends to get little further than simply advocating the need for construction of a lot more dwellings. However, there are a number of complexities that need to be addressed to ensure the supply built, meets the wants of those who need it most.

The reversing decline in the number of individuals per household in census data, showing household size has increased from 2.4 people per dwelling to 2.66 in the five interim, is another cultural shift of which affordability plays its part.

This figure is used to calculate underlying housing demand; therefore, even a small change of 0.01% can result in a needed reduction of almost 30,000 dwellings, so it’s important we assess the cause of the shift correctly when planning the supply of additional stock.

Indeed, it’s the figure the National Housing Supply Council grapples with yearly, as they try and equate shortage of dwellings relative to the underlying demand – currently estimated to be of the order of 228,000.

As an offside to this, it is also to be acknowledged we have a widespread underutilisation of our current housing stock. For example, at 44% the typical Aussie home still has three bedrooms, with the majority only occupied by only one or two residents.

In fact, only 14% of lone-person households live in one-bedroom dwellings, and there’s been a big increase in the number of four-bedroom homes, which now make up almost a third of the housing stock.

I’ve argued before, that increasing supply per-se is not going to assist low-income households if it is not tailored specifically to their needs.  And to date, in a market where developers are pressured to provide 100% debt security, all but guaranteeing they design and sell to an international arena, a proportion of which let the stock sit vacant for extended periods, rather than fulfil the needs of an Australian demographic, we’re not making effective headway. However, this problem is one with multiple layers.

For example, stamp duty causes existing housing supply to stagnate as it imposes a direct transaction cost on top of property prices.  Yet reform to a land tax system as advocated in the Henry tax review, would over the long term discourage the hording and land banking of homes that often sit vacant for lengthy periods of time.

A study in this field was most recently taken by AHURI - the Australian Housing and Urban Research Institute - in their evidence review entitled “<a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CCwQFjAA&amp;url=http%3A%2F%2Fwww.ahuri.edu.au%2Fhousing_information%2Freview%2Fevrev031&amp;ei=KT02UofHG-O1iAfL8IDgAw&amp;usg=AFQjCNGUKYtcolxWnuvQ1sSRUsymeq5odQ&amp;bvm=bv.52164340,d.aGc" target="_blank">Why tax policy is housing policy.”</a>

The paper researched the effects of replacing stamp duty with an annual land tax and showed that in doing so, it encouraged a more efficient utilisation of the amenity.  Additionally, the modelling also showed that <a title="Go to Final Report 182, p.2" href="/Remove Link" target="_blank">falls in house prices would exceed the value of land tax payments</a> “leading to more affordable housing for both owner-occupiers, and rental tenants.”

I recommend reading the paper, which answers many of the questions, such as how to transition from our current stamp duty system to a land tax based model.

Notwithstanding, if we could combine this reform with ideas of which economist Leith Van Onselen is at the forefront, when he suggests raising money through bond financing and recouping it from ratepayers over a period of 30 years - or similar initiatives such as those found in Houston Texas, in which a successful expansion of their city boarders is funded with policies such as MUD – a deductable municipal utility district tax – in which a panel of property owners sit on a government appointed board, to oversee utility and infrastructure distribution in the area. We would inevitably create a better mix of housing stock aptly suited to a range of demographics.

For example, most properties built on the fringe are McMansion style house and land packages, because it is perceived that families will only move outwards if there is due compensation of a shiny estate sized home to compensate for the relative commutable distance from city centres.

In these areas, lack of recreational recourses encourages most entertainment to take place within the constraints of the house – and this is what feeds a reputation of Australian’s desire for large dwellings.

However, with decentralisation and an increase of basic area amenity – units along with smaller subdivisions would be in demand, thereby providing a very attractive price point for first-home buyers and renters.

Obviously there is plenty more to discuss when it comes to policy reform – albeit, to sit back and do nothing aside from keep interest rates low and job security high, as advocated by our current government In their pre-election housing affordability spiel – not only indicates a lack vision, coupled with a short term mindset, but ensures we continue to kick the can down the road, snowballing the problem for future generations to come.

As if to demonstrate the foolhardy nature of the oft-quoted phrase by Einstein, “we cannot solve our problems with the same thinking we used when we created them,” it’s clear policy reforms to date, have done little to assist the makeup and vision of a country that champions a fair go for all, and highly regards the famous speech ‘it’s time’, which inspirationally points out:

“The land is the basic property of the Australian people. It is the people's land, and we will fight for the right of all Australian people to have access to it,” as words that have subsequently proven to be little more than fancy rhetoric.

Years of failed first home ownership schemes and tax policies that encourage speculation in the established arena, have done nothing to increase long term vacancy rates which consistently sit below 5% – and In some established areas, less than 2%.

The consequence of this has forced a social divide and exacerbates the very real reality that more Australians will reach retirement paying their mortgage or servicing high yields, with whatever superannuation they have used to fund the difference.

It’s time we campaigned for change.


<hr>
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.  
</body></html>

catherinecashmore-6LXia3pPQj

Australia has blinkers on when it comes to housing policy: Catherine Cashmore

<html><body>Australian Property Monitors (APM) has released a list of results from 450 auctions in Melbourne for the weekend of  September 14. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

Latest Buying Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Buying Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News