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;

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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."

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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.

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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.

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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.

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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.

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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.”

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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.”

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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.

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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.

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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.

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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.

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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.

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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.

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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.

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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>Australian Property Monitors (APM) has released a list of results from 440 auctions in Sydney for the weekend of September 14. The clearance rate was 84.1%. <a rel="nofollow" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" 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>

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APM's Sydney 440 auction results show a 84.1% clearance rate

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Australia’s rate of population growth is continuing to ramp up, placing consistent upwards pressure on demand for housing.  The macro level demographic data is only up to date to December last year and population estimates for smaller regions such as council areas and suburbs, has only just been released current to June 2012.
At a high level, based on the December 2012 demographic statistics, Australia’s population increased by 1.8% over the 2012 calendar year; the highest rate of population since December 2009.
At a lower level, it is clear that the vast majority of Australia’s population growth continues to be most concentrated within the capital cities.  About 66% of Australia’s population reside within one of the eight capital cities, however, the overt the 2011/12 financial year the capital cities accounted for 75% of the population growth.
The rate of population growth is quite diverse from city to city and region to region.  Perth is recording the highest rate of population growth at 3.6% over the 2011/12 financial year.  Importantly, the City of Perth accounts for just 8.4% of Australia’s total population but over is attracting 18% of the population growth.
Similarly, Australia’s third largest city, Brisbane, is home to 9.7% of Australia’s population but is recording 12.1% of the nation’s population growth.
At the other end of the spectrum is Tasmania.  The capital city, Hobart, is seeing its population rise by just 0.3% while the population across regional Tasmania is absolutely flat with a 0.0% change over the year.  Not much demand for housing there.
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="208" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Cap-city-vs-ROS-table.jpg" alt="Cap city vs ROS table" class="aligncenter size-full wp-image-2325">
The maps and tables below provide a good overview about where the trends for housing demand have been most evident over the past decade.
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="95" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Sydney-suburb-table.jpg" alt="Sydney suburb table" class="aligncenter size-full wp-image-2326">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Sydney-580x346.jpg" alt="Sydney" class="aligncenter size-large wp-image-2327">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="94" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Melbourne-suburb-table.jpg" alt="Melbourne suburb table" class="aligncenter size-full wp-image-2328">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Melbourne-580x346.jpg" alt="Melbourne" class="aligncenter size-large wp-image-2329">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="95" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Brisbane-suburb-table.jpg" alt="Brisbane suburb table" class="aligncenter size-full wp-image-2330">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Brisbane-580x346.jpg" alt="Brisbane" class="aligncenter size-large wp-image-2331">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="98" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Adelaide-suburb-table.jpg" alt="Adelaide suburb table" class="aligncenter size-full wp-image-2332">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Adelaide-580x346.jpg" alt="Adelaide" class="aligncenter size-large wp-image-2333">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="94" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Perth-suburb-table.jpg" alt="Perth suburb table" class="aligncenter size-full wp-image-2334">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Perth-580x346.jpg" alt="Perth" class="aligncenter size-large wp-image-2335">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="96" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Hobart-suburb-table.jpg" alt="Hobart suburb table" class="aligncenter size-full wp-image-2336">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Hobart-580x346.jpg" alt="Hobart" class="aligncenter size-large wp-image-2337">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="95" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Darwin-suburb-table.jpg" alt="Darwin suburb table" class="aligncenter size-full wp-image-2338">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Darwin-580x346.jpg" alt="Darwin" class="aligncenter size-large wp-image-2339">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="98" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Canberra-suburb-table.jpg" alt="Canberra suburb table" class="aligncenter size-full wp-image-2340">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Canberra-580x346.jpg" alt="Canberra" class="aligncenter size-large wp-image-2341">

<hr>
Cameron Kusher is senior research analyst at RP Data.  
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Where is housing demand the strongest in our capital cities? Cameron Kusher

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There are good and not-so-good operators, developers and agents in the market. Do not let the not-so-good people distort or discolour NRAS as the investment vehicle through their own lack of fact and knowledge.
Both NRAS and non-NRAS agents who do not know what they are talking about, often misrepresenting facts and figures through lack of their own knowledge.
It has two constituent parts. The property and the rental agreement.
The property
Properties built and sold with an NRAS rental agreement, are identical to the same design neighbouring non-NRAS property built by the same developer.
NRAS properties cannot be conveniently ‘pigeonholed’ by the un-informed to be poor capital growth areas or properties.  How can major cities and State capitals be blanket covered as “poor growth areas”.
As a rule the NRAS allocations are placed in areas with population growth and upward rental pressure. Surely, some of the essential cornerstones of all research into good investment property.
The Rental Agreement
The NRAS consortiums providing the rental agreements have different models to consider.
Topline - NRAS is a very flexible rental agreement that sits over the property that you purchase as an investment. The property can be re-sold, with all benefits of NRAS passing on to the new owners. NRAS can also be dropped.
Its simple limitations are that there is an upper limit of income that precludes higher income earners from benefitting from discounted rents. It has a positive social impact. Primarily but not limited to being for tenancy by undervalued essential key workers in our community (nurses, teachers, etc).
NRAS v non-NRAS
Non-NRAS investment properties have two revenue streams.  Cash-flow is made up of a tax rebate based around investors’ marginal rate of tax (negative gearing), and rental income.
NRAS investment properties enjoy three revenue streams. More revenue streams, has to make investments, more robust and secure.  NRAS investment properties cash-flow is comprises all the benefits of negative gearing, rental income, plus the third stream of NRAS contributions being $10,350 (2013-2014).
The facts
Contracts: Any NRAS rental contract will be dealt with by a solicitor – it’s not for you to worry about. And it’s not complicated.
The finance: Most lenders lend against property with NRAS rental agreements.  Why wouldn’t they? It’s no different property build, cost and value to the same property without NRAS rental agreement.  Some NRAS models are better favored by lenders than others.
The returns: NRAS operates based around discount to market rents, not guaranteed rents.
If the rent discount amount is less than $199 per week, then you are ahead.  Most rental discounts amounts are less than $100 per week, meaning with $199 per week from NRAS tax free, investors are going to be better off by at least $99 per week or $5,148 per annum tax free.
Guaranteed rents are sometimes used to ‘prop up’ non-NRAS investments, which mean the investor will have paid for it somewhere.
Lastly, people have often been totally misinformed and say NRAS is designed for the developers to get concessions and financial benefits for delivering NRAS. The fact is that’s simply not true.
Developers are not getting any financial benefit from NRAS. In fact if anything, having to hold the land whilst making the application submissions and having to waiting to see if the proposal satisfies the NRAS stringent guidelines and the local social requirements, can only bee seen as an additional cost-risk, not a financial benefit.
NRAS simply makes the property investment far more attractive and therefore easier to sell.
Prevention is the cure
The cost of acting before being fully informed can be disastrous.
To make smart investments, understanding what you are doing is critical.  The cost of finding out facts is nothing but investing your time.
 
<hr>
 Adrian Jenkins is director of <a href="https://www.nrasaustralia.com.au/" target="_blank">NRAS Australia</a>.
NRAS Australia is a private company that specialises in listing and providing information about NRAS properties and walks investors through the purchasing process. 
 
 
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My response to NRAS naysayers: Adrian Jenkins

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The Australian Bureau of Statistics (ABS) housing finance data released earlier this week provided further indication of an ongoing improvement in overall housing market conditions across Australia.
The data to July 2013 showed an ongoing improvement in demand for housing finance throughout the country. Given the recent rise in home values and a lift in sales transactions off the back of low mortgage rates, I am anticipating that the increase in finance commitments will continue over the coming months as the housing market enters one of its busiest periods.
Click to enlarge
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Housing finance data over the month showed a continued improvement in demand for mortgages with owner occupier finance commitments increasing by 2.4%. Finance commitments for loans that weren’t refinanced increased by 2.7% over the month and refinance commitments rose by 1.7%. There were 35,356 commitments for non-refinanced loans in July 2013 which was the highest monthly figure since November 2009. There were 16,848 refinance commitments over the month which was the highest number of refinances since April 2008.
The high volume of new loans to owner occupiers indicates growing demand for home loans across this sector of the market and the high volume of refinances would tend to suggest that many home owners are now shopping around for a better loan deal as the market becomes more competitive.
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<a rel="shadowbox" href="/images/stories/2013/09/12/kusher-sept-12-two-big.jpg" title="Click to enlarge"><img src="/images/stories/2013/09/12/kusher-sept-12-two-small.jpg"></a>
When refinance commitments are removed and we look at the type of owner occupier finance commitment, the surge in demand is really being fuelled by an increase in demand for existing dwellings.
In July, there were 5,265 commitments for the construction of new dwellings, 3,131 commitments for the purchase of new dwellings and 26,961 commitments for existing dwellings. Over the month, more than three of every four owner occupier finance commitments were for the purchase of existing dwellings. Year-on-year, commitments for the construction of new dwellings has increased by 1.1%, commitments for the purchase of new dwellings is up 52.1% and commitments for the purchase of existing buildings has risen by 17.4%.
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Investment purchases are also an important component of the overall market, unfortunately the ABS only publishes investment loan data based on value, nevertheless it still shows clear trends. Based on raw figures, there was $9.3 billion in housing finance commitments for investment purposes in July 2013. The total value was slightly down on its recent peak; however, the value of commitments was 30.6% higher than at the same time last year. The result indicates a high level of activity from investors in the housing market currently.
Value-based data for all sectors of the market revels that some very clear trends emerging. On a rolling three month average basis, there has been a clear trend of improvement across the four sectors analysed (first-home buyers, upgrade buyers, refinances and investment buyers). Based on the rolling three month average figures, investment buyers are currently accounting for 37.5% of purchasers, upgraders are accounting for 35.9% of the market, refinances are 17.8% of the market and first-home buyers are just 8.8% of the market. Based on the proportion of overall market activity, first-home buyers are sitting at around their lowest proportion of market activity since June 2004 while investors are at their highest proportion since June 2004.
<a rel="shadowbox" href="/images/stories/2013/09/12/kusher-sept-12-four-big.jpg" title="Click to enlarge"><img src="/images/stories/2013/09/12/kusher-sept-12-four-small.jpg"></a>
The housing market is now largely driven by investors and upgraders.
The low mortgage rates are proving an attractive lure for those looking to upgrade into a slightly superior home. From an investor’s perspective, returns are low across most asset classes however, when you factor in gross rental returns and capital growth homes are returning fairly attractive yields of around 10% currently.
The surprising development has been the lack of response to low mortgage rates by first-time buyers. This may be due to the fact that in a number of states first-home buyers can now only receive a grant on brand new homes, these homes often tend to be more expensive than pre-existing homes. Also, a lot of first home buyer demand was probably pulled forward into 2009 when mortgage rates were at a similar level and first home buyers could buy pre-existing homes with an additional $7,000 in addition to the first-home owners grant.

<hr>
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
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Ongoing improvement within the Australian housing market: Cameron Kusher

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Can hotspotting be distilled to one word? It can, and the word is infrastructure. 
   But, first, it’s important to define what is meant by hotspotting. It’s the process of identifying the locations that will show superior capital growth in the future, taking a long-term view. It’s not, as some assume, finding areas that will show a short-term growth spurt.   Locations that deliver superior capital growth have catalysts. A catalyst is sometimes a major and dramatic event, but it doesn’t have to be.   Sometimes the catalyst for an area is a combination of desirable qualities, such as affordability and good transport links.   Our research at Hotspotting shows that affordable dwellings and commuter train links is a power combination in our major cities. This year we have completed research for Sydney, Melbourne, Perth and Brisbane. In all four cities, suburbs with train links to the CBD have (on average) better capital growth rates than those without.   The average difference is one percentage point. It doesn’t sound a lot, but over 10 years that can mean a differential of $100,000-plus in capital growth.   In Sydney, nine of the top 12 suburbs for long-term capital growth have commuter train links. In Brisbane, it’s 10 of the top 12. There are similar results for Melbourne and Perth. These results indicate that a train service is not the only factor to consider, but should be high on the list.   But the standout feature is the combination of affordability and train links. The top performers in most of our big cities are cheaper areas with commuter links to the CBD. That includes Sydney, despite constant media static about the “better” suburbs being the best places to invest, not only in Sydney but in Australia (so they claim).   The reality, as shown by research figures from multiple sources, is that Sydney’s millionaire suburbs are among the worst performers on long-term capital growth anywhere in Australia.   This puts transport infrastructure high on the Hotspotting list of features to seek. New transport infrastructure – motorways, rail links, bridges, tunnels – is one of greatest wealth creators in residential real estate.   Projects of this kind generate massive economic activity while under construction and can revolutionise the appeal of a location by making it more accessible.   Other forms of infrastructure have an impact, too. Medical and education infrastructure is another of real estate’s power combinations.   In most of our capital cities, and some of our larger regional cities also, hospitals and universities tend to be clustered in the same area. The Murdoch precinct in Perth, the Woolloongabba area of Brisbane and the Carlton precinct in Melbourne are examples.   A major education-medical precinct generates big real estate demand, particularly for rental accommodation. If those facilities are expanding, it can supercharge the location’s property market.   A location that stands out is the Sunshine precinct in Melbourne’s west. It has two university campuses and one of the city’s major hospitals.   A new private hospital will be built beside the existing Sunshine Hospital. And $880 million is being spent converting Sunshine railway station into a major transport interchange facility, as part of the $5 billion Regional Rail Link project.   The Sunshine infrastructure hub is surrounded by suburbs with median house prices in the $300,000s and units in the mid-$200,000s. It’s also identified in the state government’s new metropolitan planning strategy as the key growth centre in Melbourne’s west.   It’s this combination of growth-generating factors that investors should be seeking.
 
<hr>
 Terry Ryder is the founder of <a rel="nofollow" href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a> and you can contact him at <a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a> or <a href="https://twitter.com/hotspotting" target="_blank">twitter.com/hotspotting</a>.
 
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What are the key ingredients in finding a future hotspot? Terry Ryder

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It's been threatened for some time, and now Glencore Xtrata is to "freeze or divest" the Wandoan project in Queensland, which is hardly a surprise given the weakness of the commodity price.
It's a bit awkward for those who said Wandoan would "go ahead and grow exponentially" such as in <a href="https://www.propertyobserver.com.au/hotspots/property-investors-need-not-fear-mining-companies-tantrums-terry-ryder/2012051754747" target="_blank">this column posted on Property Observer</a>.
My advice would be not to place any bets at all on the thermal coal industry right now.
The thermal coal spot price fell in the last fortnight to its lowest level in four years at well below $80/tonne, and prices are way, way, below their post-GFC highs of 2011 when they were at above $135/tonne. 
While we're on the subject, coking coal has fared even worse.
Thermal coal production costs in Australia are above $75/tonne, so steer well clear. 
Anyone with even a rudimentary knowledge of the mining industry will tell you that without a substantial bounce in the commodity price mega-projects will never attract green ticks while margins remain so slender.
Even more awkwardly, <a href="https://www.propertyobserver.com.au/hotspots/property-investors-need-not-fear-mining-companies-tantrums-terry-ryder/2012051754747" target="_blank">the same Property Observer column</a> also said that BHP's proposed Olympic Dam expansion was "already underway" when in fact it was canned only three months later.
Be very, very careful about buying properties in remote region 'hotspots' based upon marginal resources projects which could then get axed.
<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.
 
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Be very, very careful when investing in remote mining town hotspots: Pete Wargent

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The Woden town centre building in Canberra's CBD has been purchased by the Woden Specialist Medical Centre for $4.4 million.
The property (pictured below), at 90 Corinna Street, has a net little area of about 1,830 square metres and is 70% vacant.
<img src="/images/stories/2013/09/05/woden-sept-11-two.jpg" width="470" height="311" alt="woden-sept-11-two">
Centrelink is the major tenant in the three-storey building, occupying 30%.
Selling agent Ray White Commercial Canberra Director, Andrew Smith said the new owners intended to refurbish the vacant first and second floors of the building and reposition them as a medical centre.
Eblana Pty Ltd was the vendor.
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Woden town centre building sold for $4.4 million for use as a medical centre

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The second and final release of the Green Quarter in Australand’s $500 million Hamilton Reach project has sold out, with the last residence snapped up last month for $995,000.
The final release of the <a target="_blank" href="https://www.propertyobserver.com.au/land/australand-secures-%24115-million-in-sales-in-green-quarter-precinct-at-hamilton-reach/2013013058995">Green Quarter was launched in October</a> last year and offered 10 environmentally stable terrace homes priced from $980,000 to $1.45 million.
Stage two of the Green Quarter totalled $10 million in sales, with the Green Quarter totalling $21.4 million overall.
Designed by Rothelowman White, the terraces are designed to reduce energy and water consumption.
“We combined a unique and eco-smart product to a prized riverfront location and it proved a very potent mix for buyers,” says Australand general manager Queensland residential division Cameron Leggatt.
“It is an unmatched product so far in the Northshore Hamilton area, and the robust pace of sales that we’ve experienced here reflects that,” says Leggatt. 
Leggatt says the final releases of terraces were aimed at owner-occupiers, empty nesters and older families with teenagers.
The first stage of the Green Quarter includes 12 homes, all of which have been snapped up.
Construction on the second release has commenced, with a scheduled completion date of December.
The Hamilton Reach development is located six kilometres from the Brisbane CBD in north shore <a target="_blank" href="/news">Hamilton </a>and is bordered by 530 metres of river frontage and 2.5 hectares of Northshore Riverside Park.
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Australand's Green Quarter a sell out totalling $21.4 million 

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In recent weeks we have received several replies about how unaffordable housing is in Australia.
Lots of ‘facts’ were dished up.  More like urban myths, if you ask me.  These included house prices being seven-plus times average earnings; the drop in net household wealth and overstretched borrowers.
Bollocks.  
By many measures, we are a very wealthy nation.  This has recently been confirmed by two studies –  Credit Suisse's "<a href="https://economics.uwo.ca/news/Davies_CreditSuisse_Oct12.pdf" target="_blank">Global wealth report</a>" and the ABS's "<a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/ProductsbyReleaseDate/ABDECB2B70579A67CA25715C001A3C71?OpenDocument" target="_blank">Household wealth and wealth distributi</a><a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/ProductsbyReleaseDate/ABDECB2B70579A67CA25715C001A3C71?OpenDocument" target="_blank">on</a>".
In short – as these hyper-linked reports are long ones – Australians are now comfortably the richest population in the world, with a median wealth of US$194,000 per adult.
Every 14th person you run into in Australia – that’s about 1.6 million of us – falls within the richest 1% of the planet’s wealthiest people.
The Australia Bureau of Statistics has found that one in five Australian households are now ‘millionaire’ families.  This is up from 15% eight years ago.
Wealth (assets less liabilities) of the ‘average’ Australian household stood at $728,000 in fiscal 2012 (the latest figures available).  While down about $30,000 on the previous peak two years earlier, wealth has likely rebounded to record highs over the past 12 months due to rising share and house prices.
Average Australian household assets totalled $858,000 last year, whilst total liabilities averaged just $130,000.
The value of the family home accounts for around 40% of net worth.  Superannuation and investment property tie for second place with 15% each.  The average outstanding home loan was $74,700 in 2011/12, with investment property loans averaging just $42,100.
So we are very well off.  There are differences in the degree of wealth between capital cities and regional areas, but just because consumers are not actively spending at present doesn’t mean that they are unable to spend.
Way too much attention is paid to household debt (most of the time incorrectly so), yet our household assets continue to grow at a much faster rate.  Australian household wealth is at a record high.
Income ratios
The perception that median property prices are 6 to 7 times earnings is way, way off.  At present, when using ABS figures, it is well under 5x.  The 25 year average is just above 4.5x.  So we are close to the long term average.
Also, if you use the ATO figures for income and not the census – as it is much harder to lie to the ATO than the government statistician (and one in eight households didn’t fill in the income question on the 2011 census form) – you will find household wages are actually 14 times higher than the ABS reports.  Better still, use the ATO income figures for couples aged in their late 20s to mid-30s, and you find even higher wage levels.
So on this measure, housing isn’t unaffordable.  It, at worst, has gone back to the long-term average.
Mortgage size
For mine, it is the size of the mortgage versus asking dwelling prices which is much more telling.
Today, this ratio is at a 10 year low (lower now than in late 2002).
We use household equity to purchase things.  Housing in Australia isn’t just shelter; it is a means of leveraging.  Right now, there is an enormous amount of leverage to be had.
Just because households are not leveraging at present, doesn’t mean they can’t or won’t.
Overstretched borrowers
Who, indeed, are these overstretched borrowers?
Today, according to new figures released by the ABS late last month, just 14% of Australians’ household income is spent on housing costs.  This has changed little in the last 15 or so years. 10 years ago the average cost of housing was 12% of income.
Little change has been seen regarding tenure over the past decade – owners with a mortgage still pay about 18% of their income on housing costs; whist renters pay about 20% on average.
There has been little variation over time, too, when it comes to dwelling type, with detached house owners forking out 13%; town house owners paying 17% and those paying off an apartment shelling out 20%.
First-home buyers 
Most importantly, there has been a change in housing costs for the 25 to 34 year group.  This, typically, first home buyer segment is currently paying 21% of its household income on housing costs.  In 2005/06 this group paid, on average, a quarter of its income (25% to make it very clear) on housing.
When looking at the renters in this 25 to 34 segment, today the ABS tells us that they, on average, pay 19% of their household income on housing costs.  Whilst in 2005/06 – the last time this official housing cost study was done – this rental group was paying 17%.
Single households
In contrast, there has been an increase – although slight – when it comes to single person households.  Today, lone person households spend 19% of their income on housing, compared to 16% 10 years ago.  Yet in the mid-1990s, when housing across much of the county was perceived to be very affordable, this demographic sector was paying 18% of their income on shelter.
End notes
Today, four out of five households (82%) pay less than 30% of the income on housing.  One in eight households pays between 30 and 50%.  Just 6% pays more than 50%.  Again, this has changed little in recent years.
On these measures Australian housing isn’t unaffordable at all.   Importantly, first-home buyers are now paying much less now for housing (i.e. owner occupation) than they were seven or so years ago.
As we noted a few weeks back – see <a href="https://www.propertyobserver.com.au/renovating/renovations-are-more-popular-than-off-the-plane-beacause-peoplehave-more-control-over-their-home/2013081263672" target="_blank">here</a> and <a href="https://www.propertyobserver.com.au/economy/depsite-positive-property-outlook-there-are-still-breaks-on-the-economy-michael-matusik/2013082164429" target="_blank">here</a> – there is more going on with housing demand than meets the eye.
Maybe housing – and in particular, new housing – isn’t perceived to offer ‘value’ for money.  That is quite different from being unaffordable.  Maybe potential first-home buyers can, statistically speaking, afford to buy a home, but the banking process – deposits saved by the borrower and full-time work/long contract employment – prevents them from doing so.  Maybe this needs to change.  Or – heaven forbid – Gen Y, to label them some way, might need to take fewer options if they really want to buy a home.
Yet for mine, when it comes to first-home buyers (and housing affordability in general) buyers have now become way too choosey.  
Michael Matusik is the founder of <a style="font-size: 14px;" href="https://www.matusik.com.au/" target="_blank" rel="nofollow">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  
Read <a style="font-size: 14px;" href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">Michael’s Blog</a> or follow him on <a style="font-size: 14px;" href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a style="font-size: 14px;" href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a> or connect via <a style="font-size: 14px;" href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
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Housing isn't 'unaffordable', it's just not value for money: Michael Matusik

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A three-bedroom unit in Wiley Park was the weekend’s most affordable auction sale in New South Wales, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-unit-nsw-wiley+park-114542143">7/5 Defoe Street</a>, the unit sold for $362,000 through Knapton &amp; Co Pty Ltd Lakemba.
Listing agent Luke Knapton told Property Observer that the auction went “very very well”. About 30 people attended, with 9 registered bidders.
The successful bidder was an investor.
The reserve price was set at $370,000, but the vendors were happy with the outcome.
“It was a fair bit more than we originally appraised it at,” Knapton said.
Knapton added that demand in Wiley Park's property market is “very strong” at the moment.
“Three-bedrooms are the rarest entity, with one every few months popping up,” he said.
The property market in Wiley Park has been seeing a mixture of buyers, with local and interstate investors as well as owner occupiers showing interest, according to Knapton.
The estimated asking rent for this unit is $450 per week, reflecting a rental yield of 6.46%.
The same unit was last listed for rent in 2010 at an asking price of $270 per week, according to RP Data records. Knapton cites population growth in the area, as well as strong demand and limited supply, for the sharp increase in asking rent.
Prior to this sale, the unit last sold in 2011 for $301,000, according to RP Data records.
According to the <a target="_blank" href="/news">latest RP Data report</a>, the median price for units in Wiley Park is $275,000, up by 5.8% on last year. The average discount required to sell a unit is 6.8%, while private treaty sales average 62 days on market.
The median asking rent for units in Wiley Park is $340 per week, while gross rental yield currently stands at 6.4%.
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