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

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It astonishes me that we still keep on reading about Australia’s pending housing market crash.  Moody’s is the latest commentator to join the chorus singing for caution on the Australia residential market.
Sadly, most overseas commentators don’t understand the nuances of the Australia property cycle or how mortgages are granted and must be repaid in Australia.
Yet despite forecasting absolute doom about five years ago, our ‘property correction’ actually went sideways since the late 2000s.  And now the residential market is set to recover.
I am quite bullish about the outlook for east coast residential property and in particular in Sydney, Melbourne and south-east Queensland.
I have several reasons for being so.  These include:
<ol>
<li style="line-height: 17px;">
Undersupply of new housing stock, especially in New South Wales and Queensland.
</li>
<li style="line-height: 17px;">
Declining interest rates in concert with low bank loan to value ratios and our current high saving rate.
</li>
<li style="line-height: 17px;">
Expanding population.
</li>
<li style="line-height: 17px;">
Tight vacancy rate.
</li>
<li style="line-height: 17px;">
Lower Australian dollar.
</li>
<li style="line-height: 17px;">
Declining stock listed for sale; less private treaty discounting and shorter time on market plus increasing sales volumes.
</li>
<li style="line-height: 17px;">
Rising confidence – i.e. The Westpac/Melbourne Institutes “good time to buy a dwelling index” which is close to its pre-GFC high.
</li>
</ol>
Some thoughts:
We currently are saving like there is no tomorrow.  Over 10% of what we earn is now squirreled away, more so when you include the reduction in our level of debt.
But is this really the new normal?
I have suggested such myself, but I am really starting to wonder.  A poor federal Labor government (there is nothing else one could say) and flat house prices might be more responsible for our current malaise than the financial crisis or slower world economic growth.
Surely, assuming a change federally, a realisation that money in the bank now earns very little, and once the penny drops, that house prices are increasing (a broad residential recovery nearly always starts in Sydney), surely Australians will revert to their traditional form of tax free or ATO assisted saving – property.
I cannot see any other major investment path forward.
 
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The ability of SMSFs to borrow to buy property plus the last chance (in their minds) for baby boomers to leverage and make an easier buck before they retire (or re-tread) just adds more fuel to the fire.
Ditto overseas buying in Australia.  Australian property is now close to 20% cheaper than it was six months ago.  Chinese money is looking for an investment home, especially as their home economy declines and restructures.
According to a recent survey by NAB, foreign buyers of new Australian residential property have doubled in the last two years.  Foreign buyers now buy one in every eight new homes sold in Australia, up from about 5% in 2011.
Expats wanting to come home are also on the increase.  Keep in mind that one million Australians live abroad and the previous high Australian dollar (plus HECS payments) has kept them overseas longer than many originally intended.
Plus, we have the new 888 significant investor visas, which allow overseas migrants free reign once approved and if they invest $5 million in an approved security.
This will have a big impact on the top-end of the residential market.  My work with the Brisbane Chinese community suggests that quite a bit of this visa money will be invested in SEQ.
Finally – and these comments are somewhat more speculative than my usual conjectures – as bank deposits (and our savings) start to be withdrawn and placed in more attractive investments, won’t the banks need to continue to build shareowner wealth/returns?
They have quite a bit of room to play with – a very large interest rate margin (currently 3.45% between the cash rate and the standard variable mortgage rate) plus very low loan to value ratios for existing loans (around 50%).
I think that they will start to chase market share, dropping mortgage rates and loosening lending criteria in order to secure more home loans.  More sales will take place as a result.  Prices will rise even faster.
We are surely about to enter another residential upturn.
Property along the east coast – and especially in the three main capitals/plus on the Gold and Sunshine Coasts – will be the big winners.
A baton change must happen from resources/mining to residential construction.
As interest rates (given the federal and state deficits) are the only tool in the shed, they will continue to fall until new residential construction lifts and stays high for some time.
We won’t get any joy this time around from the commercial sector, with office vacancy rates in double figures and the demand for new retail space in decline.  Residential, this cycle, will have to do most of the heavy lifting.
As a result, some are now forecasting that the cash rate could fall another 0.75% to 1.75% within the next 12 months. I think the cash rate will go to 2% by Easter 2014.  Anyone want to place a bet?
Property values are set to rise and they will most likely overinflate (like they usually do – see <a href="https://matusikmissive.com.au/2013/03/19/why-does-property-cycle/">here</a>) as a result.  I think the residential market will enjoy much better times post September 7 and will remain buoyant for about two or three years.  Prices then will then need to correct.
I don’t really know how much they will increase in the next, say, three years, but by as much as 25% isn’t beyond the realm of possibility.
Who really knows how big a future correction will be?  It might be another long fizz like the last five years or a sharp plunge.
The key is to invest and not speculate.
It is pointless saying that things are different this time around.  Property cycles and all of the hallmarks are there to see that a recovery has already begun.  We need a residential recovery.  We need more new housing starts.  The RBA will make sure we get one.
It’s game on!
Michael Matusik is the founder of <a target="_blank" rel="nofollow" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.   Read <a target="_blank" rel="nofollow" href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a target="_blank" rel="nofollow" href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a target="_blank" rel="nofollow" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a rel="nofollow" href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
Picture courtesy of commons/flickr.
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Seven reasons why prices might rise 25% in select Australian east coast cities over next three years: Michael Matusik

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A Queensland bureaucrat created a storm in a teacup in January when he made a joke about the Gold Coast property market while speaking at a Brisbane business function. 
   He asked: What’s the difference between herpes and the Gold Coast property market?
The answer: You can fix herpes. 
   Everyone should have laughed and moved on, but people who take themselves way too seriously got upset about it.   One of the people who blew a gasket was Gold Coast mayor Tom Tate.
Letters of complaint were sent to Queensland Premier Campbell Newman and Deputy Premier Jeff Seeney. 
   The only thing more laughable than the joke itself was the fact that the bureaucrat was forced to apologise to people who were stupid enough to be offended.   The thing is, the substance of the joke was essentially right. Perhaps that’s why Gold Coast business people were so incensed.   And the Gold Coast mayor is part of the reason why herpes is easier to fix than the property market on the glitter strip.   Tate has just announced his grant vision for the Gold Coast. He wants to see the coastscape littered with super towers. He wants zones where there is no height limit. He’s asking the Sultan of Brunei to build something massive. He’s flying off to Dubai and Qatar to encourage investment in iconic developments that reach for the sky.   There you have, in a nutshell, why the Gold Coast market is less attractive than a nasty social disease.   The people who live and breathe this place seem to get drunk on hype and reckless ambition.   They see the Gold Coast as an amusement park, rather than a city. They want to build mega monuments to their egos, rather than the ordinary infrastructure than drives economies and creates lasting jobs.   The Gold Coast needs owner-occupier housing, not skyrise apartments sold to gullible investors and rented to short-stay visitors before being sold for a loss.   The Gold Coast is the Titanic of the Australian property industry. It’s a great lumbering top-heavy thing that many thought was unsinkable, but sink it most definitely did. Ambitious people have tried to raise it from the trough in which it rests, but without success. Some have tried to re-create it. But inevitably the Titanic of real estate sinks, weighed down by its own arrogant disregard for fundamentals.   Its property market has been one of Queensland’s worst performers over the past five years. It has been mired in over-supply, which has dragged down values and rents - affecting not only the high-rise market but all residential sectors across the coast. Now, just as the surplus looks like being soaked up, developers are at it again, hatching the plans that will create the next suffocating over-supply, aided and abetted by politicians who let their egos do their thinking for them.   Look at some of numbers, courtesy of the Real Estate Institute of Queensland. The median house price for Gold Coast City is still 5% below the level of five years ago. Its median price for apartments is 9% lower than in 2008. Few markets anywhere in Australia have done that badly.   But individual locations within the city have done much worse than the average. The median price for a Surfers Paradise apartment is still 12% below the level of five years ago. Runaway Bay is down 17% and Southport is 23% lower than in 2008. Hope Island is down 30% on 2008. There are dozens of examples.   This is disastrous for the investors who bought into this market amid all the hype that oozes out of the Gold Coast in good times and bad.   This sunny place for shady people never seems to learn the lessons of the past.
If mayor Tate has his way, it will repeat previous mistakes, only this time on a grander scale. 
   God help the Gold Coast and anyone who buys there.
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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The Gold Coast is the Titanic of the Australian property industry: Terry Ryder

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Sugarloaf is the latest development to land in Sydney’s northern suburb Belrose, with 17 four-bedroom homes, architecturally inspired by Frank Lloyd Wright.
Located on Ralston Avenue and developed by Bazem Pty Ltd, homes range in price from $1.195 million to $1.45 million.
<a target="_blank" href="https://www.sugarloafbelrose.com.au/home.php">Designed by Marchese Partners</a>, the homes feature decorative stonework, exposed timbers, sculptured roofs, blade walls and geometric lines.
“Sugarloaf raises architectural standards in this suburb,” says Michael Van den Blink, sales manager of Sugarloaf.
“Belrose is a family-orientated area which is experiencing migration from other Sydney suburbs due to its proximity to beaches, its affordability and the established attractions,” says Van den Blink.
Homes feature interiors by Dallas Design and range in size from 260 square metres to 340 square metres.
The properties include balconies and rear courtyards with landscaping by Melbourne landscaper Paul Hamilton.
“Our Sugarloaf homes will suit a diverse range of residents, from young growing families through to downsizers.
“They have cutting edge design and functional floor plans that maximise the amount of useable space, storage options and views,” says Van den Blink.
Van den Blink says Belrose and surrounding suburbs are set to boom.
“Belrose has the leafy attributes of Roseville, Lindfield and Pymble, yet it is much closer to Sydney’s finest beaches which is a major attraction for families, and housing is around half the price of the North Shore.
“But there are signs that Belrose and the surrounding suburbs are about to boom, fueled by the Government’s recent commitment to the new Northern Beaches hospital at nearby Frenchs Forest,” says Van den Blink.
The first two homes will be open for inspection on September 17.
The median house price in <a target="_blank" href="/news">Belrose</a> is $878,000 a 10.4% change in the past five years, according to RP Data.
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Frank Lloyd Wright-inspired Sugarloaf homes set for Belrose

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There are still seven apartments up for grabs in the $40 million boutique beachfront apartment complex Bathers in Cronulla.
Developed by Mondell Property Developers, Bathers features 12 three-bedroom apartments, including penthouses, ranging from $2.55 million to $4.25 million.
The most expensive sale in the complex was $4.25 million for one of the penthouses.
Listing agent Steve Day of McGrath says majority of the buyers have been downsizers looking for a lifestyle change
With designs by Candalepas Associates, the development has been awarded the Aaron Bolot award for the best residential project by the Architect Institute of Australia.
Bathers has also been awarded the best interior design apartment award at the Asia Pacific International Awards.
{yoogallery src=[images/stories/2013/08/aug14cron]}
Located on Prince Street, apartments range in size from 190 square metres to 205 square metres internally, with ground floor apartments boasting courtyard areas of 104 square metres to 285 square metres.
The penthouses feature rooftop terraces of 144 square metres to 151 square metres.
Apartments feature interior designs by Archer + Wright and boast timber floorboards throughout, bedrooms with wool carpet and kitchens with CaesarStone benchtops and Miele appliances.
Construction on <a href="https://batherscronulla.com.au/" target="_blank">Bathers Cronulla</a> is now complete.
The median apartment price in <a target="_blank" href="/news">Cronulla</a> is $498,500, a 20.1% change in the past five years, according to RP Data.
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Cronulla's Bathers development popular with lifestyle seekers

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Brisbane property development icon David Devine continues to have the Midas touch in Brisbane’s Fortitude Valley.
Devine’s Metro Property Development group recorded 67 off-the-plan sales over the March quarter for Cambridge Towers, the first stage of its $450 million Central Village development in Fortitude Valley making it the top seller by some margin, according to the latest inner Brisbane apartment update from Colliers International.
Now under construction, Metro had sold 92 out of 165 units in the development as of the end of the March quarter.
In a release earlier this month, Metro said it had sold 80% of the 160 apartments in Oxford Towers, stage two of the project, with one and two bedroom apartments ranging from $275,000 to $575,000.
On completion Central Village will comprise five towers and approximately 970 apartments. The project is expected to take approximately five years to complete.
Metro Property Development general marketing manager Peter Hobbs attributed the success of Central Village to its high level of amenity, combined with its affordability and expects sales volumes to remain strong through the year.
“The market is definitely on the rise and buyers are looking to strike while the iron is hot,” he said.
“Interest rates are at a 53 year low in Australia and Fortitude Valley is one of only three Brisbane inner city suburbs offering rental yields in excess of 6%. This growth in rental returns is mainly due the fact that vacancy rates in Fortitude Valley currently sit at under 1%.”
<img src="/images/stories/2013/08/fortitude-valley.jpg" width="470" height="627" alt="fortitude-valley">
 
<hr class="system-pagebreak">
Devine has been hugely successful with another Fortitude Valley project Brooklyn on Brooks, 88% sold and under construction and Madison Heights in nearby Bowen Hills 93% sold and also under construction.
David Devine told Property Observer in November last year that Metro’s ability to offer apartments to investors that qualify for the federal government’s <a target="_blank" href="https://www.propertyobserver.com.au/queensland/nras-and-smsf-investors-helping-keep-inner-brisbane-off-the-plan-market-afloat-david-devine/2012112858155">national rental affordability scheme (NRAS) </a>and that appeal to investors acquiring property through their self-managed super funds are key reasons for his success to date. The other top selling projects over the March quarter were Lend Lease’s Showground Hill project on the site of the RNA Showgrounds in Bowen Hills with 19 sales recorded and 197 out of 288 apartments sold. The apartments are part of a major redevelopment of the showgrounds, which include a business park, retail precinct, fresh food market and convention centre.
Belise being developed by Reed Property Group managed 13 sales over the first three months of the year with 100 out of its 228 one, two and three bedroom apartments now sold.
However, the much touted Alex Perry Residential development, which hit the market more than two years ago complete with supermodels and paparazzi, continues to struggle with developer Chrome Property providing no update on off-the-plan sales to Colliers International.
Colliers International records 40 apartments sold to date out of 143 for a project which was first marketed in May 2011 and is now being managed by property development services group Xede, after being re-jigged with three-bedroom apartments replaced with one bedroom apartments and more than half of the 143 apartments to be sold to investors as serviced apartments.
Xede managing director Rod Fiddler told Property Observer the project had received development approval with a builder appointed.

“Sales are continuing and we are progressing towards financiers’ pre-sales targets.

“We are not in the business of publically declaring sales results as these are too often manipulated or misinterpreted," he said.
“Construction is targeted to commence this side of Christmas with demolition as early as September 2013,” he said.
Colliers International says there are 30 apartment developments under way in inner north precinct, which incorporates Fortitude Valley, Bowen Hills, Albion, Hamilton, Kelvin Grove, New Farm, Newstead and Tenerife just north of the Brisbane River and makes up more than half of the inner Brisbane market.
It says demand for new apartments across the inner north was moderate over the first quarter of 2013 following a period of robust sales rates during the preceding year.
Construction image of Central Village (14/8/13):
<img src="/images/stories/2013/08/live-construction.jpg" width="470" height="313" alt="live-construction">
 
<hr class="system-pagebreak">
There were approximately 880 unconditional sales reported during 2012, representing a 2% increase in the previous highest volume from 2010.
<img height="207" width="470" src="/images/stories/2013/larry_uploads/brisbane_new_apartments.jpg" alt="brisbane_new_apartments">
Annual sales over the 12 months to March 2013 were around 840, comprising around 52% of the inner Brisbane market.
“Owing to a large proportion of one bedroom investment stock sold, the weighted average sale price remains the lowest amongst all precincts in inner Brisbane at $495,000. This was punctuated by the number of unconditional sales under $450,000, accounting for 52% of the total,” says Alex Beer, researcher and analyst at Colliers International.
Colliers counts 1,263 apartments for sale in the inner north another 1,028 apartments that could potentially be released for sale in the coming year.
“This level of new supply is not expected to have an adverse effect of demand as results from preceding quarters show that new releases onto the market often see sales increase,” says Beer.
As an example, over the fourth quarter of 2011, there were 445 new apartments released to the market, yet it still recorded the highest number of unconditional sales in the precinct over the last five years.
Overall, the outlook for the inner Brisbane apartment market has firmed with more than 540 off-the-plan sales recorded in the March quarter – the first time quarterly sales have exceeded 500 in almost a decade.
The total future development pipeline as it currently stands is estimated at between 4,500 and 5,000 apartments.
However, in the short term, Colliers International forecasts indicate there could be as many as 810 apartments released in the next year.
“The market has been receptive of newly released projects over the past 12 months with an average absorption rate of 113 unconditional sales per quarter across the seven projects that were released in the year to the March quarter of 2013,” says Beer.
 
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David Devine remains apartment king of Fortitude Valley 

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A one-bedroom apartment in St Kilda was the cheapest auction sale in Victoria on a recent Saturday, according to Australian Property Monitors.
The unit at <a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-st+kilda-114369799">5/50 Carlisle Street</a> sold for $254,000 through Greg Hocking St Kilda.
The unit was listed with a price guide of “$235,000 to $260,000”.
It had been listed for rent in 2007 at an asking price of $215 per week, in 2012 at an asking price of $260 per week, and in June this year at an asking price of $250 per week, according to RP Data records.
Listing agent Rowan Bustin told Property Observer that the unit was currently rented out at $250 per week, the price reflecting a 5.12% rental yield.
Bustin also told Property Observer the auction was “very vibrant”, after the starting bid at $240,000. 
Bustin said the successful bidder was an investor.
“It is a very good investment with an over 5% return,” he said.
The block of units at 50 Carlisle Street has traditionally been priced quite cheaply in comparison to other units in the area. Recorded sales include unit 10, which sold in 2008 for $210,000, and unit 14 which sold last year for $290,000.
“The block is a great spot. Obviously there's some concern about the space it is situated in, it is two minutes from the red light district. But it is a well-policed area,” Bustin said.
He noted that St Kilda has been a popular suburb for investors as units for lease are snapped up very quickly and are rented at “realistic value”.
“With the cash rate, it is a stimulant for market activity and people buying in the area,” Bustin said. 
He added that most investors are couples who are looking to buy into the area.
Conversely, Bustin also noted that young females are dominating the St Kilda market.
“The buyers we've seen recently are young female, not the male purchaser anymore,” he said. 
But he cited a one-bedroom unit at <a href="https://www.realestate.com.au/property-apartment-vic-st+kilda-114288379">2/84 Blessington Street</a>, which was listed for sale with a price guide of “$260,000 to $280,000” and sold at auction for $325,000 when purchased by parents for their son.
According to the <a href="/news">latest RP Data report</a>, the median sale price for units in St Kilda is $450,000, down 4.3% on last year. The average discount required to sell a unit is 6.9%, while private treaty sales average 91 days on market.
The median asking rent for units is $380, while gross rental yield currently stands at 4.4%. 
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St Kilda cheapies sells for $254,000 as investors compete with helpful parents

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Regional and suburban Australia has trumped the nation’s largest central business districts and population centres in the second annual Google eTown awards.
Google this morning revealed the state winners of its awards, which reward the cities, suburbs and towns where local small businesses make the best use of the internet.
The tech giant used its own internal data, as well as insight from a survey commissioned from research firm Ipsos and sent to local small businesses, to identify the digital marketing methods small businesses in the area were using to grow their business.
The winners of the awards were smaller cities or suburbs of major cities, where local councils and businesses had made a concerted effort to bridge the tyranny of distance and compete with the central cities using the online tools available to them.
Last year, Google Australia’s head of local business Claire Hatton said the winners had higher population densities.
“Now though, it’s about the town’s real assets – its small business owners and employees.”
The winners show the importance of local councils taking a lead, Hatton says.
“Many of the winning towns and cities had a council that was very active in education – in helping people understand the digital opportunities.
“A good example of that was Port Phillip’s council, who ran business development programs as well as an online portal for small businesses.
“And a lot of the councils themselves have really invested in digital and see it as a competitive advantage. Holdfast Bay, for example, has invested in a dedicated role for the council’s social media.”
Port Phillip, located in Melbourne’s South, was the Victorian winner. Port Phillip mayor Amanda Stevens says she isn’t surprised her community was singled out for its web-savvy.
“The City of Port Phillip has run extensive business development programmes and launched an online portal to support local businesses to grow. We also know from our research that businesses are most interested in training in marketing and having an online presence, so we also hold regular events with digital innovation thought-leaders to bring that knowledge to the area,” said Mayor Stevens.
“Port Phillip also has one of the most highly-educated communities. Couple that with our biggest age group being 25-34 year olds, and you have a young community thoroughly engaged in new ideas and technology.”
One of the businesses in Port Phillip is RPS The Board Store, a specialist wind and kite-surfing store that’s been operating in the area for 23 years.
Its owner, Andrew McCredie, said that digital marketing and sales channels meant he could get his equipment to a far wider range of sport enthusiasts than ever before. “We find that customers conduct a lot of research before they come into the store, so when we have sales or a new product we’ll start targeted search marketing and make sure everything is up and ready online.
“Recently we sold a snowboard 10 minutes after posting it online, as that particular customer had been waiting for someone to stock it locally.”
For small business owners, the awards emphasise the importance of becoming digitally-savvy, Hatton says.
“Small businesses have a real competitive advantage now that the internet is there.
“But consumers are still ahead of business. Small businesses need to understand that this day, having a digital presence is like having a phone.
“Whether you’re a boutique hotel, beautician or surf school, if you’re not online you’re missing out on a direct line to thousands of potential customers.”
The state-by-state winners: 
<ul style="margin: 20px 0px 20px 15px; padding: 0px; font-family: 'Open Sans', 'Helvetica Neue', Arial, sans-serif; font-size: 14px; line-height: 20px;">
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Cockburn, WA
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Darwin, NT
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Port Phillip, VIC
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Holdfast Bay, SA
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Launceston, Tasmania
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
North Sydney, NSW
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
South Canberra, ACT
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Sunshine Coast, Qld
</li>
</ul>
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/" rel="nofollow">SmartCompany</a>.
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mrobin-TVRYiru7si

Google's top suburbs for local business internet savvy

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<img style="float: right;" alt="mcevoy_aug_14_one" height="299" width="299" src="/images/stories/2013/08/mcevoy_aug_14_one.jpg">
"Affordable Homes Starting at $250 Million", this is the tag line for the upcoming blockbuster science fiction action film Elysium starring Matt Damon and Jodie Foster.
What on earth does that have to do with property, you might ask?
I saw this tagline on posters, billboards, and banner ads online recently and thought to myself, what an interesting premise for a film.
The film is a futuristic and stylised approach to the global problem of housing affordability, and also the problem of finding space for housing in the areas where people want to live.
These concepts led me to thinking about affordability in an Australian context, and the challenge of meeting demand versus supply, in the locations where Australians are wanting to live.   The basic premise of Elysium is this: over time, human populations on Earth spiral out of control. With people packed like sardines on Earth, living in increased volumes of poverty and despair, those with enough money are able to buy a spacious property, become an elite class within society and can afford to purchase a spacious apartment - in space.
The film then segues into big budget action sequences with an undertone of  class warfare.
Elysium is the second film from South African director Neill Blomkamp, whose previous blockbuster District 9 also balanced weighty social issues with action and adventure.
I have not yet seen the film, however the premise does raise some issues about not only housing affordability, but also availability.
The marketing gimic of using billboard space to run ads that appear to be for prestige property, really does command attention. Additionally, an innovative viral marketing campaign has seen posters being glued on to street furniture and bus stations that advertise properties for sale within the fictional space station setting of the film.
When looking at projections of population growth globally from now until 2030 from reputable data organisations such as the United Nations (specifically their 2010 ‘Data Projection 2030’ report, and their ‘FAO Global Report 2012’) and the World Health Organisation’s 2013 ‘Population Projection 2030’ report, they each more or less agree that the expotential global population growth occurring since the 1950s will continue at an even faster rate than before.
This means that based on the current global population today of around 7.1 billion, many reputable data sources agree that over the next 17 years human populations will likely be between 8.2 and 8.4 billion people.
This is actually a conservative forecast. The U.N.’s ‘higher likelihood’ figure predicts that number to be more around the 8.9 billion mark.
So what does this mean for supply and demand of housing?
Well, we know that most people prefer to live in locations close to proper infrastructure and crucially, to readily available employment hubs.
In other words, there is an increasing trend and desire in not only developed but in developing countries for people to live in cities. This then creates problems with population density and supply and demand issues with housing available within these cities.
 
<hr class="system-pagebreak">
Having recently returned from Singapore and also having travelled over the last decade to some of the world’s most densely populated cities in locations where geographic future expansion is limited (cities like Sao Paulo, Tokyo, Casablanca and Istanbul), I can foresee the challenges that lay ahead for city planning in such locations based on rapid population expansion.
Housing affordability in major cities is increasingly becoming a problem, particularly in large-population countries where cultural and economic shifts are creating a rising middle class and demand for larger and more premium housing is ever increasing.
I recently blogged about a Credit Suisse report that cites the least afforable cities in the world (by assessing housing pricing to wage ratios).
What is interesting is that of the top ten, three of the least affordable cities for property (Singapore, Tokyo, and Hong Kong), are all cities with limited geographical growth capability. Seemingly bucking this trend is Australia.
From an outsider perspective, I’ve had friends and visitors often comment about the degree of underpopulation in Australia in relation to our geographic size.
There is no denying that to the untrained eye, Australia appears as a very underpopulated country. But when taking into consideration some other important metrics, such as trade, industrial development, limited resources and the need to import many goods and services from offshore, Australia’s low population represents different problems.
Although our major employment centers are still very much focused around larger metropolitan cities, as Australia’s economy begins to shift towards the growing and developing resources sector, it is likely we will see a shift in housing demand.
Not a huge one in the beginning, but rather a gradual shift to housing demand increasing in regional centres outside of capital cities, that are tied to the developing resources sectors.
 
<hr class="system-pagebreak">
Regardless, Australia has faced – and continues to face – housing demand shortages.
Even if demographic trends steer towards regional centres becoming bigger, housing in many of these centers still struggles to keep up with demand.
Adding to this is the expense of developing and building new properties in the areas where people are wanting to live.
Housing affordability in Australia also is poor due to the high taxes, stamp duties, and costs-of-living (electricty, gas, water, services) associated with buying a home, and then maintaining it once it has been purchased.
When compared with say, South Africa (the country/culture that inspired the rich/poor divide storyline of Elysium), whilst Australia does have property markets that span basic, middle class and prestige/premium, quality housing can still be within a modest salary or paycheck’s reach.
We do have a prestige property market, but by-and-large the occupants of such residents pay a premium more for the lifestyle, views, and property features; as opposed to paying for any ‘privelege’ to be further away from a lower class of people.
In Australia, it is very uncommon (though not unheard of) to come across any of the gated-community style (complete with armed guards, barb-wire 14 feet wall enclosures, and every nook and cranny monitored by CCTV) of luxury residences and then find these micro-neighbourhoods within an otherwise lower socio-economic neighbourhood or suburb, such as you might find in pockets of Cape Town and Johannesberg in South Africa.
The rich people in Australia occupying prestige large houses in blue-chip neighbourhoods, do not wish to rub their luxury in the face of the working and modest classes.
Rather, the challenge for Australia is to address overall housing affordability and accessibility, regardless of any market or macro-economic environment.
Where other countries have this challenge in compact and overcrowded cities, where the only real viable solutions are to either build upwards or have city planning policy encourage employment centers located outside of the city, Australia’s challenge could not be any more different.
Ours is to ensure housing availability and affordable in higher-demand regional centers is met, whilst also ensuring that growing cities are furnished with the needed infrastructure that will eventually ease the cost of living for inhabitants of those cities.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://propertyspectator.blogspot.com.au/">Property Correspondent.</a>
 
 
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cmcevoy-Go82SmsJA9

"Elysium" and the sci-fi vision of gated housing communities: Cameron McEvoy

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Red hot, white hot… a 83.8% weekend Sydney auction clearance rate is hot of which ever description one wishes.
But beware its mostly in the middle class and aspirational suburbs. Certainly not at the top end or bottom end suburbs. 
Indeed the Sydney property market is a bit like the porridges of the three bears in Goldilocks. Too hot or too cold and for some just right.
It's often assumed the auction market is representative of the whole Sydney market. But the auction market is quite a different to the the marketplace that utilises the private treaty method.
This is not to say that auction results - both individual and regional - are not clear pointers of market strength and price direction.
The auction market is always pricier than the regular market because of the type of home that suit auction and also the ensueing comeptitive edge that the auctions engender.
Saturday's median house price was $896,000 compared to the $694,000 APM median house price. Ditto units which on the weekend sat at $640,000 when the overall median unit price across Sydney sits at $491,000. 
And most of the hottest weekend auction locations were in a nice band of medians mostly between $728,000 and $1.2 million.  The remander where Surry Hills, $950,000 median house price, where all six offerings were sold. Then there was Leichhardt, $829,000; Balmain $1.13 million, Epping $937,000, Croydon Park $728,000;  Marrickville $790,000; Croydon $860,000; Ashfield $833,000; Burwood $1.2 million.
The weekend's most affordable property was a two-bedroom house at 38 Diamond Head Drive, Budgewoi, sold by George Brand Real Estate Toukley for $275,000.
It was $35,000 less than its 2010 sale – which highlights the trend we see almost every week of weakness at the lower end of the market.
Investors have the field almost to themselves given first time buyers are awol after the state government grant for established homes was stopped.
At the top end the merchant banker and financial services buyer have never really returned with their pre-gfc buying gusto.
It's more likely to be those in medicine or the law or accountancy as the buyers.
Data from Australian Property Monitors shows that 40% fewer homes selling in the $4 million to $6 million price range in the first half of this year compared with the same period in 2010 when the market was enjoying a fillip.
APM's senior economist Dr Andrew Wilson says the absence of new-money buyer in Sydney highlights missing prosperity which keeps the Sydney market at three-quarter pace at the moment.
The top four suburbs with highest number of $4 million to $6 million sales in the six months to June 30, 2013:
1. Mosman (19 sales)   22 sales in the 2010 fillip
2. Vaucluse (9)              14 sales during the 2010 fillip
3. Bellevue Hill (6)       15 sales during the 2010 fillip
4. Woollahra (5)             5 sales during the 2010 fillip
All up sales of $4 million to $6 million sales in Sydney, in six months to June 30, 2010: 187 compared to in six months to July 30, 2013: 111
Source: APM
Little wonder why Bellevue Hill's <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/trophy-homes/addenbrooke-bellevue-hill-the-inland-spring-trophy-home-listing/2013080763856" target="_blank">Addenbrooke</a> is attracting so much attention as the inland spring trophy home listing.
It's being listed through Sydney Sotheby's International Realty agent Michael Pallier.
Property Observer gathers it's set to come with $33 million hopes by the downsizing vendors, Denis and Charlotte O'Neil.
There's also a vacant adjacent grassed block of land available for any buyer.
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jchancellor-FAypfDUnLy

Sydney's property market is a bit like the porridges of the three bears in Goldilocks - too hot or too cold and, for some, just right

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Media tends to chart property markets by movements in median house prices.
But the data from research firms is often full of anomalies and most writers don’t understand the workings and limitations of median prices, so the resulting information is usually worthless to consumers. 
   Much more useful to buyers and sellers is charting movements in sales volumes. This has real value because changes in the number of home sales inform likely future movements in prices.   Many Queensland markets have done little value-wise this year, notably in Brisbane and south-east Queensland, but momentum for rising prices is building.
Figures from the Real Estate Institute of Queensland indicate significant increases in the number of sales, firstly in the March quarter compared to the December 2012 quarter and then again in the June 2013 quarter. 
   The number of house sales in Queensland rose 17% in the June quarter, while apartment sales grew 28% and the number of sales of residential allotments increased 24%.   Those are significant changes and are likely forerunners to price rises.   For similar reasons there is hope emerging for property markets in Tasmania.
The latest data for the June quarter shows quite significant rises in the number of sales for both houses and units. 
   It’s been difficult to find anything positive to write about Tasmania recently. It ranks last or second last on most economic indicators, with population growth withering at almost zero, and property markets have been going backwards.   But the June quarter report from the Real Estate Institute of Tasmania gives rise to hope for better things. The most encouraging factor is the increases in sales volumes in many markets around the state.   The 518 house sales in Hobart in the three months ending June represented an 18% quarterly rise and a 37% annual rise. Launceston recorded a 34% quarterly rise and a 12% annual rise. Overall, across Tasmania, the number of house sales was up 19% in annual terms.   The data for apartments is even more bullish. The annual rise in the number of unit sales is 51% for Hobart and 28% statewide.   The number of house sales in Hobart is the highest in three years.   None of this has yet translated into significant price increases but that is the normal pattern. Sales volumes change first and prices react perhaps six-nine months later.   As with median prices, the data on sales volumes can be misleading if the sample is small. But concentrating on locations with large numbers of sales provides meaningful information.   The Glenorchy municipality in Hobart’s north had 140 house sales in the June quarter, an annual rise of 87%. But the median house price is still only 1.7% higher than a year ago.   Kingborough, on the southern outskirts of Hobart, had 94 house sales in the quarter, an annual rise of 32%, but the median house price is still 2.7% below a year ago.   One thing driving buyers back into the markets of Tasmania is the improvement in affordability.
Thanks to lower prices and falling interest rates, the June period was the seventh consecutive quarter of improving affordability.
The REIT says the proportion of income required to meet loan repayments is at its lowest since late 2009.
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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