An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

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

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?

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Mirvac is teaming up with Belle Magazine to create three pop-up display apartments at their Sydney Harold Park development, representative of groups of people at different stages of life.
Belle interior designer and editor Steve Cordony has designed the first of the display apartments, which is targeted at the young sophisticate.
One bedroom apartment pictured below
{yoogallery src=[images/stories/2013/07/july26HP1]}
Cordony has used sample furnishing from Coco Republic, Cavit &amp; Co, Cadrys and Great Dane to name a few and has used a mix of raw and polished textures.
The young sophisticate is “brand conscious and wired to the rhythm and pulse of the city.”
Two bedroom apartment pictured below
{yoogallery src=[images/stories/2013/07/july26HP2]} 
Mirvac national marketing and sales director Diana Sarcasmo says there is a huge emotional investment in buying a home and that needs to be reflected in the communication with potential buyers.
“This form of experiential marketing gives our clients an opportunity to feel included in what we are doing and, through the partnership with Belle, reinforces the brand values of Harold Park,” says Sarcasmo.
Three bedroom apartment pictured below
{yoogallery src=[images/stories/2013/07/july26HP3]} 
<a href="https://www.propertyobserver.com.au/new-south-wales/mirvac-to-pull-forward-harold-park-project-sales-and-construction-goldman-sachs/2013050761121" target="_blank">Mirvac is transforming the former Harold Park Paceway </a>into a $1 billion-plus infill housing development.
The Harold Park master plan allows for 1,250 dwellings with a 208,000 square metre network of landscaped parks.
<img alt="haroldparkmay8one" height="264" width="470" src="/images/stories/2013/05/haroldparkmay8one.jpg">
“Harold Park has the distinction of offering the perfect lifestyle to a great range of people.
“That is due to a combination of factors – proximity to the city, parkside location, access to public transport and integrity of design.
“This has resulted in an incredibly broad mix of people buying at Harold Park.
“The apartments and terraces have been designed to reflect this diversity and we are giving further expression to it through the Life Series,” says Sarcasmo. 
<img alt="haroldparkmay8two" height="261" width="470" src="/images/stories/2013/05/haroldparkmay8two.jpg">
Belle editor-in-chief and judge on The Block Neale Whitaker launched the collaboration at an event at Harold Park on Tuesday night.
The <a href="https://haroldparkbymirvac.com/contact-us" target="_blank">pop-up display</a> in Glebe will run from July 25 to July 28.
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Belle Magazine and Mirvac join forces at Harold Park development

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Crunching ABS data can be key to investment success: Jo Chivers
Ok, you can call me a nerd if you like, but I love checking out the Australian Bureau of Statistics (ABS) website, there is some really cool stuff on there.
Tick-tock...it’s the population clock.  This is fun, you can see each hour the population clock tick over with real population data. On 9 July 2013 at 05:24:38 PM (Canberra time), the resident population of Australia was projected to be:  23,110,108.
<a target="_blank" href="https://www.abs.gov.au/ausstats/abs%40.nsf/94713ad445ff1425ca25682000192af2/1647509ef7e25faaca2568a900154b63?OpenDocument">Check it out</a>:
<img height="208" width="470" src="/images/stories/2013/07/chiversjuly12one.jpg" alt="chiversjuly12one">
Another fab thing is the animated population pyramid. This shows a cool graph of male and female populations by age group. You can click on the ‘view surplus’ button to see surpluses of ladies or gentlemen, by age, by state, so if you’re looking for a partner, perhaps start your research here!
There is a button you can click that animates the graph; you can see the population by gender from 1971 – 2056. It’s interesting to watch the shape of the graph change as you move through the years. This is a<a target="_blank" href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia">good tool to check out</a> when thinking about population demand for housing.
<a href="https://www.abs.gov.au/websitedbs/d3310114.nsf/home/Population%20Pyramid%20-%20Australia"><img height="415" width="470" src="/images/stories/2013/07/chiversjuly12two.jpg" alt="chiversjuly12two"></a>
What I actually went to the ABS website for, before being distracted by clocks and animated graphs, was to check out the latest population growth data for the Hunter Region of NSW.
You see the ABS recently released its small area population estimates for the year ended June 2012.  This is the first insight into population change at smaller areas of geography since the 2011 Census.  Here are my key findings:
STATE SUMMARY
At June 2012, the estimated resident population of New South Wales was 7.29 million people. Between 2011 and 2012, the NSW population increased by 78,900 people (or 1.1%). This was the third largest growth of all states and territories, behind Victoria and Queensland.
At June 2012, just over one-third of NSW residents lived outside Greater Sydney and this increased by 17,600 people in the year to 2012, to reach 2.62 million.
The Hunter Valley (excluding Newcastle) had the largest and fastest population increase in the remainder of NSW (up 4,500 people or 1.8%) in 2011-12. The next largest increase was in adjacent Newcastle and Lake Macquarie (up 3,100 people), followed by Central West (2,100) and Capital Region (1,600). The only area to decline was Coffs Harbour - Grafton on the mid-north coast, down 90 people.
Maitland – West had the fifth largest growth after four Sydney areas. Thank you, we’ve been developing here for some time.
Large growth was recorded near the Australian Capital Territory, in the Hunter Valley and in the Central West.
The ABS is full of important information, at a click of a key I found some industry data for one town Property Bloom works in. It was interesting to see the breakdown by industry by employment. The top employer in this town was manufacturing, closely followed by retail. Now if I asked someone on the street, they may have said tourism as number one and mining close behind. So what sometimes seems obvious is not always the reality.
It’s important to take a ‘big picture’ look at the areas you invest in. That’s what Property Bloom does; we research populations, vacancy, median sales price, and long term sales data and combine it with what we hear on the street and from talking to our agents.  From this, we work out the best locations for our client’s developments.
Whilst it may not seem immediately relative, if you cross check the statistical data with qualitative research i.e. what you find going on in the market, it all makes for some good, solid backing to why you should be investing in that location.
Jo Chivers is director of <a target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom" style="font-size: 14px;">Property Bloom</a>, which manages property development.
 
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Differing interpretations of building approvals data shows it's best to stick to a longer-term view: Terry Ryder
Building approvals are up 7% - or down 3%. It’s all a question of attitude.
Figures from the Australian Bureau of Statistics on residential building approvals in May give different perceptions depending on which set of numbers you prefer: in trend terms, the number of dwelling units approved rose 1.0% compared to April, but in seasonally-adjusted terms they fell 1.1%.
Annually, they rose 7.1% in trend terms but fell 3.2% in seasonally-adjusted terms.
Media being media, many outlets focused on the negative numbers – such as: “Building approvals fell more than expected in May, according to the ABS.”
But some emphasized the positive. AAP, for example, reported: “A recovery in the home building sector seems to be taking hold, with approvals for houses gaining for the fifth month in the row. Approvals for detached houses rose 2.5% in May. HSBC chief economist Paul Bloxham said the gain was a positive sign for the housing sector. It shows that other part of the economy, beside mining, are getting stronger.”
Master Builders Australia took a generally balanced view: “Building approvals figures released by the Australian Bureau of Statistics show mixed signals, some positive … Peter Jones, Master Builders Australia's chief economist, said the positive is that approvals are up 9.9% in the five months to May from the corresponding period a year ago.”
We take a similar view at Hotspotting, believing that the long-term trends are the most significant factor with statistics, rather than month-to-month fluctuations.
The trend graph from the ABS shows approvals of new dwellings rising strongly since the beginning of last year – from less than 12,000 per month to around 13,500 now.
The ABS graphs also show how much the numbers jump around month to month. The longer-term view is always the most informed.
CommSec chief economist Craig James said there have been clear signs of an improvement in housing construction activity in recent months.
"Low interest rates, strong population growth, healthy employment and pent-up housing demand is starting to see the housing sector shake off the shackles and begin a much-needed resurgence," he said.
"Granted it is early days, but the sector is certainly on a recovery path.
"An ongoing lift in approvals would be beneficial for the broader economy, given it is a key forward-looking indicator."
Terry Ryder is the founder of <a target="_blank" href="https://hotspotting.com.au/">hotspotting.com.au</a>
 
 
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Room for Debate: Jo Chivers and Terry Ryder evaluate the importance of crunching the stats

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A futuristic looking apartment complex in St Kilda is the latest collaboration between Pace Development Group and Jackson Clements Burrows architects.
Located on St Kilda Road, The Icon will comprise of a series of six askew cubes sitting atop of each other, housing 118 apartments across 17 levels.
“The artwork ceoncept for the façade intends to address a visual coherency by directly referencing the existing natural topography and coloration of St Kilda,” says Matthew Johnson of Jackson Clements Burrows.
“Each level is depicted in different colour hues variations from earth to sky, which cross references the nature of the geographical and environmental stratums.
“This flux of seasonal change is portrayed through subtle tonal gradation,” says Johnson.
The development is currently 60% sold.
Apartments will feature Miele appliances and Italiana stone bench tops and large balconies with views to Arthurs Seat and the Dandenong Ranges.
Residents of The Icon will have access to the guest lounge, which features a suspended fireplace, wine lockers and a Teppanyaki BBQ deck.
One-bedroom apartments range in size from 46 square metres and start from $395,000.
Two-bedroom apartments range in size from 64 square metres and start from $535,000.
Three-bedroom apartments are 94 square metres and start from $660,000.
“We believe this new residential building will set an exemplar architectural and urban design outcome for an emerging precinct that will be both an exciting and entertaining addition to St Kilda Junction,” says Tim Jackson director of Jackson Clements Burrows.
“It is our belief that The Icon will engage with the surrounding context in a new and positive way and set a pattern of expectation that is deserving of this important intersection both within the context of Melbourne’s history and future development,” says Jackson.
The proposed plans were initially rejected by the local Port Phillip Council, but the rejection was over-ridden by the Victorian Civil and Administrative tribunal.
Jackson Clements Burrows is also behind the design of Carlton's <a href="https://www.propertyobserver.com.au/developments/piccolos-upper-house-carlton-apartment-complex-secures-70-sellout-after-10-weeks/2012112158011" target="_blank">Upper House</a>.
The median unit price in <a href="/news">St Kilda</a> is $450,000, a 15.4% change in five years, according to RP Data.
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Futuristic styled apartment complex, The Icon, set to land in St Kilda

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Thirty-one years writing about real estate has taught me that nowhere is immune to downturns.
Nowhere.




There are certainly markets that show consistent growth year after year and I call them the "stayers". Many of the places I recommend are stayers.



But "bulletproof"? It doesn't exist.



So a magazine cover story that claimed there are 152 bulletproof places across Australia certainly got my attention. I guess that was the general idea; grab people's attention and sell lots of magazines, never mind accuracy or integrity. <img src="/images/stories/2013/07/bulletproof-i-wish-i-wasjuly25small.jpg" width="225" height="315" alt="bulletproof-i-wish-i-wasjuly25small" style="float: right;">



When I looked at the list in Australian Property Investor and saw that it included Moranbah, I knew we were dealing with the usual puffery that property magazines favour to outdo one another.
Moranbah's market is falling so fast, people's heads are spinning. Rentals and yields have halved and its median price has dropped from $750,000 to below $700,000. It has had a fantastic growth record and it will rise again, but bulletproof it ain't.



Then I noticed that the list of the indestructible included four suburbs in Gladstone, another market in serious decline.
Gladstone has an impressive past and a strong future, but it's as susceptible to market dynamics as anywhere else - in this case, an oversupply (vacancies now around 6.5%) generated by overly-zealous developers.



Gladstone had a previous decline around 2009-2010, when the GFC caused a pause in the resources revolution.
It  has shown the kind of volatility common to markets partly or largely dependent on the resources sector and is now into the second market decline in the last five years. It is Australia's No.1 industrial city but it doesn't fit any definition of bulletproof.



In many cases, the list of bulletproof suburbs at the front of the magazine is contradicted by the statistical lists at the back - and that detracts further from the credibility of the front cover flimflam and the magazine that published it.



According to API's stats, Sandhurst in Melbourne has dropped 8% in the 12 months to April. Australian Property Monitors, which provides those stats, records massive drops in the Sandhurst median price in three of the past eight years. If that's bulletproof, I'm looking for a new vest.



There are dozens of similar examples on the API list. 



I should stress that I have no criticism of Residex and the list the research company generated. The 152 locations feature many solid markets and roughly half of them have appeared in Hotspotting reports over the past seven years. They're places with good growth records, in many cases.



I also agree with many of the published comments by John Edwards of Residex. He emphasises the importance of investing in places with diversified economies. He notes the rise in prominence of unit markets, something I have been writing about a lot lately. 



He also points out, and this is extremely important, that the list includes only one million-dollar suburb and that most fall into the affordable category; "this suggests that it's the lower cost properties that are less likely to suffer correction," Edwards says in the magazine.



In addition, he observes the superior stability of markets in regional centres, compared to capital cities; "they don't have a tendency to have any pronounced growth cycle, hence they're less susceptible to value loss and generally have stable growth," he said.



Wholeheartedly agree.



So the data is not the problem - it's the spin the magazine chose to put on it. I find most people believe what media tells them and they will be entering dangerous territory if they buy in some of the places carelessly labeled as bulletproof.



Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow">hotspotting.com.au</a> and he will be <a target="_blank" href="/news">discussing the Melbourne property market in detail at the </a><a target="_blank" href="/news">Property Observer</a><a target="_blank" href="/news"> </a><a target="_blank" href="/news">webinar</a> on 31 July.
 
 
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A suburb can show consistent price growth year after year, but nowhere can be labelled "bulletproof": Terry Ryder

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The $290 million development Jaques in Richmond by Riverside Group and Macquarie Real Estate Funds has released stage two, after the successful sell-out of stage one.
Located only three kilometres from the Melbourne CBD, stage two of <a href="https://www.jaquesrichmond.com.au/home/" target="_blank">Jaques</a> will include 229 apartments spread across two buildings.
The two buildings include the 10-level 5 Tonne Apartments and the six-level Iron Works building.
The 9,945 square metre site on Palmer Street was home to the Jaques rock crushing plant, which eventually sold in 1997.
Apartments range in size from 46 square metres to 170 square metres.
One-bedroom apartments range in price from $380,000 to $435,000.
Two-bedroom apartments start from $535,000 and three-bedroom apartments start from $990,000.
A range of studio apartments are available from $460,000.
The development will feature interiors by Hecker Guthrie Interiors and work by Fender Katsalidis Architects, who was behind the design of Eureka and Republic Tower.
“Jaques is built on a site with a strong local history that’s in the collective fabric of the community,” says Karl Fender of Fender Katsalidis.
“Through adaption, modification and contemporary reinterpretation the original perimeter of the brick wall retained in the design of stage one continues to be the defining feature of Jaques, ensuring the site remains part of the precinct’s urban morphology of Richmond,” says Fender.
Apartments will feature a variety of earthy tones and materials including glass, copper and timber.
Balconies will feature timber paneling on the walls with rendered concrete columns to create industrial features.
“Jaques is being developed on a historic site that was used to built giant rock crushers 100 years ago,” says Paul Hecker director of Hecker Guthrie.
“We wanted to bring to life a sense of this and what was previously there so we derived ideas from the actual industry that occurred on the site and also from the aesthetic of the original buildings,” says Hecker.
Residents will have access to a communal rooftop atop of the 5 Tonne Apartment building, a central courtyard and a gym.
The development will also feature Little Bridge Lane, a retail laneway offering food and retail opportunities for residents and the community.
Stage one – which is 100% sold - is currently under construction and will feature 109 apartments spread across two buildings and 17 townhouses.
“We’re thrilled to continue the Jaques story with the release of stage two where our commitment to delivering a range of high end, quality product that is attainable for a cross section of the community continues,” says Kristine Lee marketing director of the Riverside Group.
Construction for stage two is scheduled to commence in early 2014.
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Richmond's Jaques apartments releases stage two development plans

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More than a quarter (28%) of distressed commercial properties listings over the June quarter were residential development sites, according to the latest LandMark White Forced Sales Monitor.
The next highest proportion were industrial properties (19%) followed by leisure (13%) – hotels, resorts and other accommodation providers.
The monitor tracks the proportion of commercial properties listed for sale by mortgagees, receivers or liquidators on the Eastern seaboard.
The report notes that majority of listed receivers’ stocks was found in regional rather than metropolitan areas, with the regional share at 64% in the June quarter. Over the year to date, the split was 75% regional to 25% metropolitan areas
The high proportion of forced sales of residential development sites - many in regional areas - comes at the same time as a rising numbers of small debenture investors are caught out by non-bank lenders that have on-lent their funds as mortgages over risky residential development projects.
<img src="/images/stories/2013/larry_uploads/LMW_forced_sales.jpg" width="470" height="308" alt="LMW_forced_sales">
The most recent to run into trouble was <a href="/news">Victorian-based Gippsland Secured investments (GSI), where $154 million of funds have been frozen.</a>
Other non-bank collapses – LM Investment Management, Provident Capital, Banksia and Wickham Securities – all provided funding to residential development projects, often as lender of last resort charging very high interest rates.
Overall the proportion of properties listed as distressed sales was unchanged at 23% over the June quarter - below expectations of a pick-up in distressed listings - with Queensland accounting for more than half of these (57%) followed by NSW (26%) and Victoria (7%).
Ross Horsley, research manager at LandMark White notes that it was the fifth time in seven quarters that more than half of all distressed listings were in Queensland.
The New South Wales share of distressed listings increased from 9% in the March quarter to 26% in the June quarter taking its annual share to 19%.
The Victorian share of receiver sales listings dropped to 7% in the June quarter, from 15% in the March quarter.
“The garden state recorded its lowest number in the series so far, with only seven commercial properties being advertised on behalf of receivers,” says Horsley.
He points out while an expected rise in distressed listing did not eventuate and is a positive sign for the commercial property market, “the fact that there was a relatively small number of properties advertised at all meant that the distressed share of the market remained close to one in four, at 23%”.
“With this drop in both distressed and ‘normal’ volumes, the latest results are open to interpretation.
“A positive view is that the lower number of distressed listings means that the mortgagees and receivers have worked through their stock and there should be fewer forced sales going forward. And, the reason there were fewer total listings is because owners are under less pressure thanks to the low interest rates, so they can wait for an improved market to sell. With less available stock and a lower proportion of distressed stock, the market will finally have a chance to strengthen.
“However, the opposite view is that the drop in total listings is a sign that the commercial property market is stalling from a very slow pace, and, the reason the distressed numbers are also falling is not because of a lack of stock, but because receivers and mortgagees are releasing only as much as they feel the market can absorb.
“On the evidence of the Forced Sales Monitor, that saturation level appears to be around 25%, and with this constant level of distressed stock and only those owners under pressure to sell doing so, the market will soften further,” he says.
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Residential development sites remain riskiest investments with one in four “distressed”: LMW monitor

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The first images of a new Sydney development by Crown Group have been unveiled, with designs by Koichi Takada Architects.
The residential development will feature a 24-level modern glass-and-steel tower with a curved steel roof structure. 
It will also include heritage inspired archways on lower levels and a through-site pedestrian walkway between Clarence and Kent Streets.
Koichi Takada Architects were selected as the winners of the design competition for the building located at 161-165 Clarence Street.
Crown Group chief executive Iwan Suito says Koichi Takada Architect’s design would utilise the entire site to its full potential.
“Koichi Takada Architects have competed against a field of world-class architecture firms to win this competition,” says Sunito.
“Koichi Takada Architect’s striking design is an exceptional use of space, bravely combining functionality with architectural flair and creativity to a standard befitting this first-class location in the heart of Sydney’s CBD.
“This building will be unlike any other in Sydney,” says Sunito.
The development will have a rear façade on Kent Street and will be accessible to pedestrians via Clarence, Kent and King Streets.
It will include 200 studio, one-, two- and three-bedroom apartments with retail, commercial and a restaurant precinct on the ground floor.
“Inspired by the characteristic arches and masonry of Sydney’s significant heritage, a duality is introduced to the façade, represented by the varied aesthetics of the podium and modern and elegant tower,” says Koichi Takada, founder of Koichi Takada Architects.
“The through-site link adds public benefit and is designed to enrich and regenerate public amenity in this area of the CBD.
“The sculptural tower element floats above the podium, shaping the skyline with a gentle and organic form,” says Takada.
<img alt="crownjuly24one" height="517" width="470" src="/images/stories/2013/07/crownjuly24one.jpg">
Crown Group purchased the 936-square-metre site last year for $29,977,292 million.
Construction is expected to commence in mid-2014.
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Koichi Takada designs new Sydney CBD development by Crown Group

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Harry Triguboff will quit the Gold Coast apartment market after completing construction of Meriton's Stellar Apartment project at Southport. 
The Meriton website confirms that Stellar will be its “last development on the Gold Coast” following the release of the final stage of its $1 billion Brighton on Broadwater project.
The residential tower is set to rise to 55 levels and featuring around 500 apartments as well as over 30 shops, an on site recreational complex with indoor heated pool, sauna, spa and gymnasium, overlooking the Broadwater and Nerang River.
Off-the-plan sales of Stellar apartments have yet to begin, but interested parties are asked to register their details with Meriton.
When completed it will be the tallest tower in Southport, designed by DBI architects, and featuring, one, two and three bedroom apartments with views of the Broadwater, Pacific Ocean and Surfers Paradise skyline.
Around 600 apartments in Brighton on Broadwater have been retained as serviced apartments - a market Meriton sees as key to its future growth.
Triguboff, who turned 80 earlier this year, told the Gold Coast Bulletin the Gold Coast market was too volatile with developers needing assistance.
His comments suggest he will continue to focus his developments around Sydney, where he has been building up <a target="_blank" href="https://www.propertyobserver.com.au/developments/harry-triguboff-buys-mascot-site-for-%2447-million-with-plans-for-400-apartments/2013062562656">a large war-chest of inner city and suburban development sites.</a>
Harry Triguboff (pictured below), who built his first <a target="_parent" href="https://www.propertyobserver.com.au/new-south-wales/harry-triguboff/2013013159060">two-story development in the Sydney suburb of Tempe</a> in 1963, described Sydney as “economically solid” and a “big and old city”.
<img src="/images/stories/2013/07/Harry-Triguboffjuly24.jpg" width="470" height="373" alt="Harry-Triguboffjuly24">
"The Gold Coast is still building up,” he said, with developers put off by its booms and busts.
The news that Meriton will exit the Gold Coast after 17 projects will come as a blow to the local real estate industry, developers and investors, given the negative publicity around the local high-rise apartment market and the failure of other high profile high-rise projects.
Triguboff suggested an intriguing solution to the Gold Coast market – offering differential interest rates.
"For instance, if mortgage rates were 5% in Sydney they could be 3% or 4% on the Gold Coast,” he said.
Triguboff’s first developments on the Gold Coast were the Nelson and Florida developments, in the early 1980s.
In the mid-1990s he built eight residential towers on Main Beach, Southport. He returned to the city in 1993, snapping up a succession of Main Beach development sites and building eight towers in the beachside suburb.
More recently he has focused on Brisbane with two high-rise apartment projects - the  completed 74-level Soleil tower, currently the city's tallest and Infinity, which will rise to 81 stories when completed in early 2014.
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Harry Triguboff to quit "volatile" Gold Coast market after one last high-rise hurrah

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A six-bedroom brick home with a 21.3-metre water frontage in New Farm is this week’s most expensive sale, selling for $5.2 million, according to RP Data.
The property sold at its July 20 auction through Matt Lancashire of <a href="https://rwnf.com.au/qld/new-farm/987473/" target="_blank">Ray White New Farm</a>.
Located at 9 Griffith Street, the 1960s two-storey home (pictured below) features in an indoor swimming pool, an internal lift, library and a media room.
{yoogallery src=[images/stories/2013/07/july24newfarm]}
The 962-square-metre allotment is split into two lots and is zoned medium density, offering the potential for a development.
The successful buyer has the option of demolishing the original home or to move in as is.
Lancashire says the property was purchased by individuals who will more than likely redevelop the site.
The property also includes a private pontoon.
It last sold in July 2002 for $2.5 million, reflecting a 6.85% annual price growth. It also sold in January 2002 for $2.8 million.
The median house price in <a target="_blank" href="/news">New Farm</a> is $925,000, a 14.4% decline in five years, according to RP Data.
The week's top 10 most expensive sales:
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/9_griffith_street_new_farm_qld_4005/6420292">9 Griffith Street, New Farm, QLD, 4005,</a> six-bedroom house, sold at auction on July 20 by Ray White New Farm for $5.2 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/14_pacific_avenue_tamarama_nsw_2026/6666727">14 Pacific Avenue, Tamarama, NSW, 2026,</a> four-bedroom house, sold on July 18 by GoodyerDonnelley Real Estate for $3.95 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/11/75_macleay_street_potts_point_nsw_2011/5576240">11/75 Macleay Street, Potts Point, NSW, 2011,</a> three-bedroom unit, sold on July 16 by Di Jones Real Estate for $3.6 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/1/8_aston_garden_bellevue_hill_nsw_2023/1366526">1/8 Aston Garden, Bellevue Hill, NSW, 2023,</a> six-bedroom unit, sold on July 17 by Sydney Sotheby’s International Realty for $3.1025 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/501/17a_hickson_road_dawes_point_nsw_2000/2077331">501/17a Hickson Road, Dawes Point, NSW, 2000,</a> three-bedroom unit, sold on July 18 by McGrath Estate Agents for $3.05 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/2_bloomfield_street_south_coogee_nsw_2034/6254105">2 Bloomfield Street, South Coogee, NSW, 2034</a>, four-bedroom house, sold on July 17 by Black Lifestyle Property Randwick for $2.9 million. 
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/1_netherby_avenue_netherby_sa_5062/10162548">1 Netherby Avenue, Netherby, SA, 5062,</a> four-bedroom house, sold on July 18 by Harcourts Brock Williams Luxury Property Selection for $2.65 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/113_seaforth_crescent_seaforth_nsw_2092/6144302">113 Seaforth Crescent, Seaforth, NSW, 2092,</a> three-bedroom house, sold on July 17 by Richardson &amp; Wrench Seaforth for $2.4 million 
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/6_pendey_street_willoughby_nsw_2068/7595464">6 Pendey Street, Willoughby, NSW, 2068,</a> five-bedroom house, sold prior to auction on July 20 by McGrath Estate Agents for $2.36 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property/45/3_macquarie_street_sydney_nsw_2000/6610766">45/3 Macquarie Street, Sydney, NSW, 2000,</a> two-bedroom house, sold on July 16 by Ray White Lower North Shore for $2.3 million
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Waterfront New Farm property most expensive sale: RP Data

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I remember the days when experts predicted we would be working just 14 to 15 hours a week by now and would have so much leisure time we wouldn't know what to do with ourselves.   
Instead, the official workweek is still 40 hours and many Australians work considerably longer hours than that in order to finance their increasingly expensive lifestyles.
According to <a href="https://money.cnn.com/2013/07/09/news/economy/shorter-work-week/index">CNNMoney</a>, in 1930 renowned economist John Maynard Keynes predicted technological advancements would mean we would all eventually work just 15 hours a week.  
That same year, evolutionary biologist Julian Huxley predicted the two-day work week.  
Both men warned that someday, we would have so much leisure time we would be bored out of our minds.  
"The human being can consume so much and no more," Huxley said in 1930. "When we reach the point when the world produces all the goods that it needs in two days, as it inevitably will, we must curtail our production of goods and turn our attention to the great problem of what to do with our new leisure."  
More recently, I remember experts predicting that the advent of computers, the internet and the fast-paced growth of technology would mean we’d be able to telecommute and work from home. They predicted we would be able to work so much more efficiently that we’d have a shorter work week and longer vacations.
 
There is no doubt that technological progress has made us more productive than ever before.  
But rather than shortening our working hours, instant messaging, emails on our smartphones and the 24/7 news cycle just seems to have made life more frantic.  
Then there’s the fact that our more expensive lifestyle, coupled with inflation and taxes, means that living how we choose to live is costing more and many average Australians are struggling to make financial ends meet.
However, you’ll never become wealthy working longer hours (or shorter hours as was predicted).  
Sure, you’ll earn higher wages, but you’ll be taxed more; inflation will erode some and you’re likely to spend more.  
And of course, you can’t save your way to wealth – that’s just too hard.  
On the other hand, a group of Australians – strategic investors – have built themselves a substantial asset base of investment properties that act as a “cash machine” to replace their personal exertion income and fund their lifestyles allowing them to work two or three days a week if they choose to.  
Initially they worked hard, spent less than they earned, invested the balance and then kept reinvesting their funds following a proven investment strategy.  
There were no short cuts. It took time, often 10 but more like 20 years to allow the magic of leverage, capital growth and compounding to grow their asset base.  
But now they have choices in life. Now they can choose to work two or three days a week or not.  
As Warren Buffett wisely said: “Wealth is the transfer of money from the impatient to the patient.”
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