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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The latest boutique development in Sydney's inner west, Motif, is over 50% sold.
The residences in the 28 apartment block have a high level of design and finishes which has attracted buyers, said agent Steven Chen at McGrath.
 
 

"The benefit of Motif is the boutiqueness," says Chen.
 
 
"They want to be in a smaller complex with not as many neighbours...Coupled with the outstanding location and the boutique nature of the block will ensure strong returns and good capital growth."

 
The majority of purchases so far have been to owner-occupiers.

 
 

Chen says the quality of the 17 Erskineville Road residences is reflective in their price.

A top floor two-bedroom apartment in the same suburb at <a target="_blank" href="https://www.belleproperty.com/selling/NSW/Inner-West/Newtown/Apartment/7P0720-89-3-13-erskineville-road-newtown-nsw-2042">89/3-13 Erskineville Road Newtown</a> sold for $620,000 in April.

The two-level apartment is currently leased for $650 per week and belongs to the Presidio development built in 2001.
The median sale price of a <a href="/news">Newtown</a> unit is $468,000, up 10.1% on last year, according to RP Data.
The median asking rent in the suburb is $420 per week and the indicative gross rental yield is 4.7%.
Motif is designed by SJB Architects, an Australian practice that has recently delivered Casba Apartments Waterloo and Marina Apartments Abbotsford.
Motif's interiors will be styled by BKH Interiors. The New York and Sydney based company has previously worked on Beach House Apartments Bondi Beach and with SJB on Casba Apartments Waterloo.
Sydney landscape designer Jane Irwin Landscape Architecture will style the development’s green spaces.
Motif is expected to complete construction in August 2014.
“We’re probably about $1000 to $3000 per square metres more expensive than the competitive stock out there and it’s been justified by the design and the location,” he said.
Studio <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-newtown-nsw-2042/147340">2-5/17 Erskineville Road Newtown</a> in Motif, the fifth apartment on the second storey, is about 50 square metres and is advertised for $475,000.
Two bedroom <a target="_blank" href="https://www.mcgrath.com.au/buy/apartment-newtown-nsw-2042/183240/?searchID=30547563">3-7/17 Erskineville Road Newtown</a> on the third floor in the same development is 100 square metres and is priced at $880,000.
Motif has recently received some expressions of interest from a bakery and cafe in retail spaces on the development’s ground floor.
“We’ve got five boutique retail properties and they’re ranging sort of from 110 square metres to 150 square metres of retail. They will come on the market in the next month or so,” said Chen.
Motif is a short walk from Newtown train station and 100 metres from the suburb’s retail and cafe strip King Street.
Two-bedroom apartment at <a target="_blank" href="https://www.randw.com.au/833752/">8/398-402 King Street Newtown</a> in another development named Casa on King is being sold off the plan for between $720,000 and $724,000.
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Motif, a Newtown development offering a boutique lifestyle

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A late 19th century retail and office building on George Street in the Brisbane CBD has sold to Taiwanese investors for just $25,000 more than its previous 2007 selling price.
Flight Centre Properties sold the 292 square metre refurbished four story building at 181 George Street to local Brisbane family almost six years ago for $2.375 million, having paid just over $1 million in 1990.
The sale price equates to annual capital growth of 0.18% - a substantial loss when transaction and maintenance costs over the past six years are taken into account.
<img alt="130710_181_George_St" height="480" width="275" src="/images/stories/2013/larry_uploads/130710_181_George_St.jpg">
The sale took place just before the commercial property market tumbled in the wake of the GFC.
The transaction was negotiated by Ray White Retail investment director Mark Greer and associate director Andrew Adnam.
Located opposite the Treasury Casino, it sold on a yield of around 5% , which Greer says is "reflective of current and future development in the precinct".
It is occupied by Flight Centre, Bean Café and 888 Agency. “The sale is indicative of the proposed and current development activity in the George Street precinct and represents positive investment for Brisbane’s CBD,” Greer said.
“George Street was the city epicentre during the 1940’s and 50’s and has recently experienced heightened investment and development interest.
“We experienced extensive interest in the building from both Australian and international parties and believe Brisbane will continue to see investment demand, particularly in the George Street precinct.”
“The development of 1 William Street by the state government, the Supreme Court and billion dollar proposed casino development as well as the recently completed Taxation Office, Brisbane Square and 400 George St are all contributing to George Street returning to the thriving city precinct that is was some 70 years ago.”
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Brisbane investors takes hit on sale of historic 181 George Street Brisbane building

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<img alt="polljuly16facade" src="/images/stories/2013/07/polljuly16facade.jpg" width="470" height="356">
Set a short walk to Bondi Beach, landscaper William Dangar has listed his four bedroom, two bathroom contemporary house.
The semi certainly has superb curb appeal.
Featured in the 2008 Collectors Edition of Belle magazine, <a href="https://www.propertyobserver.com.au/news/leading-landscaper-william-dangar-s-bondi-beach-trophy-house-listed-by-goodyer-donnelley/2013071463271" target="_blank">the Wellington Street residence</a> is expected by the Goodyer Donnelly agency to sell for more than $1.6 million.
{module Do you think streetside appeal can make or break a property sale?}
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Do you think streetside appeal can make or break a property sale?

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Wamberal had the cheapest weekend auction sale.
The Central Coast property at 753 The Entrance Road fetched $320,000 through The Professionals Real Estate.
The two bedroom, one bathroom home previously sold in June 2006 for $355,000, so represented a price decline over the past seven years.
It was sold this time by the NSW Roads and Traffic Authority. 
The median house sale price in Wamberal sits at $575,000 which according to RP Data reflects a 9.5% jump over the past five years.
The one storey cottage home was built in 1955 and offered a quite getaway into the beachy surroundings of Wamberal.
Featuring timber floorboards, a federation style bathroom with classic claw foot bath and timber vanity.
There was also an entertaining deck overlooking the backyard.
The 575 square metre cottage was available for rental in late 2011 at  $330 per week.
RP Data suggests the current average asking rent in Wamberal sits at $455 per week.
Professionals Real Estate have also got a 611 square metre, cleared and fenced block of land for sale at 718 The Entrance Rd Wamberal advertised as ‘reduced to sell’.
It too has been listed by the RTA.  
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Wamberal had the weekend's cheapest auction sale

<html><body>Australian Property Monitors (APM) has released a list of results from 203 auctions in Melbourne for the weekend of  July 20. <a style="font-size: 14px;" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" rel="nofollow">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Melbourne auction results for July 20 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 258 auctions in Sydney for the weekend of July 13. The clearance rate was 81.0% up from 56% last year. <a target="_blank" rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney 81% sold of the 258 reported results in Sydney, up on the 56% same time last year

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Muswellbrook, in the New South Wales Upper Hunter, has been ranked as one of the country’s 24 “Kevlar-clad areas” that have not experienced backward movement in median price in the last 10 years. The report drew from data compiled and analysed by research house Residex.
Muswellbrook, a mining town 243 kilometres northwest of Sydney’s CBD, has seen steady growth in median property prices over the last decade, according to a report from the August edition of property investment magazine Australia Property Investor.
“It’s been excellent over the last 10 years, prices haven’t decreased, as it’s such a strong mining and agricultural area,” Jay Shepherdson, licensee of JTS Realty, told Property Observer.
John Flood Estate Agent Muswellbrook’s director Sandy Warburton, who has been dealing with Muswellbrook real estate for 18 years, agreed.
“Generally speaking, there hasn't been negative growth while there's been ups and downs in other places. We don't see great surges from year to year, but steady growth over time, over the last fifteen years,” Warburton said.
Warburton warns the figures are purely based on median house prices. He notes that buyers should also be mindful of other costs such as stamp duty and agent fees.
“People may find if they've bought and sold in a period of 12 months, that other costs make their sale unprofitable,” Warburton said.
In addition, both Shepherdson and Warburton said the Muswellbrook property market has slowed in the last six to 12 months.
“The market itself is down a little bit, probably down about 5% because a lot of the contractors have been put off before Christmas, leading up to the election,” Shepherdson said.
Warburton added that growth in the top and bottom ends of the Muswellbrook market has plateaued, while “medium-priced properties are still turning over.”
Movement in the market is currently dominated by first-time home buyers as well as investors.
“Vacancy rates have increased a little in the last six to twelve months, from under 1% to 3-4%, which is a little bit of a turnoff for investment.
This has allowed for homeowners to return to the marketplace as competition is not there from investors driving the price up.
Homeowners normally buy (properties) around the median price. With the slowdown in investment, it gives first homeowners a bit of a chance.” Warburton said.
Shepherdson added that investors who own rental properties in the area have been selling their properties, while “cashed-up” investors as well as locals who are looking to upgrade have been purchasing properties in Muswellbrook.
However, an investigation by Property Observer found properties which defy these optimistic figures.
A two-bedroom unit at <a target="_blank" href="https://www.realestate.com.au/property-duplex+semi+detached-nsw-muswellbrook-111422199">2/27 Mitchell Street</a> (pictured below) sold in May this year for $210,000. Prior to this sale, it sold in 2008 for $206,000, reflecting a $4000 price growth over five years, according to RP Data records.
<img height="353" width="470" src="/images/stories/2013/08/muswellmek_aug_14_one.jpg" alt="muswellmek_aug_14_one">
The unit has also been listed for rent three times this year. It was listed in May at an asking price of $250 per week, in June for $310 per week, and in July for $290 per week, according to RP Data records.
It was also listed for rent in January 2011 at an asking price of $250 per week, with an increase in asking price in December that year to $260 per week.
In 2009, the asking rental price was $230 per week, according to RP Data records. 
Another two-bedroom unit at 6/6 Skellater Street sold in February this year for $130,000, according to RP Data records. Prior to this sale, it sold in 2009 for $123,000, reflecting a price growth of $7000 over 4 years.
It has also been listed for rent since 2011. The asking rent in 2011 was $320 per week, and grew to $360 per week in 2012. It was just listed for rent in August this year at an asking price of $250 per week, according to RP Data records.
In addition, a three-bedroom house at <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-muswellbrook-111888159">8 Maitland Street</a> (pictured below) sold in April this year for $170,000. Prior to this sale, it last sold in 2009 for the same price according to RP data records – reflecting no price growth over four years.
<img height="353" width="470" src="/images/stories/2013/08/muswellbrook_aug_14_two.jpg" alt="muswellbrook_aug_14_two">
It was listed for sale in October last year at an asking price of $175,000, and spent 202 days on market. It was also listed for sale in March 2008 at an asking price of $180,000, and spent 539 days on the market, according to RP Data records.
As of the 2011 Census, Muswellbrook has a population of 11,791 people, with over 20% of them working in the coal mining industry. Coal mining as well as agriculture have traditionally dominated Muswellbrook’s industries.
Properties that have recently sold in Muswellbrook include:
<a href="https://www.realestate.com.au/property-house-nsw-muswellbrook-112685607" target="_blank">1 Jarrah Place</a> (pictured below), which sold earlier this month for $425,000 through John Flood Estate Agents Muswellbrook. Prior to this sale, the house last sold in 2008 for $425,000, in 1996 for $205,000, and in 1990 for $19,000, according to RP Data records.
It was listed for sale in October last year with a price guide of “mid-high $400,000s”, and spent 246 days on the market. It was also listed for sale in April 2008 at $439,000 and spent 231 days on market, according to RP Data records.
<img height="353" width="470" src="/images/stories/2013/08/muswellbrook_aug_14_three.jpg" alt="muswellbrook_aug_14_three">
Another house that sold recently was <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-muswellbrook-112528631">36 Anzac Parade</a>. The three-bedroom house (pictured below) sold for $198,000 through Premium Real Estate Services Muswellbrook in May this year. Prior to this sale, the house last sold in 2009 for $106,000, according to RP Data records.
It was listed for sale since December last year for $204,900, and spent 137 days on the market. It was also listed for sale for 33 days in January 2009, according to RP Data records.
The house has also been listed for rent at an asking price of $240 per week in May 2010, according to RP Data records.
<img height="353" width="470" src="/images/stories/2013/08/muswellbrook_aug_14_four.jpg" alt="muswellbrook_aug_14_four">
Properties that are currently on sale in Muswellbrook include:
<a target="_blank" href="https://www.realestate.com.au/property-townhouse-nsw-muswellbrook-114199587">2/39 Woollybutt Way</a>. The three-bedroom townhouse (pictured below) is currently listed for sale at $159,990 through LJ Hooker Muswellbrook.
It last sold in 2010 for $155,000, according to RP Data records. It was also sold in 2006 for $140,000, in 2002 for $65,000, in 1994 for $78,000, and in 1992 for $80,000, according to RP Data records.
<img height="353" width="470" src="/images/stories/2013/08/muswellbrook_aug_14_five.jpg" alt="muswellbrook_aug_14_five">
Prior to this listing, it was also listed for sale in May 2010 for $165,000, and spent 103 days on the market, according to RP Data records.
In addition, it has also been listed for rent. In 2009, the asking rent was $200 per week, while in 2008 the asking rent was $190 per week, according to RP Data records.
The three-bedroom house at 74 Acacia Drive (pictured below) is currently listed for sale at $339,000 through JTS Realty Muswellbrook. 
<img height="342" width="456" src="/images/stories/diane/main.jpg" alt="main">
It last sold in 2003 for $178,500 according to RP Data records. It was also sold in 1998 for $120,000, and in 1991 for $83,000, according to RP Data records.
Terry Ryder of hotspotting.com.au recently commented on "bulletproof suburbs" in a piece <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/a-suburb-can-show-consistent-gorwth-year-after-year-but-nowhere-can-be-labeled-bulletproof-terry-ryder/2013072463538">published</a> by Property Observer, stating that "nowhere is immune to downturns".
According to the <a href="/news">latest RP Data report</a>, the median sale price for houses in Muswellbrook is $331,000, up 8.5% on last year. The average discount required to sell a house is 4.7%, while private treaty sales average 89 days on market.
The median asking rent for houses in Muswellbrook is $380 per week, while average rental yield currently stands at 6%.
The median sale price for units in Muswellbrook is currently $292,500, with no change on last year. The average discount required to sell a unit in Muswellbrook is 8%, while private treaty sales average 60 days on market.
The median asking rent for units in Muswellbrook is $360 per week, while average rental yield currently stands at 6.4%.
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Upper Hunter's Muswellbrook might not be quite so "kevlar-clad"

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The proportion of new houses and apartments being purchased by foreign buyers has doubled in the space of two years.
Foreign buyers now account for between 12% and 13% of all new residential property purchases, according to the views of around 300 property participants surveyed as part of the <a href="https://www.propertyobserver.com.au/residential/property-prices-to-rise-just-24-over-next-two-years-as-sentiment-weakens-nab-survey/2013071163168?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">June quarter NAB residential property index.</a>
This is up from foreign buyers accounting for around 5% to 6% of buying activity in much of 2011, previous NAB surveys have found.
<img src="/images/stories/2013/larry_uploads/new_developments_graph.jpg" width="470" height="309" alt="new_developments_graph">
Queensland (20%) and Victoria (14.1%) remain the choice locations for foreign investors followed by NSW (above 10%).
<img src="/images/stories/2013/larry_uploads/new_properties2.jpg" width="470" height="307" alt="new_properties2">
While not stated in the survey, many of the offshore buyers would be purchasing apartments off-the plan in new developments in Melbourne, Brisbane, the Gold Coast and Sydney.
“Asian investors (mainly Chinese) have been driving this trend according to the latest data from the Foreign Investment Review Board, says NAB chief economist Alan Oster.
“A number of factors are driving Chinese investment into Australian property, including initiatives to curb real estate speculation in China, diversification for Chinese property investors and immigration potential.”
The latest quarterly survey found that resident owner occupiers remain the biggest players in the new property market, but their share of total demand has slipped to 36% in the June quarter.
The share of first home buyer activity in the market was broadly unchanged at just over 20%.
In contrast, demand for new property from Australian resident investors climbed to 27% in the June quarter, with investment demand especially strong in Victoria (34%) and Queensland (26%).
“We suspect that the relative low yields offered by fixed interest and continuing equity market volatility may be helping to boost investment demand,” says Oster.
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Foreign buyers of new residential property have doubled in two years: NAB survey

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The final stage of the popular bayside development Central Park in Cheltenham will be released this weekend, as townhouses are proving to be the next generation in Australian family living.
Located at 100 Cavanagh Street, Cheltenham, Central Park (pictured below) offers a range of six different contemporary home styles, all named after flowers.
Property Observer <a target="_blank" href="https://www.propertyobserver.com.au/developments/cheltenham-moving-towards-apartments-and-townhouses-with-no-9-and-central-park/2012112957128/Page-2">reported</a> on the R.Corporation development in November last year, with stages one, two and three completely selling out.
The final stage will consist of two and three bedroom townhouses priced from $499,500 and will be launched over a winter garden party with mulled wine and crepes on Saturday July 13.
Eight townhouses are already reserved by registered clients, with more expected on the day.
“We are thrilled with the success of Central Park and look forward to our first residents moving in later this year,” says Rohan Ames of R.Corporation.
“The outstanding response is due to the quality of the designer townhouses within the bayside locale and at an attainable price,” says Ames.
The median house price in <a target="_blank" href="/news">Cheltenham</a> is $600,000, a 14.3% increase in the past five years, according to RP Data.
The demand for townhouses comes as the traditional family block of land is becoming smaller, according to findings from the National Land Survey Program, which monitors the performance of the new house and land market across Australia.
“These smaller lots are now priced $21,000 higher than what they were three years ago,” says director of ResearchFour Colin Keane.
“Most families buying on Melbourne’s outer fringe are travelling 15 kilometres further to secure a block of land that is only 70 square metres bigger, at a price point which is similar to a new well designed townhouse from where they came,” says Keane.
Clara in South Yarra was R.Corporations first generation of townhouses and the second generation saw the rise of Park Terraces in North Melbourne and Central Park in Cheltenham.
R.Corporation’s <a target="_blank" href="https://www.propertyobserver.com.au/news/with-paul-bangay-gardens-rcorporation-woos-buyers-at-the-grove-at-maidstone/2013032560030">The Grove in Maidstone</a>, specifically the Jasmine townhouse, is the third generation of townhouses to come from the developers, with a floor plan that can easily adapt to changing needs and lifestyle impacts.
Located on Crefden Street, The Grove townhouses will be three-storey with two bedrooms, two bathrooms and feature a balcony and front landscaped garden by <a target="_blank" href="https://www.propertyobserver.com.au/victoria/brighton-estate-woodlands-with-paul-bangay-gardens-returns-to-the-market-on-third-try-title-tattle/2012022153493">Paul Bangay</a>.
Buyers will have the choice of two different designs – Jasmine and Lily – with the Lily design starting from $450,000 and the Jasmine design starting from $480,000.
Stages one and two have completely sold out since launching in March, with the third stage being released this weekend.
The median house price in <a target="_blank" href="/news">Maidstone</a> is $485,000, a 15.5% increase in the past five years, according to RP Data.
Guests at the winter garden party for Central Park will also have the chance to win a weekend for two to Paul Bangay’s brand new bed and breakfast Stonefields in <a target="_blank" href="/news">Denver</a>.
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Melbourne suburban townhouses proving popular as the next generation in family living

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One of the most important decisions now for new prime minister Kevin Rudd is selecting the date for the federal election. There are 22 Saturdays between now and November 30, the last possible date an election could be held.
The requirements for a campaign period of no less than 33 days rules out four Saturdays. Further options can be eliminated because of sporting grand finals, public holidays, school holidays and religious days.
Rudd has also ruled out two other possibilities. He has said the election <a href="https://www.smh.com.au/opinion/political-news/pm-weighs-up-new-poll-date-20130627-2p06a" target="_blank">will not be held</a> on September 14, the date <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-01-30/julia-gillard-calls-september-14-federal-election/4491118" target="_blank">designated</a> by his predecessor Julia Gillard, because it falls on the date of the Jewish holy day of Yom Kippur.
He has also effectively ruled out September 7 by indicating that he would like to see the Australian prime minister <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-06-29/kevin-rudd-flags-taking-tony-abbott-to-g20-talks-in-russia/4789594" target="_blank">attend the G20 summit</a> in Russia, which is being held on this date. When these Saturdays are removed Rudd is left with 14 Saturdays to choose from.
Then there is the local government referendum, which significantly complicates matters for the new prime minister. According to the Australian Electoral Commission, a simultaneous referendum and election poll is <a href="https://www.sunshinecoastdaily.com.au/news/federal-election-referendum-may-held-same-day/1926091/" target="_blank">not possible</a> before September 14.
Of the remaining dates, Rudd will then have to weigh up political considerations. If he was to wait and hold the election in November, for instance, he could risk a voter backlash by making it appear that he was avoiding a vote.
Alternatively, the government could dump the local government referendum, wear the opprobrium, and go to the polls in August. But an August poll also carries the risks of repeating the mistake made by Labor in 2010 when they went to the polls too quickly after Julia Gillard became prime minister.
While notable exceptions can be found, the leader is at the centre of the campaign, and it takes some time to plan a campaign strategy and get the policy settings right to suit the new leader.
When the problems with a August, September and November poll are taken into account, Rudd is left with two Saturdays to choose from: October 19 and October 26.
 
<hr class="system-pagebreak">
Legal provisions
The combined provisions of the Australian Constitution and the Commonwealth Electoral Act (1918) require a minimum 33 day election campaign. They also dictate that the latest possible date for a federal election is Saturday, November 30, 2013. This is determined by <a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s28" target="_blank">Section 28</a> of the Constitution:
"Every House of Representatives shall continue for three years from the first meeting of the House, and no longer, but may be sooner dissolved by the Governor-General."
Following the 2010 election, the 43rd parliament first met on September 28, 2010, and will expire on September 27, 2013. The House of Representatives may be dissolved earlier than the maximum term, and by convention this is done by the governor-general on the advice of the prime minister.
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s32" target="_blank">Section 32</a> of the Constitution determines that:
"Writs must be issued within 10 days of the expiry of the House."
Ten days after September 27, 2013, is October 7, 2013.
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/cea1918233/s156" target="_blank">Section 156</a> of the Commonwealth Electoral Act (1918) says that:
Nominations of candidates must close at least 10 days but no more than 27 days after the date of the writ.
"27 days after October 7, 2013, is November 3, 2013."
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/cea1918233/s157">Section 157</a> of the Commonwealth Electoral Act determines that:
"Election day must be at least 23 days but no more than 31 days after the close of nominations."
31 days after November 3, 2013, is Wednesday, December 4, 2013.
Finally, <a href="https://www.austlii.edu.au/au/legis/cth/consol_act/cea1918233/s158">Section 158</a> of the Commonwealth Electoral Act demands that:
"The day fixed for the polling shall be a Saturday."
The Saturday prior to December 4, 2013, is November 30, 2013.
 
<hr class="system-pagebreak">
What about the Senate?
In selecting an election date the prime minister will want there to be a Senate election held simultaneously. It would be a very brave national leader who would make Australians go to the polls more times than they needed to.
<a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s13">Section 13</a> of the Constitution requires that in half-Senate elections, the election of state senators shall take place within one year before the seats become vacant. Senators are normally elected for fixed terms of six years, commencing on July 1 in the year following the election, and ceasing on June 30 six years later. This means those Senators elected in November 2007 and sworn-in on July 1, 2008, will have their senate seat fall vacant in June 30, 2014.
Therefore a half-Senate election is required to be held between July 1, 2013, and June 30, 2014. Other provisions in the Constitution relating to the requirements of a 33 day campaign period mean the earliest date for a half-Senate election is August 3, 2013.
The agreement with the independents
Part of the agreement between the ALP and independent MPs Tony Windsor and Rob Oakeshott, which allowed Julia Gillard to form a minority government in 2010, <a href="https://www.smh.com.au/opinion/political-news/poll-position-gillard-arms-labor-for-early-election-with-new-committee-20120904-25cor" target="_blank">says</a>:
"This parliament should serve its full term and that the next election will be held on a date to be agreed in September or October 2013."
With parliament having risen and the two regional independents signalling they are not running again, the status of this clause is highly debatable. If the new parliament was recalled by Rudd to pass legislative changes then there is an unlikely possibility it may come back into play.
The local government referendum
On June 24, parliament passed a bill authorising the holding of a referendum on whether to give constitutional recognition to local government. <a href="https://www.austlii.edu.au/au/legis/cth/consol_act/coaca430/s128" target="_blank">Section 128</a> of the Constitution provides that a referendum must be held after two months but less than six months after the approval of parliament.
<a href="https://www.aph.gov.au/Parliamentary_Business/Committees/House_of_Representatives_Committees?url=jsclg/localgovt/subs/sub129.1.pdf" target="_blank">According to the AEC</a>, the combined effect of the Constitution and the Commonwealth Electoral Act is that the earliest date an election and referendum can be held simultaneously is two months and 18 days after June 24.
This means any election called before September 14 will not be able to be held simultaneously with the referendum, something the government will want to avoid. Alternatively, the government may elect to drop the referendum.
 
 
<hr class="system-pagebreak">
Parliamentary sitting days
A further complication is presented by the scheduled sitting of parliament on the weeks of August 20-22, August 26–29 and September 9-12.
It may be that the new prime minister wishes the parliament to sit again to consider legislative changes. However, this carries with it a new set of risks around managing the parliament and its members as well as providing the opposition with a platform to attack the new administration.
If the government wishes to avoid another sitting of parliament then an October election date is problematic.
When will Rudd name the election date?
One of the prerogatives of the prime minister is to name the election date. The prime minister is required to provide 33 days notice. But beyond that, there is no legal requirement to let the public know.
This arrangement delivers a significant advantage to the incumbent. It allows the prime minister to select a date which they believe gives them the best chance of winning.
Julia Gillard broke with convention by naming the September election date when she delivered a National Press Club speech in late January. There were mixed views about the political wisdom of this move. Either way, it has had a flow-on effect for Kevin Rudd by increasing the pressure on him to name a date.
The traditional line for a prime minister – “that’s for me to know and you to find out” – is unlikely to hold for long given he is creating uncertainty by switching from a date that was previously known.
The Commonwealth, Queensland and Tasmania are the last remaining Australian jurisdictions not to have a fixed election date. For convenience and certainty it is a reform that should be adopted at the federal level. It will also mean people will be spared highly speculative commentary pieces like this one.
Finally, don’t forget Australia’s media outlets. They are waiting for tens of millions of dollars in advertising bookings by the political parties. These bookings would have been well advanced for September 14, particularly in prime-time slots. Now the media buyers will be frantically checking availability around the dates below (click to view), while the rest of the country awaits Kevin Rudd’s announcement of a new polling date.
Options for the 2013 election date:
Click to enlarge:
<a style="font-size: 0.8em;" href="https://c479107.ssl.cf2.rackcdn.com/files/26660/area14mp/vdb67b37-1372722626.jpg"><img src="https://c479107.ssl.cf2.rackcdn.com/files/26660/width668/vdb67b37-1372722626.jpg" width="470"></a>
<figure class="align-centre zoomable"></figure><figcaption></figcaption>This article originally appeared on <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
Nicholas Reece is a former senior adviser to a prime minister and two Victorian state premiers. Further election commentary by Nicholas Reece can be viewed at <a href="https://www.2013electionwatch.com.au" target="_blank">www.2013electionwatch.com.au</a>
 
 
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