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 merits of auctioning was obvious on the weekend at Yowie Bay. As auctioneer Andrew Cooley of Cooley Auctions tweeted.
<a target="_blank" href="https://twitter.com/Andrew__Cooley"><img height="70" width="470" src="/images/stories/2013/07/tweetofthedayjuly8one.jpg" alt="tweetofthedayjuly8one"></a>
Andrew Cooley was under instructions to keep the location secret, but Property Observer's attendee advised it was <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-yowie+bay-114051855">39 Warrah Road, Yowie Bay</a> (pictured below) which sold on Saturday through <a target="_blank" href="https://www.sanders.com.au/">Sanders Property Agents</a>. There were four competing parties interested in the offering.
<img height="345" width="470" src="/images/stories/2013/07/yowiebayjuly8one.jpg" alt="yowiebayjuly8one">
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jchancellor-FAypfDUnLy

Urban myth meets weekend auction reality: Andrew Cooley ?@Andrew__Cooley on why auction works

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Another classic week where the long markets went cruising along and the short markets were in mayhem again. When the Reserve Bank of Australia (RBA) met and decided to leave the cash rate at 2.75% – <a style="padding: 0px; margin: 0px; border: 0px; outline-width: 0px; font-style: inherit; font-family: inherit; vertical-align: baseline; color: #003d7d; text-decoration: none;" title="Subdued but increased demand for finance: RBA Governor’s July meeting statement." href="/news" target="_blank">Subdued but increased demand for finance: RBA Governor’s July meeting statement.</a>
<a style="padding: 0px; margin: 0px; border: 0px; outline-width: 0px; font-style: inherit; font-family: inherit; vertical-align: baseline; color: #003d7d; text-decoration: none;" title="Subdued but increased demand for finance: RBA Governor’s July meeting statement." href="/news" target="_blank"></a>When the governor Glenn Steven commented about the decision to leave the cash rate on hold – “deliberated for a very long time” this sent the Australian dollar tumbling.
Just goes to show how fickle our short term markets are. A preoccupation with global economies, currencies and politics – none of which to be resolved (it would appear) in the near-term.
Hard to fathom why these markets are so skittish given the availability and ease of accessing so much data with big data storage expected to hit eight zettabytes (ZB) by 2015.
One ZB =1 000 000 000 000 000 000 000 bytes = 1000 7 bytes = 10 21 bytes = 1000 exabytes = 1 billion terabytes.
As at April 2012, no storage system had achieved one zettabyte of information. So with so much information available it is quite clear that human panic still remains the determining factor for the short markets.
The long markets (real estate) are doing very well both locally and overseas – finally we are seeing a recovery in US home prices with a jump of 12.2% in May, the highest recorded over the past seven years.
<a style="padding: 0px; margin: 0px; border: 0px; outline-width: 0px; font-style: inherit; font-family: inherit; vertical-align: baseline; color: #003d7d; text-decoration: none;" title="A built in bonanza for house prices" href="https://www.businessspectator.com.au/article/2013/7/3/economy/built-bonanza-house-prices" target="_blank">A built in bonanza for house prices</a> – According to the Knight Frank global house price index, Australian house prices over the year to March 31 have risen 2.6% while the US house prices have risen by 10.2%. But the Australian dollar has fallen by almost 15% – we have taken part of the value correction on the currency’s chin.
It is not very often that I find myself agreeing with <a title="House grants a ‘’poisoned chalice” that create bubbles and leave buyers worse off: Steve Keen." href="/news" target="_blank">House grants a ‘’poisoned chalice” that create bubbles and leave buyers worse off: Steve Keen.</a>
<a title="House grants a ‘’poisoned chalice” that create bubbles and leave buyers worse off: Steve Keen." href="/news" target="_blank"></a>When you look at the First Home Owners Grant (FHOG) this scheme was introduced on 1 July 2000 to offset the effect of the GST on home ownership.
It is a national scheme funded by the states and territories and administered under their own legislation. When you have record low interest rates and record high rents of course consumers are enticed to make the big switch, although what many confuse is that owning real estate is a long term hold and rates will go higher (much higher) as global economies recover.
Just look at what is happening to US property prices at the moment.
The positive is that we can expect strong capital growth over the next three years so those struggling will be selling in a positive market as against a declining market. I was interested this week to see this graph “Individual’s interest in rental properties”.
<img alt="simeonjuly8one" src="/images/stories/2013/07/simeonjuly8one.jpg" width="470" height="269">
<img alt="simeonjuly8two" src="/images/stories/2013/07/simeonjuly8two.jpg" width="470" height="295">
 
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Interesting to see what happened to Mosman houses for the period 1 January 2013 to 30 June 2013 then compare the results to the same period in 2012.
<h4>MOSMAN HOUSE SALES TO 30 JUNE 2013</h4>
<ul>
<li>Total Number of Sales – 131</li>
<li>Total Value Sold – $358,891,500*</li>
<li>Median Price – $2,280,000*</li>
<li>Average Price – $2,739,630*</li>
<li>Auction Clearance Rate – 46%</li>
<li>Adjusted Clearance Rate – 40%</li>
</ul>
<h4>MOSMAN HOUSE SALES TO 30 JUNE 2012</h4>
<ul>
<li>Total Number of Sales – 143</li>
<li>Total Value Sold – $393,237,200</li>
<li>Median Price – $2,080,000</li>
<li>Average Price – $2,749,910</li>
<li>Auction Clearance Rate – 24%</li>
<li>Adjusted Clearance Rate – 19%</li>
</ul>
*Denotes this figure will increase as Confidential Prices are recorded.
Next week we will do the apartment sales.
The most significant change I can note from this data for houses is that when the economy is booming Mosman historically trades ten per cent of the total number of houses which is approximately 500 sales per year.
Since the GFC volume levels have been down on average approximately 40% per annum. In the boom years the Total Volume Sold averages $1,000,000,000, yet since the GFC we see it averaging $800,000,000 which represents a 20% change.
This week we see the number of houses in Mosman for sale drop to 68 which is the lowest number we have ever recorded (since we started collecting this data). We expect this number to remain low until mid – August although it would certainly help all the markets if Kevin Rudd would put his ego to one side and announce the federal election date.
Source: Australian Property Monitors
<h4>MOSMAN – 2088</h4>
• Number of houses on the market this time 2012 – 80 • Number of houses on the market last week – 71 • Number of houses on the market this week – 68 • Number of apartments on the market this time 2012 – 89 • Number of apartments on the market last week – 56 • Number of apartments on the market this week – 52
<h4>CREMORNE – 2090</h4>
• Number of houses on the market this time 2012 – 11 • Number of houses on the market last week – 7 • Number of houses on the market this week – 9 • Number of apartments on the market this time 2012 – 19 • Number of apartments on the market last week – 7 • Number of apartments on the market this week – 9
<h4>NEUTRAL BAY – 2089</h4>
• Number of houses on the market this time 2012 – 15 • Number of houses on the market last week – 9 • Number of houses on the market this week – 12 • Number of apartments on the market this time 2012 – 51 • Number of apartments on the market last week – 33 • Number of apartments on the market this week – 33
<a title="Surging Sydney to lead “uneven” recovery in residential property market over next three years: BIS Shrapnel " href="https://www.propertyobserver.com.au/residential/surging-sydney-to-lead-uneven-recovery-in-residential-property-market-over-next-three-years-bis-shrapnel/2013063062842" target="_blank">Surging Sydney to lead “uneven” recovery in residential property market over next three years: BIS Shrapnel </a>– The Sydney median house price is expected to rise by an average of more than 6% per annum. Given we have record low interest rates it would be quite surprising to see prices only go up – it should also be noted that the strongest growth in property prices is recorded under Liberal governments.
It would be nice to think that the next government will place a high emphasis on infrastructure and housing more <a title="new dwelling needed but we’re still “lucky”: Glenn Stevens. " href="https://www.propertyobserver.com.au/economy/more-new-dwellings-needed-but-were-still-lucky-glenn-stevens/2013070362945" target="_blank">new dwelling needed but we’re still “lucky”: Glenn Stevens. </a>Australia needs to build more houses and apartments than it has done in the past as population growth picks up, interest rates remain low and dwellings remain more affordable.
Instead of propping up an ailing manufacturing industry the government of the day would be much better served incentivising our building industry. This is further explained by Infrastructure Australia which is about to release a seven – point plan to reform more than $100 billion in federal infrastructure spending intended to make Australia more competitive in Asia.
With China slowing down there needs to be a greater concentrated effort on developing our ‘home grown’ economy which has now been dormant for way too long. Australians these days prefer overseas made cars yet it is impossible to have overseas made houses. So why is the government so confused on this no brainer?
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" rel="nofollow" target="_blank">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" rel="nofollow" target="_blank">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
 
 
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robertsimeon-hRNTwJyXkQ

Mosman prestige activity at record half-year lows: Robert Simeon

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As most people are aware Australia’s population has now tipped the 23 million mark.
Coming originally from the UK, where over 60 million individuals reside in a land area which could be fit into Australia more than 58 times over, the 4.25 million living in my home town of Melbourne and its surrounding suburban sprawl, feels noticeably different.
Victoria has exceeded all states in the population stakes. According to the ABS, over the year to 2012, we welcomed an additional 99,548 new residents.  Of that number, 56.4% were overseas migrants, 41.8% from births, and only 1.7% from interstate migration.
As demographer Mark McCrindle recently reported, the number of people residing in Australia has increased by 8% over the past 5 years and (under current forecasts) Melbourne is set to eclipse Sydney as Australia’s largest city by the middle of this century.
However, whenever population statistics are released, it inevitably follows that we get a host of articles directly aligning population density to rising house prices. While it’s not unreasonable to assume that an increase in the resident population will swell demand for home sales, its far harder to directly align the statistic to burgeoning house prices.
This is especially the case when you consider that, despite Victoria’s booming population, Melbourne currently sits about 15% below the five year average in total annual sales turnover, and throughout 2011/2012, was tracking at levels not seen since the late 1990s.
Turnover is an important figure in real estate – more important than median price rises.  Strong sales turnover keeps the industry, along with its retail offshoots, ticking along.
Without a good supply of buyers and sellers agreeing on property transactions, the market becomes somewhat stagnated and the resulting consequences can be felt across the broader economy.
However, whilst a higher sales turnover in any area where both land and supply is limited can result in rising median values, it isn’t necessarily correlated with increased population density; rather it generally relates to the amount of debt taken on by mortgage borrowers, a good proportion of which will be investors.
Investigating the potential for a surge in housing values involves a lot more than following population increases.  If you were to follow the population in Melbourne, for example, you’d be including locations such as South Morang, Tarneit and Dallas.
Median house prices in these areas haven’t done much – in fact over recent times they’ve been falling despite an increasing population.
The last significant price rises in many of these regions was during 2009 – when some suburbs rocketed by 20% or more.
 
<hr class="system-pagebreak">
However, it’s important to understand that population growth didn’t fuel that surge - rather it was credit growth.
The post GFC boom which took us to the ‘peak’ of October/September 2010 was stimulated initially by the first home buyer boost (reflecting the Rudd governments attempt to ward off a GFC inspired slowdown by injecting easy credit into a number of economic sectors).
This resulted in a price multiplier effect across the market as generous amounts of cash were wafted in front of inexperienced buyers – many of whom took the additional dollars offered for new accommodation.
Once again, it shows the futility of first home buyer grants as a savings mechanism, further establishing the fact that the more money you pump into the market, the higher house and unit prices inevitably become.
Significantly, our fringe locations have an abundance of land along with ample off the plan packages waiting to be snapped up for those willing to pay the relatively high prices.
There is certainly no shortage of supply in our fringe suburbs, meaning that any increased demand from home buyers is most unlikely to result in the same ‘pent up demand’ which can trigger price surges typical of inner suburban markets.
Furthermore, these areas sit in what is commonly referred to as the ‘mortgage belt’ regions - areas which – according to a recent <a href="https://www.fitchratings.com/creditdesk/reports/report_frame.cfm?rpt_id=711556" target="_blank">Fitch report</a> – remain venerable to delinquencies.
In contrast, the more affluent inner city regions – areas such as Boroondara in Victoria’s inner east for example – where it’s impossible to secure housing below the metro median, have lower delinquency rates and a far higher proportion of residents employed as professionals and managers.
Evidently, costly house prices in these vicinities are stimulated by above average median incomes in occupations most likely to have benefitted from strong historical salary growth, facilitating greater debt serviceability as well as the ability to leverage off existing assets.
But even this doesn’t mean that increased population density capital city suburbs, which seemingly have no room left to swing a cat, is directly correlated to price rises.  It’s not. For example, over 60% of the apartment stock in the larger capitals is investor owned.
 
<hr class="system-pagebreak">
Obviously, it increases demand from renters – a large proportion of which are priced out – but the investors evidently reside elsewhere.
Of course, as mentioned above, supply is a significant factor, and in our current high density culture (where historical development limits have been stretched), the inner suburban regions are not immune.
Over recent years Melbourne has experienced a high density boom with CBD high density development and inner suburban towers producing a significant over supply of one type of accommodation – relatively small one and two bedroom apartments, primarily suited to the student market.
The buyers for this type of accommodation typically don’t reflect an increasing local population.
For example, when Melbourne’s Docklands were established the apartments were swiftly offloaded by sales agents – taking a generous cut directly from the developers - predominantly to off shore investors.
However, supply was never tight enough, or the developments attractive enough, to ensure ongoing demand.  Subsequently the rental guarantees expired, prices stagnated and dropped, and despite its close proximity to the city, vacancy rates in the suburb remain close to 10%.
The housing shortage debate is one that gains regular media traction yet is rarely understood. If the supply equation is a simple case of putting every newly prospective household in our country into a new home, then the short answer is yes, we have a housing shortage – we’re not building enough.
But demand for housing comes from consumers, and the real shortage is for affordable accommodation that meets the current needs of our modern home buying demographic - young couples most likely at the stage of their life where they are planning (either immediately or in the near future) on forming a family.
First home buyers as a proportion of the buying market have been diminishing – and currently make up only 14% of the market.  The rise in prices is being fuelled by up-graders and investors – not new purchasers.
Put simply, the properties we are currently building are not attracting a greater proportion of local buyers, who quite clearly prefer established properties over new development for a variety of reasons - which can be summed up somewhat under the heading inelastic short sighted development policies.
This is why residential construction is currently experiencing its ‘longest trend decline in post-war <a href="https://www.brokernews.com.au/news/breaking-news/housing-affordability-is-everyones-problem-176842.aspx" target="_blank">history</a>.’
Take Sydney for example. Significantly more expensive than any other capital city in Australia, by the year 2000, affordability levels were at a crisis point. However, from around 2003 the market remained stagnant and, despite continued population growth, it didn’t renew its’ upward trajectory till 2009.
A shortage of supply and solid demand may have prevented prices falling – however population density was not the main driver of them subsequently rising.
Significantly, Sydney’s buying market is comprised of almost 50% investors - all borrowing to take advantage of well spruiked prospective gains, as an increasing number speculate on the market in an attempt to pump their savings into anything that ‘promises’ a better return than the stock market or a long term deposit account.
And let’s not forget foreign investment and the impact this can have.  London is a good example. The scream for housing in the UK, and London particularly, due to ‘shortages’ and rapidly rising prices, is because over 50% of prime London land and property is owned by offshore buyers and developers who have no interest in building ‘affordable’ accommodation to fulfil ‘real’ home buyer demand from middle income workers.
The gains are coming from those who have hundreds of thousands to invest in what’s perceived to be a relatively safe haven, and to date it’s been channelled into the premium housing sector.
 
<hr class="system-pagebreak">
The recently imposed UK mansion tax may impact on these statistics, however there is no doubt England’s “help to buy” scheme will do a fair job of propping up the lower end of the market as, once again, the ‘proof’ of rising prices comes policies facilitating increased debt access and take up.
We all know the reality behind our golden years of growth.  The 250%+ increase in house prices over the last decade has been fuelled by increasing debt, financial deregulation, duel income households, first home owner’s grants, and a rapid increase in the purchase of investment properties.
People were able to borrow more to fulfil their desire to not only own their own castle and add an extension (further inflating median values,) but also to leverage the accrued equity and “invest” over the duration (usually in more real estate), with banks emerging as the real winners.
The rapid increase in house prices over the period has had little to do with population density per se, but everything to do with credit growth – and you’ll find similar stories repeated across the globe.
Price rises are more often than not fuelled by speculation that the next generation will pay double for the second hand house in – how does it go – eight or so years time? But whilst population growth certainly is a factor, and will push demand, actual house price appreciation more directly stems from from a higher proportion of mortgage holders shopping within an area of limited supply, rather than  a higher population density. It’s an important distinction.
We may be consistently told that house prices are as high as they are because we’re not building enough supply, but the reality is, house prices have been pushed up in line with the banking system’s ability to lend and the consumer’s appetite to borrow, and considering banks favour lending against existing collateral over and above productive investment, it should come as no surprise that the vast majority of bank lending (about 60%) has been towards the purchase of ‘bricks and mortar’ – with the only constraint on the amount of money ‘created’ being mortgagees ability to service the debt.
For those who got in at the beginning of the lending boom, the party continues.
However this is in many ways inherently unstable and the only way to stop the whole system collapsing is to prop up the debt levels we’ve already created, and find new ways to pump cheap credit into the system.
For those renting and facing the challenge of their first purchase, this means continuing to be saddled with high capital prices which they are expected to service for ever longer periods – now sometimes extending out though mortgages of 30 years or more – and a continuous low interest rate environment, or shared equity schemes and other funding innovations all pitched to maintain the perception that housing has never been more ‘affordable.’
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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catherinecashmore-6LXia3pPQj

The myth about population density and house prices: Catherine Cashmore

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Ten locations across Australia have been identified by Terry Ryder's latest hotspotting report.
They have been described as "long shot" locations in Ryder's list in News Ltd papers.
Blackall, Qld
Blackall is a regional wool town in central western Queensland with its role and its size possibly transformed by coal exploration in the Eromanga Basin.
Gloucester, NSW
Gloucester in the Hunter Region will change if coal and gas companies have their way.
Hastings precinct, Vic
Hastings and neighbouring locations on the Mornington Peninsula, south of Melbourne, have a solid property market. But could reach another level were plans to upgrade the Western Port occur.
Hervey Bay, Qld
Hervey Bay has had little capital growth for several years because of oversupply but a resurgence could occur if fly-in-fly-out workers continue to target affordable Hervey Bay.
Hughenden, Qld
Several billion-dollar enterprises planned for the region may transform Hughenden which is a typical outback town, servicing surrounding farmers and struggling to maintain population.
Mandurah, WA
Mandurah was known nationally for its growth up to 2007, when it went into serious decline. But improved transport links to Perth have FIFO workers moving there in big numbers.
Mortlake, Vic
Prices in this small west town rose given the power station and more staff housing may be required were a second stage to proceed or if wind farms plans proceed.
Rouse Hill, NSW
The suburbs of Sydney's northwest have had mediocre growth rates, but that may change if the NSW Government delivers the $8 billion North West Rail Link.
Whitsunday, Qld
Fly-in-fly-out miners are moving in and may spark a major revival in the Whitsunday region which has the worst capital growth rate in Queensland. Units are worth less than five years ago.
Wollongong, NSW
Wollongong's economy, traditionally based on manufacturing enterprises, has been hit by business closures and downsizing. The city is backing new ventures and a number of major projects.
Terry Ryder says the 10 localities present some of the best opportunities for double-digit property growth.
Terry Ryder writes twice a week for Property Observer.
His website is <a target="_blank" href="https://hotspotting.com.au/">hotspotting.com.au</a>.
 
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From Blackall to Wollongong - the 10 longshot property hotspots from Hotspotting's Terry Ryder

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There's improved selling conditions on Sydney, Melbourne and Adelaide with mild drops in the level of vendor discounting required to secure dwelling sales over the first half of 2013, according to Australian Property Monitors.
Between January and June, Sydney's average discount fell from 5.8% to 5.5%, Melbourne's from 7.0% to 6.6%, Brisbane's from 7.6% to 6.9% and Gold Coast's from 10.0% to 8.9%.
But the month of June saw an increase in the required discounting required in four capitals. Canberra vendors are requiring to meet higher levels of buyer caution by offering 6% discounting.
<img height="711" width="470" src="/images/stories/2013/07/apmdiscountjuly5two.jpg" alt="apmdiscountjuly5two">
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Under the pump Canberra vendors now discounting by 6% to secure dwelling sales: APM heat chart

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What’s the big difference between a two or a three unit site? Apart from the obvious number of units, there can be a big difference in the equity you can create.
Most people want to manufacture as much equity as possible from their development and it often comes down to how many dwellings can be built on the land.
There are times when we look at land and think, would this make a better dual occupancy site than a three unit site? Just because a site is large enough to fit three units, doesn’t mean it’s always the right way to go.
Should we build two larger four bedroom homes or three x three bedroom villas?  The answer is not always obvious and we need to look at several factors:
-          Budget, the three unit project will cost more to build. Can our client fund it?
-          Strategy, is our client planning to hold and rent or sell?
-          Demand, what is in demand in the area; four bed or three bed homes? We revert back to our client’s strategy then research the demand in the rental or sales market.
-          Growth prospects; the four bedroom homes may have better capital growth prospects as there is a higher land component for each dwelling, again, check back to our clients strategy.
-          Location. What is there mostly in the area?  In a new housing estate there may be mostly four bed houses. Does that mean we need to build four bedders?  No as we may want to differentiate ourselves and supply something different.
A typical Property Bloom three unit project can generally create about 40% more equity than a dual occupancy. This is appealing to clients who want to build their portfolios quickly and use the equity to keep developing.
A three unit project may suit those on higher incomes as they could finance the higher costs but will also benefit from strong depreciation. There is also flexibility to hold say two dwellings and sell one after a few years as the depreciation benefits dwindle. The gross yield is generally around 7%.
It’s important to have a good discussion with your accountant about your strategy and the impact the different sizes of developments can make on your finances.
Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank">Property Bloom</a>, which manages property development.
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jochivers-wq5Bp59R5a

Two V Three: How many dwellings to put on your land development site? Jo Chivers

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While most Australian capitals have seen a significant shortening of the amount of time their dwellings are spending on the market compared to six months ago, Perth is pushing in the opposite direction.
The latest information from Australian Property Monitors shows the average time on market for dwellings in the Western Australian capital has jumped from 78 days in May to 95 days in June.
<img src="/images/stories/2013/07/heatchartjuly5one.jpg" alt="heatchartjuly5one" width="470" height="729">
Source: APM
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Longer Perth days on market pushing against national trend: APM

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The Big Australia vs Small Australia debate was all the rage a few years ago, but that argument now seems to have gone by the wayside.
 
In fact, we’re growing faster than any other developed country.
The Australian Bureau of Statistics (ABS) recently released demographic data for December 2012 showing Australia's population grew by 394,200 people or 1.8% during 2012, well above its long-term average of 1.4%.
This is good for our economy and good for our property markets.
Of course a rising population on its own isn’t enough to push up property values, but a nation full of wealthy workers who all want to live in the same few capital cities is.
But I’m getting ahead of myself…
What’s happening state by state?
<table style="width: 470px;" frame="box" border="0" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="20%">
 
</td>
<td width="29%">
Population at end Dec qtr 2012 
</td>
<td width="25%">
Change over previous year 
</td>
<td width="26%">
Change over previous year 
</td>
</tr>
<tr>
<td width="20%">
PRELIMINARY DATA 
</td>
<td width="29%">
'000
</td>
<td width="25%">
'000
</td>
<td width="26%">
%
</td>
</tr>
<tr>
<td width="100%" colspan="4">
<div>
<hr size="3" width="100%" align="left">
</div>
</td>
</tr>
<tr>
<td width="20%">
New South Wales
</td>
<td width="29%">
7 348.9
</td>
<td width="25%">
90.4
</td>
<td width="26%">
1.2
</td>
</tr>
<tr>
<td width="20%">
Victoria
</td>
<td width="29%">
5 679.6
</td>
<td width="25%">
99.5
</td>
<td width="26%">
1.8
</td>
</tr>
<tr>
<td width="20%">
Queensland
</td>
<td width="29%">
4 610.9
</td>
<td width="25%">
92.5
</td>
<td width="26%">
2.0
</td>
</tr>
<tr>
<td width="20%">
South Australia
</td>
<td width="29%">
1 662.2
</td>
<td width="25%">
15.6
</td>
<td width="26%">
0.9
</td>
</tr>
<tr>
<td width="20%">
Western Australia
</td>
<td width="29%">
2 472.7
</td>
<td width="25%">
83.0
</td>
<td width="26%">
3.5
</td>
</tr>
<tr>
<td width="20%">
Tasmania
</td>
<td width="29%">
512.4
</td>
<td width="25%">
0.4
</td>
<td width="26%">
0.1
</td>
</tr>
<tr>
<td width="20%">
Northern Territory
</td>
<td width="29%">
236.9
</td>
<td width="25%">
4.2
</td>
<td width="26%">
1.8
</td>
</tr>
<tr>
<td width="20%">
Australian Capital Territory
</td>
<td width="29%">
379.6
</td>
<td width="25%">
8.6
</td>
<td width="26%">
2.3
</td>
</tr>
<tr>
<td width="20%">
Australia(a) 
</td>
<td width="29%">
22 906.4 
</td>
<td width="25%">
394.2 
</td>
<td width="26%">
1.8 
</td>
</tr>
<tr>
<td width="100%" colspan="4">
<div>
<hr size="3" width="100%" align="left">
</div>
</td>
</tr>
<tr>
<td width="100%" colspan="4">
(a) Includes Other Territories comprising Jervis Bay Territory, Christmas Island and the Cocos (Keeling) Islands.
</td>
</tr>
</tbody></table>
Source: <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/3101.0">ABS</a>
At the state level, population growth has three components: natural increase, net overseas migration and net interstate migration.
And as you can see, growth varies considerably between the various states with population growth the strongest in WA.
While it’s interesting to see the percentage growth in each state, it’s also important to look at the absolute numbers.
 
<hr class="system-pagebreak">
In some states such as Tasmania (+400), Northern Territory (+4200) ACT (+8600) and South Australia (+15,600) the actual number of people moving in is quite small and this is unlikely to change much in the future.
The lack of depth in these particular markets is one of the reasons I avoid investing in them.
On the other hand, take a look how many people are moving into our four major capital cities.
The population of WA is booming with an increase of 3.5% last year or 83,000 people. It’s little wonder the Perth property market is performing well.
Victoria’s once again had the biggest population growth (+99,500) and this is one of the reasons its property market has confounded pundits and performed better than many expected.
And in Queensland (+92,500) and New South Wales (+90,400) the population growth continues apace.
Strong migration holds the key
Australia’s firm population growth has mainly been driven by a doubling in net migration over the last few years. Back in 2005, annual net migration was around 120,000. Today, that figure is close to 240,000.
<img alt="yardneyjuly4one" height="397" width="470" src="/images/stories/2013/06/yardneyjuly4one.jpg">
Source: <a href="https://www.cba.com.au/">CommBank</a>
 
<hr class="system-pagebreak">
But dwelling construction isn’t keeping pace
As you can see from the following graph from CommBank, our robust population growth has occurred against a backdrop of modest dwelling construction.
<img alt="yardneyjuly4two" height="414" width="470" src="/images/stories/2013/06/yardneyjuly4two.jpg">
Source: <a href="https://www.cba.com.au/">CommBank</a>
CommBank estimates our population growth would require 170,000 new dwellings this year, but as you can see, we’re not building many more houses than we were one or two decades ago.
As always, some of the new apartments are being built in the wrong place – where there isn’t sufficient demand leading to an oversupply on the Gold Coast, in the Melbourne CBD and in Melbourne’s new outer suburbs.
But the overall mismatch explains some of the issues that support house prices.
What’s ahead?
The economists at the CBA expect annual population growth will be in the 350,000 to 400,000 range over the next few years with a relatively firm birth rate and strong immigration.
That means our three big capital cities could add close to one million inhabitants each over the next 15 years.
Many of our new migrants will take up the new jobs being created, while others will replace the ageing Baby Boomers moving out of the workforce.
Of course the majority will move to our big four capital cities and many will want to live in the same suburbs; those inner and middle ring suburbs where the action and the jobs are.
And our old friend, the supply and demand ratio will support the property markets in these areas.
Some final thoughts
I can’t see the population debate being a factor in the upcoming election, but it’s likely our high rate of population growth will provide some debate in the future due to the potential problems of environmental impacts, increased need for housing, infrastructure investment and demand for essential services.
On the other hand, increases in population, particularly skilled working age population growth, increases the tax base and helps boost revenues for all levels of government. It also increases demand for goods and services across the economy.
Population growth is a balancing act; let’s hope our future governments get it right.
In the meantime, move over and make room!
Michael Yardney is a director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Strategists</a>, who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a href="https://propertyupdate.com.au/category/property-investment/" rel="nofollow">Property Update</a> blog.
 
 
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myardney-DFoGhGbSJX

Wealthy workers living in the same few capital cities will push up property prices: Michael Yardney

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Rich Dad, Poor Dad author Robert T. Kiyosaki has some sage advice for investors: keep your emotions in check if you want to be successful.
<a target="_blank" href="https://twitter.com/theRealKiyosaki"><img alt="tweetofthedayjuly4one" height="68" width="470" src="/images/stories/2013/07/tweetofthedayjuly4one.jpg"></a>
The American author and investor, who has 624,000 Twitter followers, regularly posts his ideas about investing on his <a target="_blank" href="https://twitter.com/theRealKiyosaki">Twitter page</a>.
"If you want to be a rich person, or become a richer person, don’t let the poor person inside of you do your talking," read another recent tweet.
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po-LsXgBTHBmX

Robert T. Kiyosaki says investors need to keep their emotions in check

<html><body>
Globe-trotting Australian economist Steve Keen has gone on Russian television to warn that first-home owner grants and other government housing schemes are a "help to sell" for vendors, create housing bubbles and make housing more unaffordable for new entrants.
"They drag people into the market who otherwise would not be able to get in," <a href="/news">he said on the Keiser Report on English language Russian news channel RT</a>.
“When the Australian government doubled and trebled the scheme (through the first-home owner boost which ran from October 2008 to December 2009) house prices went up 8% and 12% per annum.

“[That is] 12% more unaffordable. If you can’t control it becomes a poisoned chalice."
{qtube vid:=5dRdfEHMXjY}
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