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 Surry Hills-based architectural firm, Collins and Turner has been selected to possibly complete a low rise visually-striking bamboo clad restaurant complex on the waterfront promenade at Barangaroo South.
Resembling stacked bamboo bowls, the proposal (pictured below) was revealed today by Lend Lease’s Barangaroo South managing director Andrew Wilson.
<img height="315" width="470" src="/images/stories/2013/07/bamboojuly2one.jpg" alt="bamboojuly2one">
“Collins and Turner submitted an exciting, stylish concept that makes a strong visual statement and confidently holds its own among the other world-class designs at Barangaroo," Andrew Wilson said.
A judging panel comprising Lend Lease team members, a Barangaroo Delivery Authority representative and Ivan Harbour from Barangaroo South master planners Rogers Stirk Harbour and Partners selected Collins and Turner over the 14 other entrants due to its “artistic design” and “well-researched, well organised and flexible approach”.
Barangaroo is a $6 billion urban transformation of the western edge of Sydney's central business district by Lend Lease.
Barangaroo South is the southern 7.5 hectares of the site which will have a mix of uses, including commercial, residential, retail and dining along with a new landmark hotel.
On completion it will be home to around 1,200 residents, 23,000 office workers and more than 2.9 hectares of public space. There will be cafés, bars, eateries, fresh food and market produce, boutique cuisine, convenience stores and premium restaurants.
Prior to establishing their <a target="_blank" href="https://collinsandturner.com/">Collins and Turner </a>practice in 2002, Penny Collins and Huw Turner each worked internationally.
“We are thrilled to now be part of such a transformational project as Barangaroo South,” Huw Turner said after the win.
The judges have also engaged the Darlinghurst firm <a target="_blank" href="https://scalearchitecture.com/">Scale Architecture </a>and its director Matt Chan in working on public realm elements at Barangaroo.
The design of the building will be submitted to the Barangaroo Delivery Authority for approval prior to being submitted to the NSW Department of Planning as part of the statutory planning process.
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Bamboo bowl restaurant design on Barangaroo South waterfront promenade

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Sales at the much vaunted Ebony development of 123 apartments at 347 Camberwell Road, Camberwell are so strong that 95% of the apartments are pre-sold six weeks out from its launch.
Agent John Kravaritas, from Knight Frank, says its a  "sleek new neighbourhood" 200 metres up from the Junction opposite the library.
‘’It is going so well that we may even do a stage two smaller development at the rear.’’
Ebony is a mix of one bedroom, some with studies, two-bedroom and three bedroom apartments. Prices range from $385,000 to $860,000. The apartments come with car parks, storage areas and private gardens. Ebony’s two-bedroom apartments, that were listed from $499,000, include a car park and storage area.
Set over five levels the apartments have designer finishes and balconies. Kitchens have marble splashbacks, stone bench-tops, European smoked oak floors, 3D bathroom feature tiles and heating/cooling.
There’s even a shared residents’ vegetable garden for vegies and herbs.
Architects Carabott Holt Turcinov designed the $66 million development by the Vero Property Group. It’s about eight kilometres from the CBD.
<a href="https://www.ebonycamberwell.com.au/" target="_blank">The development</a> will be finished around Christmas next year.
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Strong sales for Ebony development on Camberwell Road

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Investing in an off-the-plan apartment is a popular option for property investors particularly in capital cities like Brisbane, Sydney and Melbourne where apartment developments are a dime a dozen.
Investing in a new apartment can be significantly cheaper than buying an existing house or apartment, plus you can take advantage of tax depreciation benefits. However, there are major potential pitfalls and stumbling blocks, which you should be aware of before you sign a contract and pay your deposit.
Here are eight to keep in mind:
<ol></ol>
<ul>
<li>Settlement period won’t be long enough</li>
</ul>
Uncertainty about when settlement will be required can be a major and costly headache for investors. Once registration of title has occurred, developer will usually require settlement to take place as soon as possible, which can be as early as just 14 days under many contracts of sale. This can be a wholly inadequate period, says Rob Balanda, a partner at Gold Coast based law firm MBA Lawyer. This may mean having to apply for an extension, which if granted can attract high penalty rates of up to 20%. He suggests asking for a more reasonable time for settlement of say 30 days from the registration of the title when signing the contract. “You will usually get it too because the developer is keen to make the sale to you then,” he says.
<ol start="2"></ol>
<ul>
<li>You may not be satisfied with the end product</li>
</ul>
<ol start="2"></ol>
When you are buying off the plan, you are purchasing something that has not yet been finished and relying on sketches, plans and artist impressions. The finished product may not match these projections. Carolyn Chudleigh, a partner at law firm Holding Redlich, says the best way to protect yourself from a nasty shock is to check every detail on the sale contract, particularly regarding the finishes. “Most disputes arise from a buyer not being happy with the end product. The best way to avoid this is to be aware of exactly what all of the finishes should be,” she says. Chudleigh recommends looking at the schedule of finishes for all parts of the property, including floor coverings, colour schemes and kitchen appliances. “Know everything about the interior, down to how many power points there will be in every room. All of this can be negotiated before exchange of contracts and should be included specifically in the contract if you want to be able to enforce performance against the vendor. If a contract is skinny on detail, there may be little room for complaints at the end of the day,” she says.
<ol start="3"></ol>
<ul>
<li>
You may need to find extra cash if valuation comes in lower at settlement </li>
</ul>
<ol start="3"></ol>
Lenders will only give conditional approval to finance an off-the-plan purchase, subject to a future valuation. When the unit is complete in 12 to 24 months time the lender will then get a valuer to value the unit. If the unit is valued at less than the purchase price (the market may have fallen in this time) the lender will finance a lesser percentage of the purchase price leaving you with the shortfall to make up. “ If you can’t find the short fall and can’t settle the purchase, then of course you will be in breach of your obligations under the Contract and the very least that will happen to you is that you will forfeit the deposit,” says Balanda. The developer could also sue you for any loss incurred from the re-sale of the unit.
<ol start="4"></ol>
<ul>
<li>Rental guarantees may be misleading</li>
</ul>
Rental guarantees offered by developers may seem tempting but they should be treated with a fair degree of suspicion. Investors should always do the numbers to see if they really stack up. Buyers’ agent Catherine Cashmore warns against buying into a development that is offering a rental guarantee because “it is always factored into the sales price, and once the guarantee expires, the unit’s yield will revert back to market forces”. Cashmore says current rental guarantees are in the order of 5% to 7%.If an investment has a gross return of 6% and the developer guarantees $300 a week rent that would put the purchase price at $260,000. But if the market rent is in fact $250 a week, the property is really worth $218,000. This would have you paying 19.2% over the market value. The developer only has to pay $5,200 in total over two years to guarantee the $300 a week rent and the company would pocket $42,000 – or $36,800 net – on the sale price.
<ol start="5"></ol>
<ul>
<li>You may be buying the wrong type of apartment for the area</li>
</ul>
<ol start="5"></ol>
Buying the wrong property type off the plan for an area can result in poor re-sell values and/or a struggle to find tenants, says property investor and blogger Cameron McEvoy. “You may find a tenant quickly, but they may not be willing to pay the desired rental rate, if the property is not their ‘first choice’ for that area.” He suggests three remedies for this: firstly, get to know your potential area and do this in several ways: use online tools to study the demographic breakdown of your chosen area and develop a ‘persona’ of who is most likely to be living there, secondly, take a walk in the area, buy a coffee at the local cafe, and people so you can learn about the inhabitants of a particular location and thirdly, look at recent sales on real estate sales websites to see what sells and talk to local estate agents.
<ol></ol>
<ul>
<li>The area becomes oversupplied with other off the plan developments</li>
</ul>
<ol></ol>
Scarcity creates value. If there are three or four other off-the-plan developments set to be completed in the next couple of years with similar features and targeted at the same demographic as your development, an oversupply situation could develop. You risk depreciation in value, struggling to find tenants or having to lower your rent to secure new tenants. “First up, understand that by buying off the plan you are doing the developer a big favour, says finance journalist and Channel 7 Sunrise host David Koch. “Developers are keen to start selling off the plan early seeking as many pre-commitments as possible because it will please their bank manager when they try and finance the development.” The key is to do your research and find out what other developments are planned for the area and what units they will have and their price points.
<ol></ol>
<ul>
<li>Fees and costs you have not factored in may reduce your return</li>
</ul>
<ol></ol>
Having factored in costs like mortgage fees, stamp duty, land taxes and legal fees, off the plan buyers may find there are other costs once they settle and rent out their apartment. “Quarterly strata fees and the body corporate structure should also be factored into the purchase, says 1300HomeLoan managing director John Kolenda. “Make sure you can afford to cover these fees and, of course, make sure you do a final inspection and to make sure any defects were fixed before settling as the developer is obliged to repair any defects,” he says. Make sure you have a comprehensive list of all the fees and costs you are likely to incur once the apartment is completed.
<ol></ol>
<ul>
<li>The developer may go bust or there may be delays</li>
</ul>
<ol></ol>
While there are laws to protect buyers if a developer goes bust  (a number of high profile large building groups have collapsed in recent times) or they take longer to complete the project then agreed to, you may have to go to court at your own cost initially to recoup your investment. “A developer going bust or producing a substandard product can drag on for years through the courts and, while the law is there to protect you, it’s costly and it will be at your own expense to fight initially – this is a sad, but very true, fact about our legal system,” warns James Buyers Advocates.
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Eight potential pitfalls to watch out for when you buy off-the-plan

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Since the Queen's Birthday holiday weekend, Sydney's auction clearance rate has averaged 76% compared to the 74% averaged between Easter and the Queen's Birthday, according to Australian Property Monitors.
Both periods represents the highest level of buyer activity for a decade for their like-on-like time period.
Sydney's weekend rate of 77.4% was a strong result with the winter yet to enter hibernation.
The most expensive property reported sold at the weekend was a six-bedroom house at 73 Albert Road, Strathfield, sold by Devine Real Estate for $3.4 million.
It just fell short of the highest recorded house price in Strathfield over the past year of $3.5 million on Augusta Street in February.
A big unit auction sale was a three-bedroom unit at 8a/3 Campbell Parade, Bondi Beach which fetched $2.4 million. But they actually wanted $2.75 million earlier this year.
The most affordable property was a three-bedroom house at 40 Cadonia Road, Tuggerawong, up Charmhaven way in the Wyong Shire which sold for $177,000. They had marketed it as wanting over $150,000.
Sydney's rather sluggish prestige suburbs have emerged as the top performing in 2013, RP Data's June figures show.
RP Data's latest June figures show that over the past six months dwelling values in Sydney's most expensive suburbs rose by 4.8%.
There was 4.6% growth in the broad middle market.
The slowest growth was the most affordable end of the market, which increased by 3.2%.
Tim Lawless at RP Data says Sydney's premium property sector – properties worth $1.5 million or more – had been held back for five years partly because of the volatile weak stock market.
Meanwhile prestige Sydney Harbour offerings are being m0pped up after months on the market.
Yachtie Matt Allen has taken a put and call option over Sir William Tyree's Darling Point harbourfront.
The deal was done last month, presumably at well short of its ambitious $50 million hopes on its initial listing. Matt Allen's most famous Sydney to Hobart skippering has been of Ichi Ban.
Its an 1,800-square-metre Lindsay Avenue property at the tip of Darling Point.
Sir William bought it in 1967 for $170,000 from the estate of Margaret Wirth of the Wirth Circus family.
It was listed with $40 million to $50 million hopes. No sale price is yet available, nor the option details, but Property Observer would expect somewhere around $30 million.
Altona, the Point Piper harbourfront mansion, crowned the recent financial year’s list of Sydney’s top 20 highest price house sales.
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No signs of winter hibernation as June Sydney auctions strongest in a decade: APM 

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How do children nudge often-reluctant parents toward making sound and fiscally smart decisions about the <a target="_blank" href="https://www.nytimes.com/2013/06/30/realestate/mom-and-dad-lets-talk-real-estate?hpw&amp;_r=0">future of the family home</a>?
<a target="_blank" href="https://twitter.com/nytimes"><img alt="tweetofthedayjuly1" height="72" width="470" src="/images/stories/2013/07/tweetofthedayjuly1.jpg"></a>
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po-LsXgBTHBmX

Ask the folks about their real estate before it's too late: Tweet of the Day

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You have to question the pure insanity that surrounds Australian real estate – you have to live here and experience it to truly believe it, because I’d challenge you to find another country where the subject receives the same intense level of pre-occupation.
Firstly, the obsessive and hugely popular renovation shows that populate our screens almost every evening – at peak viewing times – where contestants plot against each other to try and produce a product that will attract a storm of buyers when time comes to ‘flip.’ In this case, I’m talking The Block.
Whole episodes are often devoted to mindless discussions as to whether spending an extra few hundred on a 3D television would really reap a benefit. And whilst it may be the deal breaker enabling contestants to win a room ‘reveal’ prize, it certainly won’t make much difference to the end sale price.
Marketing a furnished property intended for owner occupation, or rent has its difficulties - albeit, this is ‘entertainment’ real estate style and judging by the ratings, viewers love it. The first apartment to go <a href="https://www.realestate.com.au/property-apartment-vic-south+melbourne-114124839" target="_blank">online</a> (now followed by others) has been marketed at $1.2 - $1.4 million with a depreciation schedule of around $1,000,000 over 10 years.
Perhaps my only caution at this stage to potential buyers of The Block would be to pull their eyes away from the interior styling and check instead for nearby completed planning approvals - which hold potential to change the landscape, natural light, or views...   Always concentrate on what you can’t change, before you pay attention to the fixtures and fittings you can change. In previous series’, buyers have been tripped up by this very issue.
Then the other week The Living Room on Channel Ten chipped in with some handy ‘auction advice’ for a couple of first-home buyers.
After encouraging them to spend money on a valuation which would not have taken into account any discussion with the agent of the level of buyer interest or vendor expectation – two vital bits of information required when negotiating a property purchase - and clearly without the budget to beat the evident competition surrounding the home, they were given the helpful advice to bid strong from the onset with an “odd” final number.
They lost of course – but never mind eh?  As the program told us – apparently, you have to ‘typically’ fail at seven auctions (upping your budget along the way) before you graduate to be the lucky purchaser.  Information I wasn’t aware of.
And meanwhile, we’re fed ‘daily’ with house price statistics from RP Data – which could be somewhat relevant if we were monitoring petrol prices – but in the daily index, real estate can ‘boom and bust’ all within a couple of months.
RP Data <a href="https://news.domain.com.au/domain/real-estate-news/are-house-prices-rising-or-falling-20130603-2nlqd" target="_blank">“ring up agents</a>” to get collect their information, which would be a mammoth task considering most agents are highly unlikely to prioritise the reporting of private treaty sales information as soon as a contract is signed – if at all.
And yet this is what the accuracy of daily index relies upon – prompt agent reporting.  Without it, the results lag until the official ‘settled’ sales data filters through from the government (some three months ‘plus’ later) - hence why there is a large ‘pinch of salt’ feeling surrounding their media releases.
Realestate.com.au is another carnivorous operator trying to secure a great proportion of the obsessive property industry pie. As the national number one property website (albeit not in all states) regular rises in advertising costs are all but guaranteed.
Compared to the other portals, REA’s fees are extreme, with a model that now requires agencies to pay a subscription fee plus an additional cost for each and every new listing uploaded – this obviously impacts the smaller and regional agencies fighting to get market share.
Of course, the dollar’s rise further for various feature highlights – which essentially equate to a few frills such as a fancy border surrounding the advertisement which will supposedly stay at the top of the list when searching on a ‘default’ setting – or special ‘emailed’ brochures.
All of the above is typically funded by ‘vendor paid advertising’ and passed on as such by the larger proportion of metropolitan real estate agencies, who recognise the need to run an effective ‘online’ campaign in order to maximise potential demand.
 
<hr class="system-pagebreak">
As the old saying goes – ‘you can’t sell a secret!’ However, the anger surrounding the dominance of REA – a company which collects and uses real estate agency data effectively free of charge, has caused outrage in various corners of the industry – and rightly so.
Property advertising is not realestate.com.au’s only inroad into the media landscape.
Their latest innovation is an attempt to promote a ‘twitter’ craze called #propchat – the hash-tag of which was recently run as a ‘paid promotion’ launching it onto the top of the worldwide ‘trending’ table inspiring questions such as
‘what the $%^%$ is #propchat!?!’ - from far off regions.
#propchat has – until now – only been picked up by in any significant proportion by various industry professionals wanting to ‘spruik’ their wares and joins various other social media campaigns such as ‘HOUSENET’ which markets itself as ‘facebook for real estate.’
We’ve had auction tipping models running for some time – such as ‘Property Tycoon’ for which you can ‘guess’ the price of a house or apartment for the grand prize of $1000 for he who gets ‘nearest the pin.’
Louis Christopher at SQM recently bought to light "Centrebet" who have begun taking bets on the direction in property prices are heading, and now Sportsbet have chimed in giving ‘odds’ on the weekly clearance rates across the <a href="https://www.macrobusiness.com.au/2013/06/aussies-to-gamble-on-auction-clearance-rates/" target="_blank">capitals</a>. Pure insanity.
It’s somewhat amusing because there’s widespread distrust surrounding reported clearance rates. Firstly – a result listed as ‘sold at auction’ makes no distinction between what sells ‘under the hammer’ with heated competition, or what is negotiated on the same day ‘post auction’ (either from a buyer attending the auction, or a participant making a post auction enquiry.)
The auction reporting guidelines state that anything sold in the ‘non cooling off’ period following, should be listed as ‘sold after.’ Those negotiated before the auction are evidently, listed as ‘sold prior’– but importantly, all of the above counts towards the reported clearance rate causing some angst in real estate circles. This is but one of many reasons we have so many ‘unreported’ results lingering on a Saturday evening.
The broad perception remains that ‘sold at auction’ should be an ‘out in the open’ sale for all to see with all other variables being listed as ‘by negotiation’ - and it’s an important distinction.
Whilst a sale ‘under the hammer’ would typically have a similar buyer who - just missing out - was prepared to pay $1,000 less for the home, a good auctioneer can often get more than a few thousand above the reserve when negotiating with the ‘highest bidder’ post ‘pass in.’
This is important particularly from a valuation perspective; therefore I’m of the opinion that whilst agent reporting can’t be completely relied upon, the clearance rate should be comprised of sales that have been ‘knocked down’ only. And if this were to the case – depending on the current ‘cycle’ we could have clearance rates as low as 30 per cent.
But if we’re really talking insanity the biggest miss conception is that high and rising house prices are somehow <a href="https://www.theage.com.au/business/the-hidden-victims-of-affordable-housing-20130620-2okkg" target="_blank">‘good for the economy’</a> – without which ‘small business’ would be unable to operate – as over the years, reliance on using the house as an equity ‘ATM’ became somewhat of a dangerous ‘card tower’ speculative pre-occupation.
Putting aside for a moment the widespread misunderstanding of how banks work or why prices have inflated as high as they currently remain, the shortage of affordable property in Australia in areas of our country where most need to live in order to make a living – in other words, not set in far off un-facilitated nether lands - can have far reaching impacts.
High prices and restrictive development policies put the squeeze on economic growth as existing infrastructure fails to cope with additional demand - local businesses feel the pain as costs inevitably rise - and workers face restrictions on where they are able to move in order to advance their employment ‘career’ – all of which paint just a small fragment of the problem.
 
<hr class="system-pagebreak">
A recent study was conducted in London where residents have been forced out due to ‘shockingly high’ accommodation costs resulting in skills shortages with larger companies such as Vodafone who are finding it hard to source staff.  Considering 50% of prime London real estate – the capital of a debt laden struggling economy - is foreign owned it’s scant surprise.
However, we face similar issues here – low vacancy rates, inflated yields, and reports that students are facing periods of <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-06-24/anglicare-canberra-university-student-report/4775166" target="_blank">homelessness</a> during their studies are shameful. Not to mention the impact foreign investment has on our shores with recent analysis from <a href="https://online.wsj.com/article/SB10001424127887324328204578568960003796852" target="_blank">Citigroup</a> demonstrating the large impact Chinese immigration is having on Australian property values.
Whilst those who purchased early in the 2000’s have seen their assets ‘boom’ the consequences have forced a social divide as those priced out are forced into areas where schools, transport and local amenities have not been funded to keep up with the flood of lower and middle income households in search of affordable options.
Below is a map from the REIV which illustrates the median house price by suburb, relative to the metro median at the end of 2012 which was recorded at $555,000.
The colours coded with the darkest blue indicate house prices which are more than double the metro median, and orange - house prices more than 25% below the metro median.  The white spaces are areas for which there is insufficient data, They also map very closely to the colours exhibited on recently released ABS data which ranks geographic areas across Australia in terms of their relative socio-economic <a href="https://www.abs.gov.au/ausstats/abs@.nsf/Lookup/by%20Subject/2033.0.55.001~2011~Main%20Features~Main%20Page~1" target="_blank">advantage and disadvantage</a>.  The point is aptly made.
<img alt="cashmorejuly1one" src="/images/stories/2013/07/cashmorejuly1one.jpg" width="470" height="273">
Source: <a href="https://reiv.com.au/" target="_blank">REIV</a>
<img alt="cashmorejuly1two" src="/images/stories/2013/07/cashmorejuly1two.jpg" width="470" height="324">
Source: ABS
Realistically, a well developed city, which has policies flexible enough to meet the demands of its home buying demographic, should see prices rise track the rate of inflation with growth in household incomes somewhat influential for those areas in greater demand.
Not the well spruiked figures of 9%-plus per annum we experienced in some cities prior to the GFC – or figures outpacing both wage growth and inflation.
Across Australia, every city faces its own intrinsic economic challenges for which housing policies need to be flexible enough to adhere, local resident voices need to be heard, and councils need to have the freedom to respond.
However, if the only options we offer first-home buyers are candy style incentives in a low interest rate environment which must stay at rock bottom levels in order to support the inflated levels of debt it encourages – then over the longer term – our real estate obsession from which so many feed will become a noose provoking far wider concerns.  And that’s insanity.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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Crazy attitudes underpin our relationship with real estate: Catherine Cashmore

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So there we have it – another spill in Canberra culminating in the resurrection of a past prime minister who reportedly has found his way again. The only positive that I could draw from this complete fiasco was that both parties challenging agreed beforehand that the loser would retire from politics at the next election (whenever that now may be). Wouldn’t it be nice in future if all parties applied the rule that if a spill is brought on the loser agrees to bow – out at the next election?
Alan Kohler posted a cracking assessment on Business Spectator – <a target="_blank" href="https://www.businessspectator.com.au/article/2013/6/27/politics/year-two-elections" title="The year of two elections ">The year of two elections </a>“We will have a new prime minister, deputy prime minister and treasurer as well as new ministers for trade, communications, climate change, industry, agriculture and education – at least. What’s more, in an attempt to distance themselves from their unsuccessful predecessors, this new group will try to bring a different approach to government, as if they were a different party.”
“And then in a few short months there will probably be another change of government (still) with a whole new mob moving into the big offices, and a whole new approach. This time laws will be repealed and policies really changed.” I could not agree more with this critique “The conventional wisdom is that Rudd and Wayne Swan handled the crisis well and saved Australia from recession, but it was mainly Treasury secretary Ken Henry and Reserve Bank Governor Glenn Stevens who did that. Rudd and Swan were bumblers, messing up the implementation of important tax reform, and fiscal policy more generally.”
In a perfect world (if that exists) Kevin Rudd should bring the election forward and allow Australia to go the polls on either August 10, 17 or 24.
If you want to see an unbelievable government stuff – up look no further than <a target="_blank" href="https://www.smh.com.au/business/visa-delays-stall-foreign-investment-20130623-2oqpf" title="visa delays stall foreign investment">visa delays stall foreign investment.</a> Where more than $1.7 billion in foreign investment, including crucial government infrastructure projects, remain in limbo due to a slow visa approval process by federal authorities. More than 350 investors, each pledging at least $5 million or more, have been nominated by Victorian, NSW, Queensland and Western Australian governments since the program began in November. So, why the delay, one might respectfully ask? Governmental bungling would be the precise answer.
<a target="_blank" href="https://www.smh.com.au/business/visa-delays-stall-foreign-investment-20130623-2oqpf" title="Australian housing bubble risk “overblown” with prices to peak in March 2014: Citi ">Australian housing bubble risk “overblown” with prices to peak in March 2014: Citi </a>– Under its expected baseline scenario, which assumes no further rate cuts until the second quarter of 2014, Citi Research expects nominal house prices to rise 3% between now and March 2014 and then start to fall slightly, driven downwards by among other things a slowing Chinese economy, a weaker Australian dollar and reduced Chinese migration.
<a href="https://www.rwm.com.au/wp-content/uploads/2013/06/25-06-2013-3-37-22-PM.jpg"><img height="319" width="470" src="https://www.rwm.com.au/wp-content/uploads/2013/06/25-06-2013-3-37-22-PM.jpg" alt="25-06-2013 3-37-22 PM"></a>
It’s just a matter of joining the property dots as evidenced this week when Australian Property Monitors released their Housing Market Report. Sydney is now clearly the best performing local economy, with an unemployment rate of 4.9 percent in April, the lowest of all major capitals. Other leading indicators of economic activity, such as retail sales, also position Sydney as a leading economic performer. Investors and mid – range upgraders are currently highly active in Sydney, with both the first home buyer market and the prestige market remaining relatively subdued.
. Confirmation of that analysis is that the Mosman house and apartment markets are today running at the lowest levels in terms of properties presently on the market. The lowest number of houses that we had previously recorded was 70 – this week it came in at 68 and going lower given we have an election pending and we are entering that time of year where property listings go into their annual hibernation period.
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
My love and fascination of online is no secret so it was great to read this week that <a target="_blank" href="https://www.businessspectator.com.au/news/2013/6/27/technology/australians-lead-world-online-entrepreneurship-study" title="Australians lead the world in online entrepreneurship: study">Australians lead the world in online entrepreneurship: study</a>. Analysing data from their customer base, e – commerce platform BigCommerce also found that Australians are leading the charge for online spending, with the average customer spend increasing 20 percent from $118 per order in 2011 to $142 in 2013. We are witnessing a very clear pattern here where businesses recognise (giving online customers what they want) given this is all about increasing and pleasing consumer participation with your online business model.
Shortly, we will be rolling out our latest online strategy which is very exciting – the latest technologies are simply amazing – for example, if you are browsing our website and you like a property, the simple click of the button will record an inspection entry straight into your online diary.
Our business model is to keep improving our relationships with our clientele both in person and online. What our industry needs to identify is that our clientele spend 80 percent of their time engaging with us online so that in itself identifies exactly why all successful online businesses are constantly reinventing their online platforms.
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" target="_blank" rel="nofollow">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/" target="_blank" rel="nofollow">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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Keeping on top of technological change is key in today's real estate industry: Robert Simeon

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of June 29. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" rel="nofollow" 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 Brisbane auction results for June 29 weekend

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of June 29. <a style="font-size: 14px;" rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" target="_blank">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Adelaide auction results for June 29 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 258 auctions in Melbourne for the weekend of  June 29. <a style="font-size: 14px;" rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" target="_blank">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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