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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Focusing on the height of a new development has become somewhat of a sport in Melbourne of late. Yesterday was no exception with the Associate Editor of The Age Shane Green writing a column titled <a href="http://www.theage.com.au/comment/highrise-utopia-or-another-pieinthesky-pipe-dream-20130621-2oo4s">High-rise utopia or another pie-in-the-sky pipe dream?</a>

In it, Green states "The real risk he [Planning Minister Matthew Guy] faces is that this [Fishermans Bend] will be another Docklands - our last big urban renewal idea that was so poorly executed that it has become a case study in what not to do, and a byword for unmet potential". Notwithstanding the organisation Green works for has been every much a part of the real problem with Docklands (Fairfax's Media House like many other new Docklands / CBD fringe offices - we call them groundscrapers - consume more land than an office skyscraper in an attempt to flatten organisational hierarchies yet these buildings occupy prime sites which are for the most part inactive outside of normal business hours), the comparison of the supposed non-success of Docklands and his main point "there are early signs it will be a place where high-rise is king, in keeping with the government's love affair of all things tall in the rest of Melbourne" is dubious at best.

I know Apartments.com.au has only been live since March, but like the comment I made at the time in response to the op-ed written by ABC producer Daniel Ziffer and published in The Age a few weeks ago (<a href="/expert-insights/buying/melbournes-future-a-sip-of-tsim-sha-tsui-and-a-gulp-of-brooklyn">my response</a>, <a href="/news/caroline-springs-in-the-sky#content">response by Nick Harrison</a>), I'd like to point out Green's statement "in keeping with the government's love affair of all things tall in the rest of Melbourne" can be negated by spending just a few short minutes on our <a href="/developments">project database</a>. The "rest of Melbourne" has a very healthy mix (in built-form, use and height) of urban developments proposed, before planning authorities (local and state), at sales or under construction.

<h2>Human scale means different things to different people</h2>

Green needs to define what "human scale" means to him and what exactly his definition of a high-rise is otherwise the debate about our future development is going to be muddled in a large cacophony of hurbis. Quoting trusty (tongue-in-cheek intended) old <a href="https://en.wikipedia.org/wiki/Human_scale#Human_scale_in_architecture">Wikipedia</a>:

<blockquote>
Humans also interact with their environments based on their sensory capabilities. The fields of human perception systems, like perceptual psychology and cognitive psychology, are not exact sciences, because human information processing is not a purely physical act, and because perception is affected by cultural factors, personal preferences, experiences, and expectations. So human scale in architecture can also describe buildings with sightlines, acoustic properties, task lighting, ambient lighting, and spatial grammar that fit well with human senses. However, one important caveat is that human perceptions are always going to be less predictable and less measurable than physical dimensions.
<cite><a href="https://en.wikipedia.org/wiki/Human_scale#Human_scale_in_architecture">Wikipedia: Human scale</a></cite>
</blockquote>

Focusing on the cultural factors, personal preferences, experiences and expectations part of the quote above - we have a problem in Melbourne with regards to our shift toward a higher-density future. Like many Anglosphere cities, we are overwhelmingly suburban and we've had at least 3 generations of people growing up with cars as their primary mode of transport. "Human Scale" to many of the good burghers of Melbourne will mean the single family dwelling on its own land title with distant retail, employment and social destinations. If we only frame the future urban development debate around this mindset we are going to shoot ourselves in the foot.

Further quoting the same Wikipedia page:

<blockquote>
Human scale in architecture is deliberately violated for monumental effect. Buildings, statues, and memorials are constructed in a scale larger than life as a social/cultural signal that the subject matter is also larger than life.
<cite><a href="https://en.wikipedia.org/wiki/Human_scale#Human_scale_in_architecture">Wikipedia: Human scale</a></cite>
</blockquote>

In 1889, the <a href="http://www.walkingmelbourne.com/building3_apa-building-the-australian-building">APA Building</a> was completed and with its completion a title of being one of the world's tallest skyscrapers at the time. Can you imagine what Melburnians thought back then? A new 12 level building towering over everything else when the majority of the Hoddle Grid was in the 4-5 level range? The gall of it all, stop the press we have a crisis on our hands! Fast forward more than a century, design, construction and overall engineering capability has evolved to allow us create buildings such as Eureka and Rialto and with it, theoretically, our sense of what human scale means. These two towers are the leaders of the pack, they are not the norm and we shouldn't expect Fishermans Bend to be entirely comprised of buildings in this height range.

<h2>A modern story of progress, focusing on where all humans interact: the street</h2>

Back on the 2nd of April we reported on a planning application which depicts 3 high-rises sitting atop an active podium which would be completely out of place in the adjacent Southbank precinct. Why? Because the architect has taken a leaf out of the City of Port Phillip Montague structure plan and incorporated the design principles for streets and public areas. It's hard not to have high hopes for the wider precinct when <a href="/news/planning-application-123-125-montague-st-south-melbourne">123-125 Montague Street</a> has a strong focus on providing non-residential spaces to an area which is currently semi-industrial - new residents in the podium and towers above and the wider precinct, as it is developed, will benefit immensely from the mooted supermarket space and 16 other retail spaces at ground level.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/2s9t1et.jpg" rel="gallery-all" title="Ground landscape plan with ground floor uses © Peddle Thorp architects"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/2s9t1et.jpg?itok=cOzCIMZx" title="Ground landscape plan with ground floor uses © Peddle Thorp architects" typeof="Image"></a>

<figcaption>Ground landscape plan with ground floor uses © Peddle Thorp architects</figcaption></figure>Peddle Thorp have also incorporated a public laneway - attempted in Docklands, unheard of in Southbank - right through the middle of the site which can conceivably be the start of a network throughout other sites to the north and south.

The podiums have engaging facades which will wrap around the entire site allowing the car parks located behind them internally to be "out of sight, out of mind" (as they should be) - this concept is not new and has been deployed in many new developments in Docklands and Southbank.

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/2s9t1et.jpg" rel="gallery-all" title="Engaging podium facade and calm street - exactly what we want for Fishermans Bend © Peddle Thorp architects"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/Image4.jpg" style="height: 429px; width: 702px;" title="Engaging podium facade and calm street - exactly what we want for Fishermans Bend © Peddle Thorp architects"></a>

<figcaption>Engaging podium facade and calm street - exactly what we want for Fishermans Bend © Peddle Thorp architects</figcaption></figure>Here's the current view looking East along Thistlethwaite Street

<iframe frameborder="0" height="400" marginheight="0" marginwidth="0" scrolling="no" src="https://maps.google.com.au/maps?f=q&amp;source=embed&amp;hl=en&amp;geocode=&amp;q=Montague+Street,+South+Melbourne,+Victoria&amp;aq=0&amp;oq=Montague+Street&amp;sll=-37.860283,145.079616&amp;sspn=1.875722,4.22699&amp;ie=UTF8&amp;hq=&amp;hnear=Montague+St,+South+Melbourne+Victoria+3205&amp;t=m&amp;layer=c&amp;cbll=-37.831717,144.951339&amp;panoid=4l6jSwe6j5WW0l5bO4LxUQ&amp;cbp=13,55.19,,0,-0.35&amp;ll=-37.839479,144.951382&amp;spn=0.027113,0.06094&amp;z=14&amp;output=svembed" width="702"></iframe>

<a href="https://maps.google.com.au/maps?f=q&amp;source=embed&amp;hl=en&amp;geocode=&amp;q=Montague+Street,+South+Melbourne,+Victoria&amp;aq=0&amp;oq=Montague+Street&amp;sll=-37.860283,145.079616&amp;sspn=1.875722,4.22699&amp;ie=UTF8&amp;hq=&amp;hnear=Montague+St,+South+Melbourne+Victoria+3205&amp;t=m&amp;layer=c&amp;cbll=-37.831717,144.951339&amp;panoid=4l6jSwe6j5WW0l5bO4LxUQ&amp;cbp=13,55.19,,0,-0.35&amp;ll=-37.839479,144.951382&amp;spn=0.027113,0.06094&amp;z=14">View Larger Map</a>

And this, straight from the planning application, is what Peddle Thorp have put forward for Thistlethwaite Street of the future, noting:

<ul>
<li>the strong emphasis on providing places for people to sit and converse with each other - you can't do that on City Road or Queensbridge Street.</li>
	<li>the significant reduction in space available for vehicular traffic which will calm the street even after new residents move in allowing dedicated bike lanes and urban greenery to become a signature piece of the street - you won't find that in Southbank when you step back from the Yarra promenade.</li>
</ul>
<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/2s9t1et.jpg" rel="gallery-all" title="Proposed Thistlethwaite Street cross-section © Peddle Thorp architects"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/Image15.jpg" style="width: 702px; height: 353px;" title="Proposed Thistlethwaite Street cross-section © Peddle Thorp architects"></a>

<figcaption>Proposed Thistlethwaite Street cross-section © Peddle Thorp architects</figcaption></figure><figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/2s9t1et.jpg" rel="gallery-all" title="Thistlethwaite Street - Peddle Thorp's vision © Peddle Thorp architects"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/Image1_0.jpg" style="width: 702px; height: 431px;" title="Thistlethwaite Street - Peddle Thorp's vision © Peddle Thorp architects"></a>

<figcaption>Thistlethwaite Street - Peddle Thorp's vision © Peddle Thorp architects</figcaption></figure>Here's the issue: Shane Green was oversimplifying what expanding the Capital City Zone means when he stated "the minister will be responsible for approving plans for projects over a certain size - high-rises". You will note I have intentionally left out the renders of the towers associated with this proposal (you can view them in the <a href="/news/planning-application-123-125-montague-st-south-melbourne">original article</a>) for the simple purpose of highlighting: attractive, calm, urban streets and high-rises are not mutually exclusive. High-rises are very much a part of the solution for housing a growing population in appropriate areas - and I can't think of a more appropriate area than blank canvas Fishermans Bend - because at the end of the day, if you get the most important aspect of redevelopment right - the public realm - its attractiveness will lure people regardless of the usual negative connotations associated with high-rises: some overshadowing at certain times of the day and wind tunnel creation.

Just look at Queensbridge Square and Freshwater Place, an area prone to large wind gusts created by the towers behind and the East End of Collins Street which is perpetually in shadow throughout the day - both hyper-density precincts with a lot of localised activity owing to the attractive public realm created over the years.

The recently released <a href="/news/gazing-into-the-fishermans-bend-transport-crystal-ball">PTV plan</a> shows a rail line entering Fishermans Bend linking it with the CBD and the rest of the rail network which in turn will support residential and employment densities in the redevelopment zone well beyond the 200 people per hectare figure Green states in his comment piece. I believe the State Government was right to expand the Capital City Zone to Fishermans Bend with one caveat, and mentioned by The Age's Associate Editor, the structure plan should force all new development in the Fishermans Bend zone to have a strong public realm emphasis like 123-125 Montague Street does, and developers should be free to incorporate a diversity heights in their developments, excluding transition areas.

We should never aim to plan ourselves into a restrictive corner - we must resist the temptation to oversimplify what's actually happening and we must also not restrict architectural diversity via arbitrary height limits in areas which scream for more diversity - as they say in the financial world and how 123-125 Montague Street superbly illustrates: past performance is not necessarily an indicator for the future.
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Alastair Taylor

High-rises can work with the public realm

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Despite hesitant buyer pre-auction manoeuvring, the injured Wests Tigers champion Braith Anasta and his actor wife Jodi Gordon secured $1,855,000 when their four-bedroom, two-bathroom Clovelly home went to weekend auction.

Initially <a target="_blank" href="https://www.propertyobserver.com.au/news/braith-anasta-and-jodi-gordon-list-clovelly-home-weststigers/2013060261856">more than $1.8 million </a>was being suggested for the two-storey semi, but the agents then adjusted their marketing to $1.7 million plus.
Agents hoped the lowering of the price guide would introduce stronger competition in the lead-up to the auction.
It was bought for $1,805,000 in 2011 by Anasta, so the sale price represents a loss after expenses including $84,000 purchase stamp duty.
It had sold previously at $1.76 million in 2009.
RP Data gives Clovelly's median house price as $1.365 million, down 9.8% over the past year.
Its down 3.8% over the past five years, according to RP Data.
Its purchase by Anaasta was funded when the then Sydney Roosters captain sold a Malabar investment property for $1.32 million in early 2011.
It sold through his estate agent brother Damon Anasta at McGrath Coogee inconjunction with his colleague, Mark McPherson.
Its initial price hopes were based on a Winchester Road semi that sold recently at $1.85 million.
<a target="_blank" href="/news">The average discounting required of private treaty vendors is typically around 10% to secure a sale</a>.
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jchancellor-FAypfDUnLy

Braith Anasta and Jodi Gordon escape Clovelly downturn with $1,855,000 sale

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The long-held Surry Hills headquarters and vehicle rank of Legion Cabs has sold under the hammer for $18 million with more than 200 people attending today’s auction at the Ray White auction room in Sydney. 
It was bought by the <a href="https://www.propertyobserver.com.au/developments/the-carlton-at-vaucluse-at-halfway-sales-mark/2012091356563" target="_blank">RDA Property Group</a> (part of the Discovery Group)  which developed the 14-apartment boutique development Carlton at Vaucluse under the stewardship of Danny Avidan.
Legion Cabs has owned and occupied the 1,370 square metre property at 69-81 Foveaux St for more than 50 years. 
It paid 50,000 pounds for it in 1961.
The taxi business decided to sell after committing to new headquarters in Wolli Creek and will be making the move over the next 12 months. 
It represents one of Surry Hills' largest ready-to-develop sites with flexible zoning permitting a range of uses and is likely to make way for either a residential or office development. 
Bidding started at $9.88 million with three parties pushing the price quickly beyond $13 million. 
Auctioneer James Price sold the property at $18 million. 
Pre-auction expectations were above $10 million. 
Maroun Ajaka of Legion Cabs said the co-op "very pleased with the result which will no doubt benefit our members (shareholders)"
“There’s a lot of history, we’ve been there exactly 50 years. and the company has been around for 66 years.”
The property was exclusively marketed by Ray White director Dan White, Andrew Jolliffe of Ray White Hotels and Marcello Bo of Ray White Projects. 
“Under the new Sydney local environment plan (LEP), the site can be developed for a whole range of uses including a residential development, an educational institution or corporate headquarters. It could also be developed into a hotel or pub,” said Dan White. 
“It’s in a fantastic location, close to Central Station and the city. As we expected the site has attracted a lot of interest.”
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lschlesinger-FZcF9M3vE6

Auction of Surry Hills Legion Cabs rank site draws a crowd and sells to apartment developer for $18 million

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This week I’m grateful for a fabulous team that I can trust and who I know are doing their absolute best for our business and clients.
Being brought up by a loving and religious mother (dad kind of stayed clear of this ‘emotional’ stuff), gratitude was one of the many virtues I learnt as kid.
After finishing school and working just long enough to save what I needed, I boarded my first aeroplane and flew to Europe.
I backpacked around the world for a couple of years. Coming home to a loving family and securing a great job that was the start of a 10-year career, I remember saying to myself: "How lucky am I, what a fabulous life I’m leading".
It was true, as I experienced life, I came across people who led far less fortune lives than me and who were working on themselves to try and move on from some terrible experiences. That made me more grateful.
As I grew my business and started a family, I came to realise that gratitude is a very important business and personal trait. So I thought we could look at this today in relation to property investing and developing.
A quick internet search delivers a brief yet I think, accurate meaning: ‘Gratitude, thankfulness, gratefulness, or appreciation is a feeling or attitude in acknowledgment of a benefit that one has received or will receive.’
In my day to day dealings I always try to thank people I interact with. It's good manners but also so important as you build relationships. My theory is to be nice and others will be nice back. It doesn’t always work but that’s the fun part.
I can still hear my mum saying "if you haven’t got anything nice to say, say nothing at all" ...and I’ve already started using this on my kids.
Sure, you will think a lot of non-positive thoughts during your day, but if you can manage your thoughts and deal with people with gratitude then I believe it will get you further than those who stamp their feet and who are rude and negative.
My husband used to call me ‘Mary Poppins’ - always so cheerful. I have to admit that these days, Mary may have left the building but I do strive to be as positive as possible.  It makes me feel good to be happy, it’s contagious and those you deal with may just reflect your mood.
If you’re in a bad mood, don’t take it out on others - that’s just selfish and lots of people fall into this trap.  But once you stop being selfish you appreciate other people and therefore appreciate when they do something nice hence you can be grateful. Gratitude can motivate the recipient to seek out their benefactor and to improve their relationship with them.
According to my internet source wikipedia.org, grateful people are happier, less depressed, less stressed, and more satisfied with their lives and social relationships. Grateful people also have higher levels of control of their environments, personal growth, purpose in life, and self acceptance.
Grateful people have more positive ways of coping with the difficulties they experience in life, being more likely to seek support from other people, reinterpret and grow from the experience, and spend more time planning how to deal with the problem.
I find it helpful to be thankful for negative things (when you can!). The other week I was pulled over for speeding, as I waited for the police officer to approach my car, all sorts of things flew through my mind...”shall I mention my brother is a senior sergeant in the hope he’ll let me off?
I used to do that but now I’m more responsible...or shall I try and make an excuse?  I did neither, instead I apologised for going too fast and after I was issued my ticket and drove off, I thanked the Universe for the lesson. I shouldn’t have been speeding, it was my own fault, I take full responsibility and this was a lesson to learn – a $243 lesson at that.
So as you proceed with your property investments and research, be thankful for what you’ve discovered along the way. Offer a small word of thanks, or send a card or leave a message for those who have helped you; your accountant, financier, solicitor, real estate agent and your tenant whose rent is helping pay for your investment.  You may find that gratitude will be returned to you sometime soon in the way of a fabulous investment opportunity.
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

Be grateful for what you discover on your property investment journey: Jo Chivers

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Melbourne property developer Deal Corporation recently embarked on its $100 million project, Kubix.
It's been touted to offer a new way of living in Knox - assisting in helping to stop migration to the inner and middle ring suburbs.
<img alt="kubixjune18one" height="403" width="578" src="/images/stories/2013/06/kubixjune18one.jpg">
Located opposite the Westfield Knox Shopping Centre on the Stud Rd and Burwood Highway intersection in Wantirna South, the development will comprise of a three building complex with 236 apartments.
Designed by the award-winning Fender Katsalidis Architects who designed Melbourne’s Eureka Tower, <a href="https://www.kubix.com.au/" target="_blank">Kubix is expected to be a landmark development for the region</a>.
Already some 40% of stage one has been sold, Michael Radcliffe of DealCorp told Property Observer, with the display suite set to be open late June 2013, while completion is likely to be in early 2015.
<img alt="kubixjune18two" height="403" width="365" src="/images/stories/2013/06/kubixjune18two.jpg">
“Kubix was designed to appeal to one of the most rapidly emerging trends in the region – the rise of couple or single person households,” Deal Corporation managing director David Kobritz said.
The development is also designed to appeal to people downsizing from traditional homes as well as people looking to remain in the local market and young professionals living and working in the area.
Kobritz said buyer demand has been strong with construction of the first stage of the complex due to start within months following a short sales campaign. With very few large developments slated for construction, demand for smaller apartments was not being met by supply.
<img alt="kubixjune18four" height="328" width="470" src="/images/stories/2013/06/kubixjune18four.jpg">
According to data from the 2011 Census, over 26,000 Knox households had either one or two residents.
In addition, flats, units and apartments only account for 3.7 per cent of housing in Knox, with only 2053 units out of a total of over 55,000 private dwellings in the area.
Between 2006 to 2011, over 20,000 residents moved out of the City of Knox to other parts of Victoria, according to data from the Census of Population and Housing.
Kobritz suspected many people were moving because of the lack of diversity in housing options.
“The total number of apartments in Kubix will provide for just 1% of the potential population suited to apartment living so we see it as a development perfectly timed for today’s new housing options,” he said.
He said other medium density developments in Knox tended to be in-fill projects in traditional residential areas, while Kubix would offer spectacular views and provide a whole new perspective on the region.
Kobritz believes the development is also a suitable alternative for the university student housing market, therefore suiting both investors and owner-occupiers.
While Knox is widely regarded as a family suburb, Deal Corp believes there is an emerging market segment looking to downsize to a secure and convenient apartment lifestyle while remaining in the Wantirna/Knox area.
Kobritz said the trend toward apartment living was spreading out from the inner city but this was the first time it had crossed the Eastlink.
Kubix is located near five golf courses, and is also close to freeways for access to the Mornington Peninsula and the CBD.
Apartments are priced between $310,000 and $535,000.
Stage one of the development will comprise 82 one and two bedroom residences over 9 levels, complete with secure basement parking and storage.
Already some 40% of stage one has been sold, according to the website, with the display suite set to be open late June 2013, while completion is likely to be in early 2015.
According to the <a href="/news">latest report by RP Data</a>, the median sale price for units in Wantirna South is $415,000, up 5.1% on last year. The average discount required to sell a unit is 7.8%, while private treaty sales usually average 44 days on market.
The median asking rent for units is $370 a week, while average rental yield stands at 4.6%.
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dleow-BGaNPbHWyK

Fender Katsalidis-designed Kubix in Knox targets downsizers and young professionals

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Confidence is back, baby. But before you get too carried away, it is from a very low base.  
This somewhat surprising lift in confidence is nice and all, but the key question is what people do in the future.  The readings of the confidence entrails suggest more of the same – that is, being very cautious about our investment options.  
Despite eight out of ten people - according to a recent RP Data poll - thinking now is a good time to buy a property, a third of the population believes the wisest place for new savings is still in the bank.  Amazing, really, given that interest rates are at their lowest levels in 53 years.  
Encouragingly, housing is being seen as a more attractive investment with a quarter of the Westpac/Melbourne Institute survey sample now thinking such.  
Also on the positive side, the ‘good time to buy a dwelling’ index continues to rise, being currently at 143.3 (a reading over 100 means the number of optimists outweighs the number of pessimists) and according to RP Data, one in two households think that real estate prices will rise in the next 12 months, with just two out of five thinking that they will remain stable.  Only 9% think they will fall.  
And yet Australians remain very hesitant about buying property.  
Maybe it is the ongoing global economic concerns or our sluggish labour market that is to blame.  A lack of political leadership perhaps?  Or maybe it is something more fundamental, like selling their existing homes in order to move.  The RP Data survey shows that just over a third think it is a good time to sell.  
My reading here – and the Westpac/Melbourne Institute’s ‘good time to buy a dwelling’ index is a reliable lead indicator, outlining the likely direction of the housing market in about six to nine months’ time – is that most buyers will sit on their hands until early next year and then rush in as it becomes obvious that residential property is on the improve.  
"The early bird catches the worm."  
Home loans  
We wrote a phone book about this <a target="_blank" href="https://matusikmissive.com.au/2013/05/21/best-served-annually/">topic</a> only a few weeks back, so I won’t bore you to tears again so soon, suffice to say that:  
<ul>
<li>
Investors are starting to get into the market – being those who like to eat their worms early – with over $8 billion in investment loans last month (April).  This is the highest level in five years.
</li>
</ul>
<ul>
<li>
Other owner-resident buyers are also starting to get active, showing the strongest gain in four years.
</li>
</ul>
<ul>
<li>
First home buyers remain subdued, renting now instead of buying.  They were brought forward in droves during 2009 &amp; 2010, so seeing them ‘rest’ isn’t really all that surprising.
</li>
</ul>
One in five borrowers now takes out a fixed home loan according to the ABS – the highest level in five years.  The average home loan is now $301,800.  
According to the AFG Mortgage Index, the current average loan-to-value ratio is 66% down from over 70% late last year.  
My thoughts here are that it is usually investors who start a housing recovery. So history is repeating itself – which is somewhat comforting in a rapidly changing world.  
What makes for strong residential recovery is when all three buyer segments – investors, second and subsequent owners and first timers – all improve at the same time.  This is what happened in the early to mid- 2000s, for example.  When only one or just two buyer segments improve, then the residential upturn is milder by comparison.  
Right now, we are looking at a mild recovery, when compared to previous cycles.
 
Michael Matusik is the founder of <a href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a> 
 
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Confidence in the property market bounces back from a low base: Michael Matusik

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Footscray is ripe with developments in the pipeline, including a residential apartment complex on the existing Footscray plaza building – No 18 Albert.
After a successful launch of stage one proving to be a complete sell out, stage two of No 18 Albert has officially launched with 100 apartments up for grabs.
The Banco Group development is sited above a revamped Coles and Kmart at 18 Albert Street Footscray and will feature a total of 234 apartments across five levels once completed.
One-bedroom apartments range in size from 55 square metres to 56 square metres and range in price from $340,000 to $405,000.
Two-bedroom apartments range in size from 67 square metres to 90 square metres and range in price from $465,000 to $500,000.
“While stage one of No 18 Albert captured the western urban landscape, strong demand is expected for stage two, with many of the apartments having uninterrupted views to Melbourne’s CBD or a tranquil landscaped garden aspect,” says Andrew Barbone of Banco Group.
Apartments will boast stone kitchen bench tops, European appliances a secure car park and private terraces.
“Our early start on No 18 Albert can be read as a sign of the momentum in Footscray and the anticipated continued enthusiasms for considered, architect-designed, contemporary and spacious apartments that offer quality at an affordable price tag.
“Footscray offers the opportunity for capital growth in a suburb that’s in the early stages of gentrification and is the subject of significant visible public and private investment,” says Barbone.
Director of JAM Architects Chris Manton says the existing Footscray Plaza building has been re-worked into what will be the new centre of Footscray.
“The façade has been designed to be a dynamic arrangement of balconies, screens and panels, presenting life and movement to the street,” says Manton.
The development is due for completion in September 2014.
The median unit price in <a target="_blank" href="/news">Footscray</a> is $360,000 and the median gross rental yield is 4.3%, according to RP Data.
Property Observer recently <a href="https://www.propertyobserver.com.au/victoria/melbourne-property-market-a-buyers-market-footscray-west-footscray-maidstone-herron-todd-white/2013061761944" target="_blank">reported</a> on Herron Todd White’s Melbourne month in review, with the valuers giving the thumbs up to the market in Footscray, West Footscray and Maidstone.
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No 18 Albert in Footscray releases stage two of apartment complex after stage one sells out

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Three penthouses in the One Central Park West development in Central Park have sold, with five penthouses still up for grabs with a price guide of $1,295,000 to $2,295,000.
Property Observer <a target="_blank" href="https://www.propertyobserver.com.au/residential/sky-at-one-central-park-preview/2013061262168">reported </a>on the public preview of the penthouses on June 15 and June 16.
{qtube vid:=B_AMa50iDCE&amp;feature=youtu.be}
Designed by Jean Nouvel and PTW Architects, the penthouses feature interiors designed by William Smart of Smart Design Studio.
Smart says they wanted to take what the car industry does with the interiors of its vehicles and apply that to apartments.
''A prestige brand will take luxury down to the smaller and more compact cars.
''We wanted to do the same," says Smart.
Two-bedroom penthouses start from 90 square metres and three-bedders start from 200 square metres in size.
Each penthouse boasts a large timber-decked terrace, enclosed by glass balustrades and deep garden beds.
The three-bedroom penthouses located on the 16th floor of One Central Park's west tower feature a 57-square-metre outdoor space and over 20 square metres of garden.
Potential buyers will have the choice of four colour schemes for their apartment, Oak, Ebony, Tangerine and Bronze.
The penthouses also include appliances by Miele.
Residents of the skyhomes will have exclusive access to a level-29 sky garden, a plunge pool, barbeque and landscaping.
One Central Park's west tower is part of the $2 billion Central Park development on Broadway in Sydney's Chippendale, an ongoing development of Frasers Property Australia and Sekisui House.
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Five penthouses in One Central Park West on the market for $1,295,000 to $2,295,000

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Last week I started to outline why product design and planning are project marketing essentials. I think it is reasonable to suggest that the project marketing team should play an important role here, because comprehensive planning can only improve the end product eventually taken to market.
While product design and planning tends to be seen as a non-core responsibility of the sales team I do not think this is the most productive approach. While clearly central to the architectural and building roles, this should also, and frequently does, need too include an active involvement from the sales and marketing teams. Together they can play a vital role that will help produce a final product the market wants and is happy to buy at the most competitive price helping to secure revenue targets.
During the planning cycle the anticipated prices for the end product are the core of the project’s viability. So the aim is not to overlook any aspects during the product review that could either directly reduce prices or delay sales. Product planning should be all about securing the best prices within the shortest possible time.
In a complex environment like this, there is a theme that keeps resurfacing that is a ‘collaborative’ effort. This is not always the way and poor planning can influence outcomes in the short and long-term. Lets consider a simple example.
Updating the buyer’s perspective
For reasons that are hard to pin-down an apartment balcony can end up with a view of roof-mounted air-conditioning units or garbage bays. Not only can the value of the apartment be impacted, but also it remains an ongoing source of frustration to the eventual buyer or tenant. Views are important and they’re not always picture perfect, but they should address privacy and everyday utility.
Hopefully a more collaborative approach might avoid such simple mistakes. It is also worth keeping in mind that services are very much a part of this discussion.
Poor design and services that are not subjected to sufficient checking can have ongoing and unexpected results. Post construction it might be possible to ‘fix’ the problems but band-aid solutions to overcome design or construction faults are never the best idea.
This type of outcome will, without doubt influence sales and prices. These concerns influence buyers across all apartment price bands. The problems can also extend beyond the directly affected apartment. If buyers are unhappy then bad reports about the development could result, and thanks to word of mouth and now social media soon spread.
The ramifications from not undertaking a solid product review as part of the project planning can be complex and ongoing. From a project marketing point of view the question should always be: will any aspect of this product and design stop or delay a sales or restrict the target in a negative way, is this what the market is looking to buy?
While these are simple question they can be taken for granted, mistakes still happen and so it is worthwhile setting in place structures that will help avoid any potential problems.
The Project Marketing function should play a co-operative pre-delivery role, as a core role to help secure sales and to help achieve the maximum sales revenue. After all lets be realistic because the project revenue will in the end be the main measure of success or failure.
 
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The financial model
The marketing effort needs to be involved from the start of any project. The marketing team can champion the consumer’s perspective. So that via constructive and well-researched feedback the final product is the most suitable it can be within the project’s financial envelope.
Clearly there will always be a financial framework, and this raises the issue of how product research is applied. Those involved in marketing do need to invest time and energy so that any research is used in the most pro-active and constructive way – to get the best value from the funds available. We need to contribute more than feedback, there needs to be buckets of clever thinking as well.
This should be an area supported by solid and on-going feedback between project groups. Feedback is always valuable it helps highlight things that are going according to plan, or that they may not! Despite the best planning buyer feedback should be used to help pinpoint any problems that can be addressed in the future.
The aim should never be to get the job done with little fuss and without any product delivery involvement happily in my experience this is not the typical view.
Sales Revenues
Planning has a vital impact on sales revenue and it is important for the whole project team to stand shoulder to shoulder in achieving revenue targets.
From the start of any development revenue expectations should be clearly understood by the entire project team, and targets defined. Varied issues can impact ongoing sales and so there should also be regular revenue up-dates. Sales results and target (time in the market) will be a central.
Given the funding costs associated with every development, the time taken to sell all stock is very important.
Time in the market will be a big influence because un-sold inventory has a material impact on every project. It’s a factor no matter if we are selling off the plan or selling completed product. Time in the market is an area that marketing plans must always keep central and continue to review.
If sales rates are not being achieved the circumstances need to be closely examined and this is where we might find our teams looking back to the product review for re-assurance or with some doubts.
If marketing off the plan the required sales rate should drive all of the marketing dynamics. If a critical number of these sales are required to secure the project’s finance then the task is all the more important. If the pre-sales are not achieved the project will be delayed or may not go ahead.
What sells and when?
In addition to planning and then managing the sales timeline it will also be necessary for the team to influence the type of stock taken to market and sold. Product planning is again central here because experience predictably shows what apartments are more likely to sell first.
In a majority of big projects it is the smaller apartments that tend to sell first and the bigger (and more expensive) apartments that sell last and in smaller buildings it’s often the reverse.
Another key part of planning is how to manage the available stock to meet revenue targets. If a particular apartment design sells out and others fail to sell, then the on-sale mix may need to change. If this is not possible because for instance a projects starts to near completion, then other steps, such as price leverage may have to be used to move less popular stock.
If apartments are being built and completed in stages across various buildings then in some circumstances, it may be possible or necessary to review the product offer and again buyer feedback will be an influence.
When off the plan sales are slow, it may well delay the entire development and the marketing will need to be alert to this and again it may be necessary to review the product mix.
By contrast if off the plan sales run away this could well indicate that prices or other factors, such as the release strategy needs to be re-visited. Too many sales at prices below possible potential may impact the total end profit result. Across the varied circumstances the consequence of poor product review and planning are unmistakable.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
 
 
 
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Product review and planning are key to project marketing: Peter Chittenden

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of June 15. <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>

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