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

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

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

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

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

Juliet to sit quietly amid Roseville apartment boom

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

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

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

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The latest project to arrive in Sydney’s Lewisham is the Alpha Apartment complex, boasting 68 apartments across five levels.
Located on the corner of McGill Street and Canterbury Road, the property features one-, two- and three-bedroom apartments and has been designed by Tony Owen Architects.
<a target="_blank" href="https://www.tgc.com.au/residential/projects/20-McGill-St-Lewisham-11">Alpha</a> (pictured below) will take advantage of the inner west light rail extension and offer residents quick and easy transport with the Lewisham West light rail stop at its doorstep.
<img alt="lewishammay15one" src="/images/stories/2013/05/lewishammay15one.jpg" width="470" height="262">
<img alt="lewishammay15two" src="/images/stories/2013/05/lewishammay15two.jpg" width="470" height="235">
One-bedroom apartments range in size from 50 square metres to 94 square metres and are priced from $475,000.
Two-bedroom apartments range in size from 65 square metres to 91 square metres and start from $640,000.
Two- and three-bedroom skyhomes range in size from 72 square metres to 126 square metres and start from $710,000.
 
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<img alt="lewishammay15three" src="/images/stories/2013/05/lewishammay15three.jpg" width="470" height="310">
Although the official marketing campaign is yet to kick off, Jean-Paul Markopoulos of TGC Residential Projects says there are some eager owner-occupier buyers registering.
There are currently 15 apartments reserved, pending a contract.
<img alt="lewishamjune12one" src="/images/stories/2013/06/lewishamjune12one.jpg" width="470" height="325">
Markopoulos says interest has been particularly strong for the larger two-bedroom apartments and sky-homes.
“We are confident that when we kick off, we will sell 70% fairly quickly,” says Markopoulos.
The median unit price in Lewisham has experienced a 13% growth over the past year and is currently $475,000 according to RP Data.
Alpha has an expected completion date of 2015.
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Alpha the latest project to hit Sydney's Lewisham

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Everyone knows who “High-rise Harry” is, but have you heard of “Manhattan skyline Matthew”?
Victoria’s youthful planning minister Matthew Guy is looking to leave a permanent reminder of his time in office with a vision for a Manhattan-like skyline dominated by high-rise apartment projects.
Matthew Guy has approved three major skyscrapers to be built in and around the Melbourne CBD – Tower Melbourne, Australia 108 and Vision – and has a vision for the Melbourne skyline that “turns dramatically upwards”.
A press release issued by Guy in March to announce <a href="https://www.propertyobserver.com.au/victoria/fender-katsalidis-australia-108-tower-seeks-%241000-early-buyer-registrants/2012112058001" target="_blank">his approval of Australia 108</a>, which will rise 108 storeys (388 metres) and become the world’s 19th tallest building on completion, reinforced his vision with title “Melbourne, moving upward”.
Two things are clear: more people are expected to reside in apartments in and around the Melbourne CBD in the coming years and offshore players are a growing force in new developments.
Property consultants Charter Keck Cramer (CKC) anticipate a 30% rise in new apartments to be completed over the next three years taking total inner city apartment numbers from around 30,500 currently to over 42,000 by 2015.
They estimate that offshore developers will account for around 39% (4,700 apartments) of new apartments being developed in Melbourne’s central City region over the next three years.
This compares with offshore developers accounting for just 8% of new apartments between 2000 and 2012.
The most high-profile Asian-backed project is Tower Melbourne, being developed by CEL Australia, a subsidiary of Singapore-based listed developer Chip Eng Seng Corporation.
The two other projects - Australia 108 (developed by architects Fender Katsalidis) and Vision (developed by the Brady Group) - are Australian-based projects but will attract Asian investors in their development and cashed-up private Asian buyers to off-the-plan apartment sales.
However, this shift towards high-rise project development spurred on by Matthew Guy's willingness to approve such projects, will require a major shift in Melburnians' affinity for living up in the clouds supported by continued investment from Asian buyers.
As one industry insider tells me, the densification of Melbourne around the CBD may be happening at a rate “beyond the community’s preference”.
In essence, what is required is a fundamental shift in patterns in household consumption of housing.
It requires that people move out of the established parts of Melbourne and into new apartments in and around the city.
And the granting of development approvals does not in the first instance guarantee a project will eventuate (the decision by ISPT to sell its Spencer Street site with approval for six residential towers a recent example of uncertainty about approved projects) nor does it guarantee a supply of tenants, even if off-the-plan sales are strong.
 
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Projects need to be appropriate to meet the market conditions and some may have to wait a very long time to see the light of day.
An example of this is Prima Pearl project, which is finally under construction and rising behind Crown Casino on Southbank.
The 72 story project, being developed by the PDG Group and being built by Brookfield Multiplex, received approval nearly 10 years ago.
Apart from the demographic shift required, the changing nature of commercial zones into residential ones will require an investment in community facilities such as libraries, child-care centres and supermarkets.
In some instances, the rise of residential developments has come before community investment, the most glaring example being Docklands.
RotheLowman architect and principle Chris Hayton designed the Abbotsford riverfront project on the banks of the Yarra River with a community feel and access and says Melbourne apartment buyers are looking for a place where “people will want to go and live, where they are able to walk downstairs to get their milk and where they don’t have to get into their car to kick the footy around.”
He calls it the “milk bar resurgence” and adds that the lessons can be learnt from some of the well-known failings of mixed-use developments at Docklands.
Industry players say there are broadly two apartment development markets in Melbourne.
The first of these is centred around the inner city markets – CBD, Docklands, Southbank and City Road - and dominated by offshore players who don’t have the pre-sales constraints of local developers and who can contribute greater equity to the project.
One example is the Tower Melbourne project.
With the backing of a listed Asian developer, it is certain to be built.
Offshore players play by different rules. They put more equity into their projects and require less financing, which influences what they can do.
In addition there are push factors from offshore markets like China, Singapore and Hong Kong where the rate of return on equity is much lower than it is here.
Earlier this year, Beijing banned single-person households from buying more than one residence. The government also increased the minimum deposit for all buyers of second homes and has increased the capital gains tax on property to 20%.
This means there is a lot of money floating about and looking for home and finding its way into the Melbourne apartment market.
But other projects backed by private funds – local or offshore - may take longer to come to market – or may not happen at all.
Plus Melbourne, which has had the offshore buyers’ market largely to itself up until recently, now faces more competition from Sydney, Brisbane and Perth.
Even Adelaide is attracting offshore interest with Chinese developer Datong buying four sites and commencing construction this week of $36 million project comprising 69 apartments.
The other new Melbourne apartment market is the one happening out in the suburbs, where local developers are building more modest or appropriate projects, provided they secure the necessary pre-sales.
And there remains another potential spoke in the wheel - the declining Australian dollar.
While a weaker dollar makes it cheaper for offshore investors to buy apartments off-the-plan, it could according to property consultants MacroPlan Dimasi discourage Asian developers from buying up development sites and undertaking new apartment projects because they will face the prospect of owning an asset that is declining in US dollar value terms.
And it appears perhaps that Matthew Guy himself is not entirely one-dimensional when it comes to the development of Melbourne’s urban areas.
He recently announced that he would save 87 heritage buildings in and around Melbourne including Norman’s Corner Stores at 180-182 Bourke Street and the former Argus building in La Trobe Street.
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Matthew Guy’s high-rise vision for Melbourne could be a pipe dream

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The Australian construction market is the most adversarial in the world, with high costs placing Sydney as one of the five most expensive cities in the world to build commercial, multi-unit high rises and hotels.
In global firm AECOM's annual collection of data from more than 10,000 construction projects around the world, Sydney ranked in the top five most expensive cities for each category of development because of market conditions, including high labour costs.
The results found innovation and collaborative delivery on construction projects is needed to reduce costs and make construction more affordable.
The report also suggested the residential property market, which has recently been improving across Australia, particularly in Melbourne and Sydney, could "take up the slack" felt in the economy with the end of the resources boom.
The recovery of the housing market has been particularly evident in the apartment sector, with the report finding the rate of approvals for apartments is "well above its 20-year average".
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/">SmartCompany</a>.
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Sydney among world's most expensive cities for construction costs

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Property developer Piccolo has acquired the Elwood RSL Club for $6.275 million.
The site (pictured below), advertised via public tender, sold through Chisholm &amp; Gamon Elwood.
<img alt="elwoodjune18one" height="253" width="470" src="/images/stories/2013/06/elwoodjune18one.jpg">
Sam Gamon of Chisholm &amp; Gamon Elwood told Property Observer the site received about 38 submissions.
“That’s a really healthy sign for the popularity of the property market in the area," Sam Gamon said.
<img alt="elwoodjune18two" height="246" width="470" src="/images/stories/2013/06/elwoodjune18two.jpg">
"It exceeded our expectations, with a landmark result for the area.
"It’s a real landmark because of its corner location.
"It’s a gateway to Elwood,” he said.
 
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The Elwood RSL opened soon after the World War II as a meeting place for ex-servicemen.
The property was originally a weatherboard house, Brett Gamon of Chisholm &amp; Gamon Elwood told Property Observer.
“In 1959, the members raised sufficient funds to build a new building on the site.
Over the years, it was fundamentally a meeting place for ex-servicemen. As time continued on, it became a social club as well,” he said.
Locals enjoyed the facilities available at the club, including a restaurant and a gaming area.
The Elwood RSL ceased operations in August last year, citing financial difficulties.
“Dwindling membership in terms of servicemen did become a problem for the club, [as well as] the aging building, and the number of people visiting the club. It got to the point where it had to rationalised and it was eventually sold,” Gamon said.
This will be Piccolo’s first Elwood development, after completing over 500 apartments in the last decade.
Last year, Property Observer <a href="https://www.propertyobserver.com.au/developments/piccolos-upper-house-carlton-apartment-complex-secures-70-sellout-after-10-weeks/2012112158011">reported</a> that their latest project, Upper House in Carlton, has achieved significant sales success.
It has since almost sold out.
The developer is also responsible for the Garden House luxury apartments opposite Carlton Gardens.
Piccolo plans to create a mixed-use Elwood development consisting of ground-floor restaurants and luxury apartments.
Located on the corner of Pine Avenue and Ormond Road, the 1,404 square metre site is in a prime position, and is accessible from three sides.
“We are thrilled with the acquisition of this sought after site in Elwood," Piccolo director Michael Piccolo said.
Victorian RSLs has been quite active in the property market in recent years. The RSL sold an 1895 Windsor Place property in the city for $2.4 million as well as its St Kilda West branch for $3 million approximately two years ago, according to a recent report by The Age.
 
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Property developer Piccolo acquires the Elwood RSL Club for $6.275 million

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The weekend of June 1 saw the start of winter auctions for 2013.
A running joke in the industry is that if you’re a buyer intending to bid on a weekend auction - pray that it rains!
We at Secret Agent wanted to ask ourselves a very simple question. Could rain affect auction prices?
Would it have a detrimental effect on property pricing?
Our initial thoughts were that it wouldn’t impact results. If a buyer was set to bid on a property, the weather wouldn’t impact the way a serious purchaser would peruse it.
However, we started following some interesting research on the correlation of stock market performance and the weather, and this started our quest to establish if in fact the Melbourne property market was influenced by the weather.
The research mentioned was prepared by the University of Berkeley, and compared the DowJones Industrials and weather patterns from 1948 - 2010.
The market recorded an average reduction of 2.8% on cloudy days over that time period (62 years of data).
We looked at the winter months when an auction occurred on a wet day (i.e. more than 4mm of rain) and there was an average price difference of of 5% less as opposed to auctions that took place on a dry day with less than 4mm of rain.
This finding was compiled with 2012 Melbourne sales results that occurred on a Saturday (i.e. at auction) between June and August 2012.
<ul>
<li>Average auction result with less than 4mm of rain, $1,003,300</li>
<li>Average auction result with 4mm or more of rain, $956,800</li>
</ul>
The lower 5% difference could be expected for property owners auctioning on a rainy day!
The one saving grace to this situation is that some correlations over the past decade show that prices on a whole are stronger in winter than those at other points in the year.
The reason for this is the scarcity of stock in winter. A vendor could be wise to sell in winter, but only on a dry day!
Paul Osborne is managing director of buyers' advocate <a href="https://secretagent.com.au/" target="_blank">Secret Agent</a>.
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Wet winter days can impact auction results: Paul Osborne

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A two-bedroom Glenroy apartment was the weekend’s most affordable sale in Victoria, selling for $290,000 according to Australian Property Monitors.
 
Located at <a href="https://www.realestate.com.au/property-unit-vic-glenroy-113765807" target="_blank">2/167 Glenroy Road</a>, the apartment sold at auction on June 8 through Raine &amp; Horne Glenroy.
 
Sebastian Rello of Raine &amp; Horne Glenroy told Property Observer that the apartment was previously on the market at $285,000, and that the reserve price stood at around $280,000.
 
He also said there were four registered bidders present at the auction. The successful bidder was an owner-occupier,<a name="_GoBack" href=""></a> who was also a first-time homebuyer.
 
According to RP Data records, the apartment had been listed for sale in May this year at “$250,000 plus”. It has been offered for sale in 2005 for 160 days at $212,500, and also in 2003 for $150,000.
 
Rello also told Property Observer the market in Glenroy is “quite buoyant”.
 
“We’ve been getting a lot more enquiries. A lot of people are coming through for inspections. It’s definitely a lot better than what it was last year, we’re getting bigger crowds and more bidders if the price is right,” he said.
 
Based on Raine &amp; Horne’s estimated $320 rent a week, the price reflected a likely rental yield of 5.74%, higher than the average rental yield in Glenroy which currently stands at 4.6%.
 
According to the <a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=ipFTTsgz2kGm1K-MLQruBYOdgpjiOdAIlEbLmsNkHOgAzjnB4XTscHpJ7i5OtKkKOa3R1lURX2U.&amp;URL=http%3a%2f%2fwww.propertyobserver.com.au%2fdata%2fsuburb%2fglenroy-vic" target="_blank">latest report by RP Data</a>, the median sale price for units in Glenroy is $339,250, down by 14.1% on last year. The average discount required to sell a unit is 7.8%, while private treaty sales average 109 days on market.
 
Other two-bedroom apartments for sale in Glenroy include: <a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=ipFTTsgz2kGm1K-MLQruBYOdgpjiOdAIlEbLmsNkHOgAzjnB4XTscHpJ7i5OtKkKOa3R1lURX2U.&amp;URL=http%3a%2f%2fwww.realestate.com.au%2fproperty-unit-vic-glenroy-113480327" target="_blank">3/31 Prospect Street</a>, listed for $370,000 by D’Aprano Real Estate Ascot Vale.
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Glenroy two bedroom unit $290,000 sale to first home buyer

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Sydney vendors notched up almost a 70% clearance rate from 200 weekend auctions results. The weekend auction clearance rate of 69.7% was nearly 20 percentage points higher than last year's June holiday weekend result.
There were 245 scheduled so a few yet to be included - and a little down on recent activity because of the long weekend.
Canterbury Bankstown and Sydney's south had clearance rates of 86% and 80% respectively. The average price in Canterbury Bankstown was $683,000 and $743,000 in the south. Australian Property Monitors says there are more than 400 auctions for the next two Saturdays.
(Melbourne bounces back to 700 plus auctions after just 150 this weekend with a 66% success rate.) 
The big Sydney weekend sale was an Abbotsford offering - a modest four bedroom, three level riverfront that last sold sold more than four decades ago. Back in 1969 it sold for $28,250. Fetching $4,155 million on the weekend through Sahar Tanner and Peter Shield at McGrath Estate Agents, it was marketed as one of a few remaining original homes in a prestige enclave.
Occupying a 750 square metre street-to-deep waterfront landholding, it came with pool, jetty, pontoon, boat ramp and lock-up boat shed. At $450,000 above reserve given six bidders battled for 47 Abbotsford Parade, Abbotsford.
<a target="_blank" href="https://www.mcgrath.com.au/buy/house-abbotsford-nsw-2046/161093/?searchID=29646746">All looking out over Hen And Chicken Bay</a>.
That name dates back to 1788 when  Captain John Hunter of the Sirius led a boating search party up the river, but just why the enduring name Hen &amp; Chicken was given to the bay is unclear.
Its price appreciation reflects 12% annual growth over the 43 years. Abbotsford has recorded three higher sales.
Dr Andrew Wilson, the senior economist for the Fairfax-owned Australian Property Monitors, says the prospects remain strong for increased buyer activity in Sydney's usually quieter winter home auction market following the most active autumn in three years and despite the Reserve Bank leaving interest rates on hold this month.
 
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Abbotsford tops weekend auctions with $4.155 million riverfront sale

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The number of residential properties listed for sale across Australia rose 4.8% over May to a total of 379,158 properties. 
All capital cities recorded gains over May with biggest rises over the month occurring in Canberra and Perth - both cities recording 6.3% rises - followed by Melbourne (6%), Sydney (5.5%) and Brisbane (4.6%). 
SQM research director Louis Christopher says the across the board month-on-month rise in listings were “in part” to be expected as the market bounces back during May, after a dip in April due to the Easter holidays. 
<img alt="chartsqm" height="160" width="470" src="/images/stories/2013/chartsqm.jpg"> 
“Overall, if the market was indeed stronger, stock levels would be decreasing despite of seasonality. 
“However, we see that this is not the case as yet. It is the opinion of SQM Research that the current market is still in the very early stages of recovery," he says.
Christopher says Melbourne is a bit of a concern as year-on-year there are now more listings (up 1.2%). 
“We need to see stock being absorbed first before upward pricing momentum can occur,” Christopher says. 
Melbourne has by far the most stock on market with 49,268 residential listings. 
Brisbane is second with 28,205 listings – up 2.4% over the past year. 
Both have more listings than the bigger property market of Sydney, which has recorded the steepest decline in listings over the past year. 
Year-on-year, Sydney listings are down 10.1% to 27,761 properties for sale while Perth listings are down 2.3% over the past year. 
“Except for Sydney, Perth and Darwin, residential property listings across the country still remain elevated and stubbornly high. Melbourne is a prime example of this, “ says Christopher. 
“After a period earlier this year where it appeared that stock was being absorbed, we now have a situation where there is now even more stock on the market than what we had this time last year. Auction clearance rates may well be higher in that city but vendors seem to be using this period to offload their properties. 
“As stated previously, what we have ahead of us is only a modest to moderate housing recovery. 
Christopher says the strongest cities out there “are by far Sydney, Perth and Darwin”. 
SQM expects Perth to slow down later this year.
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Canberra, Perth and Melbourne lead 4.8% rise in May residential listings: SQM

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From our experience project managing house renovations and designing new villas for investors over the years, we’ve gathered lots of information on what tenants want.  It’s easy to sometimes get caught up in what we would like if we were living there.
As investors, we need to remember that we are not renovating for our tastes and needs but for those of the tenant market in that particular area.
The tenants in one area may have different needs to tenants in other suburbs, depending on the demographics of the suburb. However there are common needs for all tenants.  It’s important to provide the necessities and then you can tailor your product for the specific market who you’ll be renting to.
Check in with local managing agents on the type of tenant who will most likely be renting from you. Start by telling them the number of bedrooms your property will have.  A granny flat will rent to a different market than a four-bedroom house. This may sound obvious but from here you can work on what this particular market needs. A family is more than likely to rent the four bed house and therefore a large laundry area, two separate living spaces and more storage will be in high demand.
Property Bloom has a list of items we consider when designing floor plans or renovating houses so that the properties will appeal to the rental markets in the Hunter Region of NSW, which is where we specialise.  So here’s our list:
Fresh – tenants love brand new, so new villas or renovated houses are popular.  Even if a house doesn’t necessarily need renovation, we will suggest to our client a fresh coat of paint and new carpet at least to the bedrooms. You can often push the rent a little higher on new homes as tenants will pay a premium if they are the first to live there.
Size – two-bedroom villas will appeal to a certain market; we’ve found predominately single parents or single men tenants who are most likely contractors working in the area for a certain period.  Whilst these two tenant types are very different, both want low maintenance outdoor spaces.
Three- to four-bedroom villas or houses will suit families so larger courtyards or gardens, two living spaces, two or more bathrooms and large laundries are important.
Flooring – we stick with tiled floors in the living areas, they are better for wear and tear, hygiene (no old, dusty carpets) and tenants can add their own floor rugs if they like.
Bathrooms – we strive for a minimum of two bathrooms where budget allows, or at least an extra toilet.
Double garages – these are in high demand from tenants. Sometimes their car is their biggest asset and they want to keep it safe. We add the feature of remote access garage doors as it’s seen as a nice touch but also important for security.  For our granny flat developments, we recommend clients consider an off street parking space or carport for the flat.
Storage – extra storage is always welcomed by tenants, we often add an additional large storage cupboard in the back of the garages.
Security – at a minimum we include a security screen door to the front door and the remote access to garage doors let’s tenants drive straight into their garages and close the door behind them. Our floor plans include internal access from the garage.
Low maintenance but usable outdoor spaces – flat and nicely presented outdoor spaces don’t need to be massive but easy to maintain. We will use pebbles to the sides of our villas rather than turf to minimise mowing.  We include Alfresco dining areas under the roof on our larger villas and houses or at minimum concrete patios with pergolas so tenants have an extra space to dine.
Proximity – the location of Property Bloom developments are close to schools, shops, hospitals and major employment hubs.
It’s important to know your tenant target market and renovate accordingly so that your investment will have an edge over the others available.
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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Top tips for impressing tenants: Jo Chivers 

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There are a lot of conflicting views about this so-called ‘new’ property market cycle.
Has the 2013 budget made it worse? Will it turn a corner after the election? If buyers think this will be the last chance to get into the property market before it becomes totally unaffordable, don’t be fooled; it’s not.
For the major cities in Australia it’s true that the housing supply problem will always ensure that there will be ready and willing buyers. But are they able buyers? That is, are they able to stump up a deposit?
Being able to pay the mortgage at today’s rates isn’t really the challenge. It’s being able to keep up repayments when things return to normal.
For instance, let’s take the average Sydney home price at approximately $650,000. At more normal 7% interest rates, that’s $45,500 per annum (after tax) to pay just in interest on the mortgage. Not only is this huge, but it’s also about the point some years ago where new buyers said “that’s enough, I’m out!” In other words, those who can afford property still have their limits.
Now with rates at historic RBA lows, the (variable) rate is currently 5.4%. This takes repayments down to $35,100 – almost 23% less (after tax) for the same mortgage – even less if they want to lock it in for a few years. So let’s say that those same buyers (who could afford 7% rates) bid the price of that average $650,000 up by 23% making it $799,500.
Is that really possible? You bet it is.
But this isn’t the problem; those lucky buyers getting into the market now (paying $650,000) with a great low interest rate will probably be the winners right now.
But what about the buyer who ends up paying $799,500 for that same property in, say, November 2014? How do they fare when rates return to normal again? Imagine $799,500 at 7%, with repayments of $55,965 - some $20,000 more than the lucky purchaser who locked in three-year rates in June 2013 at $660,000.
Keeping in mind the infamous phrase: “Confidence enters the room one person at a time. Fear exits the room all at once”. That sort of event usually leaves some double-digit price drops behind it.
And for those that don’t think that rates will return to normal? Check your history. They will. For those looking to cash in on the current low interest rates, here are just a few tips to help you through the next market cycle unscathed.
1) Buy under market value by 5-10%: Always go into a deal buying the property some 5-10% under market valuation. I adopt this as my number one rule in every purchase I make; Warren Buffet dub’s this his ‘margin of safety’. In the property industry I find the first and easiest way to do this is to avoid buying at auctions. When bidding at auctions, you will usually bebidding against owner occupiers rather than investors, making the property a personal (and emotional) acquisition to them – and making it nearly impossible for you to get a good deal. I buy over $100m of property a year and I’d say less than 1% of it is at auction. So much so that an auction campaign rarely gets my attention at all!
2) Keep debt low: As tempting as it is, now is not necessarily a good time to commit to high debt for the long term. We still don't know how this market will play out, and if the recent federal budget is any indication, all signs are pointing to higher unemployment, anaemic growth and little in the way of surplus cash going forward.
3) Fundamentals are... well, fundamental: While a good investor will never ignore good property fundamentals, this is especially relevant now. Remembering that at times like this every property can increase in value, even if they have deficiencies such as poor land value, main road status or no natural light. When things normalise however, bad properties will be punished.
4) Go North: For investors I'd be looking at major cities that are undervalued like Brisbane and the Gold Coast. I believe Melbourne was in a prolonged state of plateau before the rate decrease, so I don't see a lot of movement except for some ‘topping up’ of that affordability threshold. Sydney has further room to grow organically but it is limited by a high threshold that pushes affordability up – as seen in my earlier example. In fact, most of my tips for above par growth will be north of the NSW border for the medium term (2-4 years).
5) Read and learn. The investor of the future understands that property is just one piece in a jigsaw. That jigsaw also includes factors such as the greenback, parity, quantitative easing, terms of trade and yes you guessed it, China. So while you don’t necessarily need an economics or geopolitics degree (although it is handy), you would be well advised to start reading something that will get you thinking about the long term.
6) Think long-term. The final piece of advice could well be your best at times like this.
For any of you that think you can make your first million in just one market uptick, while interest rates are at record lows, you might just be setting the trap for your own personal armageddon – because I don’t think judgement day (i.e. higher interest rates) is that far away! In case you need some more positive inspiration though, I’ll let Mr Buffett sum up these thoughts better than I can: “Wealth is the transfer of money from the impatient to the patient.”
Gavin McPherson is the chief executive of <a href="https://www.oasisproperty.com.au/" target="_blank">Oasis Property Group</a>. His book, 'Value Investing in Property - What would Warren Buffet do if he was buying property in Australia?', takes aim at the get rich quick property experts and explains instead the sturdy path to wealth through value investing in property.
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