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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Clearance rates were strong in inner Melbourne and Bayside's million-dollar-plus property market last weekend, with an overall 75% on the 36 auctions we covered. But bidder per auction rates were lower - at 1.6 bidders - compared to around 2 for much of this year.
Boroondara had a solid weekend with several strong sales, among them a family home on a huge 1600 square metre block with pool and tennis court at 25 Wimba Ave, Kew, where three bidders took the opening vendor bid of $3.6m to a final result of $4,105,000. 
Port Phillip had meagre pickings of just 9 $1 million plus auctions this weekend, and there was little of the excitement we have been seeing recently with the auctions at St Vincents Place and 93 Richardson Street in Albert Park a couple of weeks ago. This week's auction of 115 Richardson Street showed that buyers are less emotionally attached to an Edwardian facade than a Victorian. The narrower frontage probably didn't help either. The property passed in at $1,835,000, and sold soon after for around $1,850,000.
In Brighton, there was a buzz around the auction at 52 Cole St, an attractive 1920s brick home in the Golden Mile. With 4 bidders, the opening bid of $1,575,000 was quickly taken to the final sale price of $2,055,000. 
But some of the biggest action we've been seeing lately has been away from the auction arena. We have bought several off-markets over the past couple of months - many of them in the above $3 million price range. And there are many others sitting quietly in the wings. 
In Port Phillip  off-markets are available in Harold Street, Middle Park, in Park Road, Middle Park as well as a unique terrace in Esplanade East, Port Melbourne. Two of the three will stay as off-markets until they are sold, while the other will come onto the market later in the year if it is not sold soon.
There are many off-markets quietly for sale at the moment around Brighton and further south, including a couple of family homes in North Brighton between $2 million and $4 million, two larger properties around $4 million in the Hampton/Brighton beach area, one in the Castlefield estate in the early $1 millions, and land for between $2 million and $3 million in Brighton’s Diamond K.
In Hawthorn, offers in the high $3 millions are being considered for a large family home in the Anderson Park area, and a large 1920s home in Kew is also available in the early $3 millions.
Selling off-market, without any advertising or open-for-inspections, is usually more common when the market is floundering. That's not exactly the case in 2013. Instead it seems that some vendors are taking advantage of the livelier market to ride on the back of another sale in their area, hoping the agent can persuade the losing bidders to look at their home and conduct a sale without any fuss or fanfare.
Off-markets can work well for both the vendors and the buyers, but there are traps for inexperienced players. Just because a sale is quiet doesn't mean it's a good home. Buyers need to be careful to do their due diligence on an off-market home, and be clear on the value of the home, because you won't get a chance to validate the value as you would at an auction.
Last week I noted it's taken more than three years, but Melbourne's Inner and Bayside million-dollar-plus property market is pretty much back to the peak we saw last in April 2010.. 
Even B- and C-grade homes are back to their 2010 price highs. And A-grade properties are selling for even a tad better than they did back in 2010, partly because there's still such a shortage of them. It's a pretty good time to be selling C-grade properties right now, because not many are being left on the shelf.
The overall clearance rate for million dollar plus Melbourne was 69%, with our bidder per auction measurement, Bidderman, still strong at 2.
What we're seeing this year is bidders willing to stick their hands up at auction and get amongst it. It's quite unlike last year, when everyone thought the smart idea was to wait and try to buy cheaply after a pass-in.
But we're also starting to see more properties being sold before auction, with some buyers trying to avoid the competition from other bidders. One recent example was 123 Prospect Hill Road Camberwell, a well-presented, smaller period home, adjacent to Camberwell High. A hopeful buyer for this property, which was quoted initially around the $1.2 million – $1.3 million mark, put in an early acceptable offer, possibly hoping to head off an auction. But it triggered instead an early auction on Thursday night, with five bidders attending. The final result is believed to be over $1.6 million.
The $3 million-plus market is also still lively. The fact that no less than 12 under-bidders missed out on the three properties in St Vincent Place over the last few weeks shows there is still plenty of money burning a hole in those pockets. Some of it may have gone to the auction this weekend of 49 York Street, St Kilda West, which sold under the hammer with four bidders for $3.6 million. 
So what will we see from here on?  After a balmy autumn weekend, we are about to head back into winter and winter in Melbourne often coincides with reduced property numbers on the market, as many vendors prefer to hold off selling their homes until spring. 
If property numbers remain low and buyer demand remains higher through the winter months, we may see continued increases in the number of bidders at auctions, such as we have seen so far this year. The real test of whether the increased ‘warmth’ we have seen is sustainable won't come until stock levels increase.
Mal James is principal of<a title="James Buyer Advocates" href="https://www.jamesbuyeradvocates.com.au/" target="_blank" rel="nofollow"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.
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Melbourne auction scene may see rise in bidders in coming months: Mal James

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This week's budget announcement that older Australians will be able to unlock equity in the family home without affecting their pension is welcomed by the Retirement Living Council(RLC), a division of the Property Council of Australia.
Under a pilot scheme, some Australians aged over 65 will be able to sell their family home in order to downsize without losing out on the aged care pension.
The current pension assets test deters people over 65 from moving into retirement villages or downsizing.
As a result of staying in a larger home for longer than they want to, many older Australians suffer from loneliness, isolation and have difficulty accessing age-friendlyservices.
The announcement provides a pathway for older homeowners who wish to downsize and supports the changing housing preferences of older Australians.
However, it falls short of meeting the needs of the majority of pensioners.
It empowers some older Australians to choose where and how they want to live, however, only a sliver of those who would utilise this scheme.
The proposed eligibility requirements, which includes the stipulation that applicants must have owned their home for at least 25 years, is overly onerous and don’t reflect the needs and circumstances of most aged pensioners.
Unfortunately, the pilot program also fails to capitalise on the equity released under this scheme.
While the pilot program will aid older Australians to downsize, it does nothing to deliver new housing supply.
This pilot program would have been a perfect opportunity to trial a financial instrument such as housing bonds to support the delivery of new affordable housing to match the needs of the ageing population.
The announcement has recognised the issue, but fails to deliver the housing Australians need.
RLC would welcome the opportunity to work with government to refine the scheme to ensure it better matches the needs of older Australians.
Mary Wood is executive director of the <a target="_blank" href="https://www.rva.com.au/">Retirement Living Council</a>.
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Budget move to encourage seniors to downsize is a good start but not enough: Mary Wood

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I was watching Deal or No Deal on telly yesterday afternoon whilst getting dinner ready for the family.
It’s a show where the player has a suitcase that contains an amount of money.  She then gets to choose cases to eliminate them in the hope she has the highest amount - which is $200k - in her case at the end. Along the way she can choose to take the bank deal offered or take a risk and continue to play. She may end up with $200k or with a much smaller sum.
I love the show and I’m always yelling ‘take the deal!’ as I vigorously rub the tips of my fingers together (this may sound weird if you haven’t seen the show).  My shouts at the TV get louder as the odds get slimmer.  I realised from playing this game even though I’m a property developer, I don’t like to take too much of a risk if it means losing money.
This threw me a bit as I always thought of myself as a risk-taker.  Then I worked out that I do like risk, but only calculated risk.
Calculated risk is defined by investorwords.com as:  “A risk associated with a certain course of action which has been given full consideration prior to making the decision to pursue that action. This is usually done when the potential gain is greater than any potential harm that might occur.”
The bit I like in this definition is ‘...when the potential gain is greater than any potential harm...’. Ah, so that’s why I like risk, it’s what I do everyday; assess the potential gains in a property deal.  Also, my job as property development project manager is to ‘give full consideration’ to a development and inform our clients before they ‘pursue action’.
As I watched the show I thought it was a bit like property developing.  If you hit the jackpot, there is good money to be made.  Making the decision on what case to chose could be somewhat like choosing a development site.
If you chose the wrong site, you can uncover a $50,000 problem and eliminate a lot of your profit.  If you chose the right site, you may create $200,000.
Property developing is about spotting potential and taking calculated risks. That’s why I love it.
Jo Chivers is director of <a style="font-size: 14px;" target="_blank" rel="nofollow" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
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Calculated risks are key to property development and investment success: Jo Chivers

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A Melbourne-based tea importer and distribution business has paid $290,000 for an office and warehouse building at Clayton in Melbourne’s south-east. 
The 13/35 Garden Road property comprises a 167 square metre, older style, office and warehouse building.
The sale was negotiated by Savills senior industrial executive, Daniel Kelly, who said the square metre rate of more than $1,730 reflected the outstanding location close to freeways. 
He said the purchaser had also required a location within close proximity of current staff. 
The vendor was a Melbourne based private investor.
Earlier this month, a warehouse/office with long term tenants at Bentleigh East in Melbourne’s south-east has been sold at auction for $1.115 million by Ray White Commercial Oakleigh.
According to property valuers Propell, the Melbourne industrial market has been largely in balance.
"The low vacancy rate has resulted in rents being stable or increasing slightly in some areas, while a shortage of prime space continues to move some demand into the better secondary grade space," says Propell.
"Most leasing demand is in Melbourne west, with 40% of new lettings in this region, while Melbourne north and the south-east of the next most popular regions.
"With rents stable, or increasing slightly, and continuing demand from tenants, the shortage of available space has spurred interest in the land and development markets, with an increase in speculative development, design and construct premises. As a result, demand and activity is expected to continue at current levels during 2013."
Accordign to Propell, rents for prime property in the south east have been stable, in the range of $75 to $90 per sqm net, while rents for secondary properties have fallen slightly and are in the range of $50 to $65 per square metre net.
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Tea importer pays $290,000 for office and warehouse in Melbourne's sought after south-east

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Age has not slowed the ambitions of Australia’s high-rise apartment king Harry Triguboff.
Turning 80 in March spurred ‘High-rise Harry’ to add to Meriton’s inventory of residential development sites in Sydney with Asian buyers likely to be the primary target for off-the-plan marketing campaigns.
He did reflect on his octagenerian status by hinting at one day handing on the <a target="_blank" href="https://www.propertyobserver.com.au/news/asian-buyers-covet-while-harry-triguboff-considers-one-day-handing-meriton-reins-to-grandkids/2013032260037">reins of his business to his grandchildren</a> while a foray into the <a target="_blank" href="https://twitter.com/Harry_Triguboff">Twittersphere </a>was less successful.
He is currently developing and marketing 2,000 apartments in Sydney having spent more than $300 million in the past 18 months on development sites.
His first project dates back to 1963 when as a clerk, he built his first block of units in the<a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/harry-triguboff/2013013159060"> Sydney suburb of Tempe</a>.
May 2013 – Lane Cove
Harry spends $39 million on a <a target="_blank" href="https://www.propertyobserver.com.au/news/harry-triguboff-buys-lane-cove-service-station-with-tower-approval/2013051261299?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">North Shore Sydney service station</a> with plans to build a $300 million residential tower development featuring 440 apartments. The 150 Epping Road site in Lane Cove is acquired from Bob Rose’s Rose Group, which received development approval for the site in August last year.
February 2013 - Mascot
Harry acquires a 31,500 square metre industrial site for $100 million from industrial landlord Goodman Group. The sale is confirmed by Goodman after Meriton leaks it to The Australian. He plans to build 1,000 apartments on the <a href="https://www.propertyobserver.com.au/developments/harry-triguboff-celebrates-80th-birthday-with-proposed-%24100-million-inner-sydney-site-acquisition-and-calls-for-more-rate-cuts/2013030459705?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" target="_blank">19-33 Kent Road site</a> near Sydney airport.
February 2013 – Olympic Park
Harry pays a <a target="_blank" href="https://www.meriton.com.au/blog/meriton-buys-olympic-park-site/">reported $22 million plus to buy a 15,000 square metre</a> site with plans for 300 apartments in Sydney’s Olympic Park. The site offers strong transport links, is a corporate hub with over 100 companies based around the sporting complex bringing in more than 10,000 employees every day.
October 2012 - Rosebery
Harry acquires a former industrial property in Rosebery in inner south-east Sydney with plans to build 200 apartments. Meriton pays $21 million for the site.
August 2012 - Waterloo
Harry purchases on McEvoy Street in Waterloo, with plans for 220 apartments.
July 2012 - Lewisham
Harry spends $48.5 million to buy the <a target="_blank" href="https://www.propertyobserver.com.au/residential/harrytriguboff-s-meriton-buys-lewisham-estates-development-site-for-%24485-million/2012071755616">controversial Lewisham Estates development site</a> which has amended potential for between 377 and 430 units. He boasts that he'd beaten Frasers Property, Toga, Crown Group and Ralan to win the tender. Charlie Demian of the Demian Group paid $8.5 million for the site in 2005.
March 2012 – North Ryde
Harry pays $25 million for a Macquarie Park development site in North Ryde, with plans for a $200 million apartment development covering 330 apartments. The site at 88 Talavera Road, across the road from the Macquarie Shopping Centre and close to Macquarie University, was acquired from property developer St Hilliers, whose construction arm was placed in administration two months later (May 2012) St Hilliers had acquired it in 2007 for $23.5 million.
March 2012 - Chatswood
The biggest site acquired by Harry in 2012 is on Thomas Street in Chatswood on Sydney’s north shore, with approval for 547 apartments. Meriton pays $50 million for the Thomas Street car park with plans for two towers of 29 stories each, one of which will be retained by Meriton as serviced apartments – a growing part of the Meriton business.
December 2011 – North Sydney
Harry acquires a 922 square metre site for serviced apartments at 80 Arthur Street. The sales price is not disclosed. The vendor was the Medi-care Centre Foundation, which acquired the land and office building in 1988 for $14.1 million.
December 2011 – Zetland
Harry acquires a site at South Dowling Street with plans for 400 apartments and “excited by the prospect of further development in the Green Square precinct”. The initial design includes five buildings ranging in height from seven – 20 levels with 360-degree views. Meriton plan to provide a mix of 1, 2 and 3 bedroom apartments with a retail component strip.
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Harry Triguboff’s heaving wheelbarrow: a timeline of Meriton’s growing $300m Sydney apartment site inventory

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It's refreshing to see a positive response to the ABS housing finance data from Master Builders Australia.
It says the figures show further signs of green shoots and that confidence may be returning to the housing sector. A pleasant contrast to the constant negative rantings from the Housing Industry Association.
The Housing Industry Association has meanwhile embarked on a national program of misinformation. In doing so, it is set to confirm its reputation as the least credible and most ineffectual of the bodies claiming to represent the real estate industry.
The HIA is running radio and <a href="https://www.propertyobserver.com.au/industry-news/hia-has-50-action-ideas-to-invigorate-the-housing-industry/2013050561050" target="_blank">print advertisements</a> in a campaign which “aims to place housing issues squarely on the national agenda”. It says it will highlight the distressing “facts impacting new housing”.
It outlines the six “facts” that underpin its arguments but this is where the campaign has failed barely before it has started. Its claims are not facts, but a motley collection of opinions, predictions and rubbery statistics.
Here are the HIA’s claims and the reasons they don’t stand up to scrutiny.
“FACT: This year, Australia will build 25,000 less homes than we did a decade ago.” This is not a fact. It’s a prediction. How can a forecast be a “fact”?
“FACT: Building and construction has contracted every month for the last 34 months.” This is plain wrong. The HIA itself issued a press release last month describing a 3.1% rise in building approvals. The trend for building approvals is a steady rise over the past 12 months. In the year to March, residential building approvals were up 3.8%. Commencements have been trending upwards over the past six months or so – NSW, Queensland, Western Australia and the Northern Territory have all recorded annual increases in building commencements.
“FACT: Over 1 million Australian workers in building and construction watch helplessly as building keeps falling, knowing their jobs are at risk.” This is not a fact, either. It’s a piece of sensationalist speculation. Does the HIA claim to know the mind of every worker in the industry? I know many people in the building industry who are optimistic. In many parts of the country, building is booming (including in Perth, Darwin and many parts of Queensland) and workers do not share the HIA’s entrenched pessimism.
“FACT: Severe drops in new housing have forced many manufacturing and small businesses to close with risks of further layoffs.” As described earlier, building approvals have risen nationally. Where are the severe drops in new housing taking place? Certainly not in central Melbourne, nor in Perth, nor Darwin, nor the Toowoomba region, nor the Hunter Valley, nor Gladstone, nor many other parts of Australia. This is empty rhetoric, unsupported by “facts”.
“FACT: Taxes, levies, fees and charges account for 40% of the cost of a new home.” This is one claim by the HIA that has some validity. Studies have found that approximately 40% of the cost of a new house is made up of government taxes and charges, but these are HIA figures. To be credible, the association needs to explain, in detail, how those figures are made up. The association has a history of rubbery figures.
“FACT: Australia will need 1.3 million new homes built by 2020. At the current rate of building, more than 150,000 families will miss out on the home they've waited for.” Again, this is a prediction, not a fact. It’s a guesstimate based on economic modeling which has proved faulty in the recent past.
The HIA also claims in its press release material that there are growing rates of unaffordability, yet its own quarterly index records eight consecutive quarters of improved affordability.
The HIA calls on governments to act. It does not, however, say what it wants government to do. It simply implies that all the issues are the fault of politicians.
Government red tape is part of the problem but it’s not the whole problem.
Nor does the HIA say what it and its members plan to do. Apparently they’re helpless and clueless. It claims a chronic shortage of housing – why are its members not frantically building new dwellings?
Until the builders and developers who are members of this impotent organisation acknowledge they are part of the problem and propose solutions from within the industry, the HIA will remain the most dormant, frustrated and pointless body in the property industry.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>
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Refreshing approach from MBA but not the HIA: Terry Ryder

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A creative brief might well be issued under varied circumstances.
The brief might be a part of a submission to help win a project appointment, it might come after a client has selected their marketing agent or it could be a new brief mid-way into a project.
It is more common that the creative brief will cover the anticipated life of the project and that can cover varied time frames, but during the life of the project circumstances are bound to change.
We know that the launch phase is a very different message from ongoing marketing several years along the timeline. What this means is that many advertising campaigns will kick off in the market well ahead of any product being available or yet under construction. Even where the campaign content is only focused on an ROI (registration of interest) phase, the creative must be relevant to the task.
An ROI campaign does not really offer product as such, it is more the promotion of a future opportunity. For many buyers the message can be all about getting an early place in the queue and for clients and often the financiers it’s all about securing those all important early sales off the plan.
Some time later when a project is partly sold and buyers have moved in, the project has a new life force of its own and that will usually require different creative content.  These are only two points in what can be a complex marketing setting. Given the importance attributed to creative and its impact on the advertising budget and the sales path let’s look at how a good brief can be structured and then reviewed.
Getting started
If we accept that the creative message must always help to drive sales, I think the first few steps in putting together a solid brief will usually involve the following well-established points:
<ol>
<li>Have a very clear map of the market you’re going to be selling into – not an industry – but a layman’s version.</li>
<li>Review the brief and the eventual submission with a consistent and if possible, diverse team.</li>
<li>Avoid industry jargon.</li>
<li>Agree internally and then set clear goals.</li>
<li>Be open-minded – experience is to be valued but just as much, new ideas.</li>
<li>Agree one final decision maker – committees never work.</li>
</ol>
With these key ideas in mind, and I don’t think I am suggesting anything revolutionary, let’s move onto how the formal brief is put together. While the process should not be made too complex, an investment in a solid brief will pay dividends.
I think that a formal brief can be prepared based around the points just discussed. Aim to include input from the entire project team, and this team should be as inclusive as necessary. I have also seen some benefit internally when preparing the brief because it brings into sharp focus many aspects of the project’s sales path.
This effort to prepare a brief, will also reflect how the client is structured and resourced, but in broad terms as I know from experience and from guidance issued by groups such as the APMA and the Marketers and The Communications Council, it is essential the brief should contain the following:
• Address all sales path issues of the project – revenue targets, timelines and all key financial matters
• Detail all competitors, market share, market dynamics, depth of the target market and all available demographics (and if necessary highlight any areas where more work is required)
• What are seen as the major marketing objectives – take a birds-eye view of this point
• Establish a clear vision for the project’s brand overview
• Agree the key messages
• Communicate yours and the clients objectives
• Detail the budget requirements – and this should cover a complete breakdown across all marketing related costs that the agency will be required to deliver – including all media rates and contracts
• Include an expanded competitive overview (that agencies invited to pitch can either supplement from their own research or not)
• Are there any Global branding requirements from the clients or your own internal brand guidelines
• Contract and payment terms and fee structure
• Outline in detail what you expect the pitch to deliver such as strategy, creative solutions, timelines, budget, the agency team
• Detail the time that will be available for the pitch and try to allow a reasonable timeframe– avoid rushing this important part of the project
• Detail how the pitch will be evaluated – this step can also help focus your own internal view of the project – have all points been covered
• Will any pitch fees be paid
As the project matures
Moving past the briefing process and the preparation of marketing assets, I feel it is important to help keep energy in the project with the project marketing group delivering a collaborative process.
As I have already suggested this is not a process of marketing or decision-making by a committee but a process that engages the experience of the team.
This involvement should have already started with the creative brief. If there is common ownership and consensus on the brief then this should help to short-circuit any potential problems, just the opposite in fact, creating enthusiasm and energy.
After the brief has been signed off the creative agency should respond with the required content and a creative presentation supported by a strategy and how their ideas will progress the marketing plans.
Then aided with feedback, the creative development would go ahead and between the project group, which now includes the agency, establish ‘ownership’ of the location and the marketing plans and I suggest that team ownership will always benefit the project and the client’s objectives.
It is however very difficult, even with detailed research, to understand exactly how people will see and react to a particular creative message or in fact the project itself.
What is clear however is the need for the creative message to change over time so that the message being sent to the market always has direct relevance. It is also possible that too much change can also create confusion in the market and damage the brand values of a project.
This is of particular relevance in project marketing where the time frame may well run over many years. The aim of the creative process is to get results, people on the telephone, people attending open for inspections, people registering their details, walking into the sales office or display home.
While creative is a subjective issue based upon individual opinion, there are a variety of tools to help manage this important area.  The brief and how the marketing is managed are key.
I feel that a team approach is important because when ownership of the creative and marketing is embraced and nourished by the entire project marketing team, a strong and successful sales path naturally follows. And that’s the result we all want.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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Getting the creative content right in project marketing: Peter Chittenden

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Presented here is another comprehensive chart pack illustrating the 'Great Australian Land Bubble'.

This is the second part in a series exploring 150 years of Australian housing prices; the first part is <a href="https://www.propertyobserver.com.au/residential/how-150-years-of-australian-housing-prices-shows-that-the-bubble-will-likely-come-to-an-end-philip-soos/2013021759324/Page-1" target="_blank">here</a>.

<img alt="soosmay14one" height="266" src="/images/stories/2013/05/soosmay14one.gif" width="470">

The most obvious indicator of a housing bubble is the long-term trend in housing prices, adjusted for inflation and quality. Prices increased by 123% between the trough in 1996 and apparent peak in 2010.

<img alt="soosmay14two1" height="264" src="/images/stories/2013/05/soosmay14two1.gif" width="470">

Between 1996 and 2010, real prices increased by 77% and 178% for Sydney and Melbourne, respectively. The growth in housing values for the latter city has far outstripped the former, which may be the result of Melbourne’s lower housing prices at the outset, allowing for higher prices before the interest repayment burden hits a wage-financed ceiling.

<img alt="soosmay14three" height="267" src="/images/stories/2013/05/soosmay14three.gif" width="470">

This is the “recovery” the spruikers are foaming about: housing prices tracking the rate of inflation. Further, the ABS index does not control for increases in the quality of the housing stock which would result in a .5 – 1% downward adjustment on an annual basis and does not take into account townhouses, apartments, and units.

[smartcode_project:default project_id=4807]

<img alt="soosmay14four" height="263" src="/images/stories/2013/05/soosmay14four.gif" width="470">

<img alt="soosmay14five" height="266" src="/images/stories/2013/05/soosmay14five.gif" width="470">

<img alt="soosmay14six" height="214" src="/images/stories/2013/05/soosmay14six.gif" width="470">

 

All of Australia’s capital cities have experienced a boom in real housing prices beginning in the latter half of the 1990s. At the top of the table are Melbourne and Perth; although Perth’s boom was 2 per cent greater than Melbourne’s, quality adjustments would deflate the index, resulting in Melbourne as the top performer.

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More specifically, the housing bubble is a land bubble.

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Strong falls in nominal land values have proven to be extremely destructive, especially when growth turns negative. The worst on record was during the Great Depression, and the 1990s fall resulted in a recession and the worst financial fallout since the 1890s depression. It again dipped in 2009 due to the effects of the GFC, and is currently at the lowest point in history bar the 1930s.

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The 1990s bust was centred in the commercial land market and the bubble today is within the residential land market.

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The entire land market is now worth $3.7 trillion, with residential land at $2.8 trillion.

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The residential land bubble has resulted in abysmal gross yields, falling to a record low in 2007.

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The price to earnings ratio for residential property indicates severe overvaluation. Just as economists and the “experts” ignored this fundamental metric during the Dot-Com bubble in 2000, it is treated the same today.

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ABS estimates of residential yields show negative returns, only made tolerable by gains in real housing prices.

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The latest ATO taxation statistics shows property investors have made their second-largest loss in history in 2011.

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In 2011, the estimated cost of negative gearing as a tax expenditure was $3.7 billion.

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Much of the housing boom has been fuelled via absurd tax expenditures (nominal prices), with differing methodologies explaining the variance in estimates.

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The level of interest-only loans demonstrates the speculative impulse of property owners.

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That 26% of all loans on offer had a loan to value ratio of 100% and above in 2008 illustrates the reckless nature of the banking and non-banking financial lenders.

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The average LVR has remained at around 65 to 70% while housing prices have boomed, explaining why the average loan value recently reached $400,000 across Australia.

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Despite the utter drivel disseminated today about public debt blowing out of all proportion, it is easily sustainable.

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Public foreign debt is likewise at low and manageable levels, unlike private debt.

Philip Soos is a research Masters candidate at the School of Management and Marketing, Faculty of Business and Law at <a href="https://www.deakin.edu.au/" target="_blank">Deakin University</a>, and is a researcher for the Land Values Research Group, Melbourne.

This article originally appeared on <a href="https://www.macrobusiness.com.au/" rel="nofollow" target="_blank">Macrobusiness</a>.
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A history of Australian property values in charts: Philip Soos

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RP Data's Tim Lawless gives his May update on the Australian housing market.
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Measured recovery ahead in Australian housing market update May: RP Data Tim Lawless video

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of May 11. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" target="_blank" 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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