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?

<html><body>
Journalists display an extraordinary craving for declaring the resources boom dead.
And in their desire to write what they presumably think is “a good story”, they’re very casual with the truth.
Last week a writer in The Australian declared that Woodside had abandoned its Browse Basin gas project and BHP Billiton had scrapped its expansion of the Olympic Dam mine. Both statements were untrue.
Woodside has not axed its Browse Basin project – it has, however, announced that it won’t be doing the gas processing at James Price Point near Broome.
If I’ve read the situation correctly over the past couple of years, Woodside and its partners never wanted to process Browse gas at this highly contentious site, but were under heavy pressure from WA Premier Colin Barnett to do so for reasons that only Barnett understands.
The Browse project is still very much alive, but floating technology appears to most likely solution to the processing issue.
BHP Billiton has never scrapped the Olympic Dam expansion. What it has said is that is seeking a more cost-effective way of doing it.
Nor has Arafura Resources scrapped its rare earths project in the Northern Territory, as some newspapers would have us believe. It has decided not to process the material at the proposed Whyalla plant in South Australia.
The issue in all these cases is the same: rising costs. The ongoing surge in the resources sector has placed considerable pressure on the supply of expertise, labour and services – and, with that, costs have risen.
The search by mining companies for less costly ways to extract and process resources doesn’t signal that “the party is over”, as The Australian announced with thinly-disguised glee.
Nor does a decision such as that of Arafura Resources kill the property market prospects of locations like Whyalla.
Whyalla is well-placed to benefit from everything that is happening in the resources sector in South Australia. The Eyre Peninsula, for which Whyalla is the key regional centre, is alive with mining projects, particularly for iron ore. It’s also well-placed for a boost from expanding mining activity in the Woomera Prohibited Area.
There are no doubt many disappointed people in Whyalla following the Arafura decision not build a processing plant there, but its property market isn’t going to die because of it, as some have feared.
In the past 12 months, without any impetus from the Arafura proposal, Whyalla recorded a 9% rise in its median house price.
Over the past 10 years, without BHP building any of the proposed facilities connected to an Olympic Dam expansion, Whyalla prices have recorded growth averaging around 12% per year.
And when BHP Billiton finishes working through the issues and gets moving on further exploiting its massive Olympic Dam resource, Whyalla will be a likely beneficiary.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>
</body></html>

terryryder-YECXbqmri2

Don't be so quick to write off the resources boom: Terry Ryder

<html><body>
The first release of Enclave, Mirvac’s new Ascot Vale residential community is 95% sold following its launch weekend.
There were $35.6 million in sales for the project located seven kilometres from Melbourne’s CBD. The home and land packages were priced from around $549,000.
Some 61 lots were purchased including a mix of land allotments and Mirvac designed homes. Only four lots remain for sale.
<img height="286" width="470" src="/images/stories/2013/04/enclaveapril30one.jpg" alt="enclaveapril30one">
The 10.4 hectare site forms the balance of the Ascot Chase project, located directly to the north of stages 1 and 2, delivered by Urbex and Gresham Property Fund No 3 (Gresham).
The project will be delivered as a joint venture partnership between Mirvac and Gresham.
<img height="299" width="470" src="/images/stories/2013/04/enclaveapril30two.jpg" alt="enclaveapril30two">
"The launch weekend well and truly surpassed the planned release of an initial 30 lots, with an additional 35 lots brought onto the market to meet the high demand for quality real estate," Mirvac residential chief John Carfi said.
Construction of the first stage of land and housing as well as the wetlands will commence next month.
</body></html>

jchancellor-FAypfDUnLy

Mirvac secures $35.6 million in Ascot Vale Enclave sales

<html><body>
The changes to first home buyer assistance announced by the Victorian state government on the weekend continues the trend set the by previous Labor government of using financial incentives to modify buyer choices. This scenario is not uncommon across Australia.
With around nine separate changes made to first home buyer assistance over the past five years in Victoria, most planning to buy a new home would be right to be a little confused and wondering what will happen next. Many will have to save more; some will try and bring purchases forward.
A visit to the SRO website clearly shows policies for first home buyers are constantly changing. In the past few years, we have seen a variety of approaches to helping first home buyers, including:
<ul>
<li>those buying an existing home for less than $600,000 received direct assistance of $17,000 but faced full stamp duty bills (late 2008-mid 2009);</li>
<li>those buying an existing home in regional Victoria for less than $600,000 received direct assistance of $36,500 but faced full stamp duty bills (mid 2009-late 2009);</li>
<li>those buying any home for less than $600,000 received $7,000 in direct assistance and a stamp duty cut of between 20 and 40 per cent (last two years);</li>
<li>those buying an existing home in Melbourne for less than $600,000 received direct assistance of $18,000 but faced full stamp duty bills (first half of 2010).</li>
</ul>
Over the same time, and in response to these changes, we have seen the share of loans taken out by first home buyers be as high as 31.6% and as low as 16.3%. In February, it was 17.5%, lower than the 20-year average of 21.9%.
Click to enlarge
<a href="/images/stories/2013/04/robertlaroccaapril29one.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/04/robertlaroccaapril29onethumb.gif"></a>
Not only has the overall number of first home buyers changed, but so too has their choice of dwelling. Before governments provided higher assistance for those buying new homes, the share of grants for new homes comprised 20% of all purchases. In response to very high levels of assistance just for new homes, this share rose to around 56%. Most recently, it has been 30%.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2013/04/robertlaroccaapril29two.gif"><img src="/images/stories/2013/04/robertlaroccaapril29twothumb.gif"></a>
Source: SRO, REIV
Governments know that first home buyers are very price-sensitive and they will respond to financial incentives. Indeed, in the short term, we expect a rise in the number of first home buyers who seek to avoid losing the $7,000 grant on established homes.  This happened last year in Victoria when the ‘builders bonus’ ended and in New South Wales as well.
Each of the changes has an impact on the market and forces first home buyers to reevaluate their position. From the REIV’s perspective, it really is time that the government stopped tinkering with first home buyer assistance.
The REIV called for, and strongly supported, the introduction of stamp duty cuts as they are an efficient and easily understood way of helping first home buyers. They recognize that the single biggest transactional expense when buying your first home is stamp duty. Indeed, many first home buyers must feel like they spend years saving to pay stamp duty (it makes sense to reduce this impost because first home buyers just don’t have the equity that those buying their second or third home do).
The progressive introduction of the stamp duty cuts was also very sensible as it didn’t provide any shock to the market.
This latest change, where the majority of first home buyers will be worse off, should be the stimulus for a reassessment of how first home buyers are assisted by governments. There seems to be little point of working to make housing more affordable through ensuring adequate levels of supply if, at the same time, the net levels of financial assistance are reduced.
The changes, as they apply to established homes, effectively reverse most of a 25 point cut in interest rates, seemingly running counter to the monetary policy decisions of the Reserve Bank.
With that in mind, surely the simplest and most efficient option for governments would be to charge first home buyers no stamp duty whilst ensuring adequate levels of supply.
Robert Larocca is policy and public affairs manager at the<a href="https://www.reiv.com.au/" target="_blank" rel="nofollow"> Real Estate Institute of Victoria.</a>
</body></html>

rlarocca-zWhvjay44N

It's time to stop tinkering with first-home buyer assistance: Robert Larocca

<html><body>
Leading Sydney estate John McGrath says nearby cafe culture is one of the major factors affecting home buyers.
He says the desire for the cafe lifestyle is one the strongest trends attracting buyers.
He quotes statistics which says over-65s are leading the trend towards spending more time in cafes. They have doubled the visits they make to cafes since 2008. Next is the under-25s who have increased their visits by a third.
“Given the strength of this trend, it’s no wonder that properties within walking distance of the local café village are increasingly on buyers’ ‘must have’ lists.,” McGrath wrote on Switzer.
“I think this is particularly so among buyers living on their own in smaller properties. Living alone is a growing trend in Australia and the opportunity to stroll up the road to visit their favourite café for a coffee or a meal is particularly important to them.”
He gives a list of nine areas in Sydney sought after by buyers seeking a cafe culture.
<a target="_blank" href="/news">Lane Cove</a>
<a target="_blank" href="/news">Elizabeth Bay</a>/<a target="_blank" href="/news">Potts Point</a>
<a target="_blank" href="/news">Mosman</a>/<a target="_blank" href="/news">Neutral Bay</a>
<a target="_blank" href="/news">Manly</a>
<a target="_blank" href="/news">Bondi Beach</a>
<a target="_blank" href="/news">Paddington</a>/<a target="_blank" href="/news">Woollahra</a>
<a target="_blank" href="/news">Surry Hills</a>/<a target="_blank" href="/news">Redfern</a>
<a target="_blank" href="/news">Newtown</a>/<a target="_blank" href="/news">Erskineville</a>
<a target="_blank" href="/news">Leichhardt</a>/<a target="_blank" href="/news">Annandale</a>
</body></html>

awalsh-7Ub9EypybQ

John McGrath’s nine cafe society home buying hotspots in Sydney

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of April 27. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.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>

po-LsXgBTHBmX

APM's Adelaide auction results for April 27 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 236 auctions in Melbourne for the weekend of  April 27. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" target="_blank" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Melbourne auction results for April 27 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 282 auctions in Sydney for the weekend of April 27. The clearance rate was 73.9%. <a rel="nofollow" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney's 282 auction results show a 73.9% clearance rate

<html><body>
A 103-year old bluestone villa turned office property in Norwood, Adelaide has been sold for $1.1 million.
Built in 1910, the 176-square-metre building at <a target="_blank" href="https://www.realcommercial.com.au/property-offices-sa-norwood-500335127">17 The Parade</a> (pictured below) was acquired by a local building company who plans to occupy the building.
<img alt="norwoodapril29one" height="346" width="470" src="/images/stories/2013/04/norwoodapril29one.jpg">
It features the distinctive beige-coloured bluestone slate that was used as an exterior feature on Adelaide homes between the 1850s and 1920s, quarried in the nearby Adelaide Hills.
RP Data records show it previously sold for $205,000 in 2001.
It stands on a 56 square metres of land, with on-site parking for up to five vehicles.  
CBRE’s William Brown and Ben Younger negotiated the deal on behalf of Whitham Media.
Brown said the property’s location was just one of its selling factors.
“This stand-alone office is situated just 3.5km from the heart of Adelaide’s central business district,” he says.
</body></html>

lschlesinger-FZcF9M3vE6

Bluestone Adelaide commercial villa sold for $1.1 million

<html><body>
I guess my column struck a nerve last week.
I made the point that <a href="https://www.propertyobserver.com.au/economy/women-are-disadvantaged-in-our-superannuation-system-mark-bouris/2013042160591" target="_blank">superannuation favours men over women</a>. Not because of sexism but because our lives are different: women spend more time out of the full-time workforce because they have children, they raise them and they’re often the ones who respond to family emergencies such as serious illness.
This means women’s average super balances end up being a little more than half of their male counterparts. Their retirement savings, on average, are inadequate to fund a comfortable retirement, yet women retiring at 65 today can easily live into their nineties.
The response to last week’s column was huge and I received personal messages from many of you through Twitter and on our Facebook page. Many people noted that I identified the problem but didn’t offer a solution. So here are a few suggestions to think about:
<ul>
<li>
Contributions: the superannuation guarantee is about to start rising, to 12% of wages by 2019. We could look at this being struck at 15% of wages for women. The actuary firm Rice Warner, currently has an application before the Human Rights Commission to be allowed to pay 15% superannuation to female employees.</li>
<li>
Taxes: superannuation is taxed at contribution and on earnings. We could drop one of these taxes to allow new mum’s contributions to grow faster.</li>
<li>
Maternity cover: employers may have generous maternity leave schemes, however the employee’s super is not contributed while they’re on leave. Some employers are paying the full SG while the female employee is on maternity leave.</li>
<li>
Government matching: to encourage women to stash money into super while they’re working, the government could look at matching female voluntary contributions dollar for dollar. Make them tax-free.</li>
<li>
Spouse concession: while a mum is out of the workforce raising a family, her spouse should be allowed to make contributions to her account tax-free.</li>
<li>
Advice rebate: along with women’s lower lifetime contribution levels, there is a widespread lack of understanding and comfort with the superannuation system. All financial services providers know this and don’t know what to do about it. We could look at fully tax-deductible financial advice for women, or allow fund managers and adviser groups to provide ‘free’ advice and claim the deductions themselves. Either way, women who are confident and informed will be more engaged with super and will be more likely to make good decisions.</li>
<li>
Education: we have to start early, in our schools. Teaching the basics of investment and financial adequacy will empower young women with information.</li>
</ul>
Finally, the purpose of superannuation was to create an actuarial income in retirement: to have a lump sum large enough that you can live off the interest.
Half of our population is going to struggle to achieve this, and it saddens me to see so many women feeling guilty and embarrassed about their lack of retirement savings, when they should be engaging and forming a strategy.
So I’d like to end by saying to my female readers that you are not to blame.
This is a problem of the system, not of gender.
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
</body></html>

mbouris-tauSvXGAM2

Seven potential ways to improve women's superannuation savings: Mark Bouris

<html><body>
Auctioneer Damien Cooley of Cooley Auctions knows unrenovated properties are popular offerings.
It was evident when a <a href="https://www.realestate.com.au/property-house-nsw-erskineville-113445419" target="_blank">three-bedroom home on John Street in Erskinville</a> sold under the weekend auction hammer at $770,000 having been offered with a price guide of $600,000.
It was sold through Braden Walters of True Property who issued 64 contracts for the Saturday auction and had over 190 groups through in the four weeks it was on the market.
Some 35 parties registered. 
Cooley tweeted:
<div class="stream-item-header" style="color: #333333; font-family: 'Helvetica Neue', Arial, sans-serif; font-size: 14px; line-height: 18px;"><a class="account-group js-account-group js-action-profile js-user-profile-link js-nav" href="https://twitter.com/damiencooley" data-user-id="303743974" style="color: #999999; text-decoration: none;">Damien Cooley ?<s style="text-decoration: none; color: #bbbbbb;">@</s>damiencooley</a></div>
<a href="https://twitter.com/CooleyAuctions" class="twitter-atreply pretty-link" dir="ltr" style="color: #0084b4; text-decoration: none;"><s style="text-decoration: none; color: #66b5d2;">@</s>CooleyAuctions</a> <a href="https://twitter.com/BradenWalters" class="twitter-atreply pretty-link" dir="ltr" style="color: #0084b4; text-decoration: none;"><s style="text-decoration: none; color: #66b5d2;">@</s>bradenwalters</a> <a href="https://twitter.com/TrueProperty" class="twitter-atreply pretty-link" dir="ltr" style="color: #0084b4; text-decoration: none;"><s style="text-decoration: none; color: #66b5d2;">@</s>trueproperty</a> big result for an unliveable home 185sqm no pkg. 200k over res!
The 180-square-metre property offers a 6.05-metre frontage and a large rear yard.
It last sold in 1989 for $165,000 empty for the last eight years and has tree roots pushing the floorboards up.
"The opportunity value is what makes it so attractive to buyers, the fact that people can just completely redo something withought having to keep anything," Walters told Property Observer before the auction.
"The sale will absolutely smash the reserve," Walters accurately forecast.
Walters says a minimum of $100,000 will need to be spent on doing a basic renovation.
RP Data gives the suburb's median as $792,500, up 2.9% over the past year. There were four sale on the street last year ranging between $735,000 and $1,135,000.
Cooley Auctions clearance rate was 78% selling 31 out of 40 listings over the day.
Laura Tunstall, the Channel 9 reporter, described the Erskineville sale as setting "a record price for an unliveable house in Sydney's inner west."
She tweeted: 
<div class="stream-item-header" style="color: #333333; font-family: 'Helvetica Neue', Arial, sans-serif; font-size: 14px; line-height: 18px;"><a class="account-group js-account-group js-action-profile js-user-profile-link js-nav" href="https://twitter.com/9NewsSyd" data-user-id="171802941" style="color: #999999; text-decoration: none;">Nine News Sydney ?<s style="text-decoration: none; color: #bbbbbb;">@</s>9NewsSyd</a></div>
A rundown house in Sydney's inner-west set a new record when it went under the hammer today <a href="https://twitter.com/LauraTunstall9" class="twitter-atreply pretty-link" dir="ltr" style="color: #0084b4; text-decoration: none;"><s style="text-decoration: none; color: #66b5d2;">@</s>LauraTunstall9</a> <a href="https://twitter.com/search?q=%239NEWSat6&amp;src=hash" data-query-source="hashtag_click" class="twitter-hashtag pretty-link js-nav" dir="ltr" style="color: #0084b4; text-decoration: none;"><s style="text-decoration: none; color: #66b5d2;">#</s>9NEWSat6</a>.
</body></html>

Latest Buying Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Buying Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News