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]

Joel Robinson

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

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
&nbsp; 
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

&nbsp;

&nbsp;

&nbsp;

Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

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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Crown Resorts marked a milestone for its Crown Sydney development on May 22. 
The ‘topping out’ of the building marked the completion of vertical construction for the 275-metre-high hotel resort and residences. 
The building, designed by world renowned architects WilkinsonEyre, is set to change the city’s skyline as well as create over 2,000 jobs in NSW. 
The 'topping out' was marked by a short site visit by the NSW Treasurer, The Hon Dominic Perrottet MP due to COVID-19 social distancing requirements. 
Alongside the Treasurer, was Crown’s Chair, The Hon Helen Coonan, Crown’s Chief Executive Officer, Ken Barton, Crown’s Executive Vice President - Strategy and Development, Todd Nisbet and Group Chief Executive Officer and Managing Director of Lendlease, Steve McCann. 
The continuation of the construction industry in NSW has enabled the site to keep over 1,300 workers employed daily.
There has been almost four million hours of work having taken place during the construction phase in total. 
Ken Barton, Chief Executive Officer of Crown, said: “The COVID-19 pandemic has presented Crown with many challenges and has required us to make some difficult decisions. We are grateful for the NSW government’s decision to keep the construction industry open with strict COVID-19 measures in place. 
"Not only has this supported over 1,300 jobs at our site at a time of great economic uncertainty, it also keeps us on track to provide over 2,000 more jobs when we open.”
Steve McCann, Group Chief Executive Officer and Managing Director of Lendlease, said: “When complete, the transformation of Barangaroo from a disused industrial site to world-class urbanisation precinct will deliver to the people of NSW a once-in-a-generation integrated residential, office, entertainment, transport and leisure destination.  
Crown Sydney will open its 349-room hotel in December 2020, alongside 14 restaurants and bars, and select retail. 
Homeowners at Crown Residences at One Barangaroo, located in the upper floors of the building, are on schedule to move into the building in the first half of 2021.  
Over 1,300 people will continue to work on the interior fit-out of Crown Sydney throughout the remainder of 2020. 
To date:  
<ul type="disc">
<li>Almost 8,000 of the 10,000 glass panels have been placed on the building’s exterior</li>
<li>Almost 237,888 tonnes of concrete have been poured </li>
<li>Over 20,000 tonnes of steel reinforcement and steel structure have been put in place </li>
<li>Over 100 suppliers have been involved in its construction with over 97% of suppliers being local providers operating in NSW and around Australia </li>
<li>Crown has remediated 220,000 tonnes of contaminated material as part of the redevelopment of its site and has contributed to the clean-up and remediation of the Barangaroo precinct throughout the build </li>
</ul>
By the end of fit-out there will be: 
<ul type="disc">
<li>50 different types of marble and stone used throughout the building </li>
<li>The hotel will feature crystal light installations, including 50 custom made designs </li>
<li>Around 1,800 artworks will be installed, 70% of which are by Australian artists </li>
<li>Over 50,000 shrubs and 300 trees grown in local nurseries will be installed</li>
</ul>
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Crown Sydney tops out after four years in construction

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Australian real estate developer, Beulah International, has gained approval from the Victorian State Government to develop their $2 billion Southbank by Beulah project.
The Green Spine building, set to become Australia’s tallest tower, will be composed of two towers, both with a twisting geometric class façade and terracing and has been conceived as a conceptual extension of the Southbank Boulevard.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/Beulah_SBB_GreenSpine_Podium.jpg" alt="">
Soaring to 365 metres and spanning 270,000sqm, the mixed-use precinct desires to become an unprecedented, globally recognised vertical village.
Southbank by Beulah was conceptualised alongside Dutch design firm UNStudio and local firm Cox Architecture — a refinement of their winning concept from the 2018 Southbank by Beulah global architecture competition.   The vertical village will comprise of four distinct collections of private residences, public and green spaces, including a five-star urban resort, world class experiential retail and commercial offices.
Other features include a rooftop sky garden, town hall, childcare centre, a health and wellness precinct and arts and culture spaces and programs.
 
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Southbank by Beulah to become Australia's tallest vertical village 

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The combined capital city auction market is expected to see a slight increase in auction volumes this week, with CoreLogic currently tracking 692 scheduled auctions.
Last week, a lower 612 auctions were scheduled across the capital cities.
While scheduled numbers are set to increase, with this week expected to be the busiest since mid-April, volumes remain substantially lower than typical.
Over the same week one year ago, 1,661 capital city homes were taken to auction.
There are 195 Melbourne homes scheduled for auction this week, up on the 168 over the previous week.
Sydney is expected to be the busiest city for auctions for the 6th consecutive week, with 382 properties scheduled to go under the hammer, rising on the 309 held last week.
Across the smaller auction markets, Adelaide, Brisbane and Perth are all expected to see a higher number of auctions held this week, while scheduled volumes are lower in Canberra.
There are no auctions scheduled in Tasmania this week.
<img src="https://www.urban.com.au/images/2020/5/28/CL%20MAY%2024.JPG" alt="">
The final weighted average clearance rate came in at 62.7% last week, surpassing the previous week’s 60.4% as the highest result since the week ending 15 March.
An example of the ongoing auction volume of Sydney is <a href="https://www.realestate.com.au/property-house-nsw-lilyfield-133537266" target="_blank">88 Cecily Street, Lilyfield</a> (pictured in title), set for auction this Saturday.
The four bedroom, two bathroom home has been listed with a price guide of $2.3 million
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Upcoming auction weekend the busiest since April

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EXPERT OBSERVER
The start of the Perth dwelling market recovery comes at an unfortunate time. In early 2020, the Perth dwelling market had four consecutive months of dwelling value increases, which is the longest stretch of capital growth since 2014.
The Perth dwelling market has a long road to recovery. By the end of April, the house market in Perth was -19.1% below its peak value at June 2014. Unit values have taken a larger hit, down -26.9% below the record high at July 2013.
Prior to COVID-19, most indicators for Western Australia were moving into an upswing. Unemployment had fallen from 6.9% to 5.2%, jobs growth was trending higher, population growth had bounced back to the highest level since 2014, housing supply was contained, and state final demand crept above the decade average.
But instead of momentum continuing from the trend seen at the start of the year, the onset of COVID-19 places it at the cusp of another downswing.
According to the 28-day rolling change in the daily hedonic index, Perth dwelling values have started to fall again. However, value falls have been mild at -0.2%. So far, Melbourne has seen the largest decline in property values in the wake of COVID-19, but even in Melbourne the change is less than 1%.
Weekly payroll data from the ABS, which provides an early preview of labour force conditions, shows job losses across WA have been slightly less severe than that across the rest of the country. The decline in payroll jobs across the state was 5.8% between the 14th of March and 2nd of May, as opposed to 7.3% Australia wide.
Perth has less exposure to industry sectors that have been heavily impacted by COVID-19, with 8.6% of the local workforce employed with the accommodation and food services and arts and recreation services sectors, compared with 9.1% nationally.
Despite heighted economic uncertainty, consumer sentiment levels have been improving. This is in line with a flattening of the curve and relaxation in social distancing policies, especially those specific to housing, new listing numbers are trending higher from their record lows.
Importantly, total listing numbers haven’t trended higher and are at the lowest level in ten years for this time of the year.
The trend towards a rise in new listings and consistently low total listings implies newly listed stock is being absorbed quickly by the market. As of late May, total listings were down 34.7% on where they were at the equivalent period in 2019.
Total listings across Perth counted in the 28 days to May 24th were just 13,962. Though this is a continued headwind to the real estate sector, it may be preserving stability in dwelling values.
What was once a drag on property could be a source of market stability
The strong link between mining and prosperity across WA created boom and bust conditions between 2011 and 2019. This extended to the property market. As mining investment declined significantly following a steel glut in China, job losses and resident departures across the state have left values in a downswing for years.
According to industry reporting, 2020 was the year mining investment would move through a trough, creating more jobs, and subsequent housing demand across WA. In fact, we were already seeing improving labour market and demographic trends through late 2019 and early 2020.
The past few weeks have seen an increasingly optimistic outlook for the mining sector because of a recovery in the Chinese economy. Some high frequency indicators such as coal consumption, traffic congestion and home sales suggest economic activity across China is at 90% of where it was pre-COVID-19.
Unlike recent tensions over trade in beef and barley, China is actually working to reduce barriers to iron ore imports, which is a major source of revenue for WA mining. The reason for rising iron ore demand is that Chinese steel producers expect a rise in government stimulus and infrastructure to spur production (which uses iron ore as an input).
This has contributed to a relatively strong rise in the value of iron ore and plans from some of Australia’s largest miners to boost production. Even without the relatively strong position of mining export commodities, work on mine sites may have been buoyed by long-term contracts and the relatively high liquidity of mining companies.
The mining sector has not been completely untouched by COVID-19. Some operations have been suspended, or capacity has been reduced in an effort to reduce the threat of infection at work sites. This is reflected in mining sector payroll job losses across WA, of 6.4% between the 14th of March and the 2nd of May.
However, mining companies remain optimistic. BHP signalled steel production over 2020 may even be slightly higher than in 2019 if a second outbreak of COVID-19 could be avoided.
Renewed vitality in the mining sector, and the subsequent boost to economic activity, is likely to provide some insulation in demand for the Perth property market. This would make the impending downturn less severe than it may otherwise have been.
Another key factor that should support housing demand across Perth is the sheer affordability of housing. At the end of April 2020, the median value of a house was recorded at just over $465,000 which was the lowest of any capital city.
The blend of affordable housing options and the expectation for more resilient economic conditions is a good recipe for Perth’s housing market to outperform.
ELIZA OWEN is the Head of Research Australia for CoreLogic
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pchatterjee-seVgoiQgz5

The interrupted upswing in Perth: CoreLogic's Eliza Owen

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With markets firming in many locations around the nation, some novice homebuyers and investors are searching for properties with low price points. 
Unfortunately, this often means they are selecting properties and locations purely because they “seem” affordable to them. 
In reality, often this means they wind up with an inferior property in a second-class location that will always be cheap. That’s because there are big differences between cheap and <a href="/news/city-of-melbourne-adopts-policy-for-mandatory-inclusionary-zoning-as-mechanism-to-deliver-affordable-housing">affordable properties</a>. 

Here are three ways to differentiate between the two. 

Cheap will always be cheap 

When a property is listed for sale at a price far below the norm in a particular location it is usually because there is something wrong with it. 
Now this could be that it has significant structural problems, which sometimes can be remedied. 
Most of the time, though, it’s because its location is a bit on the nose – meaning on a noisy main road, next to a train line, amongst an abundance of housing commission homes, or perhaps even abutting a petrol station. 
While you can generally remedy dwelling problems, if not too significant, you can never change the physical position of the block of land that it sits on, which will always have a negative impact on its price. 

Affordable price – for now 

The number one reason why a property can be classified as affordable is generally because its market is the same way. This doesn’t mean that it will stay that way forever. 
In fact, its market has all of the fundamentals that will likely see prices growth strongly over the medium- to long-term. These capital growth signposts include such things as a strengthening local economy with jobs growth, gentrification, <a href="/developments">major infrastructure, population growth</a> as well as more demand than supply. 
At present, specific locations within Greater <a href="/news/brisbanes-8-future-tallest-skyscrapers">Brisbane</a> are firmly in this basket in my opinion. One of the other reasons why property prices are affordable is because their price points are vastly below the “norm” in Sydney and Melbourne, yet wages are not that different. Of course, that is one of the reasons why hundreds of people are currently migrating away from southern capitals to the Sunshine State capital.  

Good suburb, bad pocket 

To make differentiating a cheap property from an affordable one even more tricky for the uneducated is the fact that they can both exist in the same suburb. 
A particular street, or streets, may be seen as more desirable than others, perhaps because houses have been renovated or they are within particular school zones. 
Houses in these locations, therefore, are affordable to the people who want to live there, which helps to drive prices higher. 
Conversely, there could pockets not far away that have properties priced for hundreds of thousands of dollars less. 
Novice buyers and investors falsely presume that being <a href="/buildings/nbh-at-lachlan-s-line-25-27-epping-road-macquarie-park">relatively close to the suburb’s “glitter strip”</a> will result in their property rising in value to the same degree. This is unlikely to happen, especially if their pocket is a bit “warty”, such as having excessive traffic noise, it falls outside a well-regarded public school zone, or it falls within a zone that has been earmarked for future transport infrastructure. 
Expert buyers agents understand their investment locations intimately and know the good pockets from the bad. 
They understand that while dwellings can be updated, its physical location within in a suburb will be the main difference between inferior or superior capital growth in the years ahead.
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Nick Dante

Do you know the difference between cheap and affordable property?

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The time has finally arrived. You’ve been saving for years for the <a href="/guides/5-tips-every-first-home-buyer-needs-to-know">deposit for a home</a> and one day you think “I’ve got there”.

Well before this time you’ve no doubt been looking at localities, services and types of homes and neighbourhoods you like. You may have already inspected a few places knowing that the day was coming closer when you could buy. You may also have started to research which home loan to apply for, interest rates, fees, terms and conditions.

But you may have forgotten one important thing which I encourage everyone to do today; work out the likelihood of your credit application being approved before you face disappointment.

Credit criteria are very tough right now and if you want to get the best interest rate you will need to do some homework on your credit files.

I’m not just talking about your credit score. I’m talking about getting copies of your complete credit file from Equifax, Illion and Experian. And if you are a director of a company, getting those credit files too.

I’m talking about comparing the credit files when you receive them knowing that any prospective lender will be assessing the entire picture and taking into account the worst case scenario.

<a href="/guides/2019/06/17/urbans-first-home-buyer-guide">Things to look for are:</a>

<ul>
<li>High interest (risk) loans you’ve applied for in the past (payday or fast cash loans lower your score)</li>
	<li>Your shopping habits seen in the enquiries section of your credit file; does it look like you kept trying to get credit and failing because there are multiple similar applications made at a similar time? (more than 5 enquiries per year lowers your credit score)</li>
	<li>Any defaults and court judgments with paid or unpaid debt attached to them (both paid and unpaid defaults and judgments lower your credit score)</li>
	<li>Cross-linked credit files (lower your score because it looks like you have other identities)</li>
	<li>Any incorrect personal information</li>
	<li>Fraud (entries where you are sure you didn’t apply for particular credit)</li>
	<li>Amount of credit limits on your credit contracts and how close you are to maximum amounts</li>
</ul>
Your credit score is based on these factors, and others, and improvements can be made to your credit files if necessary, way before you apply for a home loan. Give yourself 6-12 months to improve your credit score before applying because getting a low interest loan can save you thousands in interest per year and make your life much easier.  

Ways to improve your credit score:

<ul>
<li>Pay down your credit contracts and close any that you can</li>
	<li>Stop shopping around for credit contracts. If you are rejected, stop and reassess you that might be the case</li>
	<li>Stop applying for high interest loans</li>
	<li>Stop using Zippay as it raises a red flag for lenders as they think you can’t afford to pay for what you want</li>
	<li>Write to the credit providers and ask them to prove they placed your default correctly</li>
	<li>Write to the credit reporting agencies and ask them to correct your personal information</li>
	<li>Negotiate with the plaintiff who put a judgment on your credit file, to remove it</li>
</ul>
There are also ethical companies who specialise in erasing incorrect data from credit files. Shop around for one you can trust and get your credit files into tip top shape so <a href="/guides">your home loan</a> has the best chance of being approved.
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Assess your credit files long before applying for finance for your dream home

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It is generally accepted that there are two strategies for building wealth via property. One strategy favours property that will grow in value – capital growth.  The other focuses on properties that produce more income than they cost to own. These properties are positively cash flowed or geared. 
   “The holy grail of <a href="/guides/how-to-invest-in-property-in-2020-the-ultimate-guide">property investment</a> is a property that increases in capital value AND provides a predictable positive cash flow.”

<h2>Capital Growth – The Power of Compound Interest</h2>

The success in long term investment strategies lies in the power of compound interest. As properties continue to grow in value, the debt remains the same or reduces, which in turn skyrockets the net value of the assets. The key to this strategy is to buy as early as possible and allow inflation and capital growth to drive the value of your assets over time.

“It is not so much your timing of the market but your time in the market that matters”

Properties bought over a 10-year period and allowed to grow naturally in value will be worth more in 20 years than perhaps twice as many properties bought over a shorter time frame close to the end of the 20 years.

<h2>High Yield – Cash is King</h2>

A rental yield strategy is very different to a Capital Growth strategy. 

This strategy is based on purchasing properties that have predictable and positive cash flows. The rent or income received from high yield properties more than covers the interest, maintenance and <a href="/guides/18-ongoing-rental-property-costs-and-which-ones-are-tax-deductible">other costs associated</a> with holding or owning the investment property. These funds can be redirected into reducing home loan debt or funding further investment.

<h2>“The Holy Grail” … Combining Capital Growth with Positive Cash Flow Investment Strategies</h2>

An investment strategy that combines capital growth and cashflow offers the best of both worlds to investors. Given enough time, it can set you free. That said, you should try to avoid financial burdens that sacrifice your current standard of living for a comfortable lifestyle down the road.   
  
The answer for some, and the most exciting investment opportunity I have seen in more than 20 years, is the government-backed National Disability Insurance Scheme (NDIS), Specialist Disability Accommodation (SDA) program.

The objective of the NDIS SDA program is to house disabled Australians.  The SDA program offers investors capital growth and positive cash flows.

<ol>
<li>The NDIS SDA scheme is Government-funded for 20 years via an increase in the Medicare levy, so from the perspective of capital growth, people investing with SDA do so on a Government-secured long-term basis. This allows investors to take advantage of a low risk approach to capital gains over the long term. </li>
	<li>Depending on the investment property configuration, investors can enjoy a predictable and government-backed rental yield of 12% to 18%. </li>
</ol>
This powerful combination of capital growth and positive cashflow, supported by the Federal Government for the next 20 years, well and truly sets a new standard for the <a href="/guides/how-to-invest-in-property-with-no-money">“The Holy Grail of Property Investment"</a>. 

 
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Melvie

The Holy Grail of Property Investment: Capital Growth and High Yield

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There has been an easing of restrictions on open homes and auctions across Australia, with agents noting an increase in buyer activity. On the <a href="/developments/gold-coast-qld">Gold Coast</a>, agents have reported a healthy increase in the number of buyers at open homes, and interstate buyers are becoming more comfortable with Video/FaceTime inspections.

Since the beginning of the COVID19 crisis, regional areas such as the Gold Coast have not suffered the significant falls in prices seen in capital cities such as <a href="/developments/sydney-nsw">Sydney</a> and <a href="/developments/melbourne-vic">Melbourne</a>. Regional Queensland did not see the exponential growth experienced in the southern capitals over the last few years, and that has meant that housing values have remained steady throughout the crisis in regional centres such as the Gold Coast.

The same cannot be said for rental growth. Rent has dropped 0.2% on a month on month basis in regional Queensland according to the Head of Research Tim Lawless from CoreLogic.

Lawless predicts that a combination of improved consumer sentiment associated with the lifting of restrictions imposed during the COVID-19 virus pandemic, and record low interest rates  - expected to be on hold until 2023 - will result in a rush of properties coming onto the market in the Spring/Summer season. Natural churn will resume driven by buyers needing or wanting to relocate.

There is considerable pent up demand as there has been a substantial drop in listings available to buyers. However Lawless does not expect buyer numbers to increase to the same extent as listing volumes in the coming months.

<a href="/industry-news/how-are-real-estate-agents-assisting-during-the-covid-19-crisis">Real estate agents</a> who have been active over the last 6 weeks have noted that buyers currently in the market are qualified and committed to purchasing. As buyers have been required to book private inspections, casual inspections by neighbours who are ‘just looking’ have fallen away. 
  
In terms of demand drivers, the move to ‘<a href="/guides/covid-19-how-to-adapt-to-working-from-home">Working From Home</a>’ as a preferred option for employees is likely to sweep through most workplaces nationwide with far-reaching impacts on the commercial and retail property sectors. Lifestyle destinations with relatively low house prices such as the Gold Coast are set to reap the benefits of these workplace policy changes. 
  
The Gold Coast is uniquely placed to cater for the influx of sea-changers working from home as it has an international airport (with upgrades well progressed), easy rail and road access to Brisbane for commuters, and infrastructure improvements under way to cope with an increasing resident population. Gold Coast City Council widened roads and bridges in preparation for the Commonwealth Games and since then has continued its decongestion program.

Locals, investors, and holiday homeowners already know that the Gold Coast represents great value for money when it comes to property investment. A fabulous waterfront home close to the beach can be purchased for a fraction of the cost of a Sydney property.

With improved market conditions driving demand, it is worth considering speaking to your preferred agent about an appraisal with a view to selling in the near future rather than waiting for the busy Spring/Summer selling season.

Take advantage of the pool of committed buyers available right now rather than selling into a crowded market when other economic conditions may begin to deteriorate. Both Westpac and ANZ have reported improved consumer sentiment and buyers are taking the opportunity to get out and about with the gradual lifting of restrictions on movement.

With listing volumes at a record low point, buyer enquiry improving and interest rates on hold, now is the time to get your property on to the market if you are located in a sea-change or tree-change accessible regional centre such as the Gold Coast.
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Navigating an uncertain market  - Report from the Gold Coast

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It is on everyone’s mind, the most obvious choice for tax reform at the state level: stamp duty. The Victorian Treasurer, together with his New South Wales counterpart have both recently made public comment on the need to consider reform to stimulate activity in the property market. 

The only problem is: while politicians, real estate agents and potential buyers and sellers are all talking about it, but there is no action. The rumour of change is paralysing the market that is craving reform since wholesale changes were made in 2017 with limited industry consultation. 

Ever wondered what came first – the Chicken or the egg? Which was the cause, and which was the effect? At the moment we are witnessing dramatically reduced sales volumes which are leading to reduced stamp duty collected revenue. However, if we had reduced stamp duty levies, this would likely lead to increased sales volumes. Rather than the government focusing on the consequence of Stamp Duty reform – focusing on the outcome, might be more prudent.

Why do we need increased sales volumes? Without sales…. the wheels stop spinning and not just for developers. As no more evident during the Covid-19 restrictions – over 10% of Australia’s workforce work within the industry identified as construction / property. The activity of transactions, be it established or off the plan property creates many offshoots of activity – but it always – always, starts with a transaction which then stimulates economic activity, which should be a government priority.

Want to develop a building? Highly likely you will need sales to satisfy your lender. With current stamp duty levies and the trend towards higher value owner-occupier <a href="/expert-insights/buying/decluttering-experts-share-effective-downsizing-advice-for-apartment-living">downsizer focused developments</a> – there is no stamp duty saving in place, such as at Samuel Property’s Edition Toorak, Caspian Hampton, and upcoming Willow Brighton developments. No financial motivation from a tax relief advantage, like there was pre 2017 changes for a buyer to commit to that purchase.

Then we are back to the Chicken or the egg? Want to downsize to an apartment. It won’t happen without sales, but sales will be considerably slower without <a href="https://au.finance.yahoo.com/news/how-home-buyers-can-save-100000-dollars-004719318">Stamp Duty reform</a> providing an impetus for a buyer. With sales at a 30 year low nationally, state governments are all looking at historically low revenues from stamp duty, at a time when all other taxation revenue, from payroll to casino taxes are all threatened from lower trading volumes. 

If changes are made to Stamp Duty, what changes should be considered ? For starters – revert to pre 1 July 2017 conditions where there was no cap on the dutiable value and owner’s status – be it principal place of residence, investor or <a href="/guides/2019/06/17/urbans-first-home-buyer-guide">first home owner</a> are no longer taken into consideration. This alone would provide a jolt to those considering <a href="http://purchasing%20property%20off%20the%20plan">purchasing property off the plan</a>. If changes were considered to established property – then that would only further stimulate, but typically those buying off the plan will then be selling an established property or creating a rental property (that previously was not available) – so there are still benefits.

Ultimately - the market needs certainty and it needs confidence. Uncertainty is the bane of decisiveness. Property and construction are enormous contributors to our economy, indecisiveness when it comes to a policy that affects every buyer is putting the brakes on the industries millions of people nationwide depend upon. A brave government will decide they’d prefer less of more, rather than more of less and lead from the front.
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What Do We Want? Stamp duty Changes. When Do we want them? Now. 

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With the bar for innovative design constantly being raised to dizzying heights, it can be an exhausting exercise to be repeatedly reaching to move it higher.

While forcing innovative thought can be counter-productive, the COVID-19 pandemic has resulted in property businesses needing to <a href="/expert-insights/buying/post-covid-19-we-need-to-bend-the-rules-and-create-new-deals-for-small-businesses">reinvent the wheel</a> at a pace never seen before.

After all, when innovation is a fundamental factor in the property game, it’s important to realise that all we really mean is having the nimbleness to adapt and evolve to the demands of our clientele in both stable and challenging times.

To do so, developers can hone in on a number of key areas as they endeavour to weave a thread of innovation throughout the fabric of their business.

<h2>Design innovation</h2>

Innovation in floor plan and living design is essential, and developers and architects alike should be constantly trying to evolve this in a considered, practical way.

This has become particularly prevalent in adapting and appealing to the <a href="/news/is-australia-ready-for-smaller-footprint-apartment-living">downsizing market</a>. For instance, ensuring there’s a bedroom on the ground floor of a home and facilitating a maximum level of lighting for potential older residents, developers and designers have had to work symbiotically to respond to growing demand.

Design inspiration can be drawn from a range of outlets — the cogs of an idea can start turning while glaring over your breakfast cereal or driving to the office — there’s no single catalyst for the rumbling engine of an idea being shifted into gear.

More traditional sources of influence take root from things we see online, global design publications, conversations with other developers and generally browsing overseas leaders, but the key to innovation is straining to keep your eyes open for such stimulus while your competition sleeps.

<h2>Innovating presentation</h2>

The way in which projects are presented is rapidly progressing. We need to be acting smarter in order to acclimatise to the various ways buyers are consuming media, thus we must be constantly improving on the quality and relevance of our displays.

A Mount Waverley warehouse has recently exemplified such adaptations, with their projections of floorplans onto the floor of their space allowing furniture to be added and moved around, thus affording clients the opportunity to plan out their fittings in a conveniently hassle-free way.

<h2>Communication and community</h2>

Streamlining and succeeding at the everyday operations is what allows those in real estate the key to a reputation of innovation.

This can simply mean continual communication, bi-monthly construction eDMs (including progress updates), or just providing an opportunity to respond directly to customers through a developer- to-customer portal.

It can also mean putting your ear to the wall and listening to the needs of the surrounding community. By investing a deeper understanding into the needs of local residents, developers enable themselves to deliver a product that’s reflective of the wants and needs of those who care most.

An innovative mindset when approaching such discussions facilitates the most revolutionary methods of supporting a project’s surroundings.

<h2>Sustainability and low-maintenance living</h2>

Pressing your lips to the cup of sustainability is the only way to survive as a business in 2020 and beyond.

From use of materials, through to energy outlets, solar panels and battery storage, purchasers and the public now have a taste for the flavour of eco-conscious consumption.

An increase in low-maintenance properties is also symptomatic of an innovative property market. Convenience marks the key philosophy of almost all clients, with sustainability even taking a backseat where ease is concerned.

The use of synthetic products, water sprinkling systems, digital integration (pin code access) and a smart home system connected to heating and cooling are prerequisites for organisations attempting to reach that high bar of innovative offerings. If you want to jump over it, remember that an adaptive outlook always adds a spring to your leap.
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