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

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

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

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

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

Juliet to sit quietly amid Roseville apartment boom

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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The film producer turned passionate property developer Rebel Penfold-Russell has secured the first sale within  six prestige apartments in her North Bondi development, Coast.
The near-beachfront apartments each come with $5.5 million plus asking prices.
The $5.5 million first sale was a ground floor three bedroom apartment which had 187 square metres internal plus 125 square metres external space on title of the Ramsgate Avenue offering through <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-north-bondi-nsw-2026/177809">McGrath</a>. There are now just three remaining for sale given Penfold-Russell's desire to keep two.
{yoogallery src=[images/stories/2013/04/april26coast]}
Property Observer understands the initial ground floor apartment was bought by a local buyer.
Coast, on the Ben Buckler North Bondi headland, has been recently completed, the first new apartment project in 40 years on the iconic Ben Buckler Bondi Headland.
<img src="/images/stories/2013/02/coastapril29three.jpg" width="470" height="612" alt="coastapril29three">
The three-bedroom-plus apartments are set over the four-level complex to a SJB Architects design.
<img alt="bondifeb28one" height="257" width="470" src="/images/stories/2013/02/bondifeb28one.jpg">
<img height="255" width="470" src="/images/stories/2013/02/bondifeb28two.jpg" alt="bondifeb28two">
The block cost $6.05 million in 2007 in addition to the initial holding that cost $3.85 million in 2004.
<img height="256" width="470" src="/images/stories/2013/02/bondifeb28four.jpg" alt="bondifeb28four">
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Rebel Penfold-Russell secures first sale in the Coast, North Bondi deluxe development

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This week as I climbed a mountainous sand dune for the twentieth time in two hours with my legs burning, I found myself reflecting on property development.
I know, that may sound sick but I needed some distraction; it's school holidays and the kids and I were in the largest living coastal desert in the Southern Hemisphere. It was hot and I was tired.
The Worimi Conservation Lands or Stockton Bright Sand Dunes as they are known are part of beautiful Port Stephens in the Hunter Region of NSW.
As my five-year-old whizzed down the dune at breakneck speed, I glanced down to see yet another load of Chinese and Korean tourists spill from the four wheel drive bus. The tourists scurried up the dune; perched themselves on narrow boards and then launched down the dune. Cameras and phones clicked to catch the moment and reels of laughter rang out with chatter in languages I didn’t understand. Everyone was having fun.
The next day we boarded our dolphin watch cruise only to see the launch next to us load with literally hundreds of Asian tourists. As we searched the clear waters for dolphin, I chatted to the captain, I was interested to hear about the impact that particularly Chinese tourists were having on the NSW multimillion dollar tourist economy. And I was interested to see how this would trickle down to the Hunter Region's property market.
After years of relying on the coal mining in the Hunter to support our property markets, I could see a very real and different industry emerging right before my sunglass-covered eyes.  Tourism... Chinese tourism. So I did a bit of research and of course the NSW government are onto this potentially massive industry.
From my very brief research, a few Google searches and chatting to the people running the tours I took the kids on over the past few days, I learnt that most of the Asian visitors are day trippers, booked before they leave home on bus tours from Sydney that take them to various Hunter Region locations. They go to the vineyards and the Hunter Valley Gardens in Pokolbin, they go to Nelson Bay and do a dolphin cruise and have lunch before heading back to Sydney and stopping to ride the giant sand dunes on their way.
In the past twelve months, NSW had the largest share of Chinese visitors to Australia, as well as the largest share of Chinese visitor expenditure. Between July 2011 and June 2012, visitors from China to NSW increased by more than 15% to 335,500.
During the same period, NSW received more than 60% of all Chinese visitors to Australia, compared to Victoria at 51% and Queensland at 43%.
Within NSW, Sydney is their number one destination and the Hunter has so much potential to lure these tourists and cash in on their expenditure.
"Not only do the Chinese want our coal and iron but our sun, our smiles, our sights, our wine, food, our education services and our attractions,'' the former managing director of the Australian Tourism Export Council (ATEC), Matthew Hingerty said a few years ago.
Destination NSW reports that China has the potential to <a href="/news">contribute more than $17.4 billion to the NSW economy</a> over the period 2012-20 and be directly responsible for 13,900 jobs.
So how will this translate to the property markets around NSW and particularly the Hunter Region of NSW? I think it can only be positive, tourism is a growing industry that is creating jobs. I look forward to watching this emerging market that will impact on the local economies of the areas we develop in.
Jo Chivers is director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
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Chinese tourism to boost NSW Hunter Region: Jo Chivers

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As potential homebuyers are swamped for choice, property developers and builders are looking for new ways to encourage buyers through a range of incentives.
Incentives include furniture packages, rental guarantee, stamp duty savings, a marina berth and even a free boat ride.
The newest offering commenced on April 1 and includes a <a target="_blank" href="https://www.studioninerichmond.com.au/StudioNine_HermonandHermon_Terms_Conditions.pdf">complimentary $40,000 Hermon &amp; Hermon furniture package with the purchase of a Studio Nine penthouse apartment</a> in Melbourne’s Richmond.
Buyers will receive a gift voucher, which will then be redeemable at Hermon &amp; Hermon store that entitles them to $40,000 worth of Hermon &amp; Hermon furniture and a free personalised styling consultation. The offer expires May 31 and the voucher must be redeemed within 12 months of settlement.
Here’s a look at other incentives currently being offered:
Bonus Marina Berth at Mirvac’s Yarra Point
 
For contracts signed between April 1 to April 30, Mirvac is offering buyers in the <a target="_blank" href="https://www.yarrapoint.com/mirvac">Yarra Point development in City River Park Docklands a bonus Marina Berth</a> if the purchased apartment is over $1 million. There are only 12 berths available at Marina YE and are on a leasehold expiring December 1 2030. Million dollar residences include three bedrooms, two bathrooms and three car spaces.
5% rental guarantee
 
The 5% rental guarantee is not a new offer on the table but still remains popular with property developers. CBRE is offering buyers of its You and I development in Collingwood a 5% rental guarantee or up to $14,000 first home owner grant boost. You and I offers one-bedroom apartments starting from $359,000 and two-bedroom apartments starting from $512,000.
CBRE is also offering a 5% rental guarantee in April on its Lucia development in South Yarra. The incentive is only valid for contracts settled in April. Lucia offers two-bedroom apartments from $460,000 and a residents gym, swimming pool and a rooftop resident’s lounge.
Stamp duty savings
<a target="_blank" href="https://www.cbreresidentialprojects.com.au/NewProjects/Emporia/491.aspx?PRegion=57">CBRE is offering stamp duty savings of up to $45,000 in their Empora development in Prahran</a> if purchases are made before construction commences. Located on Commercial Road, one-bedroom apartments start from $370,000 and two-bedroom apartments start from $530,000. However buyers better get in quick, as demolition is now completed to pave the way for construction.
Meanwhile, Spec Property developers are offering to pay the stamp duty for apartments purchased off the plan in their Madison development in Doncaster. One-bedroom apartments start from $419,000, two-bedroom apartments start from $549,000 and three-bedroom apartments start from $745,000.
Hampton’s free boat ride 
 
It may not be a luxury furniture package of a marina moor but<a target="_blank" href="https://www.havenontheriver.com.au/cms-news/index.phps"> property developer Hampton offered a free boat ride</a> on the weekend for potential buyers to “experience the riverfront lifestyle for yourself”. The free boat rides were offered for three hours for those looking at purchasing in Abbotsford Haven neighbourhood. Haven offers a range of apartments and terrace homes priced from $950,000.
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Melbourne apartment buyer enticements include rental guarantees, marina berths and even a boat ride, as market ripe with new offerings

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If an agency offered you a $30 gift voucher to submit your home to an appraisal, with a promise of a $250 gift voucher if you listed it with them, would you believe the appraisal?  
This is life in the Perth market today. People are clamoring to buy and making offers above the asking price to secure a property. Agents who can’t get enough stock to meet demand are offering gift vouchers and frequent flier points to entice home buyers to list their properties for sale.  
Why is it this way in the Perth market at present? It’s because people are herd animals and in no activity are their pack instincts more alert than in real estate buying and selling.  
It was clear in the middle of last year that Perth was heading for a new phase of price growth. All the key indicators that forewarn a rising market were in place. But few people were buying.  
Why not, when the buying was good and the future was clear? Because the herd was sitting around in the sun, having a graze. Herd animals don’t like acting independently. They prefer the safety of the pack.  
Now the herd is restless. Those who have been sitting on a nearby fence have started to get the splinters out of their butts and join the herd.  
Why are people piling in and joining the pack? Because if everyone else is doing it, it must be right – right?  
Eventually there will be a stampede. The herd is easily spooked.  
This is why we have booms and busts in real estate markets.  
The average consumer would rather be part of herd that’s stampeding towards a cliff, than detach from the herd and trot in the opposite direction.  
Here’s the rub. No one ever got rich following the herd. Those who achieve notable success move in the opposite direction – or, at least, lead the herd, remembering to break loose before the pack reaches the edge of the cliff, where many herd members will meet a painful death (financially) or sustain major injury.  
Two years ago, when the Perth market was going nowhere, there were a lot more houses for sale than there are today. Conversely, there were few buyers, while today, with limited stock available, everyone wants to buy.  
Right now, according to reports, we have something akin to panic buying in the Perth market, particularly at the lower end. Many homes are selling within days of being listed or at their first open day. People are getting into bidding wars with competitors and paying well above asking prices.  
Were these buyers not in a position to act a year ago, when prices were low and competition was scarce? Did they not see the upward trend coming? Or was it simply that they were afraid to take action outside the comfort of the herd.  
This, sadly, is standard behaviour for real estate consumers. Their actions are driven, not by careful research and independent thought, but by the impulse to do what everyone else is doing.  
The herd rules.  
Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/">hotspotting.com.au</a>
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Perth property stampede is driven by herd mentality: Terry Ryder

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New South Wales and Tasmania have led the states in the the latest new listings activity figures published by RP Data.
New South Wales recorded a 15.4% month-on-month (seasonally adjusted) increase in listings, while Tasmania had a 14.5% increase.
<img src="/images/stories/2013/04/rpdatalistingsapril23one.gif" width="470" height="250" alt="rpdatalistingsapril23one">
<img src="/images/stories/2013/04/rpdatalistingsapril23two.gif" width="470" height="202" alt="rpdatalistingsapril23two">
The RP Data listings index provides a lead indicator for the number of residential dwellings that are being prepared for sale across the Australian housing market.
The index, which tracks the flow of metadata across RP Data’s real estate data platform, shows a 75% correlation with the number of new listings about to enter the market.
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NSW and Tassie lead new residential listings activity: RP Data

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A three-bedroom Werrington brick house was last weekend’s cheapest auction sale in New South Wales, selling for $300,000 according to Australian Property Monitors.
Located at 20 Dunkley Place, the house sits on a 562 square metre block of land and features a large backyard.
<a target="_blank" href="https://www.realestateview.com.au/Real-Estate/20-dunkley-place-werrington/Property-Details-sold-residential-5234711">The property </a>sold for $10,000 over the reserve price, which was set at $290,000. It last sold for $19,750 in 1991 according to RP Data records.
Its listing agent Paul Abassi of Laing+Simmons St Marys/Ropes Crossing told Property Observer there were seven registered bidders present at the auction, most of whom were potential investors.
“The successful bidder was an investor,” he said.
Based on Laing+Simmons’ estimated $360 rental per week, the price reflected a likely rental yield of 6.24%, slightly higher than the average rental yield in Werrington which currently stands at 5.5% according to RP Data.
Abassi added that the market in Werrington is “pretty strong”. While the area is populated by “older people”, he told Property Observer that new homes are coming up, and younger families are “buying and renovating”.
According to the latest report by RP Data, the <a target="_blank" href="/news">median sale price for houses in Werrington</a> is $335,000, up 2.5%% on last year. The average discount required to sell a house is 4.2%, while private treaty sales average 67 days on market.
Other houses currently on sale on Werrington include: 70 Reid Street, listed for $379,000 by JLB Real Estate Werrington, and 205 Victoria Street, listed for $509,950 by LJ Hooker St Marys.
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Investors compete for $300,000 Werrington offering which sells at 6.24% yield

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Just over a quarter of the unit hotspot suburbs picked by Australian Property Investor (API) magazine in its 2012 Hot 100 list outperformed the national unit market in terms of capital growth over the past year.
Mining towns like Gladstone and Mackay were among those that fizzled badly, analysis by Property Observer can reveal.
Of the 62 unit hotspots from the 2012 Hot 100 list where comparison are possible, only 16 suburbs managed capital appreciation greater than the 2.4% rise in national unit prices recorded for the year to December 2012 as measured by Australian Property Monitors (APM).
This follows Property Observer revealing earlier this week that of the <a href="https://www.propertyobserver.com.au/hotspots/hit-and-miss-hotspots-box-hill-flames-out-while-highgate-karratha-newman-and-other-wa-mining-locations-are-on-fire/2013042260643?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=hotspots" target="_blank">90 hot spot suburbs for detached houses</a> where comparison were possible, 25 locations recorded declined of 1% or more over the year, 19 locations treaded water, 34 recorded gains of between 1% and 10% in their median house prices and 12 managed gains of more than 10%.
The Property Observer analysis is based on APM median sales figures for the 12 months to January 2013 as quoted by API Magazine in its latest Hot 100 flagship issue.
The APM figures show that more than half of the 62 suburbs recorded price declines over the year to January compared with expectations that suburbs on the list should demonstrate capital growth over a 12 month period and beyond as part of a long-term investment play.
Notable unit failures were the WA tourism-focused town of Broome (unit prices down 22.8%) and mining-influenced Newcastle (-16.4%), Mackay (-15.9%) and Gladstone (-11.1%).
Worst of the bunch was Norwood, a suburb just 3 kilometres from the Adelaide CBD, where the median unit price fell 28% from $461,000 as of December 2011 to $328,000 as of January 2013.
Reasons for Norwood’s inclusion in 2012 include its seemingly good local council which “supports community sentiment and maintains standards”, its close proximity to the CBD and bus connections (though no train) and the appeal of its main street as a “popular shopping, dining and entertainment precinct”.
However, Norwood has been axed from the 2013 Hot 100 list, which features just three South Australian suburbs on its list and has totally excluded the inner suburbs of Adelaide.
South Australian suburbs on the 2013 list are Hackam West on the south eastern outskirts of Adelaide, the rural Riverland regional town of Renmark and mining town of Whyalla, despite the shelving of the Olympic Dam expansion project.
The second-worst performer was Broome in the Kimberley region, where median have fallen 22.8% over the comparison period.
Located 1,680 kilometres north of Perth and famous for its pearling, fishing and tourism industry, Broome made it onto last year’s list because of its proactive local council, good flight connections and a good mix of services and amenities including two major shopping centres, a university and a TAFE.
However, despite all of this, the median Broome unit price fell from $453,000 to $350,000 over the 12 months to January 2013.
Broome is not included on the 2013 Hot 100 list.
At the other end of the spectrum, Belmont, 7 kilometres north east of Perth, was the standout unit performer from the 2012 Hot 100 managing a 32% rise in its median unit price as was the South Australian mining town of Roxby Downs (up 29.6%) and Mandurah (17%), listed as a "lifestyle" location by API Magazine, 65 kilometres south of Perth.
The high number of suburbs where unit prices went backwards rather than forwards, as anticipated by API Magazine, highlights the challenges faced in picking hotspots and the importance of doing your own research.
In its guide to this year’s list API Magazine tells readers they should not buy a property in a location “just because it’s in the Hot 100”
“This list isn’t your due diligence. You must do your own detailed homework into any area you’re going to invest in, as well as the property type,” says API.
<table style="width: 446px;" frame="box" border="0" cellpadding="0" cellspacing="0">
<colgroup>
<col width="122">
<col width="324">
</colgroup>
<tbody>
<tr height="21">
<td height="21">Suburb</td>
<td>12 month change in median unit prices to Jan 2013 (units)</td>
</tr>
<tr height="21">
<td height="21" width="122">Norwood, SA</td>
<td width="324">-28.00%</td>
</tr>
<tr height="21">
<td height="21" width="122">Broome, WA</td>
<td width="324">-22.80%</td>
</tr>
<tr height="21">
<td height="21" width="122">Carindale, QLD</td>
<td width="324">-21.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Werribee, VIC</td>
<td width="324">-17.30%</td>
</tr>
<tr height="21">
<td height="21" width="122">Dunsborough,WA</td>
<td width="324">-16.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Newcastle, NSW</td>
<td width="324">-16.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Mackay, QLD</td>
<td width="324">-15.90%</td>
</tr>
<tr height="21">
<td height="21" width="122">Chermside, QLD</td>
<td width="324">-15.70%</td>
</tr>
<tr height="41">
<td height="41" width="122">Broadmeadows, VIC</td>
<td width="324">-15.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Parap, NT</td>
<td width="324">-12.20%</td>
</tr>
<tr height="21">
<td height="21" width="122">Gladstone, QLD</td>
<td width="324">-11.10%</td>
</tr>
<tr height="21">
<td height="21" width="122">Southport, QLD</td>
<td width="324">-11.10%</td>
</tr>
<tr height="21">
<td height="21" width="122">Ringwood, VIC</td>
<td width="324">-10.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Nundah, QLD</td>
<td width="324">-10.30%</td>
</tr>
<tr height="41">
<td height="41" width="122">Indooroopilly, QLD</td>
<td width="324">-10.00%</td>
</tr>
<tr height="21">
<td height="21" width="122">Port Lincoln, SA</td>
<td width="324">-9.70%</td>
</tr>
<tr height="21">
<td height="21" width="122">Frankston, VIC</td>
<td width="324">-9.00%</td>
</tr>
<tr height="20">
<td height="20" width="122">Bunbury, WA</td>
<td width="324">-7.20%</td>
</tr>
<tr height="21">
<td height="21" width="122">Coburg, VIC</td>
<td width="324">-6.20%</td>
</tr>
<tr height="21">
<td height="21" width="122">Townsville, QLD</td>
<td width="324">-5.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Dandenong, VIC</td>
<td width="324">-5%</td>
</tr>
<tr height="21">
<td height="21" width="122">Erskineville, NSW</td>
<td width="324">-4.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Ascot Vale, VIC</td>
<td width="324">-4.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Thornbury, VIC</td>
<td width="324">-3.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Enmore, NSW</td>
<td width="324">-3.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Mentone, VIC</td>
<td width="324">-2.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Granville, NSW</td>
<td width="324">-2.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Como, WA</td>
<td width="324">-2.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Northcote, VIC</td>
<td width="324">-1.90%</td>
</tr>
<tr height="41">
<td height="41" width="122">South Brisbane, QLD</td>
<td width="324">-1.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Armadale, WA</td>
<td width="324">-1.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Coorparoo, QLD</td>
<td width="324">-1.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Fremantle, WA</td>
<td width="324">-1.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Kellyville, NSW</td>
<td width="324">-0.90%</td>
</tr>
<tr height="21">
<td height="21" width="122">Orange, NSW</td>
<td width="324">0.00%</td>
</tr>
<tr height="41">
<td height="41" width="122">West Footscray, VIC</td>
<td width="324">0.00%</td>
</tr>
<tr height="21">
<td height="21" width="122">Midland, WA</td>
<td width="324">0.30%</td>
</tr>
<tr height="21">
<td height="21" width="122">Sherwood, QLD</td>
<td width="324">1.00%</td>
</tr>
<tr height="21">
<td height="21" width="122">Joondalup, WA</td>
<td width="324">1.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Turner, ACT</td>
<td width="324">1.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Carlton North, VIC</td>
<td width="324">1.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Stafford, QLD</td>
<td width="324">1.70%</td>
</tr>
<tr height="21">
<td height="21" width="122">Blacktown, NSW</td>
<td width="324">2.40%</td>
</tr>
<tr height="21">
<td height="21" width="122">Dickson, ACT</td>
<td width="324">2.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Box Hill, VIC</td>
<td width="324">2.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Maroubra, NSW</td>
<td width="324">2.70%</td>
</tr>
<tr height="21">
<td height="21" width="122">Highgate, WA</td>
<td width="324">3.80%</td>
</tr>
<tr height="41">
<td height="41" width="122">Osbourne Park, WA</td>
<td width="324">4.10%</td>
</tr>
<tr height="21">
<td height="21" width="122">Sunshine, VIC</td>
<td width="324">4.10%</td>
</tr>
<tr height="21">
<td height="21" width="122">Summer Hill, NSW</td>
<td width="324">5.20%</td>
</tr>
<tr height="21">
<td height="21" width="122">Perth CBD, WA</td>
<td width="324">5.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Magill, SA</td>
<td width="324">5.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Neutral Bay, NSW</td>
<td width="324">6.30%</td>
</tr>
<tr height="41">
<td height="41" width="122">Camperdown, NSW</td>
<td width="324">6.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Marrickville, NSW</td>
<td width="324">7.00%</td>
</tr>
<tr height="21">
<td height="21" width="122">Willetton, WA</td>
<td width="324">8.90%</td>
</tr>
<tr height="21">
<td height="21" width="122">Footscray, VIC</td>
<td width="324">11.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Warrnambool, VIC</td>
<td width="324">12.50%</td>
</tr>
<tr height="21">
<td height="21" width="122">Hamilton Hill, WA</td>
<td width="324">14.80%</td>
</tr>
<tr height="21">
<td height="21" width="122">Mandurah, WA</td>
<td width="324">17.00%</td>
</tr>
<tr height="21">
<td height="21" width="122">Roxby Downs, SA</td>
<td width="324">29.60%</td>
</tr>
<tr height="21">
<td height="21" width="122">Belmont, WA</td>
<td width="324">32%</td>
</tr>
</tbody>
</table>
</body></html>

lschlesinger-FZcF9M3vE6

Unit hotspots less hit and more miss: Broome, Newcastle and Gladstone among markets that flopped in 2012

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The Reserve Bank is certainly going to town on its housing market speeches at the moment, <a href="https://petewargent.blogspot.com/2013/03/dovish-rba-unconcerned-about-risk" target="_blank">as I previously noted here</a>. This week, the head of Financial Stability, Luci Ellis, gave a speech in Sydney, they key themes of which I summarise below.
Make no mistake, when the RBA prepares charts it does so with an underlying message in mind. Let's see what we can decipher.
Firstly, Australia is no longer the high-inflation country that it was in the 1970s and 1980s, but note how house prices did continue to rise even as inflation slowed.
<img alt="Graph 1: Consumer Prices and Housing Prices" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph1-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Why? Because inflation acts as a 'credit constraint'. In other words, interest rates include an inflation compensation component. So, as inflation fell, so did the inflation compensation component of mortgage rates.
Therefore, estimates the RBA, due to lower inflation, we might expect the borrowing ratio roughly to have doubled as measured against income multiples.
<img alt="Graph 2: Maximum Loan-to-income Ratio" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph2-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Says the RBA, they would have expected household debt to rise. And it has. However, the transition period ended way back in 2005. Since then, the debt-income ratio flattened, in their own words, "to a new, higher average"...
<img alt="Graph 3: Household Finances" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph3-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
And, in recent years, households have begun to save again.
<img alt="Graph 4: Household Saving Activity" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph4-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Expect on average national future dwelling price growth and credit growth to be slower in the future, says the RBA.
 
<hr class="system-pagebreak">
The population continues to boom, by around 380,000 persons per annum at the current rate of expansion, and the number of persons per dwelling has fallen dramatically over the decades. Therefore we need tens of thousands of new dwellings each year to house the rapidly growing population.
<img alt="Graph 5: Dwelling and Population Growth" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph5-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
The urban population of Australia is massively focussed on the two largest cities, with nearly 40% of us living in those two metropolises. We have a lot of land, but most people only want to live in a very small part of it: the "acceptable range of locations is limited."
<img alt="Graph 6: Urban Population" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph6-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Why the problems with constraints on supply? Largely, because individually we use so darned much of the desirable land. We live on enormous plots and have the least dense population of any country with cities of a comparable size. Only NZ is anywhere remotely close to Australia in this regard.
<img alt="Graph 7: Urban Population Density" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph7-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Land cost isn't the real problem, says the RBA, and it isn't government charges either, which make up a small component of property prices.
It's overwhelmingly the construction costs of our shiny new dwellings that makes new property an increasingly expensive proposition.
<img alt="Graph 8: Construction Costs" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph8-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Key quote: 
 "...the price of our low-density life has become unaffordable for some. 
 It therefore seems likely that our cities will become denser over time.
 If so, the mix of residential construction will be tilted more towards medium-density and high-density dwellings than in past decades."
 
<hr class="system-pagebreak">
 <img alt="Graph 9: Apartment and Medium-density Housing" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph9-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Prices are rising in some cities, notably Sydney and Perth. Flat for many years now in others such as Brisbane and Adelaide, and also very little house price growth in regional Australia.
<img alt="Graph 10: Dwelling Prices" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph10-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
I noted that the RBA prepares charts with a message behind them. We have seen the below chart before, intended to demonstrate that with lower interest rates, repayments on new housing loans aren't nearly as high as a percentage of household disposable income as the popular consensus would have you believe.
<img alt="Graph 11: Repayments on New Housing Loans" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph11-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Note how the RBA has added a second (blue) line now. The message being delivered here: not only are repayments now more affordable on new housing loans they are also considerably cheaper on existing housing loans.
The underlying point, with interest rates set to fall even further, appears to be: "Stop complaining about property prices, because your repayments are lower."
 
<hr class="system-pagebreak">
As noted above, we'll have more higher-density dwellings in the future, and fewer detached houses:
<img alt="Graph 12: Private Residential Building Approvals" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph12-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
But, the RBA highlights that it takes longer to build a block of apartments than it does houses in fringe suburbs.
The undersupply is set to become a major problem in some urban areas: "It might well be that construction lags – and concerns about supply – will become even more acute."
 It's a worrying trend of appropriate supply failing to meet demand, certainly in my part of the world (Sydney).
 Rental yields have been rising. Bond yields have been smoked.
<img alt="Graph 14: Rental and Indexed Bond Yields" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph14-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Lending standards have become much tougher - fewer low-doc loans, for example. This is good for market stability.
<img alt="Graph 15: Banks' Housing Loan Characteristics" src="https://www.rba.gov.au/speeches/2013/images/sp-so-230413-graph15-small.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470">
Summary: on average price growth and credit growth will be slower than we have seen in the past, but I am expecting the construction lag to cause a major undersupply of desirable dwellings in inner- and middle-ring Sydney suburbs and some other supply-constrained regions.
A further cut in interest rates on June 4 or perhaps a little later in 2013 may see median dwelling prices markedly higher by 2014 and payments on new housing loans revert upwards.
Pete Wargent holds a range of finance and property qualifications and is the author of <a rel="nofollow" href="https://petewargent.blogspot.com.au/" target="_blank">Get a Financial Grip – a simple plan for financial fr</a><a rel="nofollow" href="https://petewargent.blogspot.com.au/" target="_blank">eedom.</a>
 
 
 
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pwargent-M4siyDbqQY

Deciphering the RBA mindset as it paves the way for steadier dwelling price growth in 2013: Pete Wargent

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Melbourne has the greatest number of suburbs across Australia offering the potential for property investors to double their money in 10 years if house prices in these suburbs continue to appreciate at current rates.
However, across the country, there are more regional locations offering the probability of investors doubling their money in a decade than in city suburbs, according to the Autumn Investors report from RP Data.
In total, RP Data has <a href="https://www.myrp.com.au/investorsguide" target="_blank">identified 263 suburbs</a> across Australia that have recorded average annual value growth of more than 7.2% over the past five years.
According to RP Data, a compounding growth rate of 7.2% over a 10 year period will result in a doubling of the price of an asset.
Based on this calculation, Victoria has had the greatest number of suburbs on the list with 68, of which 38 of these are suburbs in Melbourne.
Melbourne is followed by Sydney with 26 suburbs, Perth with 19 suburbs and Adelaide with 14 suburbs.
Melbourne suburbs that have recorded annual value growth of more than 7.2% over the past five years include Heidelberg West apartments (7.8%), Cairnlea houses (8.2%), Derrimut houses (14.8%) and Clyde houses (12.4%)
Sydney suburbs include Eastern Creek houses (7.4%), Hillsdale apartments (7.9%), Campbelltown apartments (8.3%) and Belmore units (8.5%)
While Melbourne, Sydney, Perth and Adelaide make up the top four regions, the rest of the top 10 comprises regional suburbs, with many having links to the mining boom such as the Hunter region of NSW, the Pilbara region of WA and Mackay and Fitzroy in Queensland.
This re-affirms the point made by hotspotting.com.au’s Terry Ryder on Property Observer that <a target="_blank" href="https://www.propertyobserver.com.au/hotspots/key-regional-centres-will-again-be-property-growth-stars-in-2013-as-mining-boom-far-from-over-terry-ryder/2013010758638">regional locations are where investors should be looking</a>, particurlarly if they are seeking more affordable investment options.
The report found that he majority of suburbs that have recorded annual average value growth of 7.2% or greater are situated in regional areas of the country (55.7%) rather than capital cities (44.3%).
Across most states this same trend has been replicated with only Melbourne (55.9%), Adelaide (77.8%), Darwin (90.9%) and Canberra (100%) recording a greater proportion of suburbs listed within the capital city.
Nearly two-thirds (65%) all the suburbs which made the list made it for houses as opposed to 35% for units, but with RP Data noting that a much greater proportion of the overall housing market nationally is houses as opposed to units which is partially influencing these figures.
The ten regions with the greatest number of suburbs recording high levels of value growth accounted for 57.5% of the total suburbs across Australia.
<img src="/images/stories/2013/04/rpdatatoptenregionsapril23one.gif" width="470" height="396" alt="rpdatatoptenregionsapril23one">
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Melbourne leads regions where property investors can double their money in a decade: RP Data

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A two-bedroom Brunswick West apartment was last weekend’s most affordable sale in Victoria, selling for $300,000 according to Australian Property Monitors.  
Located at <a href="https://www.barryplant.com.au/brunswick/index.cfm?pageCall=property&amp;propertyID=2328525&amp;rssLink=true&amp;addBkmkPropertyID=2328525" target="_blank">3/608 Moreland Road</a>, the apartment (pictured below) sold at auction on April 20 through Barry Plant Brunswick.
<img src="/images/stories/2013/04/brunswickwestapril23one.jpg" width="470" height="295" alt="brunswickwestapril23one">
Jim Dandris of Barry Plant Brunswick told Property Observer that the unit was previously on the market at $292,000.  
There were about twenty people present at the auction, with two registered bidders, according to Dandris.  
Dandris said the successful bidder was an owner-occupier, who was likely to be a first-time homebuyer.
Based on Barry Plant’s estimated $275 rent a week, the price reflected a likely rental yield of 4.77%, slightly higher than the average rental yield in Brunswick West which currently stands at 4.1%.  
Dandris also told Property Observer the market in Brunswick West is “very good at the moment”, with first-time homebuyers and investors interested in the area.
According to the <a href="/news">latest report by RP Data</a>, the median sale price for units in Brunswick West is $387,500, up by 3.3% on last year. The average discount required to sell a unit in Brunswick West is 5.8%, while private treaty sales average 46 days on market.  
Other two-bedroom apartments for sale in Brunswick West include: 6/22 Whitby Street, <a href="https://www.realestate.com.au/property-unit-vic-brunswick+west-112961891" target="_blank">listed for $369,000</a>, and 12/380 Brunswick Road, <a href="https://www.realestate.com.au/property-apartment-vic-brunswick+west-112681687" target="_blank">listed for $345,000</a>, both by Nelson Alexander Real Estate Brunswick.    
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