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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Meriton boss Harry Triguboff has celebrated becoming an octogenarian with plans to spend $100 million on a 31,500 square metre industrial site at Mascot in Sydney with plans to build 1,000 apartments.
Triguboff has also called on the Reserve Bank to cut interest rates further to help stimulate a recover in the property market.
“There is no doubt that the catalyst for a property market recovery lies with the Reserve Bank dropping rates further,” Triguboff said in comments reported by The Australian.
He says reports of strong price growth in Sydney are confined to selected areas mainly within 10 kilometres of the Sydney CBD and driven by Asian buyer demand.
“The real test for property values will be if China’s economy starts to slow,” says Triguboff.
Triguboff is Australia’s sixth richest man with a $3.95 billion fortune according to Forbes Magazine.
He says the $100 million he will spend to acquire the Mascot site from industrial landlord, the Goodman Group, equals the most he has ever spent on a development site.
The Australian reports that a deal to the acquire the site is "imminent" following "on and off" negotiations.
He spent $100 million on a South Dowling Street site four years ago, the thoroughfare that runs past Zetland, Alexandria, Waterloo and Surry Hills, where most of Meriton’s inner Sydney apartments now stand.
It is his first site acquisition in Mascot, which has a mix of residential, commercial and industrial areas and is also where Sydney International Airport is located.
The three hectare site is adjacent to the Mascot railway station and is currently zoned for commercial mixed-use purposes and has yet to receive residential development planning approval.
In June last year Goodman said the site had potential for 800 to 1,000 apartments and 6,000 square metres of retail space.
It formed part of Goodman's special purpose investment vehicle, the Goodman Trust Australia (GTA), which launched in March 2011 via the acquisition of the ING Industrial Fund.
Triguboff says the project will take around four years to complete and will include a shopping centre, supermarket and other retail.
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Harry Triguboff celebrates 80th birthday with proposed $100 million inner Sydney site acquisition ..... and calls for more rate cuts

<html><body>Australian Property Monitors (APM) has released a list of results from 354 auctions in Sydney for the weekend of March 2. The clearance rate was 69.4%. <a style="font-size: 14px;" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM: Sydney's 354 auctions show a 69.4% clearance rate

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The day-to-day research we do at hotspotting.com.au continues to throw up locations where the number of home sales has risen significantly in recent times.
As I wrote in this column two weeks ago, one of the established patterns of real estate markets is that the number of sales taking place changes some time before prices react.
This happens both when markets are rising and when they are falling.
A significant uplift in the number of dwellings sales in a location will be followed, perhaps four to six months later, by a rise in prices. It takes time for the market to react to the new situation.
Similarly, prices will not react immediately when there is a sharp decline in sales numbers. Individual buyers, initially, will be unaware that the market is changing.
Investors can use this pattern in the current market climate to identify areas where prices will rise in the near future – and buy before they do.
Currently in Queensland, sales volumes are rising significantly in numerous markets around the state. We detailed some of these in the column two weeks ago. But it’s not confined to Queensland.
In the inner southern suburban area of Adelaide which I call the Tonsley precinct, a cluster of suburbs has recorded a 46% rise in sales numbers in just four months. Total annual sales in the suburbs of Clovelly Park, Marion, Mitchell Park, Seacombe Gardens, St Marys and Sturt, four months ago, was 266 houses sold. The latest update shows annual sales totalling 388.
These suburbs still have median prices a little lower than 12 months ago, but price rises are likely later in the year. This cluster of suburbs has multiple attractions, including affordability (most have median house prices in the $300,000s), good transport links to the CBD and proximity to a precinct of education and medical facilities, which include Flinders University and the Flinders Medical Centre.
This factor, which creates strong rental demand from people attending those institutions as workers or students (vacancy rates for these suburbs are 1% or lower), will be enhanced by the evolution of a new education precinct at Tonsley Park, formerly the site of a Mitsubishi plant.
A number of locations in Perth are also delivering significant lifts in sales volumes. Rockingham City beside the ocean in the south of the metropolitan area, four months ago recorded annual house sales totalling 1,580. The most recent figures show annual sales numbers have risen to 1,905 – a rise of 21% in four months.
Similarly, annual house sales in the inner southern suburbs of the Murdoch precinct have risen 8% in the past four months.
Melbourne overall is less likely to be seeing this phenomenon, because the state economy is weak and key markets are over-supplied. But still, within the Melbourne metropolitan area, there are markets where the number of home sales is increasing.
The suburbs around Dromana on the Mornington Peninsula, including Rosebud, Rosebud West and Safety Beach, have recorded a 10% rise in sales volumes in the past four months.
This is a key indicator for investors. Locations with strongly rising sales numbers – and/or strong rising residential rents – are likely to see a subsequent rise in prices.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>.
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terryryder-YECXbqmri2

Rising sales volumes will likely lead to rising prices: Terry Ryder

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It is a good idea to treat rental guarantees with suspicion and do the numbers several times to be sure they really stack up.
Buyers’ agent Catherine Cashmore warns against buying into a development that is offering a rental guarantee because “it is always factored into the sales price, and once the guarantee expires, the unit’s yield will revert back to market forces”.
Cashmore says current rental guarantees are in the order of 5% to 7%. If an investment has a gross return of 6% and the developer guarantees $300 a week rent that would put the purchase price at $260,000.
But if the market rent is in fact $250 a week, the property is really worth $218,000. This would have you paying 19.2% over the market value. The developer only has to pay $5,200 in total over two years to guarantee the $300 a week rent and the company would pocket $42,000 – or $36,800 net – on the sale price.
For great tips on buying off the plan, download Property Observer’s free ebook – <a target="_blank" href="https://propertyobserver.us2.list-manage.com/track/click?u=24bd0766a834290948593f5aa&amp;id=14e9848476&amp;e=7a53fc6dd9" rel="nofollow">14 tips for buying off the plan: The 2013 guide for investors and owner-occupiers.</a>
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Take rental guarantees with a grain of salt: Tips for buying off the plan

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Analysts are growing more confident of a sustained recovery in the property market following yet another strong weekend of auction clearance rates, with over two-thirds of residential properties selling at auction in Melbourne and Sydney.
However, some warn the market will need to keep its momentum after the Easter break later this month.
The Real Estate Institute of Victoria reported 69% of the 884 properties on the market sold, down from 72% last week, but up 8% from this time last year.
In Sydney, the number of properties for sale was increasing, with 22% more properties listed than in the corresponding period last year. There were 455 auctions in Sydney, compared to 374 this time last year, according to Australian Property Monitors' figures.
The clearance rate was at 69.3% for the 455 properties auctioned. Last week, <a href="https://www.smartcompany.com.au/property/054339-auctions-record-highest-results-in-two-years-as-buyers-sellers-respond-to-interest-rate-cuts">74.2% of properties sold</a>, Australian Property Monitors reported.
AMP senior economist Andrew Wilson told SmartCompany it was a "solid result" for the Sydney and Melbourne markets.
"Although the clearance numbers are down a bit on last week, they are still significantly higher than a year ago. Melbourne listing numbers are also down slightly, but some very high numbers are coming through in the next few weeks with Labour Day and Easter holidays coming up, numbers in the 1100-1200 range," he says.
Wilson was enthusiastic about Sydney's jump in residential property listings, but says the Sydney market has always been weaker than Melbourne's.
"Both markets are operating at levels closer to numbers of the boom period in 2010. Confidence builds its own momentum and it's off and running, but the full picture will be revealed come Easter," he says.
Wilson says while it's still early days, there is a momentum building fuelled by renewed confidence.
"While it's still perhaps early days, with three full weeks of auction activity there is a sense of momentum building in the market and there is a consistency about the numbers," he says.
"Both Melbourne and Sydney are moving in the one direction, indicating there is an underlying driving force. Low interest rates are generally fuelling both housing markets.
SQM managing director Louis Christopher says increasing market confidence is influenced by global factors.
"The positive housing market is driven by very low interest rates and renewed confidence in the local and domestic economy, created by the rise in stock markets and banks around the world," he says.
Notable auctions over the weekend included the sale of fashion designer Alannah Hill's Toorak Road home in Melbourne, which sold at auction for $4.365 million.
The most expensive house sold in Melbourne over the weekend was located on Domain Street, South Yarra and went for $6,450,000, according to the REIV.
Christopher says the results should not be taken as gospel as there are still a number of unreported auctions, but the positive results suggest a modest recovery in the market.
"2013 is looking increasingly positive and optimistic. We are quite positive and confident we will see real estate price increases throughout the course of the year, varied by city and locations but positive overall and we don't see the election influencing on the direction of the housing market," he says.
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yredrup-o4Anfe78KF

"Solid" weekend auction results for Melbourne and Sydney

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I read an interesting column this week penned by Madeleine Morris – a Melbourne based journalist and writer for the BBC.
The focus of her piece was our ‘lucky country' status and the inevitable costs that accompany that title’s privilege.
After starting her piece lamenting the inflated cost of limes – pointing out with an outlandish splutter that limes cost $2.25 each (in the UK they’re roughly $0.49c each) and consequently "storming out of the shop limeless" – I had to have some sympathy.
For every dollar of wealth we’ve gained as a nation, it’s been speedily called upon to pay for the rising costs of essentials such as food, water, electricity, and housing – all of which are stretching the limits of any supposed wage growth which for certain sectors of the community has been woefully inadequate.
Madeleine has been living in the UK for the past 12 years, so the recent price rises were more than a nasty shock.  When commenting on the insanity of paying over $2 for a single lime, the response from her father was as follows:
"Darling, look around. People here are rolling in money. We live in an unbelievably wealthy nation."
In case that statement caused you to splutter over your cup of coffee – wondering where your slice of the pie has disappeared to, it should have perhaps been framed a little better. The money we’re rolling in isn’t falling out of back pockets. In fact, an overwhelmingly large proportion of our national wealth – roughly 70% of it – is locked up in housing.
It’s certainly not a desirable situation. I’ve read more than enough property articles cutting and pasting ABS ‘wage growth’ graphs along with international comparisons – using them alongside housing inflation charts, with an abstract wave of the han, to brush away any concept that our residential real estate is overpriced.
Worse still are those which reference ‘property cycles’ without any qualifying data to show the ‘whys’ behind their research and the reason a future Australian profile may not be quite so sunny.
All stress the ‘underlying fundamentals’ of our market – supply, demand, population growth, so called ‘responsible’ lending practices, lower rates of interest, dual-income families – in an attempt to waylay any fears which may be induced by the oft-quoted property bears who commonly stress their case underneath lofty headlines of a ‘housing crash’.
However, it would be hard to protest that such large excesses of wealth, sitting in one comparably ‘illiquid’ asset class is favourable to a more balanced portfolio. Especially as the purchase of prime residential property in part of a self-managed super fund has outstripped growth of other SMSF investments by 50% over the previous four years and looks set to continue along this path.
Put simply, a larger proportion of Australians are relying on the increasing value of residential real estate to fund their retirement – hanging their hats on the old mantra that ‘property always goes up’ with little to qualify the data or paint the broader picture in real terms.
Furthermore, recent insecurities over prospected changes to current superannuation rules have encouraged a greater proportion to look towards an improving housing market as a relatively safe environment to park funds.
It’s all well and good whilst values are increasing, however thus far in Australia, those increases have been primarily inflated through careful – some would say intentional – market manipulation.
Decades of poor planning for population growth has ensured land values and the slowly reducing pool of established dwellings – favoured by most negatively geared and SMSF property investors as well as the vast majority of home buyers – inflate disproportionately under growing demand from the larger proportion of people who want to park themselves – and their investments – in our established capital city residential market.
A very real victim to come out of this is the construction industry. The overwhelming consensus amongst investors and home buyers – buoyed on through the heady experience of a decade’s worth of capital growth which has been arguably and “unsustainably” forged through periods during which it has outpaced the rate of inflation – is that 'established' is better than 'new.'
We're not effectively developing, planning or building infrastructure to lure demand away from this sector and it’s resulting in a construction industry that is dying on its foundations. Even with the recent ABS release of New Home Sales data, which saw a modest rise of 4% for houses and 4.9% for units over the month of January – it follows a long declining spiral in which the industry suffered its biggest job losses throughout the course of last year.
 
<hr class="system-pagebreak">
Outside of the carrot-and-stick approach of FHO grants or artificially low interest rates, new property remains a hard sell and, consequently, we have an increasing number of buyers fighting for a decreasing pool of ‘established’ second-hand property.
We’re effectively sentencing large swathes of home buyers to the relative 'Aussie' equivalent prices of London and New York, principally because we’re not producing a large enough recourse of ‘new’ alternative options which have the essential elements to attract the attention of home buyers and consequently ease demand.
When land is released in fringe locations, prices are artificially inflated with needless taxes and development overlays.  Furthermore, a woeful lack of infrastructure to facilitate the new estates – which every ‘Joe’ on the street recognises is needed at the start of a project, not 20-plus years down the line if we’re to lure buyers outwards - leaves many developers struggling to offload stock to a dwindling market which 'booms and busts' on the back of cash grants and ‘would you like an extra bedroom with that’ special offers.
The other 'alternative' is 'tower blocks' which, as I point out <a href="https://www.propertyobserver.com.au/residential/why-high-rise-accommodation-will-not-solve-our-housing-shortage-catherine-cashmore/2013021059249?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=observers" target="_blank">here</a>, are hardly suitable.
It should concern us all that construction lives in a state of relative stagnation – hobbling along despite the low-interest-rate environment – especially if we’re not going to start unravelling demand from established real estate sector and ease supply.
Building a portfolio of real estate investments and locking up wealth in property is all well and good for one generation – but not so good for the one following – unless we’re providing feasible alternatives.
Furthermore, a reducing pool of first home buyers entering the real estate market also isn’t so good for the mortgage-free 60-plus individuals looking to tap into their pool of equity and downsize.
Pyramids need the beavers at the bottom to keep the top pumped, and at the moment in our capital city established terrain, the beavers are coming from an increasing pool of investors which jolly along on the back of that unpredictable thing called consumer sentiment. I’d argue that it’s not the best foundation for a healthy real estate environment, which should ideally be built around the needs of its community.
Viewing housing as merely a tool to build wealth and drive the economy takes a fair amount of manipulation.  It’s not hard to keep prices inflated – if the worst happens, relaxing rules on foreign investment and providing a boost of cash grants as we did during 2008 – is effective enough.
Needless to say, the best investment any economy can manipulate is to look after the newer generations who will face their own fight to build enough wealth for retirement. The last thing we should aim to do is burden them with an increasing cost of residential housing.  In this scenario, what one generation gains is a shot in the foot for a large proportion of those not inheriting the ‘goodies.’
As it is, there is a limit to the tax deduction you can claim against super, however there is no limit to the tax deduction you can claim against negative gearing. It has been the best policy imaginable for property investment – that is investment into the established real estate market – but a largely dysfunctional policy to buoy up the new home market or assist the needs of younger residential home buyers.
Ideally, home buyers should be the core focus of any real estate market as it’s home buyers who bring true investment into a country – buy a piece of land and the propensity to 'settle’ and contribute to the local community, environment, and neighbourhood culture, provide the foundation blocks often only ownership can inspire.
However, for the inner-city areas where most want to live, the biggest furphy going is that it’s not possible to cope with a population squeeze without building a host of ‘rising oracles’ in the order of 100 metres or more.
A movement entitled <a href="https://www.policyexchange.org.uk/images/publications/create%20streets.pdf" target="_blank">Create Streets</a> in the UK is one such report that has forged inroads into the case for low-rise accommodation – rightly claiming the exact same number of residents currently situated in the aging tower blocks can be accommodated in low-rise dwellings taking up no extra space.
Another such figure to take note of is Robert Dalziel, the London-based architect for Rational House. He has visited nine cities around the world, including Mexico City, Shanghai and Berlin, to examine how to make high-density living agreeable for a broad demographic of home buyers – with author Sheila Quershi, he’s detailed his findings in a book – commissioned and published the Royal Institute of British Architects: entitled <a href="https://www.propertyobserver.com.au/https://www.amazon.com/House-In-The-City-Architecture/dp/1859464521" target="_blank">A House in the City — Home Truths in Urban Architecture.</a>
I’d suggest the construction industry would improve two-fold if we placed the same level of intelligence and innovation in Australia’s future design. However, at present, there’s little hope because it’s far more 'profitable' to build apartment blocks or multi-story dwellings, aimed at investors and housed by student renters, than it is to increase the supply of new accommodation for our home-buying demographic.
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Home buyers should be the core focus of any real estate market: Catherine Cashmore

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The prominent Sydney estate agents Robert and Leonie Klaric have established an independent property advisory service.
The duo established Klaric Partners in 1997 and in 2011 undertook its successful merger with McGrath Estate Agents.
They hope their new independent property advisory service will offer “one to one” advice for their past clientele as well as expanding their professional property services throughout the world.
The Klarics expect to assist as both vendor advocates and negotiate for buyers, though not in the same transaction.
He will advise clients on finding the right agent, as well as assisting buyers who have seen a property they wish to buy but can't get a beneficially negotiated price.
"A bit like a property bodyguard," Mr Klaric told Property Observer.
"I am able to step in and negotiate when buyers or sellers fear being mishandled.
"We will be negotiating advocates under the moniker: The Property Expert International."
Robert Klaric commenced in real estate in 1987. 
He says choosing an agency to represent sellers can become a very long, stressful and drawn out process.
He says he will also negotiate "a fair and reasonable selling fee "with the selected agency .
He expects the selected agent will remunerate Klaric by way of an introduction fee on the settlement day on the sale of the property.
"It is now a common real estate industry practice for one real estate professional to pay another professional real estate agent a referral fee or share part of the commission when they are recommended for the sale of the property or to another client," he said.
Already <a href="https://www.thepropertyexpert.com.au" target="_blank">the agency</a> has secured acquisitions for high profile buyers.
Last month Richard Wilkins from the Channel 9 Today Show secured an investment property at Mosman. 
The Moruben Road property cost $600,000 using Klaric's advisory service through David Gillian of Ray White LNS, and then available for rent at $580 a week through Ray White's Nicholas Yates.
Wilkins has written a testimonial on Klaric's website saying the attention to detail, research and negotiation skills used to secure the property on my behalf was simply exceptional.
"I believe you saved me well over $20,000 on our first venture... the first of many I hope," said Wilkins, the network entertainment editor at Nine Network Australia.


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jchancellor-FAypfDUnLy

Richard Wilkins $600,000 Mosman investment acquisition triggers high praise for Robert Klaric

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Dear Margaret
There is a very confusing and ongoing debate about houses and apartments which is quite confusing at times.
I need to ask you: in your opinion, which is a better investment and why?
Thanks in advance.
Regards
Opinder
 
This is an oft-asked question and, in my opinion, it shouldn’t be confusing at all!
Many investors start out with the notion that they will consider buying an apartment (also known as flats or units) as there is a perception that they are cheaper and represent a more ‘entry level’ price.
Alternatively, it’s believed that because a freestanding house has land around it, and land appreciates while buildings depreciate, a house ultimately becomes worth more.
Both of these notions are actually based more on myth than fact, for a number of reasons.
Firstly, an apartment can often have hefty body corporate levies which can add considerably to the holding costs.  If we considered that ‘profit’ in a property is the difference between the purchase price (plus costs) plus holding costs, and the eventual sale price (less costs), then these levies can add considerably to the holding costs and eat into profits.  One could argue that a body corporate’s sinking fund is like a savings plan for eventual repairs and maintenance, the costs of which you would otherwise bear alone, however a portion of these fees are for the type of ongoing maintenance which you’d probably carry out yourself if it were your home alone.
Secondly, it’s not proving true that a house and land necessarily grows in value more quickly than an apartment, and if the myth that buildings depreciate were true where it relates to value growth, then we’d be seeing all apartments go backward in value while all houses grow. Buildings do depreciate for tax purposes, and they do get older, requiring repair and maintenance (this applies to both units and apartments), however for value purposes this depreciation is not necessarily evident.  It’s a fact that in some areas the houses grow better than the apartments and in others the apartments are the better performer.
And that brings me to my final point – it’s demand which ultimately drives growth, not the property type. Therefore, the only way to establish whether to buy an apartment or a house is to discover what kind of people live in the area, and their preferred choice of property type. In some areas, such as those where young, childless couples live, apartments are the bigger sellers, and in others, such as areas where family units are settling, it will be houses. It makes sense to realise that the property type most in demand will also be the property type which grows better in value!
This is why property type choice should never be the first thing you do.  You should never decide to buy, say an apartment, and then go looking for the best area. You should always work out the best area to buy, discover the largest demographic in that area, and buy a property which suits that demographic. Buying a property which is not the preferred choice in any area is one of the biggest reasons investors do not get the outcomes they would like in terms of growth.
Margaret Lomas is a best-selling author and writes and hosts the popular Property Success With Margaret Lomas and heads up the panel onYour Money, Your Call, both on Sky News. She is the founder of <a href="https://destiny.com.au/dotnetnuke/en-au/home.aspx" rel="nofollow" target="_blank">Destiny</a>.
Have a property question? <a href="mailto:askmargaret@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

Ask Margaret: Are houses or units the better investment?

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Is property still a good investment? The last few flat years in our property markets and concerns about the potential for future capital growth has some investors worried.
They are wondering what’s ahead for property, especially as they’re hearing some commentators suggesting we’re in unprecedented times.
You just have to look back further
The problem is these people don’t have a big enough rear vision mirror. Some of us with grey hair see clear parallels with the past.
So I thought that today I’d delve into my memory and see what we can learn from previous cycles to help you understand where our markets are heading.
But before I do, I’d like to remind you that even though we’re currently in the flatter stage of the property cycle, the bottom line is that as a long-term investment, property is hard to beat.
I remember reading a research report from Massey University suggesting that Australian residential property has been the best performing asset class over the long haul. The study dated back to 1920 and showed that property produced an average return of around 15% per annum (combining rental income and price gains) over all those years.
These figures don't really reflect how good property is as an investment as they don't take into account the power of leverage and the higher returns you can obtain on your own funds. When you factor this in, property far outperforms all other asset classes over the long term.
The market moves in cycles
But don’t get me wrong, while there's little doubt that property is a potent long-term wealth-builder, it clearly goes through cycles just as other investment classes do. This means the reported high long-term average returns take into account periods of very high growth and also periods when property went nowhere for a few years.
A good example of that is those who bought a home or invested in the Sydney property market at its peak in 2003 would have seen the value of their properties stagnate, or even fall, over the next five years or so.
But I’m getting ahead of myself. Let’s go back in time…
Has this happened before?
Back in the early 1980s house prices across most of the capital cities were stagnating for a couple of years. Melbourne's median house price languished at about $50,000 from 1980 to 1983 then grew steadily but unspectacularly before really taking off in 1987.
In Sydney, the median house price reached about $80,000 in 1981 and stayed there for the next four years. Perth prices were falling in 1983, and Brisbane house prices were going nowhere after a year or two of 25% returns in the early 80s. It took until 1987 before these property markets all began to boom again.
In Adelaide, there was a major rise in property prices between 1982 and 1984, and then growth slowed, before values only grew around 5% for most of the 90s until 2000.
After crashing in 1990, property prices in Sydney and Melbourne stayed flat until 1995 and then slowly started moving upwards.
It wasn't until 2000 that prices in Brisbane finally took off after a decade of growing at 5% or less per year. Interestingly this was despite a huge influx of immigrants from other states coming to the Sunshine State. And obviously they’ve been falling over the last few years again.
In Perth, a short recovery followed the boom and bust of the late 1980s and early 1990s. The market there ambled along, with annual returns at about 6% until its boom in the middle of last decade, where Perth's median property price overtook all capital cities other than Sydney. And then, of course, prices have fallen over the last few years and are still 4% below their peak of 2007.
And like all the other capital cities, Sydney also experienced a period of flat property prices after they peaked in late 2003 and didn’t start rising again until 2008.
What’s been a little different over the last few years is that property prices fell at much the same time in all our capital cities, and as you can see from the chart below, they are all still below their peaks of a few years ago.
So what’s the lesson?
In short, each state has its own property cycle and there are cycles within each cycle. Different areas, different prices points and different types of property have their own cycle.
Looking into these further, you’ll find that in each 10-year period there seems to be three or four years when the market is flat, three or four years of low capital growth, and a few years of strong price growth during the boom stage of the cycle.
Clearly property investors must be aware of and prepared for these cycles.
However, as we’ve learned over the last few years, it’s hard to remain positive in the middle of the flat period of the property cycle.
When you look at the property prices that prevailed 10 and 20 years ago and look at property prices today, it’s clear that property investment is a long-term play. You need to be patient as, over the long term, values in our major capital cities have doubled every seven to 10 years.
What are the factors behind these cycles?
It's the old story of supply and demand. Property prices are pushed up by the demand created by a healthy economy, high levels of employment, population movements caused by migration and immigration and positive market sentiment.
They are dragged down when the economy performs poorly, when interest rates rise, when employment and immigration figures fall, when supply exceeds demand and when those in the market are nervous about their wealth and their future.
Cycles are an inevitable part of any investment market and our property markets are behaving normally at present.
So what’s ahead for property?
The cycle is moving on. It always has. There is <a target="_blank" href="https://propertyupdate.com.au/2012-the-year-the-property-market-turned/">strong evidence</a> that our property markets bottomed in May last year.
Currently, the fundamentals are good for property. Our economy is performing well and interest rates are low and likely remain so for a while. Unemployment remains low, which means most Australians feel secure about their jobs.
The world’s economic problems are sorting themselves out, and the final piece to the puzzle – <a target="_blank" href="https://propertyupdate.com.au/the-final-piece-to-the-property-puzzle-has-fallen-into-place/">consumer confidence – is slowly returning</a>.
Most household budgets are in good shape as they’ve paid down their debts over the last few years. This puts them in a good position to get involved in property this year.
Some will just renovate or improve their homes. Others will take the next step and upgrade to a new home. And more first home buyers will get a foot on the property ladder pushed by higher rents and lower interest rates.
At the same time, strategic investors are looking at getting set for the next stage of the property cycle and more Baby Boomers are investing in property through their self-managed superannuation funds.
However, others will hold back at this early stage of the property cycle, waiting for more signs of certainty. Of course, while they are waiting, many will miss out on significant property price growth the strategic investors who get in early and buy counter-cyclically will enjoy.
What about affordability?
 
Every cycle I hear the cry: "Property prices are too high! They can't keep going up like that."
I remember it in the early 80s and then again in the late 80s when people said house prices just can't go up any more: "They are so high our children will never be able to afford a house."
But prices doubled over the next decade until they again said the same in 2003 as prices rose through the boom that started in 2001. Of course many are saying the same again now.
However, recent RBA and HIA-Commonwealth Bank stats disagree, suggesting housing is the most affordable it’s been in a decade.
Recently, economist Christopher Joye used the following graph in The <a target="_blank" href="https://www.afr.com/p/blogs/christopher_joye/housing_values_maintain_build_up_N2u1LtLLkNmHCKvZXOxlFJ">Australian Financial Review</a> to make the point that mortgage repayments as a share of our disposable income are the best they’ve been for a decade :
In summary
Our property markets are behaving normally as they work their way through their individual property cycles.
Within each state the property markets are fragmented – at different price points and geographically, but overall increasing consumer confidence is bringing homebuyers and investors back into the market.
Are you ready to exploit the property investment opportunities that will arise this year?
Michael Yardney is a director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Strategists</a>, which creates wealth for its clients through independent, unbiased property advice and advocacy. He is best-selling author, one of Australia's leading experts in wealth creation through property and writes the <a href="https://propertyupdate.com.au/category/property-investment/" rel="nofollow">Property Investment Update</a> blog. Subscribe today and you'll receive a free video, The Golden Rules of Property Investment.
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What history can teach us about what’s ahead for property: Michael Yardney

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There are two methods of sale for residential property in Victoria: public auction and private sale.
Making a choice between the two is best done in conjunction with your real estate agent. After all, you have employed them to sell your home and they have developed a high degree of professional expertise from which you can benefit.
There are, however, some core features of each method that you need to be aware of.
Public auctions are held at an advertised time and place. This means the price you will receive for your property will be determined in a transparent manner by bids made in public at your auction.
A private sale is different. The price at which your property will be sold is determined by negotiation between your estate agent and potential buyers. The negotiations will take place in private
There is also another important difference between a private sale and a public auction of residential property.
If you sell privately, within three business days of signing a contract your buyer is allowed to change their mind, ‘cool-off’ and cancel the sale. But, if you put your property up for auction and it is sold in the three days leading up to, on the day of, or within three days after your public auction, your buyer cannot ‘cool-off’.
The use of auctions fluctuates in line with the market. At times when the market is not delivering strong price growth they comprise around 15 to 20% of all sales in the metropolitan area and when it is strong they can account for between 20 and 30%. Auctions are also used in regional areas, but on a very selective basis.
The sales method chosen differs across Melbourne. Auctions are more prevalent in the inner city than the outer suburbs. The REIV website has maps demonstrating this on a suburb by suburb basis allowing sellers to undertake some of their own research.
The overall state of demand in the auction market is generally measured though the clearance rate statistic and whilst it is a very useful guide it can’t replace attending an auction and watching the bidding if you are looking to buy or sell.
Enzo Raimondo is CEO of the <a href="https://www.reiv.com.au/" target="_blank" rel="nofollow">Real Estate Institute of Victoria</a>.
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