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.

Joel Robinson

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

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

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

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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Are your loans stopping you from being a successful property investor?
Many investors wonder how they will ever build a property portfolio when they’ve been told they can’t access any more equity by their lender.
Or they feel like they can’t afford the payments on the loans they already have and even one property feels like a stretch, even though on paper their properties are nearly cashflow neutral or even positive.
Or they feel like they are still paying too much tax.
You would be surprised how many times people come to us with these same questions and don’t realise that often the loans they took out are causing some of the problems and holding them back from being a successful.
So how does this happen?
The first thing to remember is that banks and lenders are not property investing or tax specialists. Their job is to sell a product. It’s a bit like buying a car to tow a caravan; if you just ask for the cheapest car and don’t mention they want to tow a caravan you will probably end up with the wrong car.
John’s case study
Here is a typical case study from our team in Melbourne, where John* was referred by a friend.
John explained that he has 10 properties all with loans to one major big four bank lender, and would like to buy property number 11. However, this time when John approached his previously helpful bank manager, he was told that the bank could not lend him anymore money and he didn’t have sufficient equity.
For John this was a big surprise because he was on a much higher income than his last property purchase and the majority of his properties had also increased in rent and market value, thus increasing his equity position. He was also sure by his calculations that because of this all his properties were almost positively geared and in fact his previous accountant had told him that he would have to pay tax on the new rental earnings.
So, what was going on and why couldn’t his bank manager assist him?
After reviewing John’s financial position and completing a preliminary assessment, John’s finance strategist and accountant were able to determine that:
<ol>
<li>John’s current bank loans had expired on interest only and rolled over into principal and interest payments. This had the effect of increasing his monthly commitments and reduced his cashflow;</li>
<li>John's current bank had also cross collateralised his whole portfolio (10 properties including his owner occupied property), which impacted his overall equity position and borrowing capacity. Therefore, any changes to the current loans (and/or any request of additional lending) required the valuation and reassessment of all the properties/loans in his portfolio. This meant that his borrowing capacity was being tested on the total loans at the higher of the bank new loan testing interest rate further restricting what he could potentially borrow;</li>
<li>Due to John’s substantial borrowings with the one bank, he had also reached the bank's loan limit and mortgage insurer exposure level of $2.5 million, meaning that he could not borrow any“additional money” and/or had to reduce the overall loan-to-value ratio (LVR) to 70%. This also negatively impacted what equity could be accessed and also what John could then borrow;</li>
<li>Several of John’s loans where on older loan products with interest rates that were 0.1 percentage points or more  higher than new more competitive loans being offered by the same bank; and</li>
<li>John’s previous accountant had been overlooking some depreciation that John was entitled to. The team also identified some tax deductible loan portions that further improved John’s tax position &amp; negative gearing add back for serviceability.</li>
</ol>
 
The solution for John was to regain control of his financial position
Once John had worked with his lending and accounting specialist he was in a much better position to achieve his goals.
The 1st step was to have his team arrange for valuations on each property in his portfolio, all ten in total. Once the valuations were received, he was able to ascertain his equity position and start reviewing his borrowing capacity on all the current loans in his portfolio and ascertain whether further equity could be obtained as well as funding for the new purchase.
The 2nd Step was the “uncrossing” John’s securities with his current Bank so that all loans were secured against individual properties/or the property in which they related to. This provided John more flexibility in his portfolio and the ability to change lenders/access equity/sell property more readily should his financial position require this.
Once the 2nd step was completed, the uncrossing securities and overall restructure, he was able to refinance 2 of his current properties loans to a new lender to release further equity of $300K and obtain a  pre-approval with a third lender of $500K to purchase his 11th property.
Keep in mind that all of this has allowed John to rebalance his portfolio and exposure levels for future property investing. And the initial steps of reducing his loan exposure with his current Bank to below the $2.5 million has given him enough room to potentially increase these facilities in the future.  In addition simply by completing these steps, he has drastically improved his cash flow position, saving over $2,000 per month!
The end result
<ul>
<li>Ensuring John’s property portfolio was uncrossed and balanced to suit him (and not the bank);</li>
<li>John’s borrowing capacity was maximised by utilising his negative gearing and add backs to access $300,000 additional equity for further investment and “buffer” purposes;</li>
<li>All his loans and sub accounts were structured correctly for accounting and tax purposes;</li>
<li>His loans were negotiated to obtain the maximum discounted rates where possible to improve cashflow;</li>
<li>All his investment loans were interest only and not principal and interest; and</li>
<li>A loan approval for his 11th investment property at $500,000 loan amount.</li>
</ul>
 
Albert Waldron and Lauren Mamaj are part of the team of property investment specialists at <a href="https://www.chan-naylor.com.au" target="_blank">Chan &amp; Naylor</a>, national property, business tax accounting and wealth advisory group 

 
 
<ul></ul>
<ol></ol>
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How your loan structure could be hindering your property investment potential

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As the Commonwealth Bank’s chief economist Michael Blythe says, the RBA pays “a lot of attention” to the unemployment data – and so should property investors and buyers.
Most home owners need to have a job in order to secure and pay off their mortgages.
Unemployment rose – as expected – by 0.1 percentage points over November to 5.4%, but there’s more to the monthly labour force data than just the change to the headline unemployment rate.
Here are seven points to ponder from the December figures:
Nationally, employment is trending upwards
On trend measures (rather than using seasonally adjusted figures) employment is trending upwards at a modest pace, with 7,000 jobs added. According to bullish HSBC chief economist Paul Bloxham, the trend data “cuts through the month-to-month noise”. Rising employment could temper the RBA’s eagerness to cut the cash rate. Bloxham is the only bank economist tipping the cash rate to rise to 3.25% this year.
However, a fall in the participation rate is masking higher unemployment rate 
The participation rate (those employed or unemployed but looking for a job) was flat in December but is trending down. Westpac points out that if the participation rate were holding closer to its average since March 2008, then the unemployment rate would now be around 6% rather than 5.4%.
 Employment is growing in some non-mining sectors
Looking at December quarter data (October, November and December combined), Bloxham points out that employment is rising in some of the “exchange rate sensitive industries” including manufacturing, as the “effect of the high Australian dollar starts to wear off”. Again this suggests the economy may be starting to rebalance away from mining, suggesting a wider economic recovery.
But unemployment is rising in Queensland and is at 6.2% 
Those hopeful of a recovery in house prices in south-east Queensland should keep in mind that the state still has the highest unemployment rate on the mainland, well above the national average, and that it rose by 0.1 percentage points to 6.2% while the national unemployment rate fell. Westpac labelled the Queensland December unemployment result as “very poor”. The state’s unemployment rate has been above 6% since August last year – a drop in this rate could bode well for a pick-up in demand for housing, but should it continue to remain elevated a recovery could be further off.
Unemployment rate lowest in WA, but higher than six months ago
The biggest beneficiary of the mining boom, Western Australia, has the lowest unemployment rate of any state or territory at 4.3% – well below the national average. Six months ago, though, WA had an unemployment rate of 3.5%. ANZ notes that employment growth in Western Australia was strong over 2012 but “moderated towards the end of the year as the iron ore price fell sharply and the global outlook became more uncertain. Strong population growth has meant that the unemployment rate has increased a little in WA as a rising share of jobseekers has not found work”.
NSW employment trending upwards
NSW employment growth is up a solid 1.6% year-on-year, with ANZ noting that this was  accompanied by a “broadly unchanged jobless rate over the year”. This bodes well for expectations of moderate recovery in house prices in Sydney and other parts of the state in 2013.
 
Unemployment rate among youngest-seeking work at 14.1%
Loans to first-home buyers fell from 18.7% to 15.8% over November according to ABS housing figures. December unemployment figures show that those aged between 16 and 24 seeking full-time work, the unemployment rate stands at 14%, up from 13.5% in November. A year ago the unemployment rate for this category of prospective workers was 13.3% and it was less than 10% before the GFC – many of these people seeking work are potential first-home buyers.
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Unemployment rises to 5.4%: Seven insights for property investors and buyers

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Another inner-Brisbane apartment project will soon start to rise above the Brisbane River, with developer Devine to begin construction of its $58 million, 111-apartment DoubleOne3 project in February.
<img alt="teneriffe11" height="600" width="437" src="/images/stories/2013/01/teneriffe11.jpg">
The project in the riverside suburb of <a target="_blank" href="/news">Teneriffe </a>has sold strongly since being launched late last year, with 70% of the 111 apartments now sold, worth more than $37 million.
Construction will begin one month ahead of schedule, with completion and settlements set to take place in May next year.
Teneriffe was only officially classified a suburb in January 2010, having previously been included as part of <a target="_self" href="/news">Newstead</a>.
It is just east of Fortitude Valley, in between New Farm and Newstead and has a ferry service connecting the suburb to the CBD.
DoubleOne3 is one of four inner-Brisbane projects that commenced off-the-plan sales in the November quarter, with the others being The Plaza (Metro Property Group), Atrio (Drew Group/Trident Corp) and Evvien (Evviden Development).
Inner Brisbane is a hotspot of apartment projects, with the November 2012 Midwood Report noting more than 50 high-rise and medium-rise apartment projects currently being marketed off the plan or being sold while under construction.
The top-selling project over the November quarter was Metro Property Development’s Cambridge Towers, part of its Central Village project, which managed 79 off-the-plan sales since launching around the same time as of DoubleOne3.
DoubleOne3 with 39 sales recorded over the same time period, was the second-best selling project. 
Devine’s major project in inner Brisbane is its Hamilton Harbour development, in partnership with Leightons, five kilometres further up the Brisbane River.
According to Midwood figures, Harbour One and Harbour Two are almost sold out, with just 20 out of 521 apartments still up for sale.
There are still 62 apartments for sale in Hamilton Harbour – Riverside Hamilton, which features 189 apartments.
According to Devine’s general manager of apartments and development, Cameron Mana, the DoubleOne3 project has proven popular with a geographically diverse range of owner-occupiers and investors, underpinned by the ongoing recovery of the local apartment market.
“To be commencing construction ahead of schedule is a great result for our buyers and an endorsement of both the project and the appeal of the Teneriffe area.
“With sentiment continuing to improve as borrowing costs fall we are confident the remainder of the apartments will be sold prior to the completion of construction,” he says.
 
<hr class="system-pagebreak">
 
Among the features of DoubleOne3 is a rooftop terrace with views of the Brisbane CBD skyline.
<img alt="teneriffe2" height="353" width="470" src="/images/stories/2013/01/teneriffe2.jpg">
The ground floor will include offices and retail tenancies, which has already been sold to Arthur Properties and is earmarked for a café, takeaway pizza, wine bar and bottle shop, hair salon, convenience store and gymnasium.
<img src="/images/stories/2013/01/teneriffe3.jpg" width="470" height="353" alt="teneriffe3">
One-bedroom apartments in the project start from $375,000, and two-bedroom, two-bathroom apartments start from $580,000, with both including secure car parking.
They feature spacious balconies and floor-to-ceiling windows, with some offering views of the CBD and the Brisbane River.
Since 1996, Devine has completed more than 3,000 apartments valued at more than $1 billion in Brisbane, with completed projects including Charlotte Towers, Festival Towers, River City Apartments and River Place.
According to census 2011 data analysed by <a href="https://www.propertyobserver.com.au/news/inner-brisbane-apartment-market-dominated-by-investors-with-20-something-tenants-angie-zigomanis/2012110557620" target="_blank">BIS Shrapnel’s Angie Zigomanis,</a> occupants in inner-Brisbane apartments are heavily skewed into the young adult age groups, being dominated by those aged 20 to 39 years old.
Zigomanis says the inner-Brisbane apartment market is “dominated by investors”.
“At the 2011 census, 58% of apartments were owned by investors and were rented out. Some 11% were reported as unoccupied.
“While some of these unoccupied dwellings are vacant and available for rent or sale, or by occupants who were away on census night, the majority are likely to be “lock-up and leave” – apartments owned as a second home by an owner living elsewhere, or as a long-term speculative purchase,” he says.
Midwood recorded 189 new apartment sales over the November quarter, compared with 74 in the previous corresponding quarter.
In total there are around 1,300 new apartments up for sale.
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Devine to begin building Teneriffe apartments with rooftop CBD views early after strong off-the-plan sales

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There are few auctions scheduled for this week as the auction market gets off to a slow start for 2013. 
Just 96 auctions are scheduled across all capital cities from January 14 to January 20. Australia's auction capital, Melbourne, has just 37 auctions scheduled for this week, including some in Portsea.
Click to enlarge
<a href="/images/stories/2013/01/rpjan16.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/01/rpjan16thumb.gif"></a>
 
 
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Auctions off to a slow start in 2013: RP Data

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Foreign tourists are travelling to Australia in record numbers, an increase the tourism industry is attributing to savvy marketing by Tourism Australia in Asia.
Figures from the Australian Bureau of Statistics released yesterday show the number of people travelling to Australia was up 6.9% on the same time last year.
While New Zealand continued to be the biggest source of tourism arrivals for Australia, Chinese visitors rose by about 14% in November. China is now Australia's second largest source of foreign tourists, beating the United Kingdom.
The growth in tourists from Asia was not limited to China, with Malaysian and Thai tourists increasing by 35% and 27% respectively.
The industry's peak body, the Tourism and Transport Forum, attributed the boost in numbers to an increase in flights by Asian airlines and successful marketing campaigns in the region by Tourism Australia.
John Lee, chief executive of the TTF, told SmartCompany there were increases across the board, with the exception being the UK.
"The passenger movement tax in the UK is just decimating outbound travel from the UK. It means a family of four pay just under $800 in taxes alone to travel from the UK to Australia," he says.
Lee says the strength of the tourist numbers coming from China, north Asia and south-east Asia is "heartening".
He attributes much of the growth to Tourism Australia's advertising campaign that was launched in June last year and garnered over 24 million hits on the ad, with 20 million hits in China.
"Millions and millions have seen the ad and have transferred their psychological intention to booking tickets and that is great news for our sector," he says.
"Now it is the Asian Century with huge growth from Malaysia, India and Thailand and, if we get it right, rather than the rivers of coal of the past 10 years in Australia there is an opportunity to have rivers of visitors from Asia."
Lee describes Tourism Australia's digital campaign and strong reach into new markets as "phenomenal" and singles out the leadership of managing director Andrew McEvoy and chairman Geoff Dixon.
"We are seeing the fruits of that intelligent strategy deployment. It is all about marketing where you are going to make a difference," he says.
"Andrew jokes China is an overnight success but it has taken 10 years to come to fruition."
Some 66,000 visitors traveled to Australia for business purposes. 
The ABS figures also revealed Australians are continuing their love affair with overseas travel, with the number of people flying abroad for holidays or business rising by 2.5% in November.
For the year to November, a record high of almost 8.18 million Australians travelled overseas.
"We still have a passenger deficit of six million inbound and eight million outbound but we were seeing outbound growth of over 10% last year and that is shrinking and is now back to 5.6% and dropping," Lee says.
"So it seems as though that is capped and it is dropping. I think there was an absolute spurt of outbound movement with the rise of the dollar and a perception of a once-in-a-lifetime opportunity to see other parts of the world."
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
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Foreign tourist numbers up 6.9% from last year, with Asian marketing increasing

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Each year most Australian newspapers publish the results of a public opinion poll inquiring into the relative social standing of various professions and occupations. Ambulance drivers, firefighters and nurses usually vie for top spot and teachers usually do well. Property developers are not offered to the public for rating, but the treatment meted out to real-estate agents – 36th of 40 in the 2008 survey – would suggest that property developers would appear near the foot of the list. Would that be fair?
No, according to Gerry, because the voters in the poll don’t understand the developer’s situation. Everybody learns sooner or later that the enjoyment of one’s property rights is largely dependent on what others do in the neighbourhood. Therefore sensitivity will always surround possible changes in land use, local traffic, streetscape, noise, smells and so on. Their property is important to people for a very wide range of often conflicting reasons, so shared understandings and evaluations of change rarely arise naturally and, for good reasons, are hard to create. On top of all that, the developer is looking for a profit at a rate sufficient to compensate for the risk he or she is running and to cover the occasional loss-making venture. This is rarely a popular motive among the neighbouring onlookers who know little or nothing of the risks the developer runs and who fear they may be the source of any profit that is made rather than among the recipients or beneficiaries of it.
In short, before the developer even arrives the jobsite contains all the makings of heated conflict: angry words and contemptuous dismissals, lengthy vendettas and furious dialogues where nobody is listening. It shouldn’t surprise anybody then if fears and hopes of all shapes and colours gather around a vacant building site and the developer is cast as the devil.
Second, he claims the public forgets how much the activities of property developers are constrained by limitations imposed by our system of property holding, by local authorities’ rules and whims, our long-standing neglect of urban planning and the control that must be ceded to the banks to obtain capital funding. ‘Today’s city is not an accident. Its form is usually unintentional but it is not accidental. It is the product of decisions made for single, separate purposes, whose interrelationships and side effects have not been fully considered.’
 Councils don’t decree that their cities should be beautiful, let alone adventurous or stimulating. For most of Gerry’s early career they limited themselves to ruling out what they wouldn’t stand for because that is easier to do; and that negative perspective has survived quite well the change to basing planning on ‘desired futures’. Positive civic thinking remains at a discount; and when it manages to make an appearance it still faces an uphill battle to convince Adelaide’s habitual nay-sayers and timid safety-firsters. Banks and other finance sources don’t fund developers to build attractive cities, they provide finance so their clients can make a profit and the bank can collect fees and interest income. Anything else is secondary and a developer who thinks differently usually knows better than to say so too often or too loudly.
The beautiful and well-functioning cities that people say they want only become likely when governments provide some form of protective cover and creative input, allowing or perhaps requiring those aesthetic, social and other non-monetary considerations to feature in the project’s objectives without knocking the profit and loss accounts too far out of kilter with the financier’s expectations.
 
<hr class="system-pagebreak">
 
Gerry agrees that some forms of development-related corruption must occur or have occurred in Adelaide. He says there is no way of knowing whether it is as highly developed as in Queensland or New South Wales, but believes only the naive would suppose SA is free of what is occurring elsewhere. There have been decisions taken and moves made in years gone by – he won’t even hint at details – that he can’t explain unless some form of favouritism based probably on covert inducement or behind-the-scenes political pressure was involved. He mentions some counter measures that could be introduced but cautions that they would need to be carefully designed and policed or they would simply be evaded by those who didn’t mind breaking the law and thought it might be worth their while to do so.
The property profession, he claims, is not really so different from any other. It is certainly simple-minded, he says, to blame some imagined special feature of the property industry. If anything, it may already be more open to questioning and investigation because of the highly visible nature of its main business, development. The root of the problem, he argues, is the high cost of politicking in modern, media-rich societies. To gain or hold office politicians need big bankrolls, and are forced to find something to sell without being allowed to sell the things that set them apart: the power and influence that lies in their hands. He sees the party donations system as all sizzle and no sausage: an expensive but illusionary exercise that gives the politicians their funding, the critics the proof of wrongdoing they wanted and the donors little if anything at all. Reformers who go on about banning party contributions from developers have got hold of the wrong end of the stick and, in effect, are blaming the victims. What about banks, he asks, what about pharmaceutical companies, poker machine manufacturers, liquor industry interests, even unions? Why should all the other big spending groups be spared the same scrutiny and controls?
Gerry suggests only public funding of election campaigns and tough, really tough, controls of other giving will begin to clean up the scene. Graft for simple personal gain is, he believes, not likely to be a big factor and is also the easiest to uncover and prosecute. He gives the Norm Gallagher case as an instance of this. Tackling the suspicion of corruption in contexts where the evidence can be easily hidden is a distraction, he says: tackle corrupt actions by forcing them to leave their tracks on open ground.
 
<img src="/images/stories/2012/12/buildingalways.jpg" alt="buildingalways" style="margin: 5px; float: left;" height="219" width="150">This is an excerpt from <a href="https://www.wakefieldpress.com.au/product.php?productid=979" target="_blank">Building Always Building: The Life and Times of Gerry Karidis</a>
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Why developers are not the devil in property disputes: Gerry Karidis

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Cash rate cuts made by the RBA, around 80% of which have been passed on by lenders, have not stimulated buyers' appetites for new residential property, according to Brett Draffen, chief executive of development at Mirvac.
In an interview with Australian Financial Review TV, Draffen highlighted the muted impact that interest rate cuts have had to date on activity and prices in the property market – a point made by other property market analysts, including Laing+Simmons general manager <a href="/news">Leanne Pilkington</a>, following the December rate cut.
Draffen says the interest rate reductions have not made a “meaningful change” at Mirvac sales offices and the level of transactions they are doing.
“They are positive initiatives but we are still in that overarching observation of a lack of confidence," he says.
Draffen says he is more optimistic about that benefits of rate cuts starting to flow through in 2013 into transaction activity but Mirvac is yet to see it at this stage.
In December, following the RBA cutting the cash rate by 25 basis points to 3%, Pilkington said the Reserve Bank  "no longer has the relevance or power to stimulate housing market activity as the banks are either not passing on the cuts, or passing on only a fraction of them".
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Rate cuts having no 'meaningful' impact on residential development sales: Mirvac

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Markets touched by the resources sector dominated capital growth performance last year, and 2013 will be little different. 
Infrastructure development will again be a key influence this year, much of it related to the resources revolution, which is still very much alive and kicking goals. 
The worst call of 2012 was the declaration of the end of the so-called mining boom. This spectacular misreading of a situation was headed by Federal Resources Minister Martin Ferguson, who was the 2012 recipient of my annual award for Goose of the Year, and exacerbated by attention-seeking bean counters like Deloitte Access Economics. 
The race to be the first to call the end of the boom was inspired by the decline in world prices for commodities like iron ore and coal. People whose vision extends no further than the tip of their noses failed to consider the possibility that this might not be a permanent condition. 
In fact, the decline in iron ore prices lasted only a few months. Having hit bottom in September, iron ore prices are now double those levels. December was a record month in the history of iron ore exports from Western Australia. 
Meanwhile, major overseas entities – from India, Brazil and China, among others – are rushing to invest in Queensland’s new coal province, the Galilee Basin, and related infrastructure such as rail links, export facilities and accommodation villages. Current projects based on that region total at least $40 billion. 
Also meanwhile, the 10 largest resources enterprises in Australia are gas ventures, and they’re all charging ahead with their expansion programs. 
Meanwhile again, every day there are new announcements providing evidence that the obituary of the resources sector was prematurely published. Here are some from the first week of January:
<ul>
<li>BG Group has borrowed $1.8 billion to advance its $20 billion Queensland Curtis Island LNG project;</li>
<li>Arrium has shipped the first iron ore from Southern Iron through its newly expanded port at Whyalla;</li>
<li>Atlas Iron has begun production of its Mt Dove project near Port Hedland;</li>
<li>public submissions have opened for Arrow Energy’s planned Arrow Surat coal seam gas pipeline in Queensland; Gindalbie Metals has shipped the first magnetite from its Karara project through Geraldton’s port;</li>
<li>the South Australian government says it has issued a record number of minerals exploration licences, with 977 now currently active;</li>
<li>Chevron has made two new offshore gas discoveries of the north-west coast of WA to support its Gorgon and Wheatstone projects (two of the three largest resources projects in the nation’s history);</li>
<li>and MacMines is planning the $5 billion China Stone coal project in central Queensland. </li>
</ul>
Have you noticed any of this, Martin? Still think the mining boom is over? Still hold to your loudly expressed view that commodity prices will never again reach the levels seen in the first half of 2012? Have you learnt yet to think before you speak? Alas, probably not. 
I’m wondering also if BHP Billiton’s boy wonder Marius Kloppers has yet to disengage the panic button, which is the most-used accessory on his office desk. That 2012 frenzy of project deferrals is looking a tad silly right now. 
Darwin was the runaway leader on rental and price growth among the capital cities last year because it was the one most directly impacted by the construction of the resources infrastructure. It will be so again in 2013, while Perth will join the party as well. Perth has already had the big rental growth – the price rises will follow this year. 
Brisbane, having recovered from the declines of 2011 and the first half of 2012, is ready to show price growth again and will be greatly influenced by the state’s expanding resources sector. 
But key regional centres will again be the growth stars. Most media commentary reviewing real estate last year and looking ahead for 2013 has ignored the regions. They’re doing their readers a disservice, because there were plenty of growth markets in 2012 – it’s just that they were outside the capital cities and escaped the attention of city-centric talking heads. 
Expect more of the same in 2013.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
For more, watch Terry's free webinar <a href="/news">Regions vs capital cities: Where to invest in 2013</a>
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Key regional centres will again be property growth stars in 2013 as mining boom far from over: Terry Ryder

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We at Apartments.com.au like most readers out there have a wide variety of opinions when talking about Docklands - positive, negative and all that lies between. Over time Apartments.com.au will give much time and analysis to Docklands, dealing with a myriad of topics but for the time being we'd like to draw everyone's attention to <a href="http://www.docklandsisbeautiful.com.au" target="_blank">docklandsisbeautiful.com.au</a>.
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/from-my-window.jpg" rel="gallery-all" title="Image courtesy docklandsisbeautiful.com.au"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/from-my-window.jpg?itok=cHHppo9c" title="Image courtesy docklandsisbeautiful.com.au" typeof="Image"></a>
Unfortunately the website is somewhat spasmodic in its updates, but their campaign statement in particular draws attention:
<blockquote>
Docklands is Beautiful is a grassroots campaign designed to provide Docklanders with the resources and inspiration to let the world know what a wonderful place Melbourne Docklands is.
The campaign is an initiative of Docklands News and comes in response to a growing (and incorrect) negative public perception surrounding Melbourne’s Docklands.
Negative media is very disappointing for the people who live, work and visit Docklands and absolutely love the place. Our community is vibrant and strong. But it appears that we need to roll our sleeves up and simply tell the rest of the world how beautiful Docklands is.
The campaign has come from the ground up. It has not been strategised, spun, devised, concocted or been influenced by any marketers, PR consultants or any other paid experts.
It has come from the exasperation that ordinary Docklanders are feeling about the seemingly regular negative comments and opinions directed at our suburb.
We say … enough!
Don’t criticise what you don’t understand. And if you don’t choose to live here, that’s fine. Just don’t interfere with our quiet enjoyment of the most stunning suburb in Melbourne.
We’re only half-way through our development and we are patiently awaiting its completion. Docklands is not soulless. Docklands is not a planning disaster. Docklands is simply unfinished.
And one thing that can’t be denied is that DOCKLANDS IS BEAUTIFUL!
<cite><a href="http://www.docklandsisbeautiful.com.au/?page_id=18">Docklands is Beautiful » The campaign</a></cite>
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Full marks for passion and well said!
<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/Webb-Bridge-III.jpg" rel="gallery-all" title="http://www.docklandsisbeautiful.com.au/"><img alt="" class="image-article-full-width-702px" src="/sites/urbanmelbourne.info/files/styles/article_full_width_702px/public/pictures/article-images/Webb-Bridge-III.jpg?itok=FavPcw0A" title="http://www.docklandsisbeautiful.com.au/" typeof="Image"></a>
While the images above are taken from the Docklands is Beautiful website, a wander through Docklands one afternoon yielded a selection of art-led images below - it's not all concrete down there.
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silvermb

Docklands is Beautiful, or is it?

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Looking for some beachside or poolside reading over the holidays to get you ready to dive into the property market in 2013? Here are some property investment books to get you started.
<img width="100" src="/images/stories/2012/12/yardneybook.jpg" style="margin: 5px; float: left;">Michael Yardney <a target="_blank" href="https://www.propertyobserver.com.au/residential/be-wary-of-investing-in-holiday-properties-michael-yardney/2012122058591">warns property investors to be wary of investing in holiday properties</a> in the new edition of his book <a target="_blank" href="https://thebookonpropertyinvestment.com/">How to Grow a Multi Million Dollar Property Portfolio – in your spare time. </a>
 
 
 
 
<a target="_blank" href="https://www.successtakescharacter.com/"><img height="136" width="100" src="/images/stories/2012/12/jenmanbook.jpg" alt="jenmanbook" style="margin: 6px; float: left;"></a>Neil Jenman<a target="_self" href="https://www.propertyobserver.com.au/trends/the-10-ways-to-negotiate-a-better-deal-in-property-neil-jenman/2012122058603/Page-4"> provides tips as to how to negotiate </a>the best deal in property in his new book <a target="_blank" rel="nofollow" href="https://www.successtakescharacter.com/">Success Takes Character: Winning and Losing in the Game of Life</a>.
 
 
 
 
 
<img src="/images/stories/2012/12/wargentbook.jpg" style="margin: 5px; float: left;" width="100">Pete Wargent provides advice on<a target="_blank" href="https://www.propertyobserver.com.au/trends/how-you-can-retire-young-through-property-investment-pete-wargent/2012112757853/Page-1"> how you can retire young </a>through property investment in his book <a target="_blank" rel="nofollow" href="https://petewargent.blogspot.com.au/">Get a Financial Grip – a simple plan for financial freedom.</a>
 
 
 
 
 
 
 
<img height="155" width="100" src="/images/stories/2012/12/insiders.jpg" alt="insiders" style="margin: 5px; float: left;">Patrick Bright addresses one of the trickiest questions in property – <a target="_blank" href="https://www.propertyobserver.com.au/residential/how-to-determine-a-property-s-true-value-patrick-bright/2012121258406/Page-1">how do you determine a property's value?</a> – in the new edition of his book <a target="_blank" rel="nofollow" href="https://www.propertybooks.com.au/the_insider's_guide_to_buying_real_estate" style="font-size: 14px;">The Insider’s Guide to Buying Real Estate</a>.
 
 
 
 
 
<img height="157" width="100" src="/images/stories/2012/12/simple.jpg" alt="simple" style="margin: 5px; float: left;">And Leah Calnan advises <a target="_blank" href="/news">landlords who are selling a rented property</a> to be upfront with their tenants in her new book <a target="_blank" rel="nofollow" href="https://majorstreet.com.au/simple-and-successful-property-management/">Simple and Successful Property Management</a>.
 
 
 
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