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

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

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

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

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

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

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The auctions market has maintained its strength even though hundreds more listings were added over the weekend, with capitals besting clearance rates from a year ago.
While the spike in listings comes ahead of the Melbourne Cup Day weekend, Australian Property Monitors economist Andrew Wilson says another week with listings above 60% is a testament to the ongoing stability of the property sector – <a target="_blank" href="https://www.smartcompany.com.au/property/052463-modest-house-price-growth-will-underpin-housing-recovery-bis-shrapnel">and its eventual recovery</a>.
"The market was able to absorb a greater rate," he says.
"The higher number of listings is a trend that's been growing. This is the sixth consecutive week with auction clearance rates above 60%"
"You would have expected the market to moderate itself, but to get a result like that even with the high number of listings is an encouraging result."
Melbourne recorded 1,053 auctions over the weekend, with 690 selling and 363 passed in resulting in a clearance rate of 66%. That compares to 60% last weekend, and 50% during the same weekend last year.
REIV chief executive Enzo Raimondo said in a statement the result was "very healthy".
"A further sign of the improving sentiment is the increase in residential transaction volumes this spring, with around 9% more auctions being held than at the same time last year."
In Sydney, the city recorded a clearance rate of 67.9% from 524 listed auctions, compared with 61% last week and 54.9% during the same week last year.
It's an encouraging result for the market, which has already been tipped to continue rising over the next several months. Wilson says while there are some developments affecting each city – like a soft premium market in Sydney and failure of interest rate cuts to affect auctions in Melbourne – there is still hope.
"The market has built its own momentum, and there's a lot of activity happening."
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/index.php">SmartCompany</a>.
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Super Saturday records high property auction clearances despite surge in listings

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Very strong outcome for super Saturday Victorian auction clearance rate

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The auction system flexed its muscle this weekend with a couple of massive results.
There’s a website, <a href="https://www.propertytycoon.com.au/" target="_blank">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney. This season <a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" target="_blank" rel="nofollow" style="font-size: 14px;">Property Observer readers have their own competition, which you can access here</a><a href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" rel="nofollow">.</a> The winner of the overall competition will win $1,000.
When Rae Tomlinson from Marshall White started the sale campaign for 67 Coppin Street, Malvern East (pictured below, she indicated buyer interest was above $2.5 million. She made it very clear that this was not a quote and the market would determine the eventual price. In the final days leading up to the auction the level of strong buyer interest had jumped above $2.8 million. The scene was set for a big auction.
<img src="/images/stories/2012/10/coppin1.jpg">
The opening bid of $2.6 million followed up with $2.8 million set the tone for the auction. The price quickly moved up to $3.1 million, when the bidding stalled and the vendor was consulted. When the auctioneer came back out the property was announcement on the market. This ignited a bidding frenzy between four bidders until it finally stopped at $3,355,000. You can watch the auction highlights <a target="_blank" href="https://www.facebook.com/APropertyTycoon">on our Facebook page.</a>
It was a similar result at 32-34 Thornley Street, Marrickville (pictured below), when competitive bidding resulted in a sale price more than $200,000 above the reserve. The property was quoted to sell above $1.4 million, so when bidding reached $1.5 million agent Michael Harris sought his owner's instructions. By the time he got back to the auctioneer the reserve had well and truly been passed as bidding had flown to $1.65 million and was still rising.
<img src="/images/stories/2012/10/thornleigh1.jpg">
Out of the 13 registered bidders only four had a chance to bidm and the property finally sold for $1,775,000. Not a bad result since it was only purchased three years ago for $1.35 million and had no major improvements.
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Massive results for auction tipping competition properties on super Saturday

<html><body>Australian Property Monitors (APM) has released a list of results from 363  auctions in Sydney for the weekend of October 27. The clearance rate was 67.9%. <a 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>

APM's 363 Sydney auction results show 67.9% clearance rate

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Melbourne's super Saturday auction tally, albeit subject to revision from many unreported results, was a healthy 66%, and the fifth week the clearance rate sat at 60% or higher.
The preliminary result came from both the 986 results tabulated by the Real Estate Institute of Victoria on Saturday evening and the 1,053 results tabulated by Sunday evening. The final total will be closer to the 1,180 auctions that were scheduled for Saturday and Sunday.
Sydney didn't quite have the same activity by comparison with 524 listings, according to Australian Property Monitors, which reported a preminary 67% success rate from its initial 337 result tabulation.
Residex collected 88% of all auction results across Sydney and put the clearance rate result at 60%. The REINSW tabulation of the week's clearance rate, including Saturday, across NSW was  62%.
While the headline results in both capital city are hard to knock, the unreported results leave the door open for the sceptics of the rally. The extraordinary media attention - and subsequent buyer/seller sentiment - that follow the occasional super Saturday hoopla require estate agencies and data organisations to beef up their data collection beyond normal so the public's brief attention gets the truest of market indicators.   
Given typical weekly revisions, Property Observer expects the final results will dip, but still sit above the 60% rate, which is viewed as commendable especially given where clearance rates were last spring.
It was 50% in Melbourne on the same weekend last year and 55 % in Sydney.
Melbourne's sales included <a target="_blank" href="https://www.realestateview.com.au/Real-Estate/13-wahroongaa-crescent-murrumbeena/Property-Details-buy-residential-4508009">13 Wahroongaa Crescent, Murrumbeena, </a>where 200 watched as competition among three bidders set a $2,115,500 suburb record through Hockingstuart.
Individual agency performances were strong across Melbourne, with Fletchers tweeting an 82% auction success rate. Marshall White tweeted its result as 80% with $70 million in sales.
One big result was at Brunswick West where 2 Duggan Street fetched $615,000 when four bidders went way beyond the $520,000 upper price guide estimate. <a target="_blank" href="https://www.propertyobserver.com.au/residential/at-%242514-per-square-metre-brunswick-east-has-cheapest-house-prices-in-inner-melbourne-paul-osborne/2012102157288">Brunswick ranks among the most economical inner-city suburbs according to a recent survey</a>.
Among listings passed in was the Montague Street, South Melbourne, ugly duckling challenge house featured in the recent television series of The Block.
Listed with $1.1 million-plus hopes, it was passed in on a $1,025,000 vendor bid after a $1 million opening offer when auctioned by Kent Morgan at<a target="_blank" rel="nofollow" href="https://www.propertyobserver.com.au/https://www.thehomepage.com.au/property/residential/246-montague-street-south-melbourne/612392"> Frank Gordon Port Melbourne </a>.
Melbourne's highest reported result was 24 Dean Street in Kew, which fetched $3.92 million with just the two bidders, with James Buyer Advocates suggesting a higher $4.1 million post-auction of a Port Melbourne townhouse.
Last weekend there was a 60% clearance rate from about 750 Melbourne auctions.
Despite the 60%-plus success pattern, Blackburn auctioneer Sam Inan warned "more than ever agents need to be salespeople."
"Vendor management is only one half of the equation," he said of the current rally.
The 1,180 auctions on one weekend ranks as Melbourne's highest since December 2010.
The record occured in March 2008 when 1,351 auctions were held.
Of the 22 weekends over the past decade with greater than 1,000 auctions, the clearance rate has varied from 85% in March 2010 to 45% in December 2003, according to the REIV.
 
<hr class="system-pagebreak">
 
Sydney didn't quite have the same activity by comparison this weekend, with APM's senior economist Andrew Wilson suggesting the salient difference in the overall listing numbers between Melbourne and Sydney was Melbourne's upper end of the market was more inclined to go to auction.
Sydney's highest sale was $4,225,000 in Killara through McGrath.
Across Sydney Cooley Auctions clearance rate was 57% selling 33 of the 58 from different agencies.
The McGrath agency secured 80 sales from its 134 offerings, reflecting a 60% clearance rate. A very high occurance of pre-sales was evident at McGrath, with 48 of the 80 sales secured pre-auction. And of the 48 pre-sales some 20 price results were kept confidential.
Sydney auctioneer Tom Panos secured eight sales from his 10 auctions, with two exceding their reserves by over $200,000.
Panos tweeted there was a record price when a Californian bungalow on about 1,000 square metres at Marrickville at $1,775,000. The riverfront reserve property last sold at $1.35 million in 2009 and was listed with $1.4 million-plus hopes through <a target="_blank" href="https://www.propertyobserver.com.au/https://www.raineandhorne.com.au/properties/243902">Michael Harris at Raine &amp; Horne</a>. There were 12 registrations. Property Observer reckons the suburb record is higher at $2.25 million for a Spanish Mission house on Livingstone Road, but it was a Thornley Street riverfront record.
 
<hr class="system-pagebreak">
 
APM is expecting one more big Saturday in Sydney this year, with 500-plus auctions scheduled for November 10.
The REIV Melbourne map (below) shows the clearance rate in suburbs that have had 20 or more 2012 auctions before this weekend.
There have been 20,431 Melbourne auctions this year, with a clearance rate of 61%, compared with 60% from 24,541 auctions last year.
Clearance rates above the Melbourne-wide clearance rate for 2012 are in blue, and in orange if they are below the Melbourne wide clearance rate.
<img src="/images/stories/2012/10/reivoct26.jpg">
Source <a target="_blank" href="https://www.reiv.com.au/">REIV</a>
According to the REIV, last year 24% of Melbourne sales were by auction down on the year before when it was 28% through auction sales.
Sydney vendors secured 14% of 2011 property sales through auction, according to APM.
RP Data says there have only been <a target="_blank" href="/news">six other occasions since early 2008 </a>where the number of scheduled auctions has been as high nationally.
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Sydney's 67% pips Melbourne's 66% super Saturday success, but tardy agents spoil the rally credibility

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The housing market across Australia will be put to the test this weekend with one of the biggest auction week’s taking place since December 2010.  There are 2,353 auctions planned this week, with the vast majority scheduled for Saturday, October 27th.  There have only been six other occasions since early 2008 where the number of scheduled auctions has been this high.
The last time we recorded an auction market close to this size was over the week ending April 1st, 2012, when housing market conditions were considerably weaker than what they are now.  The clearance rate over that week was 49%.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/10/rpoct26.gif"><img src="/images/stories/2012/10/rpoct26thumb.gif"></a>
More recently, the weighted average auction clearance rate across the capital cities has been tracking around the 55% mark, with the largest auction market, Melbourne, recording a clearance rate of 60% or higher over three of the past four weeks.
Our other vendor metrics, which include the average number of days it takes to sell a dwelling and the average level of vendor discounting, have also shown an improving trend, suggesting the buyer and seller expectations are starting to find some common ground.
Vendor discounting (the percentage difference between the original listing price of a property and the ultimate selling price) has been consistently improving since July last year.  This can probably be attributed to both vendors setting more realistic asking prices for their properties, and buyers losing some leverage in their negotiation position as market conditions show signs of a recovery.
Average selling time has stabilised at around the two-month mark, a slight improvement from last year but nothing to write home about.  Dwellings were averaging 58 days to sell in August this year and 62 days at the same time last year.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/10/rpoct261.gif"><img src="/images/stories/2012/10/rpoct261thumb.gif"></a>
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/10/rpoct262.gif"><img src="/images/stories/2012/10/rpoct262thumb.gif"></a>
The results from this weekend’s auction market will be closely watched. (Note: RP Data publishes preliminary auction clearance rates every Monday, based on an average collection rate of about 60% of all auctions.  By Thursday of each week we finalise our clearance rates, typically averaging a collection rate between 80% and 90% of all auction’s held).
Weekend update:  Auction markets held firm over the weekend with the preliminary weighted average clearance rates across the combined capital cities recorded at 54.6%.  Both Melbourne and Sydney recorded a 59% success rate based on the preliminary data. 
Tim Lawless is national research director of <a target="_blank" href="https://www.myrp.com.au/">RP Data.</a>
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Australia's housing market put to the test in biggest auction weekend in almost two years: Tim Lawless

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A perfect family home in Malvern East will test the market this weekend, as its agent is not keen to suggest a quote for it. 
There’s a website, <a target="_blank" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney. This season <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">Property Observer readers have their own competition, which you can access here</a><a rel="nofollow" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
The idea of an auction is to let the market determine the value of the property. In its purest form the agent should not provide a quote because that potentially sets a limit on what the property is worth.
This is the difficulty Rae Tomlinson from Marshall White has with 67 Coppin Street, <a href="/news">Malvern East</a> (pictured below). When asked what the quote is Ray has indicated interest is around $2.5 million but is very quick to point out this is not a quote. The truth is she does not really know where the market will take it.
<img src="/images/stories/2012/10/coppin1.jpg">
This property is the perfect family home. It is located in the prestigious Gascoigne Estate and will be in very strong demand. What it is worth will be determined at 10.30am on Saturday.
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Melbourne auction tipping: Perfect family home in Malvern East

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A unique Marrickville property is expected to sell for over $1.4 million this weekend.
There’s a website, <a target="_blank" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess what they think properties will sell for at their weekend auctions in Melbourne and Sydney. This season <a target="_blank" rel="nofollow" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF" style="font-size: 14px;">Property Observer readers have their own competition, which you can access here</a><a rel="nofollow" href="https://www.propertytycoon.com.au/join-league/S7S123C487R8OOQF">.</a> The winner of the overall competition will win $1,000.
Michael Harris from Raine &amp; Horne in Newtown will have a tricky time putting an accurate value on 32-34 Thornley Street, Marrickville (pictured below, given it is such a special property. The property sits on a double block of land that spans almost 1000 square metres and backs onto the Cooks River.
<img src="/images/stories/2012/10/thornleigh1.jpg">
The five-bedroom home is comfortable now, but most buyers will look to throw some money at it down the track. Wine connoisseurs will be enticed by the large under house cellar that is big enough to be a tavern!
It was last transacted only three years ago when it sold for $1.35 million, and this time around it is expected to crack $1.4 million.
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Sydney auction tipping: Double riverfront block Marrickville listing

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<a href="https://www.realestateview.com.au/Real-Estate/2-1-balmoral-way-pakenham/Property-Details-buy-residential-4505929" target="_blank">2/1 Balmoral Way, Pakenham, Vic, 3810</a> <img src="/images/stories/2012/10/balmoral.jpg" width="470">
In a block of two, this two-bedroom Pakenham apartment is currently vacant but was previously rented for $240 per week, according to Barry Plant listing agent Marcus Washington. The property in immaculate condition has no body corporate fees and includes a low-maintenance back garden. 
Washington <a href="https://www.barryplant.com.au/property.cfm?propertyID=2175147&amp;realestate=1_Balmoral_Way_PAKENHAM_VIC_3810&amp;menuItemID=41771" target="_blank">is marketing the property</a><a target="_blank" href="https://www.buxton.com.au/"> </a>with price hopes of $190,000 plus, and if it sells for that price, that would secure an investor a gross rental yield of 6.6% at a rent of $240 per week,  well above the gross rental yield for Pakenham units of 5.3%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $6,000 and over five years to be $16,000.
The median unit price in Pakenham fell 5.4% in the past year but rose 17.6% in the past five years, according to RP Data.
For more information about prices and yields in <a href="/news">Pakenham, see the RP Data suburb page.</a>
The property will be open for inspection on Saturday, October 27 at noon and will go to auction on Saturday, November 3 at noon.
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Friday form guide: Yields of up to 6.6% in Pakenham

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Receivers have been appointed to manage the Juniper Group's iconic Soul development at Surfers Paradise on the Gold Coast.
<img src="/images/stories/2012/10/sould.jpg">
“The challenges facing the real estate market in the Gold Coast area are well known and have been impacting the major developers in the area for some time," PricewaterhouseCoopers (PwC) receiver Michael Fung says.
"These challenges, together with the slower than expected completion and delays in settlements on pre-sold stock, meant that the receivership of this world-class development was unsurprising,” says Fung.
Fung says it would be "business as usual" as receivers finalised settlements of pre-sold apartments, marketed the remaining unsold apartments, and continued the development of the retail precinct.
{yoogallery src=[images/stories/2012/10/oct25soul]}
The 288-apartment Soul project had about $425 million of pre-sales during 2006-07, but many buyers have been unable or unwilling to settle.   Juniper Group had engaged Norton Rose to ensure buyers legally settled on their purchases.
“Many of the apartments have been pre-sold, and we will be working through the settlement process to deliver those apartments to purchasers.
“Assets of such premium quality as Soul are rare, and we expect the remaining apartments will command significant attention from both domestic and international buyers,” Fung says.
The appointment of receivers and managers is restricted to the Soul development only and does not affect any other properties or assets, in particular, the Sea Temple hotel operation which is not impacted by this appointment.
The appointment is over the following companies: Juniper PM Pty Ltd; Juniper Financier No 2 Pty Ltd; Juniper Developer No 2 Pty Ltd; Pimlico Investments Pty Ltd; Juniper Property Holdings No 15 Pty Ltd; and Juniper Property Holdings No 24 Pty Ltd.
Initially due for completion in 2010, the Juniper Group's Soul development was seeking the staggered settlement through much of this year.

The initial sales of the Soul apartments were undertaken in late 2004, when in a coup of timing some $200 million was secured from 126 sales following its Boxing Day 2004 release.

Prices started at $1.05 million, with the penthouse coming with a $16.75 million asking price. By October 2006 some 150 units were reportedly sold and by early 2008 it had risen to 180 units sold worth a reported $425 million that had been exchanged, including the penthouse.

Hwoever the actual total sales tally was revised to $200 million in sales in press reports in early 2012.

The Soul Penthouse on the Gold Coast – purchased off the plan in late 2006 for $16.85 million – was amid the reported sales, but on the market mid-year as it neared completion and initial settlement.

It's a four-level penthouse with six bedrooms on the 70th floor of the Cavill Avenue building. There’s a private internal Italian glass lift and staircase.

Recently the developer Graeme Juniper told the Gold Coast Bulletin the Brisbane businessman Charlie Caltabiano had been given an extension on the settlement date <a target="_blank" href="https://www.propertyobserver.com.au/residential/gold-coast-soul-penthouse-on-market-as-it-nears-overdue-completion/2012042354395">for the purchase of the penthouse</a>, which had been due to settle in August.

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