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

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

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

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

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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Investors continue to focus attention on Gladstone, arguably the number-one boom town in the nation. I get asked lots of questions about the wisdom of buying there. 
The problem? The optimum time to buy there was two years ago. If you buy now, you’re paying for someone else’s capital gains. 
The question I get asked – about Gladstone and other growth centres – is this: why didn’t I know about this place in 2010? 
The answer: because you didn’t know what to look for, nor where to find it. 
Gladstone’s capital growth over the past two years was a no-brainer for anyone with the habit of acquiring pertinent information. 
This is something all wannabe investors should do, but few know how to start and even fewer are willing to spend time and money. 
Therein lies the answer to another question: why do so few attain their goals as investors? 
Many want a shortcut to the next growth area. They want the inside information but aren’t willing to get any dirt under their fingernails. 
People with that mentality are in the wrong business. They have a bleak future as property investors.
The alternative to paying for good information is hard work. If you don’t want to pay for market intelligence, you have to acquire it at the expense of your own time. 
The good news is that all the information you could ever need is out there. Anyone with internet access can find it. 
The bad news is you have know where to look and you have to be willing to spend time. 
 
<hr class="system-pagebreak">
Most look in the wrong places. They read metropolitan newspapers with articles written primarily by non-experts with a focus on the wrong issues. 
Newspapers love printing lists of suburbs and towns which have shown the highest growth in median prices in the past 12 months – and misrepresent the figures as growth in property values, which they very often are not. 
For investors seeking the best places to buy, this is worthless information. At best, it tells you where you should have bought a year ago. For the purposes of this discussion I’ll overlook the many vagaries and anomalies inherent in median prices or alternative methodologies, which often lead to misinformation that sends investors down false trails. 
Investors need to seek out information sources that tell them about more relevant things than median price trends. Like where the new roads and rail links are being built, where new businesses are being generated, where mines and factories and power plants are being created. It’s all about infrastructure and jobs, which translate in short time into demand for real estate. 
Intelligent use of the internet makes it relatively easy, but it requires discipline. If you’re serious about property investment, you have to commit some time every day. 
Accumulate information. Gather knowledge. Learn which locations have growth economies. Notice which areas have proactive councils. Be among the first to know about new developments. Pick up on places set to benefit from new infrastructure. 
Gladstone, which has a massive future as an industrial muscle city, will continue to deliver growth for property buyers. But investors should be hunting for locations that look the way Gladstone did five years ago, before it started building three liquefied natural gas processing facilities. 
They won’t find them unless they develop the habit of gathering intelligence.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" rel="nofollow" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" rel="nofollow" target="_blank">followed on Twitter</a>.
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terryryder-YECXbqmri2

How property investors can find the next Gladstone: Terry Ryder

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The national weighted auction clearance rate was recorded at 52.5% last week, down from 56.5% the week prior. Auction volumes were subdued over the week, with 741 capital city auctions taking place, compared with 1,733 the week prior. At the same time last year, there were 643 auctions held across the capital city markets with a clearance rate of 39.5 per cent.
The traditionally subdued weekend of auctions, due to both the AFL and NRL grand final being held, brought auction volumes in Melbourne, Australia’s largest auction market, down from from 754 auctions the week prior to just 55 auctions last week. Clearance rates in Melbourne increased on the low volume to 77.8% last week, compared with 6% the previous week and 46.7% over the same week last year.
In Sydney last week, auction volumes were down from 671 the week prior to 489, while the auction clearance rate fell slightly from 59.2% to 58.7%. At the same time last year, over the 319 Sydney auctions, the auction clearance rate was recorded at 44.4%.
Click to enlarge
<a href="/images/stories/2012/09/rpoct2.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/rpoct2thumb.gif"></a>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
What do you think will happen in the spring property market? <a target="_blank" href="http://propertyobserver.com.au/ebooks/the-spring-property-outlook-survey">Complete our five-minute spring property outlook survey</a> for your chance to win an iPhone 5.
And for more on the spring property market, download our free eBook <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-auction-or-private-treaty-plus-9-spring-2012-selling-tips">Auction vs. Private Treaty Plus 9 Spring 2012 Selling Tip</a>s
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po-LsXgBTHBmX

Big two capital cities set for 500-plus auctions this week: RP Data

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Declining enrolments have triggered the listing of the 1.6-hectare site of the Sydney Adventist College in Strathfield.
It's been operating since 1953 at the campus which will close at the end of the year. The property was transferred from the Tein family for £250 to the Australasian Conference Association.
<img src="/images/stories/2012/09/strathfield.jpg">
The Albert Road college was originally built to cater to 550 students, but enrolments have declined to 146 as families have moved to the outer suburbs.
<img src="/images/stories/2012/09/strathfield1.jpg">
The college's junior campus in Auburn will remain open.
The school had become economically unsustainable as there had been a steady decline in enrolments over the past 20 years.
<img src="/images/stories/2012/09/strathfield2.jpg">
"This situation and the uncertain economic climate have forced us to make some very difficult decisions," President of the Seventh-day Adventist Church in Greater Sydney, Pastor Michael Worker, told the News Ltd local paper in July.
The site's current zoning of special uses (school) is set to attract interest from other private schools, universities, private colleges and religious groups such as Scientology and the Hare Krishna.
It is currently leased in part to Australian Catholic University. The gross rental has been $182,000 per annum. 
It's possible interest could also come from aged-care interests along with residential developers, as the draft Strathfield local environment plan, which was exhibited earlier this year, proposes low-density R2 residential.
<img src="/images/stories/2012/09/strathfield3.jpg">
Offers are due October 25 through Colliers International agents Jonathon Canavan and Phillip Bradac.
The substantial parcel of land has high school facilities, a large auditorium providing indoor sports courts/gym, stage and seating for some 1,000 to 1200 people.
There are administration offices, numerous specialty teaching areas, laboratories, wood works, metal work and other arts and crafts areas, a library, canteen, two tennis / basketball courts, a sports field, car parking and two freestanding homes.
Local agents suggest it should be worth at least $1000 a square metre, especially with the current improvements on the site.
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jchancellor-FAypfDUnLy

Shifting demographics trigger Sydney Adventist College, Strathfield site listing

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Dudley, the southern coastal suburb of Newcastle that started life as a coal mining town in the 1880s, has ranked as Australia’s number one location for house price growth, according to figures compiled by RP Data.
The latest Top 100 suburb report, which examines median dwelling value changes for the 12 months to June 2012 is heavily populated by regional locations close to mining activity, which make up almost a third of locations on the list.
Dudley secured top spot on the list by registering a 35.7% increase in dwelling prices over the year to June from a median of $394,000 to $535,000.
The prominence of Dudley and 11 other Hunter regions in the top 100 reflects a trend of dissatisfied Sydneysiders, many of whom have been priced out of the market, heading north and buying in the more affordable suburbs of Newcastle and nearby Lake Macquarie.
What is now a coastal suburb with waterfront properties, began life as a South Burwood Colliery in 1885 with sinking operations commencing in 1888. In 1898 a methane gas explosion killed 15 miners.
<a href="https://www.flickr.com/photos/uon/6953961295/">Grainy turn-of-the-century images</a> show Dudley as an industrial town dominated by the Dudley Coal Mine, a far-cry from its current status as a lifestyle destination and short walk to the beach for many residents.
An advertisement for a <a href="https://www.flickr.com/photos/uon/5956375616/">clearance sale of Dudley township allotments in 1927</a> by the Dudley Land and Coal Company Estate shows 47 homesites for sale requiring a 20% cash deposit and monthly repayments of £1 a month on a 5% interest rate.
RP Data national research director Tim Lawless attributed the growth to a combination of increased prices and extra house sales.
Dudley recorded 32 sales in the year to June compared to 21 in the previous year with Lawless adding that its growth was also due to it being a small housing market, which have volatility.
“It’s a market close to the Hunter, close to resources, it’s got lifestyle and is close to thriving mining regions,” Lawless told The Weekend Australian.
Second on the list behind Dudley is the Queensland mining town of Collinsville in the coal-rich Bowen Basin region in central Queensland (prices up 34.9%) followed by another coal mining hotspot, Moranbah (34.2%).
WA’s Pilbara mining region is also strongly represented with South Hedland and Port Hedland ranking in the top 10 and notable for their high median dwelling prices - $898,000 and $1.28 million respectively.
Top 10 suburbs for house price growth
<table border="1" cellpadding="0" cellspacing="0"><tbody>
<tr>
<td valign="top" width="103">
Rank
</td>
<td valign="top" width="75">
State
</td>
<td valign="top" width="131">
Suburb
</td>
<td valign="top" width="103">
Median June 2012
</td>
<td valign="top" width="103">
Median June 2011
</td>
<td valign="top" width="103">
Change
</td>
</tr>
<tr>
<td valign="top" width="103">
1
</td>
<td valign="top" width="75">
NSW
</td>
<td valign="top" width="131">
Dudley
</td>
<td valign="top" width="103">
$535,000
</td>
<td valign="top" width="103">
$394,000
</td>
<td valign="top" width="103">
35.7%
</td>
</tr>
<tr>
<td valign="top" width="103">
2
</td>
<td valign="top" width="75">
Qld
</td>
<td valign="top" width="131">
Collinsville
</td>
<td valign="top" width="103">
$273,000
</td>
<td valign="top" width="103">
$202,000
</td>
<td valign="top" width="103">
34.9%
</td>
</tr>
<tr>
<td valign="top" width="103">
3
</td>
<td valign="top" width="75">
Qld
</td>
<td valign="top" width="131">
Moranbah
</td>
<td valign="top" width="103">
$722,000
</td>
<td valign="top" width="103">
$538,000
</td>
<td valign="top" width="103">
34.2%
</td>
</tr>
<tr>
<td valign="top" width="103">
4
</td>
<td valign="top" width="75">
WA
</td>
<td valign="top" width="131">
South Hedland
</td>
<td valign="top" width="103">
$898,000
</td>
<td valign="top" width="103">
$673,000
</td>
<td valign="top" width="103">
33.4%
</td>
</tr>
<tr>
<td valign="top" width="103">
5
</td>
<td valign="top" width="75">
Qld
</td>
<td valign="top" width="131">
Blackwater
</td>
<td valign="top" width="103">
$449,000
</td>
<td valign="top" width="103">
$341,000
</td>
<td valign="top" width="103">
31.9%
</td>
</tr>
<tr>
<td valign="top" width="103">
6
</td>
<td valign="top" width="75">
NSW
</td>
<td valign="top" width="131">
Wee Waa
</td>
<td valign="top" width="103">
$218,000
</td>
<td valign="top" width="103">
$167,000
</td>
<td valign="top" width="103">
30.4%
</td>
</tr>
<tr>
<td valign="top" width="103">
7
</td>
<td valign="top" width="75">
WA
</td>
<td valign="top" width="131">
Port Hedland
</td>
<td valign="top" width="103">
$1.28 m
</td>
<td valign="top" width="103">
$1 m
</td>
<td valign="top" width="103">
26.4%
</td>
</tr>
<tr>
<td valign="top" width="103">
8
</td>
<td valign="top" width="75">
SA
</td>
<td valign="top" width="131">
Whyalla Playford
</td>
<td valign="top" width="103">
$286,000
</td>
<td valign="top" width="103">
$228,000
</td>
<td valign="top" width="103">
25.4%
</td>
</tr>
<tr>
<td valign="top" width="103">
9
</td>
<td valign="top" width="75">
NSW
</td>
<td valign="top" width="131">
Hurstville
</td>
<td valign="top" width="103">
$931,000
</td>
<td valign="top" width="103">
$748,000
</td>
<td valign="top" width="103">
24.5%
</td>
</tr>
<tr>
<td valign="top" width="103">
10
</td>
<td valign="top" width="75">
NSW
</td>
<td valign="top" width="131">
Bonnyrigg Heights
</td>
<td valign="top" width="103">
$522,000
</td>
<td valign="top" width="103">
$420,000
</td>
<td valign="top" width="103">
24.4%
</td>
</tr>
</tbody></table>
Source: The Weekend Australian/RP Data
The Top 100 also reflects the declining or stagnant prices in many prestige suburbs with only five suburbs with a median dwelling price of $1 million or more making it onto the list.
They include Cremorne on the Sydney north shore, which ranked 63rd with prices up 14.7% to a median of $1.63 million and Hawthorn East in Melbourne, which ranked 40th with prices up 17.2% to a median of $1.3 million.
The other million dollar suburbs on the list were all in Sydney namely, Connells Point (up 15%, $1.9 million), Russell Lea (up 13.8% to $1.19 million) and Milsons Point (up 16.2% to $1.11 million).
The list includes just one Tasmanian suburb - the scenic township of Cygnet, which ranked 35th with median dwelling values up 17.6% - reflecting a 4% fall in median house prices on the Apple Isle over the past year.
Census 2011 data shows that Dudley is predominantly made up of houses (83.3%) with half of dwellings having three bedrooms and more than a quarter having four bedrooms or more.
The property investment market in Dudley is relatively small with just 22% of Dudley homes available for rent compared to 30% across NSW.
The average monthly mortgage repayment is $1,800 per week with just 8.5% of Dudley residents technically in mortgage stress (mortgage payments are 30%, or greater, of household income) below the state average of 10.5%.
Recent sales around Dudley (post code 2290) include this <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-charlestown-111341887">five-bedroom, two-bathroom house at 49 Oceanview Parade</a>, Charlestown which sold for $442,000 through Cveta Kolarovski of PRDnationwide Newcastle &amp; Lake Macquarie.
It previously sold for $367,500 in February 2008.
Mary Sparkes from Creer Property – Charlestown sold<a target="_blank" href="https://www.realestate.com.au/property-apartment-nsw-charlestown-111318515"> this two-bedroom ground floor unit with garage on Milson Street </a>for $248,000 aimed at the investor market.
Median rent in Dudley is $280 per week, according to census 2011 data, providing an indicative rental yield around 5.9%.
 
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lschlesinger-FZcF9M3vE6

Little-known Dudley heads RP Data's Top 100 growth suburbs, with mining towns prominent and prestige suburbs absent

<html><body>Australian Property Monitors (APM) has released a list of results from 238  auctions in Sydney for the weekend of September 29. The clearance rate was 61.8%. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's 238 Sydney auction results show 61.8% clearance rate

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Lifetime earnings, for most Australians, equal between four and six times the value of the equity in their homes.
But while we insure our house, most of us don’t protect our incomes.
We interviewed more than 500 employed people aged 20 to 45, most of them earning between $50,000 and $100,000 per year.
The first thing I noticed? Just 3.1% were unaware of income protection insurance, but only 6% of Australians protect their income.
Interestingly, 31.7% of the respondents didn’t think they had income protection unless it was provided by their super fund.
I like that tax breaks are given to people who source their income protection insurance through their super funds.
However, many members don’t pay much attention to what they are actually getting from their fund: three out of five of the major industry funds don’t have income protection as a default option, so if you’re relying on them to look after you in this respect, you could be out of luck.
Also, funds offering default income protection have strings attached: one of Australia’s largest industry super funds enforces 90-day wait periods before you can draw the income insurance, and it has capped monthly payouts at $850, regardless of how much you earn.
I believe this is a matter that breadwinners should take control of, regardless of the default insurance in their super.
If you haven’t investigated these policies before, I urge you to talk with an insurance broker or financial adviser. You should have a policy that suits a full-time, part-time or self-employed person, and it must be a policy that covers what you need without paying for what is irrelevant.
The cost is also an important factor in relation to income protection. Our research shows 42% thought it was too expensive.
So how much does it cost? It depends on a number of factors, including monthly benefits, age, profession and smoking status.
Here are four scenarios:
<ul>
<li>Finance manager, male, 41, non-smoker, insuring a $5,000 monthly benefit (30-day wait; 12-month benefit). He will pay $39.52 per month.</li>
<li>Nurse manager, female, 35, non-smoker, $4,000 monthly benefit (30-day wait; 12-month benefit). She will pay $41.42 per month (if any “hands on”, it rises to $53.32)</li>
<li>Domestic plumber, male, 29, smoker, $5,000 monthly benefit (30-day wait; 12-month benefit). He will pay $72.21 per month.</li>
<li>Gardener (unqualified), 47, female, non-smoker, $3,000 monthly benefit (30-day wait; 12-month benefit). She will pay $117.56 per month.</li>
</ul>
Remember, you can take income protection insurance in your super, but you can also buy it personally and claim the premiums as a tax deduction. Also, most companies will offer policies that cut off at 60 years old, but many policies are now extended to 70 – so long as you ask, which is why I suggest talking to a professional adviser.
Start by at least asking what you’d do in the event of illness or injury. Be honest to yourself, and then talk to an expert.
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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mbouris-tauSvXGAM2

You insure your home, so why not your income?

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Having worked with thousands of property investors over the years, I discovered that successful investors do things in a certain way that helps them become rich while others continue do things differently and, in general, they tend to struggle. 
I’ve come to the conclusion that when you do what most successful investors do, you get to become one of them, and if you don't, you won’t. 
So let’s look at six simple reasons most people will never get rich and how to make sure you do:
 
Reason 1: Most people wait too long to start 
Most people can’t wait to succeed yet they are willing to wait to get started on the road to success. 
Many investors are waiting for everything to be “perfect” before they get going. They wait for the right time in the cycle, the right property, the right economic environment or the right interest rates. All this means they never get going. 
The longer you wait to get started with your investing, the longer it will be before you get the money, success and freedom you want. It takes time to grow real wealth. It takes time for the power of compounding to work its magic.
You need to understand that the timing will never be perfect nor will you ever have all the information you want. You need to develop the confidence to make an investment decision based on knowing enough and realising that you will learn the rest along the way.
 
Reason 2: Fear stops them 
Fear keeps many of us from getting what we want, especially in matters of money. It’s true for me and it’s true for you. 
Be honest with yourself and count the number of times fear has prevented you from taking action and, in the process, cost you a lost financial opportunity.
In the matter of property investment fear holds many investors back. Some fear taking on more debt, others fear failure and some even have a fear of success (will my friends still like me?). 
Successful investors have learned to harness their fears and rather than focus on the negatives, they use fear to force them into positive action. For example, rather than allowing fear of debt to stop them taking on the commitment of buying a property, they use the fear of not moving forward with their investments to motivate them. 
They use the fear of being stuck in their job for the rest of their lives, without the financial independence that they are craving, to motivate them to take on the commitment of an investment property. 
Just like a river, fear can be bridged. The river of fear is only as deep and as wide as you allow it to be. And once you’ve crossed that river of fear and experienced the success on the other side, you usually look back and wonder why you were ever afraid. 
But here’s the catch. The only people who actually realise this are those that have crossed the river and stand on the other side. 
Money and success live on the other side of fear. 
 
<hr class="system-pagebreak">
 
Reason 3: Waiting until they know enough  
The fear of not knowing enough prevents other investors from getting started. 
However, the irony here is that the more you learn, the more you learn that you don't know! Once you start learning some basic investment concepts you suddenly realise there are a whole lot more things about investing or property that you don’t understand. 
That's the paradox of knowledge: the more you learn, the more you learn you don't know. 
The trap is that many investors think that the way to escape this paradox is to learn even more, so they read more books, go to more seminars, listen to CDs and watch DVDs. 
As they learn more they find a whole heap more things they don’t yet know. 
The way out is to recognise that while you don't know it all, and you never will, you do know enough to get started with your investing and you will learn more along the way as you apply your knowledge in the real world, surviving any mistakes and challenges along the way. 
Reason 4: Focusing on linear income instead of passive income 
It is important to realise that not all income is created equal: some streams are linear and some are passive. 
Linear income is what you get from a job. You work for an hour and get paid once for that hour's work, and that's it. If you don’t turn up to work you don’t get paid. 
Passive income is when you work once but you continue to get paid over and over again from work you're no longer doing. The way to become wealthy is having passive income coming in whether you go to work or not.  
Wouldn’t it be nice to be paid hundreds of times for every hour you work? 
That’s what happens to property investors. Initially they work long hours and save up a deposit and then invest it into a property. Now their money starts working for them and keeps giving them sound investment returns “passively” in the form of capital growth and rental returns. Rather than getting another job, wealthy people know they need to send their money out to work for them.
To put it simply: "If you're not making money while you sleep, you'll never become rich." 
 
Reason 5: Not using systems for making money 
A system for making money is something that takes the emotion out of your investment decisions and makes the results more reproducible. 
My preferred system is investing in high-growth property. In particular, I invest in high growth properties in areas that are in the upturn stage of their property cycle. I buy them below replacement cost and then add value through renovations or redevelopment. I never sell these properties. I borrow against the increasing equity in my property portfolio to buy more properties. 
Once you create a proven system for making money, there is no limit to the money you can make.
 
<hr class="system-pagebreak">
 
Reason 6: Not being patient
Warren Buffett once said: “Wealth is the transfer of money from the impatient to the patient.” 
To become a successful property investor requires patience and persistence. You must not only get started, but you must continue on and follow through. 
Residential property is a long-term investment. It’s not a get-rich-quick scheme. 
Yet many investors speculate rather than invest. They look for that “big deal” which will land them a jackpot in a short period of time. In general, these types of deals rarely occur and, if you find one, they are speculative in nature and riskier. 
The problem for many investors is that the successful buy and hold strategy I advocate is boring and others consider it slow. But successful property investment is a long-term affair. 
Many investors look for the latest fad or try finding the next hot spot or speculative growth areas. Other investors consider other types of investments with potentially higher returns. 
When you are tempted to do this remind yourself that real estate has been the number one long-term multimillionaire maker throughout Australia’s history yet most people that speculate in the latest fads have not made much money.
You don’t have to look for the latest fads or the latest speculative growth areas if you create your own capital growth through buying a good property at a fair price, then adding value through refurbishments, renovations or redevelopments. By doing this you are manufacturing your own capital growth.
 
So, it's really quite simple... 
Decide to do these six things that successful property investors do and you are much more likely to become a successful and wealthy property investor. If you don't do them, then like most people, you may never get rich.
Michael Yardney is the director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the<a target="_blank" href="https://propertyupdate.com.au/category/property-investment/"> Property Investment Update blog.</a>
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myardney-DFoGhGbSJX

Six reasons most property investors don't get rich

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<img src="/images/stories/2012/09/1point52m.gif">
The price paid for a freestanding industrial building at Yatala on the northern Gold Coast. The property at 28 Gassman Drive, Yatala, was sold by Karen Seeto of Ray White Commercial Burleigh on behalf of Caledor Pty Ltd. The 2,952-square-metre property was purchased by Rentgrove Pty Ltd and Eurtepe Pty Ltd prior to being listed. The building is located within the Yatala Enterprise Area (YEA) and is surrounded by commercial and industrial strata developments as well as a number of freestanding businesses. Yatala is 37.5 kilometres north-west of Southport’s CBD and 35 kilometres south-west of Brisbane City. 
 
<hr>
 
<img src="/images/stories/2012/09/675k.gif">
The price construction company Solutions Three Pty Ltd has paid for a warehouse/office complex at Hendra in Brisbane’s north.  The property at 4/5 Navigator Place, Hendra, was marketed and sold on behalf of A &amp; M Papoutsis Pty Ltd by Ray White Industrial Milton’s Paul Anderson and Cameron Massie. The 300-square-metre building will be used by Solutions Three as its Queensland headquarters. The two-storey complex was offered for sale as a vacant possession and attracted solid interest. The property is within close proximity to the Brisbane CBD, the Gateway Motorway and Brisbane’s domestic and international airports.
 
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<img src="/images/stories/2012/09/3point98m.gif">
The price paid after auction for industrial land in Croydon. The sale of the 12,814-square-metre freehold site at 13-19 Research Drive to DENSO Automotive Systems Australia was negotiated by David Kalb, Geoff Fookes of Colliers International. The sale price equates to $310 per square metre of land. Both developers and owner-occupiers showed strong interest in both blocks, with the eventual purchaser  a local Croydon owner-occupier, say Kalb and Fookes.
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Commercial hammer prices: Freehold land in Croydon, Melbourne snapped up for $3.98 million

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The “renaissance” in demand for rental accommodation in Perth from workers servicing the mining industry in the state is expected to trigger a recovery in the housing market, according to ANZ’s latest property outlook report.
Mining investment is also expected to boost the already strong Darwin housing market, while the report expresses concerns about the impact of failed mining projects in South Australia on confidence in the state’s housing market.
In the other mining state, Queensland, ANZ expects only those regional property markets directly linked to the mining boom - such as Gladstone - to feel the benefits.
The report, compiled by ANZ economists led by head of property research Paul Braddick, says that the WA housing market has yet to reap the benefits of the mining investment boom, with the weakness in house prices “only recently looked to be easing”.
“In contrast, the Perth rental market is experiencing a renaissance, with strong demand for labour driving an increase in transitory population (including fly-in-fly-out workers) and adding pressure to the existing rental stock.
“Rental vacancy rates have tightened to three-year lows, adding sharp upward pressure to rents.
<img src="/images/stories/2012/09/mininganz.gif">
“The resultant improvement in rental yields should trigger a recovery in the Perth housing market, particularly from first-home buyers and investors, and drive house prices higher in the second half of 2012,” says ANZ.
Its property outlook report also looks favourably on the Northern Territory, calling Darwin the “bright spot in an otherwise sluggish market nationally”, boosted by the initial construction phase of the $34 billion Ichthys LNG project, which it says has driven an “extremely sharp 230% increase in business investment in year-ended terms”
“The ramping up of the Ichthys project will generate significant demand for labour, leading to a pick-up in net overseas and net interstate migration over the next couple of years.”
Despite both South Australia and Queensland having mining exposure, the outlook is less certain for these two states.
“Cancellations and delays of a number of large uncommitted mining and energy projects [in South Australia], including the proposed Olympic Dam expansion and the Clinton project, have weighed on general business confidence and housing market confidence,” says ANZ.
In Queensland, ANZ says conditions in the housing market remain "highly variable across regions, reflecting the diverse economic conditions in the state. Gladstone house prices, for example, have risen a sharp 18% over the past year due to strong population growth as a result of a number of mega-LNG projects that are being constructed in the area.”
"In contrast, the Gold Coast and Sunshine Coast have witnessed further falls in house prices, as a result of sluggish conditions in their local economies. Brisbane house prices have fallen by 5.4% over the past year and remain 12% below their peak."
ANZ expects mining investment to expand to a record $60 billion in 2011 and is projected to more than double in the fiscal year ahead.
“Nonetheless, the fruits of the boom will be spread unevenly across states and sectors, with Western Australia, the Northern Territory and Queensland the major beneficiaries.
“The two-speed nature of the Australian economy will be exacerbated by tightening fiscal policy and continued strength in the Australian dollar, which will maintain competitive pressures on the manufacturing and tourism industries and weigh on retail and financial services.
“Without receiving a direct boost from resource investment, economic activity in south eastern states is expected to slow markedly.”
To find out what the mining boom will mean for property investors and where the investment hotspots are likely to be, sign up for <a href="/news">Property Observer’s free webinar with hotspotting.com.au’s Terry Ryder on Tuesday, October 2 at 12.30pm</a>
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Rental demand 'renaissance' from mine workers to push up Perth property prices: ANZ

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Home buyer confidence is at highest level since the GFC, with one in two Australians saying now is a good time to buy, according to the latest Genworth Homebuyer Confidence Index.
The half-yearly index rose 2.2 points to reach 98.4 — its highest level since 2007 and 8 points above its low of 2008.
On a state-by-state basis Victorians registered the most improvement in sentiment with its index rising 7.7 points from a low of 92.3 in March 2012, overtaking New South Wales and Queensland. South Australia saw a 3.3 percentage point increase in the index, the second highest among the states.
Western Australia had the smallest increase in confidence but held on to its lead, with surveyed Western Australian borrowers being the least likely to have experienced, or to expect, difficulty meeting repayments.
Tasmanians are the least confident about buying a house with a sharp drop from the March survey.
<img src="/images/stories/2012/09/genworthsept26.gif">
The improvement in the overall index was driven by a marked rise in the number of people who say now is a good time buy versus six months ago and improvements in housing affordability.
Nearly half (49%) of 2,000 adults surveyed (both existing home owners and those looking at getting onto the property ladder) believe now is a good time to buy a home compared with 39% who said it was a good time to buy in the March 2012 survey - a new high since Genworth started compiling the Index in 2007. 
On this measure Queenslanders are the most positive with 54% of respondents agreeing now is a good time to buy.
Genworth CEO Ellie Comerford tells Property Observer the key message to take home from the survey is that consumer sentiment is moving the right direction.
“In the face of economic background, regional pressure points, cash rates it’s good to see the index increase to its second highest level ever.
She says Tasmania is the only state to buck the trend with its high rate of unemployment relative to other states the key reason.
The September survey also recorded a drop in mortgage stress  with the proportion of surveyed mortgage holders who experienced difficulty meeting repayments in the last year falling from 22% in March 2012 to 18%.
The proportion of borrowers expecting difficulty meeting repayments in the coming year fell from 22% to 19% over the same period.
Alan Shields, managing director of research firm RFi, which compiled the report on behalf of Genworth, says on both measures of repayment history and expectations, the results are at levels not seen in 18 months.
Shields says a drop in interest rates appears to be a key reason for the fall in mortgage stress in the September survey.
“Only one in four respondents who say they are experiencing mortgage stress said interest rates were a problem, compared to half of respondents in the last survey,” says Shields.
He says a rate cut next week – as many economists are now tipping - will have a further positive impact on home buyer sentiment.
The report also found that home buying sentiment remains high among first-home buyers with more than half (54%) of surveyed first-home buyers (FHBs) believing it is a good time to buy a home – a figure which has more than doubled in the last two years.
However, first-home buyer confidence fell marginally (0.5%) from March 2012, to 98.5, remaining just ahead of the national average of 98.4.
The index is compiled based on five measures:
<ul>
<li>The proportion of monthly income used to service debts</li>
<li>The maximum loan-to-value ratio (LVR) borrowers are comfortable in borrowing</li>
<li>Their repayment history over the last 12 months</li>
<li>Their repayment expectations for the next 12 months</li>
<li>Whether they consider now a good time to buy a home.</li>
</ul>
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