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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Click to enlarge
<a href="/images/stories/2012/09/rpsept20.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/rpsept20thumb.gif"></a>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
 
 
 
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po-LsXgBTHBmX

RP Data's forthcoming auctions schedule for the week ending September 23

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<img src="/images/stories/2012/09/910k.gif">
The price paid for the premises of the Hungry Jacks take-away in Wangaratta. The 1,815-square-metre corner island site at 20 Ryley Street, Wangaratta, is leased to Hungry Jacks to December 20207 at a current annual rent of $53,445 with annual rental increases of 3.5%. Wangaratta is 230 kilometres north-east of Melbourne, with a population catchment of about 17,000 people. The sale price reflects a yield of around 5.9%. The property was marketed by Jamie Perlinger of Burgess Rawson Melbourne.  
 
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<img src="/images/stories/2012/09/1point85m.gif">
The price paid for a modern car wash at Mitcham in east-suburban Melbourne. The facility, at 458-460 Whitehorse Road, Mitcham, was marketed and sold by Brett Diston of Ray White Commercial Manningham. Diston says an owner investor had sold the freehold land with business to a local party looking for an owner-occupier business. The property is a modern, fully equipped facility on a site of around 959 square metres. Diston says he fielded in excess of 40 enquiries on the property. The property is located about half an hour from the Melbourne CBD along the Eastern Freeway.
 
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<img src="/images/stories/2012/09/4point65m.gif">
The price paid at auction for a warehouse/office complex at Nundah on Brisbane’s northside, which is leased to a long-term national tenant. The sale prices equates to a yield of 8.6%. More than 50 people attended the in-room auction at the Riverside Centre in Brisbane, with the 6,745-square-metre site at Lot 4/629 Nudgee Road, Nundah, offered for sale by Ray White Industrial Milton principal Paul Anderson. There were eight registered bidders for the complex, which was recently leased by global hearing solutions company Bernafon Australia Pty Ltd, with bidding starting at $3 million. “We had a total of 50 bids before the property was sold under the hammer to a Brisbane family syndicate,” says Anderson. The warehouse complex is a modern tilt panel building of 2,200 square metres and includes two levels of air-conditioned office space over 700 square metres. It is leased by Bernafon on an eight-year lease with renewal options at a net rental industry sources estimate to be around $400,000 per annum.
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<img src="/images/stories/2012/09/20point85m.gif">
 How much ASX-listed REIT Charter Hall’s Direct Industrial Fund 1 has paid to acquire the sixth asset, the Coates Hire Distribution Centre at 29-47 Mudgee Street, Kingston, in Queensland. The acquisition reflects an initial yield of 7.9%. The price includes current construction works to expand the facility. The Coates Hire Distribution Centre is located in the established industrial locality of Kingston, 24 kilometres south-east of Brisbane’s CBD, with direct access to Brisbane’s major arterial linkages, including the Logan Motorway. The facility, located on a 96,840-square-metre site, is fully leased to Coates Hire Operations. The facility is secured by a new 20-year lease, which will commence on completion of the construction works in early 2013. 
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<img src="/images/stories/2012/09/1point35m.gif">
How much residential property developers have paid for a former car yard site in the Nowra CBD. The property at 130 Kinghorne Street, Nowra, previously home to Nowra Mazda, was sold to Regional Nominees Pty Ltd by Ray White Commercial Shoalhaven principal Scott Baxter. Baxter says the purchasers had lodged a development application with Shoalhaven City Council to build an apartment complex of 41 serviced apartments on the site. The city of Nowra is around 170 kilometres south of Sydney and is the commercial and administrative centre of the Shoalhaven region on the south coast of New South Wales.
 
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<img src="/images/stories/2012/09/2point26m.gif">
The price paid by a private for an office and warehouse facility at Braeside in Melbourne’s south-eastern bayside industrial precinct. The 31-33 Lakewood Boulevard property was sold on a yield of 8.6% with a long-term lease to 2017 in place to Australian olive oil producer and distributor Redisland Australia Ltd at a net rental of around $224,850 per annum. Savills director Lynton Williams, who negotiated the deal, says the property, which comprised a modern, 2,930-square-metre building, constructed in 2007, had attracted a lot of attention from investors. The vendor was a Melbourne-based developer.
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lschlesinger-FZcF9M3vE6

Commercial hammer prices: Wangaratta Hungry Jacks sells on 5.9% yield

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I am sure you have heard of the baby boomer generation along with Gen X and Gen Y, now it’s time to get to know Generation C (Connected) and Generation S (Screen).
Why? Over coming years both of these groups will start to change how we market and communicate with these future buyers, and the trends are already showing up.
Generation C: Connected, communicating, content-centric, computerised, community-oriented, always clicking, they are primarily urban and suburban. By 2020, they will make up 40% of the population in the U.S., Europe, and the BRIC countries, and 10% of the rest of the world — and by then, they will constitute the largest single cohort of consumers worldwide.
Generation S is already here. They came on the scene during one of the most significant technological revolutions in the digital age the arrival of the portable screen. Goldman Sachs estimates almost 2 billion smartphones will be sold this year around the globe.
Now there is compelling evidence that successful brands will go where the action is – touch-screens, and this will include project marketing.
The Property connection
Local research indicates that almost 30% of real estate websites are now being accessed via mobile devices, including tablets, and that number is expected to increase to beyond 50% in the next two years. Beyond that, who knows?
We are now looking at a world where screens are used for everything from entertainment, communication, education, shopping and transacting. It makes the world much smaller and more accessible and at virtually any time, on demand.
How will marketers, brands, retailers and publishers stay relevant to this audience that expects to transact nearly everything on a touch-screen? First, they need to be where the consumer is and ensure a relevant brand experience irrespective of how the content and information were discovered.
That means creating and redesigning websites to render appropriately and dynamically for different screens and operating systems. How will brands facilitate seamless transaction and communication with these new consumers, who will only have the expectation of such an experience?
Brands are behind – but that creates an opportunity:
Today, 45% of Fortune 500 companies do not have mobile-optimised websites, according to a recent study from the Interactive Advertising Bureau. But now is not the time to sit back.
It’s still early innings for this screen-driven world, and there are many other avenues to still develop and explore. Now is the time to get involved with partners and help shape the Gen S and Gen C media platforms and experiences. For some years I have been involved with Tabletop Technology – the Hii interactive platform has been used on several Colliers International projects and very well received. Further to this our sales executives also use iPads to manage and service their potential purchasers.
Such new technology always requires investment and patience, but action now will best position us all to be prepared for what comes next and likely will arrive even faster than before, and this is where technology like Hii have already started us down that road.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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pchittenden-eLqUUC8TWW

Residential property developers must get to know Generation Connected

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One reason the simplistic “mining boom is over” rhetoric is causing so much concern is that many people don’t understand what’s driving the resources sector. 
Essentially all that’s happened is that prices for iron ore and coal have fallen off their peak. In the overall context of the resources revolution, which will extend beyond my lifetime, this is a short-term phenomenon and will cause only a minor hiccup, just as the GFC was a small speed bump in the rise of the resources sector. 
Nevertheless, it has caused some miners to re-evaluate the timing of some projects. Each announcement of a downsizing or project deferral – and there have been relatively few – is seen as confirmation that the party is over. 
But the upsurge in investment in the Australian resources sector is not being driven by iron ore or coal, important though they are. The resources revolution is really about gas. 
The largest resources projects around Australia are all liquefied natural gas (LNG) enterprises. They dwarf anything happening in Western Australia’s iron ore industry or Queensland’s coal sector. 
Nine gas mega projects entail capital expenditure totaling $220 billion, and the general theme coming out of those ventures is expansion, not contraction. 
The $23 billion Australian Pacific LNG project – one of four giants focused on Gladstone – has its first train under construction and has just approved plans for a second train, having secured a 20-year supply contract with Japanese company Kansai Electric Power. 
The $34 billion Ichthys project, which will extract gas off WA but process it in Darwin, is moving forward, handing out some pretty big contracts in the Northern Territory capital. The $29 billion Wheatstone enterprise is doing likewise in WA. 
Three of the four LNG projects targeted on the Surat Basin (extraction) and Gladstone (processing and export) are well under construction and the fourth is advancing steadily towards a construction start in 2013-14. 
The four Gladstone ventures together involve around $70 billion in capital expenditure. 
The three mega gas projects in WA – Gorgon, Wheatstone and Browse – total around $106 billion. 
There is nothing remotely on this scale happening in coal or iron ore, the resources sector currently taking a hit from lower prices. 
This is why Australia is forecast to become the world’s biggest LNG producer within the next seven or eight years, overtaking Qatar, Indonesia and Malaysia. Australia has known reserves likely to last the next 100 years, and new discoveries are happening regularly. 
Australia now has seven of the world’s 10 largest LNG projects. Resources Minister Martin Ferguson said recently: “By 2017, based on proposed and committed new projects, Australia’s LNG production capacity is projected to quadruple.”
Apparently he momentarily forgot that minor point when he made his now-infamous statement on radio that the resources boom is over. 
The only non-gas Australian project in the league of the LNG ventures is the proposed expansion of Olympic Dam, which – contrary to the general media line – is not scrapped but is being re-worked to find less expensive ways to exploit the vast resource at Roxby Downs in South Australia. 
In real estate terms, the locations most likely to thrive from this ongoing upsurge in capital expenditure on LNG are Darwin, Gladstone, Karratha, Toowoomba and the towns of the Surat Basin, such as Dalby and Chinchilla.
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

Property investors will thrive in areas benefiting from LNG boom: Terry Ryder

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I’m not sure about you, but it seems to me here we are in 2012 and every government in Australia is crying poor. Without drilling too deep, the common denominator is usually bad management and policies. So why are they stone motherless broke?
In fairness, it is not unique to Australia, it is a worldwide epidemic. Why is it that we have in our businesses and homes state-of-the-art technologies with the world’s highest electricity prices? This reminds me of the saying “politicians and nappies have one thing in common – both need to be changed regularly, and for the same reason”. Best practice is replaced with best guess where budgets are premised on a wing and a prayer.
<a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/State-budgets-may-face-deficits-on-falling-commodi-pd20120903-XRRUL?OpenDocument" title="State budgets face deficits on commodity prices">State budgets face deficits on commodity prices</a> the WA and Queensland budgets could be thrown into deficit to the tune of nearly $2 billion dollars as falling commodity prices hit their resources dependent economies. <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/mining-royalties-queensland-coal-jac-nasser-gottli-pd20120913-Y3T6T?opendocument&amp;src=rss" title="The lies that blind and mining suffers ">The lies that blind and mining suffers </a>– “When is the duty of a state premier, or any leading minister, to tell the public the whole truth?” All we see with mining companies is the government's now taxing the bejesus out of them, so little wonder that pipeline of investment starts to be scaled down. Australia's politicians now find themselves in the position where <a target="_blank" href="https://www.smh.com.au/opinion/politics/promises-promises-now-its-time-to-do-the-sums-20120907-25jc6" title=" promises, promises, now it’s time to do the sums.">after the promises, now it’s time to do the sums.</a>
<a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/Businesses-furious-over-govt-cuts-to-tax-breaks-pd20120907-XWR2Y?opendocument&amp;src=rss" title="Businesses furious over govt cuts to tax breaks">Businesses are furious over government cuts to tax breaks</a>. Corporate Australia has reportedly been told (despite its protests), Labor is planning to go ahead with cuts to tax breaks and incentives worth a total of $6 billion to help achieve budget tax savings. The federal budget has, collapsed which would explain why <a target="_blank" href="https://www.smh.com.au/opinion/political-news/poll-position-gillard-arms-labor-for-early-election-with-new-committee-20120904-25cor" title="Poll position: Gillard arms Labor for early election with new committee">Gillard is arming Labor for early election with new committee</a>, and the word on the street is a March election. The Gillard government won’t go to the polls after the May budget in 2013 due to a massive blow-out! <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/iron-ore-boom-federal-budget-Swan-China-GFC-pd20120910-XYRQH?opendocument&amp;src=rss" title="The bust that Swan didn’t see,">This is the bust that Swan didn’t see,</a> and remember where you heard it first!
{yoogallery src=[images/stories/2012/09/sept12altona]}
In real estate talk Altona (pictured above) is spoken as Australia’s premier property given its amazing pedigree.<a target="_blank" href="https://www.propertyobserver.com.au/news/altona-the-point-piper-harboufront-officially-listed-at-%24us569-million/2012091156517" title="Altona, the Point Piper harbour front, officially listed at $US56.9 million">Altona, the Point Piper harbourfront, has been  officially listed at $US56.9 million</a>, which is an amazing revelation or one huge faux pas on behalf by one listing agent, considering that up until now, the asking price has been somewhat of an industry secret.
Shock horror – <a target="_blank" href="https://www.propertyobserver.com.au/residential/residential-property-capital-growth-has-stalled-in-five-years-since-gfc-rp-data-s-cameron-kusher/2012091056482" title="residential property capital growth has stalled in five years since GFC: RP Data’s Cameron Kusher.">residential property capital growth has stalled in five years since GFC, says RP Data’s Cameron Kusher.</a> Apart from the economic factors, the slowdown in capital gains can also be attributed to the fact that consumers have increased their level of savings and have subsequently reduced their levels of spending (particularly for housing).
<img src="/images/stories/2012/09/capscombined.gif">
<a target="_blank" href="https://www.propertyobserver.com.au/land/unit-starts-boost-residential-construction-in-june-quarter-but-house-starts-fall-to-11-year-low-abs/2012091256526" title="Unit starts boost residential construction in June quarter but house starts fall to 11 – year low">Unit starts boosted residential construction in June quarter, but house starts fell to 11-year low</a>. There has been absolutely no government enquiry (to date) as to why. The pressure test for the top-end Sydney markets were dumbfounded this week when <a target="_blank" href="https://www.propertyobserver.com.au/developments/pacific-bondi-beach-buyers-riding-the-property-wave-through-to-the-2015-tide/2012090956465" title="Pacific Bondi Beach buyers riding the property wave through to the 2015 tide ">Pacific Bondi Beach buyers riding the property wave through to the 2015 tide, </a>where the first release (last weekend) resulted in 74 of the 76 apartments selling for the asking prices. The sales ranged from one-bedroom apartments for $1.9 million (70 square metres) to penthouses for $10.3 million. These are boom market results, although I agree with BIS Shrapnel's Frank Gelber that <a target="_blank" href="https://www.propertyobserver.com.au/residential/new-housing-construction-recovery-a-year-off-and-will-be-uneven-bis-shrapnel-s-frank-gelber/2012091356557" title="new housing construction recovery a year off and will be uneven: BIS Shrapnel’s Frank Gelber">new housing construction recovery a year off and will be uneven</a>.
<a target="_blank" href="https://www.propertyobserver.com.au/economy/with-interest-rates-and-unemployment-low-there-are-economic-positive-signs-all-around-mark-bouris/2012090956456" title="With interest rates and unemployment low, there are economic positive signs all around: Mark Bouris ">With interest rates and unemployment low, there are economic positive signs all around, says YBR's Mark Bouris,</a> which leads me to explain why. There is too much emphasis on what the Reserve Bank of Australia (RBA) does with the cash rate. Interest rates should be organically controlled through completion. This week, the home loans war got angrier when ME Bank cut its three-year rate to 5.39%, which is about 0.5 percentage points below the major banks. No RBA intervention because the bank knows rates will go a lot lower. ME Bank left the first clue – without RBA intervention.
The Mosman September marketing campaigns conclude over the next week (from Saturday) before the school holidays commence (again). If I’m reading the market correctly, the 120 houses on the market this week should start reducing.
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" target="_blank">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" target="_blank">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Governments crying poor, some booming – if uneven – results in the housing market

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So you’ve settled on a suburb or area that you want to invest in, and you’ve narrowed it down to a handful of competing developments.
They’re all in great spots, in similar price ranges.
How do you separate them?
One of the biggest mistakes clever investors make is to ignore what I call the four Fs – facilities, fixtures, fittings and finish.
There are 10 four F trends you must be aware of.
1. Smart living: data cabling and wireless
Everybody needs the net at home. Make sure your property has smart wiring built into the walls – you don’t want to add it later. Most developers now offer data and TV cabling to most living and study areas, and demand will only increase. If your development is solid concrete, where can tenants use wireless internet devices, or even mobile phones?
2.  Lap pool and gym
Forget the old jellybean shape; the hot new trend is a lap pool. They create a quieter environment too, because they’re less about “play” and more about exercise and wellbeing. Well-equipped gyms are becoming much more common in small to mid-size developments.
3.  Shared spaces: quality and quantity
Large developments used to have a pool and a barbecue space; now there’s a trend for smaller developments to provide a wide selection of shared spaces for residents to enjoy. Small theatres, rooftop lounges, boardrooms and function rooms – these are all “bang on trend” at the moment.
4.  Natural ventilation and air-conditioning
Some tenants will rely on air-conditioning. Others don’t want an electricity bill up in the stratosphere, so they’re demanding natural ventilation. Either way, there’s a clear trend towards apartments that cost less to live in. Can you control the air-con to shut off rooms you’re not using?
5.  Natural light and energy-efficient light fittings
The big trend towards energy efficiency means ample windows, aspect and surrounding buildings all play a role. A certain proportion of a new dwelling’s light fittings are required to be “energy efficient”; ask the developer about fittings that are used every night.
6.  Two-pack cabinetry and stone benchtops
A few years ago, quality two-pack cabinetry and stone benches only featured in the kitchens and bathrooms of the most expensive houses. Now you’ll find them in most mid-range apartments. Don’t settle for less; they will last longer. Another quality trend: “soft-close” drawers – if Ikea can make them standard, so can your developer.
7.  Kitchen appliances: quality and function
Stainless steel is still hot and will probably never go out of fashion. But it’s the little details ticking boxes these days: a fridge dispensing ice and water; a bigger oven; a wider cooktop; a built-in coffee machine. Negotiate just one “wow” factor into your kitchen, and tenants will love you.
8.  Floors: tough and durable
The trend here is for longevity. Carpets are generally darker and limited to bedrooms. The most durable living area floor is a tiled one – glossy or matte, pick any style you like as long as it’s not terracotta. Their day has passed!
9.  Storage: clever and plentiful
Not so much a trend as a fact of life – we all need somewhere to put our stuff. The more storage space in an apartment, the better.
10. Style: modern and comfortable
Just like a good wine, you want your property to age well. The trend for finishes is simple: modern, spacious designs that can stand the test of time, but are also welcoming, comfortable – and feel like a home.
So next time you go into a display suite or onto a new estate, ask the sales rep to tell you about their four Fs.
Michael Matusik is the founder of <a target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a target="_blank" href="https://www.matusikmissive.com.au/" title="blocked::https://www.matusikmissive.wordpress.com /">Michael's blog</a> or follow him on <a target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
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michaelmatusik-49YzLvdmNv

Don't ignore the four Fs of residential developments

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For all the complaints about our current government, Julia Gillard has always been a passionate advocate for education reform.  Although the recent Gonski review into school funding has been heavily criticised by the opposition, our current Prime Minister aims to introduce the improvements cited from 2014 as part of an “education crusade”,
Teachers and unions will no doubt have their own views on the changes planned, and there’ll be plenty of forthcoming issues and disputes the Prime Minister has to overcome.  However, out of all the industry bodies looking and hoping for a better qualified nation, the housing industry should be at the forefront.
The UK’s leading property website, Rightmove.co.uk, has produced some interesting research indicating a university education is a “vital” ingredient for current first-home buyers who aspire to buy within the next 12 months.  Seven out of 10 surveyed on the above criteria were educated with either a graduate or post-graduate degree – and despite the fees associated with higher education, the analysts at <a href="https://www.rightmove.co.uk/" target="_blank">Rightmove</a> concluded:
“Those school-leavers who are set to embark on a university education this autumn will be encouraged by the fact that further qualifications seem to be an important qualifying factor in getting onto the housing ladder."
The reasons are no doubt numerous and to some extent obvious.  A higher education generally ensures a fatter wage packet, enabling prospective buyers to build their deposits more quickly.  However, money isn’t the only part of the equation.   A quality education builds self-esteem, enhancing an individual’s critical thinking skills – enabling them to filter through a plethora of conflicting advice widely available through digital and print media.   In many cases, it also also equips individuals with the basics of money and business management, which are essential requirements to 21st-century home ownership.
However, while education plays a valuable role in the fight to stem the reducing number of first-home buyers and issues of affordability – a trend many would like to close their eyes to – it is often not possible to get a child into the best school available for their needs due to the expense of buying in a good school zone.
For example, if you analyse the statistics, being in a school zone for one of the top 20 or so government schools in Melbourne can increase the price of properties in the area at the very least 10% to 15% – and the smaller the zone, the greater the pain.  This is why there’s a strong connection between the top public schools and the price of residential property.  Add onto this property taxes and other costs associated with moving into a school zone initially, and perhaps the only thought a family can comfort themselves with during the early hours of a sleepless night is the nest egg they’ll be left with once the kids leave home and they eventually decide to sell and downsize.
Rental yields for family accommodation are also significantly inflated for properties located in a popular school zone, providing an attractive incentive for investors seeking good growth and yield.   Neither is it unheard of for an old property within the neighbourhood to be rented by a desperate family never intending to move in, but simply using the address to meet the criteria for enrolment into year 7.  I’ve even heard of school principals camping out early mornings and late into the evening, to assess the level of activity in a property suspected of sitting vacant while the family lives elsewhere.
But if you think that’s bad, a story was recently relayed to me regarding one school principal asking to check a family’s electricity bill, with threats to hire a private detective to chase up suspected “zone cheaters”. School zones are without doubt hot property.
However, it’s an unfortunate example of how restrictions on both housing and education through the implication of strict school boundaries can often feed into a culture of separation between various groups of society, thereby producing wide areas of proportional inequality, for which I admit there’s no easy answer.
It’s also worrying that newer suburbs created with the intention of increasing the provision of affordable family-sized accommodation are woefully inadequate in their applications, principally because they often have little more than a small “village-sized” primary school servicing the area.
At worst, it results in a significant disconnect for families spilling into fringe areas and consequently  suffering unintentional discrimination as they are unable to easily access suitable educational facilities.
 
<hr class="system-pagebreak">
 
As a case in point, earlier this year the Victorian government announced the development of six new fringe suburbs – Diggers Rest, Lockerbie, Lockerbie North, Manor Lakes, Merrifield West and Rockbank North – which are planned to accommodate no fewer than 100,000 new residents.  Planning Minister Mathew Guy made a point of stressing these suburbs would be adequately planned and facilitated with appropriate infrastructure, and I don’t doubt the goodness of his intentions.  Currently there are barely a handful of small local primary facilities servicing the area.
However, locating an appropriate pocket zoned specifically to facilitate academic amenities is only one part of the equation – attracting teachers into the area is quite another.  This would seem to especially so following the largest teacher’s strike in the state’s history barely more than a week ago.  In light of this, it would seem the prospect of attracting additional educators to take up the slack is not currently looking encouraging.
Melbourne’s Docklands is another area lacking in educational facilities, with residents complaining they are encouraged to move out of the suburb before their <a href="https://www.docklandsnews.com.au/editions/article/we-are-not-happy-docklands-families-want-a-school_5308/" target="_blank">children reach five</a>, and while I welcome the recent announcement of an inner-city site in South Melbourne recently acquired to provide the proposed development at Fishermans Bend with primary school facilities, it’s a mere blip on the horizon in combating a far larger problem at hand.
Earlier this year, the Herald Sun flagged a concern citing “220 government schools” in Victoria alone that turn away local families due to pressures of capacity.  According to reports, 224 primary and secondary schools across Melbourne now have specific zoning and district restrictions.
The unfortunate bubble effect on real estate prices in well-established popular and restrictive school boundaries is an issue of concern especially when school zones are either reduced or extended based on under- or over-capacity.  Should a recently purchased property suddenly be placed outside the zone, it would result in an instant loss of equity to the family’s nest egg. The same would result if a school moved or for some reason closed.  Mowbray College in Melbourne – recently forced into administration – is one such example.  A family home previously marketed as being within walking distance of the college could no longer carry this attraction.
Furthermore, housing in school zones tends to be held for longer periods – periods lasting at least the length of a child’s secondary education and often beyond.  Issues of supply are therefore at the forefront of concern for families hoping to move in and get a bite of the educational cherry. And while school zoning may protect against over-crowding, thereby keeping kids local, it also restricts some families to either the local state facilities – good or bad – unless they are prepared to up sticks and move, or pay for private tuition.
No one would deny that financial literacy and the ability to see through the common myth that residential property doubles every seven to 10 years is becoming all too essential in navigating a successful plan to home ownership.
In an era of stricter lending requirements, sky-high debt-to-household disposable income ratios and what could promise to be an era of long-term economic uncertainty, it is vital we teach young potential home buyers how to minimise risk and save before they spend.
It would also be nice to think the new “Australian dream” would evolve around the vision that no one in 2050 should be hitting their 30s living paycheque to paycheque – with little idea where their super goes and no long-term financial plan.
However, in order to achieve the above, a good education is required –while I’m in no way suggesting that a child not attending a good school will never be a property owner.  I’m making a point for the perception that accessing quality education is causing families substantial pressures of affordability.
It subsequently leaves the question – do we do away with school zones all together?
Increase the number of education facilities in poorer suburbs and in doing so, meet the demands of teachers by pouring greater funding into the education coffers?
Encourage financial literacy, real estate acquisition and critical analysis within every school curriculum?
I have no answer – however there does seem to be a case for highlighting the unfortunate social divide between accessing quality education and the consequential “bubble” prices of accommodation in popular school zones.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
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Should we do away with school zones?

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Grand final day is one of the biggest days in Melbourne’s calendar.  Statistically, one in 40 Melburnians will be in attendance at the MCG, with many more glued to screens around the city’s pubs and homes.
Bounce is at 2.30pm, Saturday September 29, with celebrations and commiserations continuing all through the night.
So how many vendors are game enough to risk their luck trying to sell a house on that one day in September? Apparently just 33, according to Australian Property Monitors.
The weekend before there are about 700 auctions scheduled, according to APM, and 500 on the following weekend.
Last year there were 50 auctions on grand final day and 50 the year before.
It's not an interruption in Sydney given the NRL grand final is at 5pm on Sunday, September 30, although school holidays has a lightening impact in both major capital cities.
Anthony Orellana from YPA Estate Agents Taylors Lakes is taking a four-bedroom Sydenham house to auction at 12.30pm on the day.
He says he’s not worried about losing interest to the big game.
“If you have something that people want they’ll come regardless,” Orellana says.
“How many times do you buy a house throughout your lifetime? It doesn’t happen that often.
“I’m not worried about missing the game. Carlton isn’t playing anyway.”
He hopes to sell the property for $320,000 to $350,000. He says he has four registered bidders who will be there on the day.
Property Observer has tracked down 29 of the auction listings:
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-vermont-111442015">14 McDonough Lane, Vermont, Vic 3133</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-glen+waverley-111469283">25 Cappella Court, Glen Waverley, Vic 3150</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-fitzroy+north-111477839">2 Percy Street, Fitzroy North, Vic 3068</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-essendon+north-111499339">1/36 Prince Street, Essendon North, Vic 3041</a>
<a target="_blank" href="https://propertyobserver.com.au/administratorhttp:/www.realestate.com.au/property-house-vic-northcote-111499407">50 Brooke Street, Northcote, Vic 3070</a>
<a target="_blank" href="https://www.realestate.com.au/property-townhouse-vic-malvern+east-111467779">1/42 Webster Street, Malvern East, Vic 3145</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-armadale-111488335">11 Mount Pleasant Grove, Armadale, Vic 3143</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-rowville-111390015">2 Shearer Drive, Rowville, Vic 3178</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-oakleigh+east-111431195">85 Clayton Road, Oakleigh East, Vic 3166</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-oak+park-111440351">232 Waterloo Road, Oak Park, Vic 3046</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-reservoir-111468871">91 Barry Street, Reservoir, Vic 3073</a>
<a target="_blank" href="https://www.realestate.com.au/property-townhouse-vic-lilydale-111492527">2/10 Deschamps Street, Lilydale, Vic 3140</a>
<a target="_blank" href="https://www.realestate.com.au/property-unit-vic-oakleigh+south-111390595">2/7 Dalgan Street, Oakleigh South, Vic 3167</a>
<a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-kensington-111416827">18/1 Gatehouse Drive, Kensington, Vic 3031</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-hughesdale-111481915">23 Paget Street, Hughesdale, Vic 3166</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-blackburn+south-111492543">12 Holroyd Court, Blackburn South, Vic 3130</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-box+hill-111582287">13 Bass Street, Box Hill, Vic 3128</a>
<a target="_blank" href="https://www.realestate.com.au/property-townhouse-vic-brunswick+east-111474835">202B Edward Street, Brunswick East, Vic 3057</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-mitcham-111487255">U1/8 Coppin Close, Mitcham, Vic 3132</a>
<a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-clayton-111531659">5/1438 Centre Road, Clayton, Vic 3168</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-sunshine+north-110301917">100 Phoenix Street, Sunshine North, Vic 3020</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-burnside+heights-111414943">4 Albert Court, Burnside Heights, Vic 3023</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-springvale+south-111354183">4 Woodstock Place, Springvale South, Vic 3172</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-mount+waverley-111491775">118 Huntingdale Road, Mount Waverley, Vic 3149</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-meadow+heights-111421027">2 Eucalyptus Place, Meadow Heights, Vic 3048</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-sydenham-111418859">41 Bungarim Wynd, Sydenham, Vic 3037</a>
<a target="_blank" href="https://www.realestate.com.au/property-unit-vic-hadfield-111460511">1/27 Larlac Street, Hadfield, Vic 3046</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-broadmeadows-111419063">106 Cuthbert Street, Broadmeadows, Vic 3047</a>
<a target="_blank" href="https://www.realestate.com.au/property-house-vic-caroline+springs-111392743">5 Osterley Close, Caroline Springs, Vic 3023</a>
The REIV’s Robert Larocca says there aren’t many auctions compared with other weekends, and they’re almost all in the morning.
"It is traditional that there is a low number of auctions on grand final day.
"Those that do have an auction always ensure it’s before the ball is bounced,” Larocca says.
"Overall it has no impact on the state of the market as everyone just avoids the afternoon for auctions, and those that are interested in one in the morning make the effort to turn up."
Melbourne's weekend clearance rate was 60% from the 619 auction results reported to the RIEV over the September 15 and 16 weekend. It was 57.5% in Sydney, according to APM.
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AFL grand final day auction avoidance, with few vendors willing to risk missing the bounce

<html><body>Australian Property Monitors (APM) has released a list of results from 294  auctions in Sydney for the weekend of September 15. The clearance rate was 57.5%. <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 294 Sydney auction results show 57.5% clearance rate

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The business of buying, selling and leasing of residential, rural and commercial property for investment purposes is well known and understood; the same cannot be said regarding the purchase of an operating business.
Business broking is a specialist sector of real estate, and investors, or those looking to develop their careers, would be wise to take note.
Some people like to buy a business as an investment, and others may want to use their skills to run it themselves. People buy and sell all manner of enterprises – from traditional ones, such as newsagents, or service enterprises, such as electricians, through to more modern ones, such as digital marketing companies.
Potential buyers and current owners need to know that the market for functioning businesses is substantially different to the broader property market. For sale signs are not always used and the advertisements do not always appear on the property sales websites.
As a result of these factors, a business broker is an important guide and adviser.
A business broker is a qualified real estate agent who specialises in the selling and buying of businesses. To effectively do their job, brokers need to be expert in a range of areas additional to those in which a residential or commercial estate agent specialises; after all, when a business is sold, different factors are considered in arriving at a ‘value’.
They need to be able to understand the particulars of the business they are selling, as the value in a business comprises of a range of related factors, including its current performance, customer base, competitors and future prospects.
To find an REIV business broker and learn more about business broking, visit <a href="https://www.reiv.com.au/" target="_blank">www.reiv.com.au</a>
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