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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Young people have way too much to think about these days. Even youngsters who have only just begun their working lives are expected to know about superannuation, top-up limits and co-contributions. They’re expected to be responsible now for their retirement in 40 years’ time.
How did we get here? In 1992 the superannuation guarantee required all employers to put a mandated percentage of an employee’s salary into a super fund. The super guarantee could not be accessed until the worker retired.
So the onus for retirement shifted from the government and employer to the employee. And the quality of retirement for those in their 20s and 30s will be their own responsibility: the amount of retirement income they accumulate will depend on investment decisions made now.
The best time to build a nest egg is precisely in those years when you least want to think about it. Because super is a 40-year investment, small increases to contributions and slight changes in what kind of fund you use at the beginning of the journey can have a big impact at the retirement end.
Also, the very people who could be helping young people with advice – financial planners – are moving away from their old commission structure to a fee-for-service model. The fee-for-service model means the client pays for the level of service they receive. And because young people have less money and are less engaged with retirement planning in general, young people don’t go to planners.
This creates what some people call a “service gap”, which could cost people tens of thousands of dollars at retirement. We know from our own research that young people want advice about retirement, but they do not use planners.
Last year we polled 500 young people from Sydney, Brisbane and Melbourne, aged 25-34 years. When asked how interested they were in planning for their future, 92 per cent answered either very interested or somewhat interested.
When asked if they plan on seeking advice to discuss their financial goals, around half answered “yes”.
This means that a huge majority of young people want to set themselves up for the future, but only half of them want to access the right advice. This is an important insight because financial planners don’t just help select the right super funds to invest in, they also set up the associated aspects of a person’s present and future wealth. They attend to the whole picture, something younger generations are not experienced about.
The investment options people nominate when they are not advised is illuminating. When asked what they’d be most interested in investing in, 51% said the share market, which is currently quite risky and volatile.
So the question has to be asked: why do young people feel more comfortable with a volatile investment class than they do with professional advice?
It’s an issue that has to be resolved if the self-funded retirement system is to work properly.
<a href="https://www.facebook.com/ybrwealth" target="_blank">Talk to me on Facebook</a> at or on <a href="https://www.twitter.com/@markbouris" target="_blank">Twitter</a>. Let me know what you think.
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

Why are young people comfortable with share market risk but not financial planners?

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Fewer Melbourne inner-city and middle suburban residential listings augers well for rising clearance rate and strong demand in the later months of spring, according property advisory group Wakelin.
“A slower-than-usual increase in new residential property supply in spring may well underpin prices and auction clearance rates in the inner and middle suburbs of Melbourne,” says Wakelin in a new blog.
“Our sense, as things stand, is that spring 2012 will be characterised by reasonably good demand.
“That's based on our experience of the winter market which saw robust competition amongst buyers at many auctions in our inner and middle suburbs off the back of improved affordability stemming from lower prices and interest rates.”
Wakelin says that from discussions with a “broad number of industry colleagues, it looks like supply will be tighter than usual at the start of spring, and that the increase in supply we characteristically see in October may not happen”.
“We could be looking at a late run of supply in November and early December,” says the firm.
If Wakelin is right about demand building and constrained supply, this should result in a substantial rise in auction clearance rates rise and “prices firming with the possibility of some early spring capital growth”.
Melbourne achieved an auction clearance rate of 61% from 466 auctions last weekend, with a median price of $710,000 for houses and $540,000 for units.
Momentum is building in September, with 680 auctions listed this weekend and 740 next weekend.
Wakelin, headed by Melbourne property analyst Monique Sasson Wakelin, expects that recovery is likely to felt first in areas where supply is relatively scarce and finite – “established houses and apartments in our inner and middle ring suburbs”.
“Avoid property where supply is plentiful and theoretically infinite such as high rise apartments in the CBD and properties on new estates in our fringe suburbs.
In terms of price, Wakelin expects the sub-$600,000 market to recover first.
"This is where first home buyers and most investors operate. First home buyers, in particular, benefit most from falling interest rates, given their reliance on borrowing and low equity."
Ahead of the spring selling season, Melbourne online residential listings increased by 5.9% to just under 51,194 properties for sale, according to data compiled by SQM Research.
This followed a July decline of 12.6% with listings coming to a total of 48,322.
Year-on-year, Melbourne listings are up 14.% - in August last year there were 44,859 properties listed for sale in Melbourne.
Burrowing down into the SQM data suggests Wakelin may be right on the inner city with postcode 3000 – the Melbourne CBD – showing 891 listings in Melbourne in August, with listings trending down since about March this year.
Click to enlarge
<a href="/images/stories/2012/09/sqmsept141.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept141thumb.gif"></a>
Source: SQM Research
A more pronounced trend can be seen in the suburb of Kensington, about four kilometres north-west of the CBD, dating back to October last year:
Click to enlarge
<a href="/images/stories/2012/09/sqmsept142.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept142thumb.gif"></a>
Source: SQM Research
Listings are also declining in South Yarra, just south of the city:
Click to enlarge
<a href="/images/stories/2012/09/sqmsept143.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept143thumb.gif"></a>
Source: SQM Research
However some affluent suburbs like Toorak show a big jump in listings in August, well up on August 2011:
Click to enlarge
<a href="/images/stories/2012/09/sqmsept144.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/09/sqmsept144thumb.gif"></a>
Source: SQM Research
Wakelin says that spring is often viewed as a testing ground by prospective vendors and buyers and expects that if the property market perform wells in September performs well in terms of clearance rates and pricing, it may encourage other buyers and sellers into the market.
“A late run to Christmas may also set a positive tone for the 2013 market when it re-opens in early February. And this would augur well for prospects in 2013.”
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lschlesinger-FZcF9M3vE6

Strong spring selling season ahead for inner and middle Melbourne suburbs if supply remains constrained: Wakelin Property

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Immigration trends, vacancy rates, housing undersupply and employment prospects all favour Queensland and Western Australia to lead the next phase of housing market growth over the next two to three years, according to BIS Shrapnel.
But the stars are not lining up in Victoria, with BIS Shrapnel’s team of forecasters and economists tipping up to four years of pain and downturn for its economy and housing markets.
“There is a lot of pain to come for Victoria, and there is a danger of the state going into a longer downward cycle,” warns BIS Shrapnel managing director Robert Mellor.
The pessimistic outlook for Victoria was repeated by BIS Shrapnel chief economist Frank Gelber, who apologised for such a dark outlook for the state given his comments were made in Melbourne in front of Victorian building industry participants.
“The weakness we have seen in Melbourne so far is only just the beginning,” he says.
Gelber is also critical of the Victorian state government for pulling back on infrastructure investment and stimulus measures, including ending the $13,000 first-home bonus at the end of June.
The Queensland state government is also reining in spending and culling its civil service, but the state has the benefit of the mining boom and is also supporting new housing construction through the just-introduced $15,000 first-home owner construction grant.
Taking a look a recent immigration data, Angie Zigomanis, senior manager at BIS Shrapnel, says there is already evidence of a pick-up in overseas migration – not to the 2009-10 high of nearly 300,000, but expected to reach around 250,000 people by 2013-14. A drop in overseas student numbers due to the high Australian dollar will prevent migration reaching previous highs, he says.
“Of this increase, WA and Queensland are expected to see the biggest improvement as their economies post some of the strongest growth and also attract strong numbers of interstate migration,” says Zigomanis.
WA in particular is picking up a great share of new overseas arrivals – 20% currently, compared with a long-run historical average of 13%, according to ABS figures.
The rise in immigration will cause population growth to pick up from around 1.34% in 2010-11 to reach 1.73% in 2013-14, with proportionally greater shares of growth in WA and Queensland, says BIS Shrapnel.
Both these states, along with NSW, also have significant dwelling stock deficiencies, while Victoria has been building too many new apartments and houses.
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="137" valign="top">
 
</td>
<td width="479" colspan="4" valign="top">
Dwelling stock deficiency as at June of year (- indicates oversupply)
</td>
</tr>
<tr>
<td width="137" valign="top">
 
</td>
<td width="120" valign="top">
2011
</td>
<td width="120" valign="top">
2012 estimate
</td>
<td width="120" valign="top">
2013 forecast
</td>
<td width="120" valign="top">
2014 forecast
</td>
</tr>
<tr>
<td width="137" valign="top">
NSW
</td>
<td width="120" valign="top">
28,900 units
</td>
<td width="120" valign="top">
38,600 units
</td>
<td width="120" valign="top">
49,400 units
</td>
<td width="120" valign="top">
52,800 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Victoria
</td>
<td width="120" valign="top">
4,700 units
</td>
<td width="120" valign="top">
-6,600 units
</td>
<td width="120" valign="top">
-12,700 units
</td>
<td width="120" valign="top">
-15,000 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Queensland
</td>
<td width="120" valign="top">
4,900 units
</td>
<td width="120" valign="top">
14,900 units
</td>
<td width="120" valign="top">
29,900 units
</td>
<td width="120" valign="top">
45,400 units
</td>
</tr>
<tr>
<td width="137" valign="top">
South Australia
</td>
<td width="120" valign="top">
-2,100 units
</td>
<td width="120" valign="top">
-2,400 units
</td>
<td width="120" valign="top">
-1,500 units
</td>
<td width="120" valign="top">
-100 units
</td>
</tr>
<tr>
<td width="137" valign="top">
WA
</td>
<td width="120" valign="top">
2,300 units
</td>
<td width="120" valign="top">
16,900 units
</td>
<td width="120" valign="top">
33,800 units
</td>
<td width="120" valign="top">
46,000 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Tasmania
</td>
<td width="120" valign="top">
-1,900 units
</td>
<td width="120" valign="top">
-3,100 units
</td>
<td width="120" valign="top">
-4,000 units
</td>
<td width="120" valign="top">
-4,100 units
</td>
</tr>
<tr>
<td width="137" valign="top">
NT
</td>
<td width="120" valign="top">
300 units
</td>
<td width="120" valign="top">
500 units
</td>
<td width="120" valign="top">
1,100 units
</td>
<td width="120" valign="top">
1,700 units
</td>
</tr>
<tr>
<td width="137" valign="top">
ACT
</td>
<td width="120" valign="top">
0 units
</td>
<td width="120" valign="top">
-1,200 units
</td>
<td width="120" valign="top">
-2,300 units
</td>
<td width="120" valign="top">
-3,200 units
</td>
</tr>
<tr>
<td width="137" valign="top">
Australia
</td>
<td width="120" valign="top">
37,200 units
</td>
<td width="120" valign="top">
57,500 units
</td>
<td width="120" valign="top">
93,700 units
</td>
<td width="120" valign="top">
123,500 units
</td>
</tr>
</tbody></table>
Source BIS Shrapnel andABS
BIS Shrapnel forecasts a 15,000 dwelling unit oversupply in Melbourne by the 2014 financial year, but in contrast a 52,800-dwelling undersupply in NSW, an undersupplyof 45,400  in Queensland and an undersupply of 46,000 in WA.
Also in WA and Queenslands' favour are relatively more affordable capital city housing markets and tightening rental markets. In Melbourne vacancies are rising, while median house and unit prices remain elevated.
"In a suburb like Morley, about nine kilometres north of Perth, the vacancy rate is 0.48%. People have to camp outside a property overnight with the hope of a getting a foot in the door,” says Zigomanis.
Also in Queensland and WA’s favour are strong jobs markets supported by the mining boom and businesses that service this sector – while Victoria has relatively little exposure to the resources boom.
The bottom line is that NSW and the mining states are at different stages of the property cycle than Victoria.
“Victoria and some of the smaller states and territories have supported residential building activity in recent years,” says BIS Shrapnel in its September 2012 residential property report.
“We are now starting to see the situation reversed as their economies slow and recent high levels of construction have created emerging oversupplies in those markets.
“On the other hand NSW and the mining states are coming off relatively low levels of residential building and their economies are set to show strong growth over [the next two-year] forecast period.
“With the demographic need for dwellings expected to pick up in line with stronger population growth in these states, significant stock deficiencies are beginning to emerge, particularly in Sydney.
“This will help drive an upturn in residential building  in these states over the forecast period, which will outweigh the falls experienced in the other states and territories.”
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WA and Queensland housing markets to get demographic boost, but four years of cloudy skies for Victoria: BIS Shrapnel

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11a Noelene Street, Fairfield West, NSW 2165
<img width="470" src="/images/stories/2012/09/noelene.jpg">
On a cul-de-sac with easy access to Fairfield Shopping Centre, this three-bedroom house is tenanted on a month-to-month basis for $420 per week, which listing agent Graham Ball of Ray White says is at market rent for the area. It was recently renovated and includes a study, which could be used as a fourth bedroom. 
Ball <a href="https://www.raywhitefairfield.com.au/pol/property/search.asp?f_propertyID=1934740&amp;xsl=4861&amp;f_st=1&amp;f_ct=&amp;f_ps=2&amp;p1=home" target="_blank">is marketing the property </a>with price hopes "towards $400,000", and if it sells for $390,000 it would secure an investor a gross rental yield of 5.6%, above at the median gross rental yield for Fairfield houses of 5%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $5,000 and over five years to be $11,000.
The median house price in Fairfield fell 1.2% in the past year but rose 29.9% in the past five years, according to RP Data.
The property will be open for inspection Saturday, September 15 at 1pm and will go to auction Wednesday, September 26 at 6.30pm.
For more information about prices and yields in <a href="/news">Fairfield, see the RP Data suburb page.</a>
For another investment prospect going to auction this weekend, see page 2.
 
<hr class="system-pagebreak">
3/32 Sutherland Street, Hadfield, Vic, 3046
<img src="/images/stories/2012/09/sutherland1.jpg">
This three-bedroom Hadfield house includes polished floorboards, a diswhasher and high ceilings, and it is currently tenanted on a month-to-month basis at $1,452 per month. The tenants are keen to stay on, says listing agent Andrew Mizzi from Ray White. The house is so new it is still under the builder's warranty. 
Mizzi <a target="_blank" href="https://www.raywhite.com/vic/hadfield/839558/">is marketing the property</a> with price hopes of $300,000 plus, and if it sells for that price, that would secure an investor a gross rental yield of 5.8% at its current rent, well above the gross rental yield for Hadfield houses of 3.9%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $9,000 and over five years to be $34,000.
The median house price in Hadfield fell 14.8% in the past year but rose 52.8% in the past five years, according to RP Data.
The property will be open for inspection on Saturday, September 15 at 4pm and will go to auction on Saturday, October 6 at 11am.
For more information about prices and yields in <a href="/news">Hadfield, see the RP Data suburb page.</a>
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cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 5.6% in Fairfield

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Buyers fossicking for discounted properties might strike gold on the NSW central coast. Or even gold bullion bars on Forresters Beach.
Six months ago a good Samaritan beachcomber found a gold bar worth $18,000 on Forresters Beach and turned it into the police.  Although the bar had a serial number, the police were unable to locate its original owner, and this week police handed the bar back to its finder. Talk about striking gold on the central coast! 
Five of the 10 most discounted properties in Australia are on the NSW central coast, according to SQM Research.
The property at 23 The Corso, Gorokan, has had its price hopes slashed to $440,000 plus this week, making it the eighth most discounted property in Australia. The vendors originally hoped for $680,000 when it was first listed almost two years (658 days) ago. 
"With 50% of the list now being occupied by homes from this region, it appears ... that the area is undergoing some serious price correction," says SQM Research director Louis Christopher. 
1
 <a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Forresters-Beach/?adid=2008587390" target="_blank">6 South Scenic Road, Forresters Beach, NSW, 2260</a> (pictured)
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Forresters-Beach/?adid=2008587390" target="_blank"></a>Days on the market: 707 Initial asking price: $2 million Current asking price: $1.1 million Reduction: 45%
2
<a href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420" target="_blank">19 Lychee Drive, Caboolture, Queensland, 4510</a>
<a href="https://www.realestate.com.au/property-livestock-qld-caboolture-7262420" target="_blank"></a>Days on the market: 832 Initial asking price: $949,000 Current asking price: $586,000 Reduction: 38%
3
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Greendale/?adid=2008766488" target="_blank">202 Wolstenholme Avenue, Greendale, NSW, 2745</a>
Days on the market: 594 Initial asking price: $2.95 million Current asking price: $1.85 million Reduction: 37%
4
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Green-Point/?adid=2008850003" target="_blank">3 Wharf Road, Green Point, NSW, 2251</a>
Days on the market: 546 Initial asking price: $950,000 Current asking price: $599,000 Reduction: 37%
5
<a href="https://www.realestate.com.au/property-house-wa-two+rocks-106211228" target="_blank">15 Gretel Two Rocks 6037</a>
Days on the market: 980 Initial asking price: $1.1 million Current asking price: $699,000 Reduction: 36%
6
<a href="https://www.realestate.com.au/property-house-tas-white+beach-106479093" target="_blank">588 White Beach Road, White Beach, Tasmania, 7184</a>
Days on the market: 832 Initial asking price: $780,000 Current asking price: $499,000 Reduction: 36%
7
<a href="https://www.domain.com.au/Property/For-Sale/Townhouse/NSW/Magenta/?adid=2007217761" target="_blank">1302 Birkdale Place, Magenta, NSW, 2261</a>
Days on the market: 1,537 Initial asking price: $700,000 Current asking price: $450,000 Reduction: 36%
8
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Gorokan/?adid=2008670949" target="_blank">23 The Corso, Gorokan, NSW, 2263</a>
Days on the market: 658 Initial asking price: $680,000 Current asking price: $440,000+ Reduction: 35%
 
9
<a href="https://www.realestate.com.au/property-house-wa-armadale-105464925" target="_blank">99 Lowanna Way, Armadale, WA, 6112</a>
Days on market: 1,249 Initial asking price: $1.85 million Current asking price: $1.2 million Reduction: 35%
10
<a href="https://www.domain.com.au/Property/For-Sale/Penthouse/NSW/Bondi-Junction/?adid=2008805959" target="_blank">31 North Scenic Road, Forresters Beach, NSW, 2260 </a>
Days on the market: 406 Initial asking price: $2.3 million Current asking price: $1.5 million Reduction: 35%
 
SQM Research also offers a list of the <a title="SQM Research" href="https://www.sqmresearch.com.au/top100bargains.php" target="_blank">Top 100 Biggest Bargains in Australia </a>for sale.
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NSW bargain-hunters looking for discounted central coast property could find gold

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The Carlton at Vaucluse, a new 14-apartment boutique development alongside Rosa Gully and Diamond Bay Reserve, has secured seven sales.
Developed by RDA Property Group and built by HSN Construction, the apartment complex was designed by architects MPR Design Group, which was the winner of the Waverley Council public space contribution award this year for its project The Beach House in Bondi Beach. The site was bought for $2.1 million in a late 2010 delayed settlement acquisition. 
In a coveted oceanside pocket in Vaucluse, the pet-friendly apartments range from one-bedroom to a three-bedroom penthouse. 
“The concept that flows through all the apartments is the consistent theme of a smooth flow from indoors to outdoors,” says Brian Meyerson from MPR Design group.
“The most important aspect was to take advantage of the exceptional views.
“Keeping with today’s contemporary needs, means the kitchen area flows straight out into the integrated spaces of the living areas and dining spaces, which then flow seamlessly out to the balconies and outdoor living spaces,” Meyerson says. 
One-bedroom apartments are available from $795,000, two-bedroom apartments are available from $1,090,000 and the three-bedroom penthouse has a price tag of $2,395,000. Initial pricing was from $595,000. Two of the one-bedroom units remain for sale.
All 14 apartments have private balconies and terraces, and three of the apartments have private gardens.
The apartments have European oak floors, a stone gas kitchen with European appliances and travertine bathrooms.
Located at 19 Young Street, the seven remaining apartments are being sold by Ric Serrao and Jake Carter from Raine &amp; Horne Double Bay Real Estate. They have a scheduled late 2013 completion date.
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ntrotman-Et3xWpamVh

The Carlton at Vaucluse at halfway sales mark

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Last week I bumped into an old client, Sunshine, at our local coffee shop. She looked wonderful with a baby on her hip, on her way to music lessons. When we first met about 10 years ago she was working with a large financial planning firm. I was meeting with her to do a presentation on what was then my new business.  Property Bloom had just launched and we had our first two clients, but I needed more and thought I’d present my property development project management service to a business that may help me find many more clients and fast.
Sunshine said she really liked the concept, so much so she decided to do a development project with us herself.  She was certainly the first financial planner I’d met who really walked the talk and who didn’t just promote boring old managed funds. She owned her first property at the age of 23 and accumulated 10 properties by the time she turned 30.  I really liked Sunshine, and we connected through property.
It was a great compliment for me that a financial planner saw merit in my new business. Here was a numbers person, a professional who basically helps others create wealth, wanting to work with me. I was chuffed.
So off I went and found her a great development site in the Hunter Region in NSW, a large corner block with an existing house we could renovate, and we built a three-bedroom duplex and completed a subdivision. She then went on to recommend Property Bloom to a few of her clients, and I was appreciative as this was instrumental in building my business in the early days.
I stayed in contact with Sunshine and watched admirably as she opened her own business, which quickly grew to one of Australia’s leading independent financial service companies.  On top of this she also wrote a fabulous book I love, called <a href="https://www.buypropertynotshoes.com/" target="_blank">Buy Property Not Shoes!</a>  It’s a girl’s guide to financial independence. 
A few years later, after starting a family, Sunshine decided to sell the financial planning business.  She wanted time to spend with her baby daughter and husband. This must have also given her time to think more about property, as it wasn’t long before she was converting one of her properties, an industrial warehouse located on the central coast of NSW, into <a href="https://www.theentrancebackpackers.com/" target="_blank">backpackers’ accommodation</a>. She managed to get a government grant to help fund this venture and created a higher use of this property than leasing it as a warehouse. She is so clever. 
During our quick catch-up she told me that she still holds the development that Property Bloom managed for her today. “It’s been so easy, always tenanted, and we’ve been slowly increasing the rents on all three properties, it’s now tracking at an 8.3% yield,” she told me. It was good to hear she was still benefitting from the development. We’d created thousands of dollars in equity on completion, the properties gave good depreciation and after all these years it was still a good investment for her. By using this development strategy in the Hunter Region, Sunshine was able to boost her portfolio by three properties for the price of a two-bedroom apartment in Sydney.
I’m looking forward to the next chapter of Sunshine’s story, I’m sure it will continue to include property in some shape or form.  I love this quote from her book:
”Wealth creation is not rocket science. In fact it is incredibly simple. Anyone can do it. You just need to put in place a few logical behaviours and habits that over time create an outcome you desire.” - Sunshine Estivo.
See, easy!
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.</body></html>

jochivers-wq5Bp59R5a

Buy property, not shoes

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Confusion is the theme of most questions I get from property consumers. 
People seeking to invest are befuddled by two major factors: conflicting advice and media misinformation. 
The greatest area of confusion relates to where they should buy. Capital cities v. regional centres. Hill change v. sea change. Inner city v. outer suburbs. The lure of high returns and capital growth in mining towns, against of a chorus of “the mining boom is over” media sound bites. 
What do you believe? Or, more to the point, who do you believe? 
Wannabe investors have an unerring ability to accept advice from all the wrong places, including family members, friends with strong opinions, professionals who aren’t property specialists and advisers with vested interests in pushing them in a particular direction. 
Here’s my three-step process for sorting through the static and finding some wheat among the chaff. 
<ol>
<li>Stop reading newspapers</li>
<li>Challenge advisers</li>
<li>Do your homework </li>
</ol>
People usually think I’m joking which I tell them that Rule #1 for successful property investment is to stop reading newspapers. I’m deadly serious. 
Newspapers contribute nothing to the process of information gathering for property investors. They just fill people’s heads with misinformation and negativity. They’re a core reason why consumer confidence is so low in Australia. 
Despite everything people know about the pessimism and beat-up tendencies of newspapers, they still tend to take what they read as fact. They absorb headlines and five-second grabs on television and it becomes part of what they think is true. 
When it comes to information about real estate, newspapers are deadly. Most of the real estate content of metropolitan papers is written by people with no credentials. Much of it comes from a press release re-write, so propaganda is recycled as fact. And the recycling process is handled by non-experts. 
This week’s data on home loans is an example. The reality depicted in the ABS figures is that the number of home loans approved this year has generally been higher than last year. The latest month for which data is available, July, showed a 2% improvement over July last year. 
That’s been the trend all year: moderate improvement over 2011. 
But newspapers across Australia reported it as a decline (July was marginally lower than June), with comment that the figures were evidence of market weakness. Several articles featured the word “crisis” prominently. 
Why did they report it that way? Because the builder lobby groups, such as Master Builders Australia and the Housing Industry Association, pumped out their usual pessimistic press releases, and most newspapers ran with that. Journalists will always be attracted to a negative angle, no questions asked. 
If you’re serious about investing, you need to stop reading this rubbish. The internet, which has many specialist websites with quality information (yes, including mine, so feel free to challenge me), should be the primary tool for people seeking real estate education. Newspapers, increasingly, are redundant. 
Rule #2 is to challenge anyone presenting himself/herself as an adviser. Firstly, do they have any credentials to speak on real estate? I find many people confuse celebrity with expertise. The assumption is that if someone’s appeared on TV she/he must be an expert. Often, they’re not. 
Advisers also need to be grilled about their vested interest in the advice they’re giving. Many professionals, including accountants and financial advisers, are receiving big kickbacks from developers for steering their clients towards off-the-plan apartments. 
Whenever an adviser suggests investment in a particular market sector, consumers need to dispute that too. Quite simply, ask for evidence. Ask them what research they have to show that this is the best place to buy. If they can’t produce any, get another adviser. (As I said earlier, feel free to challenge me on my views.) 
One of the great furphies is that you must invest in “prime” real estate. Prime is usually defined as the inner-city suburbs. Anyone with the gift of the gab can mount an apparently plausible argument for the supremacy of the “quality” suburbs. 
That’s until you look at the figures. Most of the elite suburbs of our major cities have miserable records on capital growth. They’re highly volatile markets that seldom make money for investors. 
This is something I’ve research repeatedly over the years. With rare exceptions, the cheaper areas outperform the expensive ones on long-term capital growth. 
The recently reported sale of a Sydney mansion in Vaucluse is one of many examples. The “Hollywood-style” mansion sold for a reported $11.75 million. The vendor had paid $8.5 million in 2002 and, at face value, it looks like they made a few million. But the capital growth was an average annual rate of just 3.14%. 
That’s a similar outcome to my research into re-sales of homes in Wolseley Road, Point Piper, regarded by some as the most prestigious address in Sydney. The average capital growth rate was 3% a year, among the worst in the nation. 
Next time someone recommends one of these “prime” locations, challenge them. Ask for evidence to support the claim that “quality” property out-performs. The figures will show the opposite. 
At the end of the day, it all comes down to Rule #3: investors have to do their own research. Anyone who goes into the expensive business of property investment based on someone else’s advice, without doing any personal legwork, deserves the poor result that so many people get.
Terry Ryder is the founder of <a target="_blank" rel="nofollow" href="https://www.hotspotting.com.au/">hotspotting.com.au</a> and can be <a target="_blank" rel="nofollow" href="https://www.twitter.com/hotspotting">followed on Twitter</a>.
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Three things property investors must do to separate the wheat from the chaff: Terry Ryder

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Ideally for mine, one-bedroom apartments should be no smaller that 60 to 65 square metres (including balcony) and two-bedroom apartments no smaller than 85 to 90 square metres gross.
<a href="https://www.propertyobserver.com.au/developments/apartments-are-becoming-smaller-cheaper-and-more-popular-as-australians-lose-their-appetite-for-big-michael-matusik/2012091156509">Australians are increasingly showing a preference for smaller units</a>, but in a perfect world the one-bedroom stock would be about 70 square metres and two-bedders about 100 square metres.  But perfect worlds these days are rare indeed.
I don’t really like – nor do I think they will rent as well many such off-the-plan developments current advocate – the current trend towards extremely tight two-bedroom apartments.  These are often the size of a one-bedroom apartment (i.e. under 70 square metres).  So apartments can be too small.
Also for mine, when looking to buy a new apartment – apart for price, size (apartments + overall development), location, quality and development team pedigree – buyers should also be very critical of design.  Important things when it comes to apartment design/inclusions include:
<ul>
<li>galley kitchen</li>
<li>separate bedrooms (both with direct natural light)</li>
<li>equal ensuites</li>
<li>wardrobe space</li>
<li>linen store</li>
<li>separate laundry</li>
<li>study nook</li>
<li>ceiling height</li>
<li>air-conditioning, ducted preferred</li>
<li>parking provisions, including visitors</li>
</ul>
See, you just cannot fit all the important stuff into a shoe box.
Michael Matusik is the founder of <a href="https://www.matusik.com.au/" target="_blank">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a title="blocked::https://www.matusikmissive.wordpress.com /" href="https://www.matusikmissive.wordpress.com%20/" target="_blank">Michael's blog</a> or follow him on <a href="https://www.twitter.com/michaelmatusik" target="_blank">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
{module What should be the smallest size for a one-bedroom apartment?} 
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Why apartments should not be smaller than 60 square metres

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<img src="/images/stories/2012/09/2point4m.jpg">
The price paid for 485-square-metre premises occupied by KFC and Video Ezy at 770 Albany Creek Road, Albany Creek in Brisbane’s outer north-west. The property stands on a 2,619-square-metre site and includes 18 car bays. Annual net income is $168,000, reflecting an initial yield of 7.05%. The property was sold by Sam Hatcher from Jones Lang LaSalle. It was sold from one private investor to another.
 
<hr>
<img src="/images/stories/2012/09/200kplus.gif">
How much a 60-square-metre medical strata unit at Mermaid Beach on the Gold Coast is expected to sell for when it goes to auction later this month. The property at 4/2437 Gold Coast Highway will be sold as part of Colliers International Gold Coast spring auction portfolio, to be held in the Colliers International office at Circle of Cavill in Surfers Paradise on September 20. The strata unit is in a complex of around a dozen. Unit four in situated on the ground floor of the two-level building. It was previously occupied by Brisbane-based Psycare. James Crawford of Colliers International is running the auction campaign for the property and says it would be ideal for an owner-occupier, with rates possibly lower than what is being paid in rent to a landlord. The unit includes underground car parking and has three consulting rooms, as well as a reception area and a kitchen.
 
<hr>
 
 
<img src="/images/stories/2012/09/2m.gif">How much Stockland is seeking for three remaining development sites forming part of the Allisee development on the Gold Coast. The three Hollywell properties are being marketed by Darrell Irwin and Scott Zahner of Colliers International special projects division. The three medium-density residential development sites, consisting of lots 6, 7 and 10 at 323 Bayview Street, total 8,679 square metres and are being offered for sale in one line. Lot 6 has a total area of 1,342 square metres, lot 7 has a total area of 2,935 square metres and lot 10 has a total area of 4,402 square metres. Zahner says interest has predominantly come from development groups, both local and interstate. The three remaining parcels of land are located within the secure gated environment of the Allisee residential project, which has 180 metres of direct frontage to the Gold Coast Broadwater foreshore. The Allisee project occupies a 6.3-hectare waterfront site on the corner of Bayview Street and Columbus Drive at Hollywell, on the Gold Coast’s north shore. It comprises 196 two- and three-bedroom apartments and penthouses over seven six-storey buildings.
 
<hr>
 
<img src="/images/stories/2012/09/632k.gif">The price paid for a recently refurbished professional office on the southern side of Toowoomba’s CBD. The corner site property at 647 Ruthven Street, Toowoomba, was sold to local business, Retire Invest (RI) Toowoomba, by Mark Wynhoven and John Smith of Ray White Commercial Toowoomba. The refurbished 838-square-metre office site features 203 square metres of gross floor area and was suited to RI Toowoomba’s operations. The building underwent a high-quality refurbishment in October 2009 and is fully air-conditioned and data cabled and features a kitchenette as well as male, female and disabled amenities.
 
<hr>
 
<img src="/images/stories/2012/09/6point3m6point5m.gif">The price a 5,390-square-metre freestanding office/warehouse facility in Huntingwood, Western Sydney, is expected to sell for. It is currently leased to Just Jeans to December 2013. Located at 11 Huntingwood Drive, it has been listed for sale for the first time since it was built. It stands on a total land area of 13,280 square metres and comprises ground floor office space, functional warehouse space, four loading docks, two roller shutter doors and a large yard area.  It is being sold CBRE’s Greg Pike and Matthew Flynn on behalf of vendor Heathley Limited. Pike says the property is being targeted owner-occupiers looking to capitalise on a lack of quality industrial stock being offered for sale across western Sydney. The property is situated within the prime Western Sydney location of Huntingwood, in close proximity to the Great Western Highway and M4 Motorway. It is offered for sale by private treaty.
 
 
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