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>

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Ellen Walker

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

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Last weekend I packed up my four-year-old son and we embarked on a road trip to Bulahdelah, a small country town about three hours from Sydney. I wanted to see my dad on Father’s Day. Mum had to suddenly find a nursing home who could take dad when she recently discovered she needed some medical treatment herself and would not be able to look after dad during her treatment. Dad has Alzheimer’s disease, and while still in pretty good physical condition at 89, his memory is deserting him, he now needs full-time care. It’s a cruel disease and very hard on carers.
We were very lucky that there was a vacancy in this lovely country nursing home, and he is being well looked after. Driving home, I found myself reflecting on my future. Where will I end up?  My parents had no superannuation, no investments (apart from the family home) and this meant they had no choice.  They needed to go onto the pension and they needed to take whatever care they could find that would be covered by the pension.
For my retirement I want choice. Money gives choice.
In fact, I’ve joked around with a few friends that I will develop a fantastic facility where we can all hang out in our retirement.  I’ll find a few acres of land near the coast and build the perfect retirement village.  It won’t be a quiet place with boring quizzes and games of bingo; we’ll have a state-of-the art gym with nice-looking instructors to keep our old muscles strong and our minds sharp.  We’ll sit on top of one of the green, rolling hills looking out to the ocean and do yoga in the mornings. We’ll have our chef prepare gourmet seafood lunches. We’ll be served cocktails and canapés at afternoon tea, not instant coffee and bickies. There’ll be in-house black jack tables and a roulette wheel, and we’ll hold Vegas parties (like Prince Harry).
We’ll each have a personal carer or butler (as we’ll call them) who will remind us to take our vitamins and medication and ensure that we don’t fall out of our wheel chairs at happy hour.
Our “outings” will be to exotic destinations: shopping in Melbourne, day spas in Queensland, wine tasting in the Hunter Valley, theatre and concerts in Sydney.  The men can have their own drivers so they can check the surf each day and maybe get out there on a mal or do some laps in the ocean pools and sit around in their Speedos spinning yarns in the sun.
There’ll be guest houses for our families to come and visit and animals everywhere for us to play with: horses, dogs, cats, goats, pelicans, alpacas...whatever we want in our nursing home.
This is my dream retirement, to stay active, mind, body and soul, relax and have fun in my twilight years and be with my friends. Not to be in a strange nursing home or a burden on my family or the government.
What’s your retirement look like?
We need to plan for it, and we needed to start yesterday.  In most cases, our super is not going to be enough, especially for us women.  Women tend to live longer and have less super due to being out of the work force raising children or caring for parents for some period of time. Then there’s the pay inequality issue – so there are lots of reasons we need to be even more diligent than men in planning our futures.
My message today is to keep building your property portfolio and hold onto it.  I’ve found that property really does double in value over 10 years, some of mine have tripled in less, and if you really want to build that portfolio, look at developing property.
Property Bloom’s latest completed three-villa development has just created around $167,000 in equity within about 18 months.  By developing property, you are adding value and manufacturing equity.  There are strong depreciation benefits and if you develop at the right time, you’ll also enjoy good capital growth to come.  These villas have a strong yield and were leased out within a week of completion.
Dream up your retirement, work hard now, make some sacrifices, build your investments and you’ll be able to choose your future.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.</body></html>

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How property development can help you have the choices you want when you retire: Jo Chivers

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There are lots of loud voices advocating big cities as the best places for investors to target. 
Indeed, they say, the big cities are the only places to invest. Some even suggest you’re crazy to buy anywhere else. 
These people have one thing in common: they have businesses that benefit if you follow their advice. This is the loudest noise in real estate – the voice of vested interests. 
Apart from the ethical issues of seeking to benefit from giving tainted advice, it’s foolish to have such hardline attitudes. 
Nothing is that black and white in real estate. Situations are always evolving, and the best opportunities at a given point in time can be found in myriad places: a regional city, a seaside town with an important export port, an outer suburb boosted by new transport infrastructure, an inner-city area with an evolving university-hospital precinct.
But, generally speaking, I have no doubt that many of the best opportunities for long-term capital growth with solid yields are found outside the big cities. 
Regional Australia is the most under-rated option for investors. Investor surveys that asked people where they expect to find the best capital growth always rank the regions last, behind popular choices like inner-city suburbs and sea change icons. 
It emphasises how misinformed the average punter is and how little homework they do. These choices contradict all the research evidence. I suspect “research” for most investors consists of absorbing media sound bytes – which means they have their heads crammed with negativity and misinformation. 
To put things in simplistic terms, this is what the research shows: outer suburbs outperform the inner-city, hill change out-does sea change, and the city v. country clash is usually won by country. 
There are plenty of exceptions you could find, but those are the general rules of thumb that emerge from research. 
To compare city and country, let’s look at New South Wales. Sydney property professionals tend to gag at any suggestion of going west of Parramatta to buy real estate. If it’s not the beaches, the inner city or the north shore, you’re a nutter. 
This is despite the miserable capital growth performance of Sydney over the past decade. There are very few suburbs anywhere in Sydney that have managed a long-term average even as low as 6% a year. There are none with double-digit averages. 
Among the so-called “better” areas that have delivered only 3% or 4% a year to property owners are Manly, Balmain, Palm Beach, Vaucluse, Gordon, French’s Forest, Sutherland … it’s a very long list. 
Doing only marginally better, with averages around 5% a year, are places like North Sydney, Leichhardt, Bondi, Randwick and Cronulla. At growth rates like these, you’d be better off leaving your money in the bank. 
Regional NSW, however, is full of cities and towns with double-digit growth rates for the past 10 years. Among them are Muswellbrook, Singleton, Lismore, Casino, Branxton, Greta, Gunnedah and Glen Innes. 
A second-tier list of places with growth rates around 9% to 9.5% includes Goulburn, Wagga Wagga and Murwillumbah, all of them out-performing any Sydney suburb you care to nominate. 
One of the best has been humble Broken Hill, which has averaged 13% per year over the past decade. 
Melbourne overall has been a better performer than Sydney, but the same city v. country pattern applies. If you want a double-digit growth rate long-term, you have to head bush. 
Consider the suburbs of Melbourne’s inner south-east, much beloved by property professionals and local media who see auction activity there as the barometer of all things real estate. Toorak, the standard bearer for everyone who loves pretentious property, has a Sydney-esque growth average of 4.9%. 
Others, like Armadale, Brighton and St Kilda, are a little better, averaging in the 5% to 6% range. 
Some, including Balwyn, Canterbury and Malvern, has touched the intoxicating heights of 8%. 
Compare that to workaday Gippsland towns like Traralgon, Churchill, Maffra and Sale, which have averaged 11-12% over the past 10 years. 
Portland, down in the far south-west, has been chugging along unnoticed (except by city people who love to fish) with a growth average of 10% a year. 
Scattered around the regional areas of Victoria are plenty with double-digit averages: Woodend, Kyneton, Camperdown and Barwon Heads among them. 
I’ve heard it said that regional areas are risky because their economies are based on a single major industry like agriculture or mining. 
For many regional cities, this is untrue. There’s nothing one-dimensional about Orange, Tamworth and Dubbo in NSW, or Ballarat, Bendigo and Warrnambool in Victoria. Their great strength is the diversity of their economic base, along with their affordability.
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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The best opportunities for property investors are outside major cities: Terry Ryder

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<img src="/images/stories/2012/09/8mplus.gif">
The price expected for a 5,457-square-metre corner development site next to the Westfield Doncaster shopping centre, which is being marketed by Colliers International’s Peter Bremner and Shane Dargue. Bremner says 1 Grosvenor Street in Doncaster is a cleared site with unbroken views of the Dandenong Ranges, along with multiple street and parkland frontages. The site has permit-approved, architect-designed redevelopment plans in place for an apartment project. The site is two kilometres from the Eastern Freeway and a 20-minute drive to the Melbourne CBD.  The property is for sale by tender, closing Wednesday October 10 at 4pm.
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<img src="/images/stories/2012/09/450k.gif">
The estimated price paid for a 77-square-metre strata office suite at Stockland’s Tooronga Commercial, at 762 Toorak Road, Glen Iris, in the past few months. Colliers International Executives Ted Dwyer and Hamish Burgess negotiated the sale in conjunction with Knight Frank’s Tim Grant. Suite G.09 was sold as a vacant possession. The precinct contained office areas ranging from 77 square metres to 240 square metres in size, with secure basement parking for staff, bicycle storage and free three-hour visitor parking.  There are 300 dwellings above the commercial office space and 22 specialty stores on site, including a Coles Supermarket, First Choice Liquor, Amcal Chemist, Subway and Nandos.
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<img src="/images/stories/2012/09/1point2m.gif">
The unimproved capital value of the premises of Snap Fitness at 183 West Street in Toowoomba, which has been listed for sale by private treaty. The 567-square-metre site has a commencing rental of $180,100 per year leased to Crusaders Managers Pty Ltd, which trades as Snap Fitness on a seven-year lease commencing in July this year with renewal options. The property is being sold by Sam Hatcher, manager of Queensland retail investments at Jones Lang LaSalle.
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<img src="/images/stories/2012/09/1point225m.gif">
How much game and meat specialty business Game Keepers Meats has paid for an office and warehouse facility at Moorabbin in Melbourne’s popular bayside industrial precinct.  The 7 Edgecombe Court property comprises a 1,250-square-metre office and warehouse on a roughly 1,500 square metre site with on-site parking. According to selling agent Savills associate director of investments Ben Hegerty, who brokered the deal in conjunction with Gorman Kelly, Game Keepers will set up its Victorian headquarters at the site following its move from Cranbourne. The vendor was owner-occupier Slattery &amp; Acquroff Stairs, which has moved to larger premises.
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<img src="/images/stories/2012/09/1mplus.gif">
The prices paid for two strata office space at Stockland’s Tooronga Commercial, at 762 Toorak Road, Glen Iris, in the past few months. Colliers International Executives Ted Dwyer and Hamish Burgess, in conjunction with Knight Frank’s Tim Grant, negotiated the sale of Suite 1.01 (235 square metres) for $1.246 million to an owner-occupier, and Suite 2.05 (198 square metres) was sold as an investment for about $1.04 million returning $81,172 per annum plus GST with an approximate yield of 7.7%. The precinct contained office areas ranging from 77 square metres to 240 square metres in size, with secure basement parking for staff, bicycle storage and free three-hour visitor parking.  There are 300 dwellings above the commercial office space and 22 specialty stores on site, including a Coles Supermarket, First Choice Liquor, Amcal Chemist, Subway and Nandos.
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lschlesinger-FZcF9M3vE6

Commercial hammer prices: Glen Iris strata offices sell for $1 million plus

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Well – is it any surprise?  Over and over again we see a drop in new homes sales.  The most recent Housing Industry Association data shows new house sales dropped 5.5% in July (barring Queensland) and new apartment sales dropped 6.4% over the same period.  As usual, the blame is placed firmly in the real estate sector’s go-to excuse of the year, namely “consumer sentiment” – or to quote the HIA “weak consumer - and business – confidence”.
It’s true the housing market has been in the doldrums of late.  However, this doesn’t mean there is no activity.   Only a few weeks ago we were informed by the ABS that “first-home buyers as a proportion of total owner-occupier housing finance commitments” had increased to 18.3% in June – a five-month high. However, it’s clearly not stimulating one of the most affordable segments of the market, the new home sector.
In new housing estates, off-the-plan prices start under $300,000 – a price unachievable in inner-suburban localities. On top of this, developers have been playing Santa Clause, offering <a href="https://www.propertyobserver.com.au/land/new-cars-%2410000-cheques-and-free-home-size-upgrades-six-spring-incentives-from-house-and-land-developers-and-builders/2012082756256" target="_blank">“new cars, $10,000 cheques”</a> and “free” ‘would you like an extra bedroom with that?’ upgrades. 
<a href="https://www.propertyobserver.com.au/land/australia-s-so-called-housing-shortage-is-a-lie-constructed-by-vested-interests/2012082756255" target="_blank">Terry Ryder</a>, who last week eloquently pointed out we don’t have a housing shortage in Australia, was quick to point out examples of outer-suburban “affordable” localities such as Albury-Wodonga. “Affordability isn’t a major issue,” he writes, clearly expecting home buyers or renters suffering increasing rental yields  (up 50% over the past four years) to flock to these areas if there’s a so-called “housing shortage”, or at the very least, a “shortage of affordable accommodation”.
As Ryder briefly touches upon, the differences between underlying demand and effective demand need to be clarified.  The first is assessed from the level of migration and changes in population growth (predictive speculation.)  The second – effective demand – is driven by the buying market and dictated by market forces.
Ryder is therefore correct in his assumption that the house buying market is currently over-supplied in the new estates.  If we weren’t oversupplied in these areas, developers would be building and selling more homes.  They are not building and selling currently because no one wants to buy the properties on offer – and more importantly no one wants to buy in an area that offers poor capital growth, where the closest doctor is an hour’s bus journey away!
However, to take the data above and conclude that we haven’t got a “housing crisis” is a little misleading.  As I’ve pointed out many a time, Australia is on her way to becoming a rental nation, which trending statistics detailed across the 2011 and previous census results underline.
Issues surrounding housing affordability are at a peak predominantly because town planners, along with state and federal governments, have failed to effectively cater to the demands and needs of a rapidly increasing population. If you didn’t know better, you’d be forgiven thinking there’s been a “vested” conspiracy to keep inner-city inflation high, with everything possible done to prevent a fall in established house prices by way of generous tax incentives for investors favouring old over new – and intermittent policies to inflate the prices of new housing by way of Mickey Mouse incentives.
I should think first-home buyers are thoroughly fed up with all the reports telling them Australia has an abundance of affordable homes just waiting to be snapped up and when questioned, wafting a finger towards the hills as if commanding a dog to fetch a ball.
It’s one of the reasons extending the city boundaries in a senseless urban sprawl is hopelessly flawed. Greenbelt lands, or designated city borders, were essentially designed to protect against the sprawl of <a href="https://www.enidblytonsociety.co.uk/book-details.php?id=2341&amp;title=Building+Noddy's+House+(No.+10)" target="_blank">‘Noddy’</a> style houses across valuable countryside needed for recreation, food production and essential wildlife preservation.  Not only this, but it’s essential to locate homes within easy commutable distance to employment centres, shopping malls, schools and community facilities. Unless the provision of such amenities has been costed and funded at the time of development, with a fixed-term plan set in motion, the result is “Lego land” suburbs containing isolated homes, disconnected residents, and unhealthy car-dependant families.
Even protected areas are not immune from the gruesome determination of profit-driven developers and investors, who aren’t shy of a little lobbying all in the name of providing a “much-needed supply of affordable accommodation”. Hence why we have groups such as the <a href="https://www.adelaide-parklands.org/html/membership" target="_blank">Adelaide Parkland Prevention Association</a> and community complaints battling <a href="https://www.melbourneweekly.com.au/news/local/news/general/aerial-highrise-delayed-by-three-months/2644274.aspx" target="_blank">poorly designed</a> high-rise towers popping up in inner-suburban localities.    
However, time and time again the same mistakes are made.  Most recently, there’s been a “new vision” for Parramatta Road - transforming it from a bleak “inner-west corridor” to a city of apartments – <a href="https://bit.ly/LQTXnX" target="_blank">no doubt in tower format</a>.  Parramatta Road has been named the most congested, poorly maintained strip in NSW.  Six lanes of nose-to-nose traffic on a route you’ll always regret taking. However no new public transport improvements have been timetabled and funded to accommodate the proposed new development of 100,000-plus apartments – aside from ongoing promises to complete the M4 East extension, which is unlikely to occur due to budget cuts.  Hands up who wants to live there?  No one – and most certainly not first-home buyers.
 
<hr class="system-pagebreak">
 
Then, as if to confuse the mystery of the “missing buyers” further, RP Data releases a free <a href="https://www.myrp.com.au/buyorrent" target="_blank">rent vs buy</a> report “in time for the spring selling season” providing an “in-depth look at the difference between the cost of paying rent and paying a mortgage across each suburb or town around the country.”
RP Data pinpoints 238 suburbs or towns where “the mortgage repayment is lower than the median rent, based on a principal and interest loan on a variable mortgage rate”.  Obviously the list expands two-fold when assessing interest-only loans, and there are hefty disclaimers explaining how the research was pinned together.  The resulting calculations are derived from the “median” unit price (or house price depending on suburb) and median “weekly advertised rental price”, with the “buyer” purchasing on a 90% loan-to-value ratio at an initial 6.15% variable 30-year loan. (Other examples are calculated on terms of interest only; however the above example is most applicable to the classic first-home buyer profile).
The results, however, assume a great deal – to take median values and use them as a barometer of affordability against a median rental price has significant flaws.  In Carlton, for example, Melbourne's hub of student apartments and one of the suburbs highlighted in the report, obviously the median unit price is comparatively very cheap. However, try and acquire a non-student residential apartment (one worthy of buying – at the very least, providing 40 square metres of floor space) for the median price and it quickly becomes apparent you'll need to pay a good deal more than the median value represented in RP Data’s report.
As for the advertised rental – well, obviously student apartments command a higher rental yield than residential listings, therefore taking the two figures out of context will evidently produce the misleading fantasy that it's cheaper to “buy” than rent.
Similar results can be examined in their other examples and they are numerous.  In fact my own calculations – based on a handful of real sold data examples in outer-fringe locations of Victoria –  show that although the margins between renting and buying reduce considerably the further from the city you pan, it’s still broadly cheaper to rent than buy – especially if the plan is to re-locate within five to seven years.
Perhaps the only “true” representation of suburbs you can profit from purchasing rather than renting would be suburbs in regional and rural locations, where a majority of home buyers would not necessarily want to settle for an extended period, but would perhaps spend a couple of years renting due to work commitments.  This includes mining towns, for example – where rental prices are inflated due to the severe shortage of property.
This aside, until the new home market, hand in hand with suitably equipped urban planners, starts providing an increasing population of first-home buyers with feasible options, we’re not going to see a significant return to growth in construction, which is traditionally motivated by this sector of the market.
Buyers want to locate into suburbs that can provide a lifestyle suited to their needs, and whether you think their demands are unrealistic or not, we’re talking about a consumer market, not desperate, homeless individuals who are prepared to purchase any old thing because there’s a “free” iPad thrown in for good measure.
The only shortage of property Australia is currently experiencing is a shortage of affordable options home buyers actually want to purchase – and you can’t solve this dilemma with a simple “improvement in consumer sentiment”.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
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Australia does not have a housing shortage, but it has an affordable well-located housing shortage

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Once the project website and the scope and detail of display material are under control there are a number of other key assets that I would always see as important. Many if not the entire remaining budget points are all related, including: photography, creative, signs, CGIs, direct mail, brochure, advertising and a project model.
In this post it is not my intention to go over each point in exhaustive detail. The intention is more about highlighting that despite the fact we are reviewing small projects, shortcuts in marketing will have an impact. And if one or two late or lost sales result that might have been secured with better marketing, this can actually have a much bigger impact. That point made, it is even more logical for smaller projects to have well-planned and considered budgets, so no opportunity is lost within the sales path.
This brings me back to a reoccurring point. The budget and planning processes are essential steps and the sales path will suffer if the marketing is not in tune with local conditions and the expectations of target buyers. Flawed plans may well result in a costly mistake and early research and access to an experienced sales team (even if small) is always wise.
While major developments will have more extensive up-front costs associated with bringing projects to market, smaller projects nonetheless still need to invest wisely in the key budget items below, and those that have already been outlined.
In combination these items, when well-managed, will present an entire raft of proven marketing opportunities. Planning will be a key issue, but experience shows that with careful monitoring of each stage, activity can and should be fine-tuned. For small projects this is very relevant during any registrations of interest campaign, where webtraffic and registration results can help unlock further valuable information about the target market and who is showing potential interest in the project.
Now as we move to look at other detailed aspects, like creative, advertising, brochures and signage we might keep in mind a number of pointers. Smaller developments tend to be either at the high-end part of the market where they can be very expensive apartments or where we are looking at popular in-fill locations, but generally we are marketing locations in well-established areas.
There is a trend where smaller developments are being built across already well-known suburbs because they usually have good access to public transport. This can still include a very wide variety of properties across particular areas including high-value developments where traditionally larger residential blocks are being amalgamated.
This can create a choice of apartments for sale in popular locations where there is an appealing marketing offer that can be told. These locations can provide a good foundation of material for brochures and being in already built-up areas where signs and direct marketing will usually have solid impact.
Even though there will be a diversity of product and demand across these markets, there will be challenges. Among the key challenges will be the possibility of having to develop projects with higher site and build costs.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
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pchittenden-eLqUUC8TWW

Shortcuts in marketing impact even small developments, so get your plan right

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Melbourne's weekend clearance rate of 62% was lower than the previous weekend's 63%, but higher than the 55% on the same opening spring weekend in 2011.
There were 455 auctions reported to the Real Estate Institute of Victoria, which expects around 540 auctions next weekend.
Marshall White vendors secured an 82% success rate, with one property selling before auction, and 17 further properties sold under the hammer.
The sales included the highest result for Melbourne – a substantial 1930s residence at 15 Torrington Place in Canterbury, which sold for $3.25 million after being contested by five bidders.
Its reserve was exceded by $340,000 by Marshall White selling agent James Tostevin, who has sold 11 out of his last 13 auctions – with nine having at least two bidders.
''I think the market's evenly priced. It's not slumping but it's not increasing either. People can upgrade with some confidence so long as they're realistic about their property's value,'' he told Fairfax Media.
Another prestigious property at 13 Millicent Avenue, Toorak, exceeded its reserve by $425,000 to sell for $3.16 million through Marshall White.
But the most valuable property going to auction, 779 Orrong Road, Toorak, was passed in on a $7 million vendor bid by Kay &amp; Burton. The weekend results indicate healthy buyer interest but also a much lower level of stock than normally seen on the market at this time of year, according to Marshall White director Justin Long.
Sydney's weekend clearance rate of 63.9% was higher than the previous weekend's 61.8%, but higher than the 51.8% on the same opening spring weekend in 2011, according to Australian Property Monitors.
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Five buyers competed for 1930s Canterbury offering, with auction clearances above 60% in Melbourne and Sydney

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In the final round of <a href="https://www.propertytycoon.com.au/" target="_blank">Property Tycoon</a> winter season there were strong auctions in both Melbourne and Sydney.
At 4 Queen Street, Kew (pictured below), a crowd of buyers, neighbours and gawkers totalling more than 100 looked on as six bidders vied for the right to call the property home.
<img src="/images/stories/2012/08/kew.jpg">
No half-time break was required for auctioneer Steven Abbot from Jellis Craig as competitive bidding resulted in the magical words “we are on the market” being whispered in his ear as the auction was in full flight. When the dust settled the new owner had a $2.865 million contract to honour.
After being quoted at $2.4 million plus, this was a huge result as the Kew home buyer market flexed its muscle and shrugged off any negative market sentiment. For the record, fewer than 2% of tippers won this tip.
MC has taken out the title of Property Tycoon and the $1,000 price in Melbourne with a portfolio value of $28,645,499. Monkeygirl39 was in second place just $150,000 behind.
It was another big turn-out for the auction of 9 Weedon Avenue, Artarmon (pictured below), as a crowd of more than 60 greeted the auctioneer. More importantly was that five of these people had registered their intention to bid.
<img src="/images/stories/2012/08/artamon.jpg">
After quoting the property at $1.4 million plus, the vendor was determined to sell the property on the day and the reserve was set at $1.4 million.
With the property firmly on the open market it was left to three of the five registered bidders to determine its value, and when the bidding stopped that price was $1,575,000.
The result at Weedon Avenue sent shock waves through the Property Tycoon leader board. It pushed the round 11 leader MC5777 down to fourth and propelled MelissaM, with a portfolio value of $23,433,989, into the lead and the title of Property Tycoon.
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Strong results for Melbourne and Sydney auction tipping competition properties in last round of winter competition

<html><body>Australian Property Monitors (APM) has released a list of results from 269 auctions in Sydney for the weekend of September 1. The clearance rate was 63.9%. <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>

po-LsXgBTHBmX

APM's 269 Sydney auction results show 63.9% clearance rate

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"Spring auction cheer; Spring property's pot of gold; Spring tipped to mark rebirth of seller market: Spring into auction; Spring suprise for Sydney vendors; Market's on a spring roll."
Making any celebratory spring forecast after the first day's results is not something I'll emulate. Best left to the Fairfax real estate scribes.
Yes the weekend results were good – at around 62% in Melbourne and 64% in Sydney – but let's await the results of deeper spring before claiming such successes.
But its actually highly likely that many home vendors will give the traditional spring auction scene a bit of a miss in favour of private sales or staying put.
There are some interesting statistics showing Melbourne's had 3,800 fewer auctions this year than at the same time last year.
Real Estate Institute of Victoria spokesman Robert Larocca has suggested its not so surprising shift in the way Melbourne houses were being sold.
"Due to the lower level of demand, more sellers and their estate agents are choosing to sell by private sale this year,'' he suggests.
There have been about 15,876 auction listings this year, compared with the 19,686 listings in the year to August 2011 and the 21,532 in the year to August 2010, according to the REIV.
So a 19% drop in auction listings so far this year.
In Sydney the auction listings pattern is similiar, but not as pronounced given there's a hint of market recovery. 
Sydney auctions in the year to August stood at 13,236, according to Australian Property Monitors senior economist Dr Andrew Wilson, compared with 15,164 in the same eight-month period in 2011.
It reflects around a 12% decline. It was 15,858 in the 2010 period, says Wilson, who describes the weekend results as "encouraging" while acknowledging that the true test of spring vendor success comes later. Wilson says while last spring was flat due to an "affordability hangover" the next few months ought to be the best in several years. Presumably in part because unlike last year, this spring is starting with a shortfall in fresh listings. There are a high number of houses and units for sale, but many have been on the market for a long time and new listings are scarce.
The interesting spring challenge  for estate agents therefore is making the right marketing recommendation for their vendors that best reflects their clients' best interest.
“The shift highlights the importance of sellers working with their estate agents to select the best sales method for their home, it really does differ depending on your home and its location,"  says Larocca.
All this is against the overall backdrop of more people actually staying put, amid concerns about falling house prices, higher taxes, job security and the global economic conditions.
The REIV data suggest auction sales volumes in 2012 and 2011 are at a low point when compared with every year since 2000.
The institute forecast just 20% of property sold this year could be at auction – down on the 24% on the same time in 2010 and 29% on 2009.
"This is not surprising, and it is a trend repeated whenever Melbourne has a flat year,'' Larocca says.
Melbourne's auction clearance rate so far this year at 61% – nothing wrong with that really except for bootime historical constrast like the 83% auction clearance rate in the first eight months of 2009.
Sydney's overall clearance rate this year has been 53.9% according to APM, marginally lower than 2011's 54.5%, but still some way off the 64% success rates of 2009 and 2010.
No selling season is ever the same, and despite the subdued circumstances this spring, I'd still suggest we won't be spared from all those Super Saturday superlatives. Some things never change.
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Spring selling superlatives mask the shift away from auction

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This Saturday marks the 12th and final round of Property Tycoon winter season, and the competition at the top of the leader board is still wide open. With more than $7 million up for grabs in both Melbourne and Sydney the top 10 Tycoons in both cities are still in the hunt to take out the title and the $1,000 prize.
For those who want to have a harmless punt, there's now a tipping website, <a rel="nofollow" href="https://www.propertytycoon.com.au/" target="_blank" style="font-size: 14px;">www.propertytycoon.com.au</a>, where punters can guess auction five results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
When looking for real estate that will make you money potential is an important ingredient. The property at 9 Weedon Road, Artarmon, one of five Sydney properties going to auction this weekend in round 12 of the competition, is not everything it could be just yet. However, the option to renovate it into a great family home 10K kilometres from the CBD on almost 700 square metres of land is the potential you should be looking for.
The three-bedroom, single-bathroom solid brick home has been cosmetically renovated and would make a comfortable home initially.  It is located a short walk from shops, parks, public transport and is the Artarmon public school catchment area.
Agent John McManus says there has been strong interest during the marketing campaign, with most buyers talking in excess of $1.4 million.
<img src="/images/stories/2012/08/artamon.jpg">
If you think you know what it will sell for place a tip at <a rel="nofollow" href="https://www.propertytycoon.com.au/" target="_blank">Property Tycoon</a>.
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