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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43 Eloura Diver, Dharruk, NSW, 2770
<img src="/images/stories/2012/08/eloura.jpg">
The current tenants of this three-bedroom house are paying $350 per week, which listing agent Terry Harris of RealEstateOne says is at market rent for the area. The tenants are on a month-to-month lease but are keen to stay on. The brick veneer house is within walking distance of a shopping centre and is close to Chiffley College and Chiffley Primary School.
Harris<a target="_blank" href="https://www.realestateonestmarys.com.au/index.cfm?pagecall=property&amp;propertyID=1962279"> is marketing the property</a> with price hopes of $260,000 plus, and if it sells for that price, that would secure an investor a gross rental yield of 7% at its current rent, above the gross rental yield for Dharruk houses of 6.2%, 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.
The median house price in Dharruk  fell 0.2% in the past year but rose 17% in the past five years, according to RP Data.
<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 $4,000 and over five years to be $8,000.
The property will go to auction Saturday, August 25 at noon.
For more information about prices and yields in <a target="_blank" href="/news">Dharruk, see the RP Data suburb page.</a>
For another investment prospect going to auction this weekend, see page 2.
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13/30 Kelvinside Road, Noble Park, VIC, 3174
<img src="/images/stories/2012/08/kelvinside.jpg">
Within walking distance of the Noble Park train station, this two-bedroom apartment has recently been renovated and has new paint, carpet, curtains and tiles. It is currently vacant, but listing agent Adrees Ezadyar of Ray White says it could be expected to rent for about $260 per week. 
Ezadyar <a target="_blank" href="https://www.raywhite.com/vic/noble-park/788459/">is marketing the property</a> with price hopes of $190,000 plus, and if it sells for that price it would secure an investor a gross rental yield of 7.1%, well above the gross rental yield for Noble Park units 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 $3,000 and over five years to be $6,000.
The median unit price in Noble Park fell 6.5% in the past year but rose 41.5% in the past five years, according to RP Data.
The property will go to auction Saturday, August 25 at 1pm.
For more information about prices and yields in <a target="_blank" href="/news">Noble Park, see the RP Data suburb page.</a>
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cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 7% in Dharruk

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Yesterday's announcement by BHP to delay and downsize its Olympic Dam expansion plans should be a lesson to all property investors. If you were ever seriously thinking of investing in a location on the back of the anticipated impact that a single major project might have on that property market, then make sure all of project approvals are in place.
The process leading up to the now famous boom that has occurred in Gladstone is an example. Our research on Gladstone was completed approximately three years ago, after various government approvals had been granted for the construction of an initial liquefied natural gas (LNG) plant. Importantly though, we intentionally kept things under wraps and delayed purchasing properties in Gladstone until the formal board approval had been granted to fund the first of Gladstone’s LNG plants. Clients whom we subsequently helped buy investment properties in specific pockets within Gladstone have made approximately $100,000 over the last 2 ½ years.
The unfortunate consequences for many property investment speculators who may have already invested on the expectation that Olympic Dam would be given the green light this year is that a rocky road is ahead.
Government approval for the Olympic Dam expansion was granted late last year. BHP had always advised that its board would not make its final investment decision until December this year. We had a very good look in to the potential property investment opportunities to spin off Olympic Dam on behalf of our clients. Investigation was definitely warranted when the biggest mining company in the world says that it is going to invest $30 billion to dig the biggest hole on the planet.
We’ve felt that the writing has been on the wall for BHP to back out of its original plans. South Australians will be shattered by this. The state’s economy has been in the doldrums for decades. From the premier to the suburban pie maker, the SA public have been waiting with baited breath for a large, good news story.
On the expectation that the Olympic Dam expansion was a fait accompli, and with very few other locations in SA that have high demand for new housing, several development projects have already commenced in towns like Whyalla. In the absence of the extra service contracts that were to support BHP and new job creation the Eyre Peninsula is now likely to be an over-supplied property market with low consumer confidence.
The Olympic Dam scenario should highlight to property investors the risks of getting caught up in all the hoopla and making major financial decisions without the expertise to conduct a comprehensive feasibility.
For what it's worth, we think the expansion will go ahead at some stage. BHP’s decision is primarily due to funding pressures. It requires significant capital to be invested in multiple projects, not just in Australia, and in a climate where it's increasingly difficult to secure funding. The copper, zinc, gold and uranium won't disappear. The opportunities to BHP from of expanding Olympic Dam are too big for it not to proceed.
Olympic Dam isn’t the only project to be put in hold because of funding challenges. While stakeholders such as shareholders, governments, property investors, and the like would prefer to see BHP proceed as scheduled, the silver lining is that deferments of some projects reduces pressure on availability of skilled labour for those projects which are underway. It is also likely to "smooth" out what was an enormous spike in the Australia's project pipeline and spread it over a longer period.
Other than when will the expansion proceed, the biggest questions is where will the biggest impacts on property markets be felt. The consensus appears to be debated over Roxby Downs, Whyalla, or Port Augusta. While we do expect the economy in each of these towns to benefit we are turned off by the Eyre Peninsula’s over-reliance on mining. We believe that Adelaide will be the main beneficiary of Olympic Dam. A majority of workers will operate on a fly-in-fly-out basis, similar to those who commute from Perth to the Pilbara. Adelaide’s economy unfortunately has challenges that even a project as big as Olympic Dam won’t fully address. Adelaide also has a history of being more than capable of supplying adequate housing to meet demand.
Simon Pressley is a buyers' agent for <a href="https://www.propertyology.com.au">Propertyology</a>.
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spressley-sBoeMhannA

Rocky road ahead for property investors dependent on Olympic Dam expansion

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Property developer Devine has reported sales of 425 apartments in the first two towers of its $500 million Hamilton Harbour mixed-use development and an overall better outlook for the inner-Brisbane housing market.
Devine reported the sales success at Hamilton Harbour as one of the highlights of its financial year as it reported an underlying profit after tax of $11.1 million but a statutory after tax loss of $12.9 million.
The result was within the prior guidance issued by the company in June.
In its previous annual results Devine reported a net profit after tax of $20.2 million - a 147% increase from the previous year.
Devine managing director and CEO David Keir said the company was “particularly pleased with the progress at Hamilton Harbour".
Taking a wider view, Keir said property and housing markets continued to be “impacted by low consumer confidence, with demand hampered by global and domestic economic uncertainty”.
“Sales levels over the past 12 months were also impacted by the lending practices of banks and the conservative approach taken by valuers and the winding back of government stimulus in our key markets.”
Devine says 90% of total apartments in the two Hamilton Harbour towers have now been settled.
Construction of both towers is now complete with a third tower now under construction.
There are 13 apartments available for purchase in tower one and 31 available in tower two.
Devine says the inner-Brisbane market, the focus of more than 40 apartment projects by a variety of developers, is now stable after a “prolonged period of weakness” with successive quarters of good volume sales.
The Hamilton Harbour precinct located between Racecourse Road and the Brisbane River in Hamilton is a joint venture between Devine and Leighton Properties with one-bedroom apartments starting at $425,000.
Devine says price is continuing to drive the majority of sales with 70% of unconditional sales under $550,000.
The Midwood report recorded 30 sales at Hamilton Harbour in the May quarter with a median price paid per square metre was $6,831 – making it the <a href="https://www.propertyobserver.com.au/residential/brisbane-high-rise-apartment-sales-down-31-in-may-quarter-midwood/2012062755299">second strongest selling inner Brisbane projects over the quarter behind Madison Heights</a>.
Devine expects Tower three settlements to commence prior to December 2012 and contribute to current year earnings with almost 70% of this tower contracted.
Devine says one of the other highlights for the year was development approval being granted for its $1.4 billion master-planned residential community in Gladstone.
Marketing of the community commenced in February 2012 with the first two stages sold out within two months.
Devine expect core markets in Queensland, Victoria and South Australia to start showing improvement throughout the 2013 calendar year as the combined impact of lower interest rates, improved housing affordability and historically low unemployment help to improve sentiment towards residential property.
Devine has a development pipeline of 14,500 lots.
For insights into the inner Brisbane property market, download Property Observer’s free ebook: <a href="http://propertyobserver.com.au/ebooks/free-ebook-the-brisbane-inner-city-market">Brisbane's inner-city urban renewal</a>
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lschlesinger-FZcF9M3vE6

Inner Brisbane apartment market picks up as Devine reports 90% of Hamilton Harbour towers sold out

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<img src="/images/stories/2012/08/15point7m.gif">
 
How much a local private investor has paid for the Coolum Park Shopping Centre on Queensland’s Sunshine Coast . The sale was negotiated by Peter Tyson and Jon Tyson of Savills Retail Sales at an initial yield of approximately 8.4%. The property was sold by a syndicate managed by Adelaide-based PPI Funds Management (PPI) Constructed in 2004, the Coolum Park Shopping Centre is set on a prominent 1.88-hectare site at South Coolum Road. It features a total floor area of 3,992 square metres, anchored by a 2,800-square-metre Woolworths plus 12 specialty shops   
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<img src="/images/stories/2012/08/595k.gif">
How much a Brisbane-based investor has paid at auction for a 291-square-metre modern warehouse/office facility with an established tenant at Maroochydore on Queensland’s Sunshine Coast. The high-bay commercial unit at 2/82 Sugar Road, Maroochydore, was sold by Ray White Commercial Caloundra’s Alan Gray and Len Greedy. There is currently an eight-year lease in place to Signwave Sunshine Coast, with a five year renewal option available.
 
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<img src="/images/stories/2012/08/6point8m.gif">
The price paid by Melbourne-based developer Three Pillars Property Group for a large residential development site at Notting Hill in Melbourne’s south-eastern suburbs via a public tender conducted by Savills Australia. Savills selling agent Nick Peden says the purchaser has plans to redevelop the site for about 70 townhouses. Situated on Normanby Road in the City of Monash, the former Monash Primary School site comprises a vacant 16,610-square-metre land parcel situated within the prized Notting Hill residential precinct. The vendor was the Victorian state government.
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<img src="/images/stories/2012/08/1point23m.gif">
How much a purpose-built warehouse/office facility at Mount St John in Townsville has sold for. The site of the former Nestle cold store at 25 Crocodile Crescent, Mount St John, was sold by Ray White Commercial Townsville co-principals Graeme Russell and Adrian Pascoe on behalf of owners PK Holdings Pty Ltd. The property was sold to Tweed Wholesale Bait Supplies Pty Ltd, a family-owned company. The facility comprised a 107-square-metre office and a 184-square-metre warehouse.
 
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<img src="/images/stories/2012/08/7m.gif">
The price paid for an industrial property in Brisbane’s sought-after industrial Golden Triangle picked up by a private syndicator from Sydney. The property located at 71 Stradbroke Street in Heathwood was sold by Troy Whalan and Simon Beirne of Colliers International on behalf of 360 Capital. The 18,240-square-metre property is occupied by two separate modern freestanding office/warehouses of concrete tilt slab construction with a total net lettable area of 5,540 square metres and is fully leased at yield of more than 10%.
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Commercial hammer prices: Sunshine Coast shopping centre sold for $15.7 million

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A Malaysian family has snapped up an inner-city Melbourne commercial property with redevelopment potential.
The five-level building at 11 Dorcas Street, South Melbourne, fetched $14 million.
The building, which is fully leased to IT group Dimension Data, sold through CBRE agents Mark Wizel and Justin Clarkson at an 8.1% yield on the current passing income.
Clarkson says the sale highlighted continued demand for commercial investment property in Victoria.
 “We are seeing strong levels of demand for well-leased and well-located passive investment grade assets in Victoria in the current market, with many groups shying away from assets that have significant vacancy risk or exposure to downward rental pressure,” Clarkson says.
However, Wizel adds the property’s medium-term potential for residential or mixed-use development was attractive for the private Malaysian family, who are securing their first Australian commercial property.
Inner-city Melbourne acquistions from buyers from Malaysia, Singapore and China has topped an estimated $680 million over the past 2 ½ years, Wizel says.
“Demand has remained strong even with the Australian dollar reaching $1.05 in recent times,” Wizel says
“The strong level of interest from Asian purchasers is due to the natural geographic links between Australia and key Asian countries as well as the affinity that many Asian investors have with Australia.”
Earlier this month, Richard Gu and his AXF Group, a subsidiary of the Shanghai family’s development firm, acquired Total House in Melbourne’s Chinatown for $40 million.
It is expected Gu will undertake a major CBD project  at Total House, a retail, car park and office complex. 
It has a 409-bay car park, eight retail tenancies and 4,000 square metres of office space.
<div id="story_info">
CBRE agents Mark Wizel and Josh Rutman acted for Gu.
</div>
The property was sold by private investors MEK Nominees through Michael Gross of Gross Waddell.
Other sales have included SP Setia Australia’s $30 million purchase of 151-165 Franklin Street, the Fulton Lane residential towers development site, near the Queen Victoria Market.
The open-air 4,340-square-metre car park site, with two street frontages of Franklin and A'Beckett streets, was bought by Malaysia's largest property development company, SP Setia, from businessman Solomon Lew for just over $30 million.
CEL Australia paid $25 million for of 150 Queen Street. Its Singaporean developer Chip Eng Seng proposes a landmark apartment tower that would include 555 apartments that would replace a rundown office building with a 66-level residential tower.
Hengyi Australia bought 199 William Street in early 2011. The purchase of the Australian National Telecommunications Building located in Melbourne’s CBD marked the beginning of Shandong HYI (Group) Co. Ltd’s overseas investment.
Its now marketing the residential apartments through CBRE as The William, designed by Bruce Henderson Architects. Hengyi Australia is part of an international company behind China's $1 billion Weifang City shopping centre. 
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jchancellor-FAypfDUnLy

Malaysian family spend $14 million on Dorcas Street, South Melbourne development prospect

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Queensland’s Isaac region, which includes much of the coal-rich Bowen Basin, delivered the strongest capital gains to investors over the past year.
RP Data 12-month figures for the year to May show that Isaac house prices increased by 30.7% over the past year to a median of $572,500.
Over the past five years, Isaac house prices are up a cumulative 71%.
Gladstone was the next best mining region, with annual house price growth of 13.4% to a median of $465,000, followed by Port Hedland in the Pilbara region of WA (up 12.8% to) a median of $850,000.
Port Hedland has the highest median price of all mining towns and also recorded the highest cumulative house price growth as well (119%) over the past five years.
Click to enlarge
<img src="/images/stories/2012/08/rpaug231thumb.gif">
However, not all mining towns showed stellar capital growth over the past 12 months with the Whitsunday region, which is home to the township of Bowen, and Port Pirie in South Australia recording declines in their median selling price of 12% and 8% respectively.
Modest house price growth was recorded for Mount Isa (1.2%), Mackay (2.4%), Kalgoorlie/Boulder (3%) and Whyalla (4.8%).
RP Data’s Cameron Kusher points out that over the past 10 years all regions excluding Musswellbrook (9.7% per annum) and Kalgoorlie/Boulder (9.6% per annum) recorded average annual growth in median selling price exceeding 10% per annum.
“Once again, Isaac is the standout, with median prices increasing at an average annual rate of 32.3%.”
 Click to enlarge
<img src="/images/stories/2012/08/rpaug232thumb.gif">
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Property investors still striking gold in Queensland’s Bowen Basin, but many markets stagnate: RP Data

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Here is a quick list of nine pieces of wisdom to guide your thinking as you seek a property investment. Property Observer has cherry-picked some bright ideas and insights from some long-time property players.
1. Pick gems before they have gotten their shine
John Edwards, the Residex forecaster, says the best investor returns are made when you buy at the right price, in the right place and at the right time.
Edwards stresses investors need to keep in mind that locations that already have a reputation for being a hotspot have most likely passed their invest-by date by the time you actually find out about them in the published hotspots lists. The Residex boss says a current “gem” is just that – current – and the opportunity to maximise returns has passed.
2. Pick investments with an element of scarcity
The WBP Property Group chief Greville Pabst suggests investments ought to have high land value and an element of scarcity. He gives an example of buying an apartment in a period-era block of flats in an established suburb, where there may only be half a dozen apartments built on valuable inner-city land, versus buying an apartment in the high-rise apartment precincts, and obvious building construction hotspots, where you are likely to be the owner of one of 100 similar apartments in the same development.
3. Look for nearby employment opportunities
Investors should look for nearby employment opportunities for tenants and/or owner-occupiers that are easily accessible, says PRDnationwide research director Aaron Maskrey. He says it’s essential for incoming residents to be able to source employment within the local region. Don’t just peruse the property websites, monitor the employment internet sites.
4. Don’t rely too much on population growth data; vacancy rates provide a better guide
An increasing population indicates work opportunities, investment in infrastructure and demand for housing, but according to buyers’ agent Catherine Cashmore, it does not always result in the best long-term capital growth.
Cashmore says it is always important to analyse the reasons behind any surge in population and conduct an assessment on the longevity of the move before committing to a purchase.  The approval of “mooted” residential developments is the first risk that must be evaluated to protect against periods of oversupply of any one type of accommodation, she says. Jobs are transitory and because workers choose only to rent, when the work dries up, the majority don’t hang around.
Cashmore says as a general rule investors should try and seek out those areas where turnover is low, with a good proportion of owner-occupiers to renters and a diverse range of accommodation. The 2011 census gives good insights.
5. Look for locations with good infrastructure
 
Investors should look for locations with good access to public transportation and nearby arterial roads/highways, PRDnationwide research director Aaron Maskrey says. He encourages investors to ask questions like: Is there new or improved transportation infrastructure? Is the area identified for future gentrification by local council? Is there a limited available supply of dwellings to meet current and future demand? What about planned developments in the area?
6. Heavily discounted properties are not always a bargain
At any one time every location across Australia has a significant amount of property stock where the price has been discounted. But just because the price has been reduced doesn’t mean the property is for sale at fair value. The property may still be overpriced.
SQM Research director Louis Christopher says some properties may still be overpriced, even if they have already been discounted by over 30%. Louis Christopher recommends investors disregard asking prices and instead focus on what comparable properties actually sell for to figure out if a property is overpriced, has met the current market or is at under market value.
7. Focus on the property, not the hotspot
You are buying a property, not a whole town or suburb, says Property Observer editor Jonathan Chancellor.
While hotspots provide a guide as to where to look, you should not let them narrow your field of vision. Excellent investment opportunities can appear within markets that are not themselves hotspots, they may even be in decline. The key is to focus on the underlying value of the property itself and its potential for capital growth and rental returns, depending on your investment outlook.
8. Look for signs of the next “Paddington” and trust your intuition
John McGrath, CEO of McGrath Estate Agents, says he does not look too closely at the finer details but instead looks for a feeling or indicators that a suburb is on the move. He looked at Paddington in Sydney many years ago when it was a virtually unwanted location. It proved over a 10 or 15-year period that it was one of the fastest growth suburbs in Australia.
Looking back, McGrath says he saw a suburb close to the city, of medium to high density property, with a lot of people wanting to get in there, from types of buyers that pushed prices up significantly. He recommends looking for the next Paddington in their particular marketplace, which really comes back to having an intuitive sense along with doing your research.
9. Sometimes it’s best to just do nothing
Bear in mind this quote from Warren Buffett: “The trick is when there is nothing to do, do nothing.” Yet many investors get itchy feet and want to do the deal.
There are stages in the property cycle and times in your investment journey when it is best to just sit back and wait for the right opportunities to come along, because wealth is the transfer of money from the impatient to the patient.
For advice on navigating hotspots, download our free eBook: <a href="http://propertyobserver.com.au/ebooks/free-ebook-tools-for-getting-through-the-hotspot-tipping-maze" target="_blank">Tools for Getting Through the Hotspot Maze.</a>
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Nine pieces of wisdom for finding and investing in property hotspots

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Weekly rental returns for Roxby Downs property investors have increased almost 27% over the past 12 months to May 2012, according to figures compiled by RP Data.
The median advertised rent for a house in <a target="_blank" href="/news">Roxby Downs</a> is now $520 a week.
Roxby Downs<a target="_blank" href="https://www.propertyobserver.com.au/hotspots/headwinds-for-roxby-downs-and-other-nearby-mining-towns-as-bhp-s-olympic-dam-expansion-project-cancelled/2012082256180"> is the township closest to the now cancelled BHP Olympic Dam expansion project.</a>
Its population was expected to double to 10,000 people due to investment by BHP in services and accomodation in the small town.
According to RP Data, Roxby Downs annual rental gains to May <a target="_blank" href="/news">were only bettered by the Isaac region in Queensland,</a> which recorded an incredible 88% increase in its median advertised rent to $1,600 per week.
Isaac takes in much of Queensland's Bowen Basin region, which houses one of Australia’s biggest coal reserves.
Second on the list was the well-known mining hotspot of Gladstone, with rents up 44% since May last year to a weekly median of $550.
The seaport South Australian town of Whyalla, which was also expected to benefit from the Olympic Dam expansion, recorded a modest 10.7% increase in weekly rents to $310 per week, according to RP Data.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/08/rpaug231.gif"><img src="/images/stories/2012/08/rpaug231thumb.gif"></a>
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Slowdown to hit mining boom towns as Roxby Downs rents up 27% over past 12 months: RP Data

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Melbourne property investment adviser Monique Sasson Wakelin has questioned whether property developers are building the right type of new homes while encouraging investors to focus on buying in “blue-chip” areas.
Speaking recently to Hilary Harper on ABC Melbourne radio, Sasson Wakelin agreed there was a need for new housing due to the housing shortage identified by the ABS among others. Sasson Wakelin also concurred with Harper's observation  that new housing developments appear to be popping up all the time.
But she says the “$64 million question” is whether these new houses are being pitched and are consistent with what people are telling statutory bodies is the type of housing that is needed.
“Some of the time the answer is 'yes', a lot of the time the answer is 'no',” she says.
Sasson Wakelin says some of the new housing is developer-driven and is based on “inductive reasoning” (flawed interpretations of the what the market wants) rather than “deductive reasoning” (based on what is actually being observed in the market).
She also examined the issue of developers of high-rise apartments that no longer include a car space as part of the property offering.
“Developers are foregoing car spaces on a fairly large scale,” she says.
“Reading between the lines, it is dead money for developers, they are not getting a return out of it.”
However, she says a car space really provides additional storage space.
“All you need is a little roller door on your car space and you have additional storage.”
She says that on resale having a car space or extra storage space can add up to $30,000 to the realisation value of an asset.
Looking at the investment market as a whole, Sasson Wakelin advises property investors to stick with “blue-chip” suburbs that have demonstrated their relative resilience in the past.
At a time when the market takes a “breather” Wakelin says: “You don’t speculate, you don’t take a bit of plunge – you focus on blue-chip areas”.
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Many Melbourne developers not building the right type of new housing: Monique Sasson Wakelin

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The ongoing demise of public sentiment in the face of generally positive circumstances has plenty of observers baffled. 
Interest rates are down, incomes are up, unemployment is low and the federal government is sending money to families, but people remain stubbornly pessimistic, according to the latest consumer confidence index. 
This is a concern for the property industry because without confidence, markets won’t rise. 
But the best clue as to why public sentiment remains so fragile is this: Queensland had the nation’s sharpest fall in confidence levels. Queensland, with all its assets, is more pessimistic even than struggle state Tasmania. 
The explanation is simple. It comes back to the actions of the state government. 
The behavior of Queensland’s new LNP government since being elected in March has been extraordinary. It’s almost as if government members, after spending so long in opposition, are driven by revenge. 
Their slash-and-burn policies have left the populace quite giddy. Anything set up by the previous administration apparently needs to be torn down. Tens of thousands of jobs are being slashed from the public service. 
Anything that can’t be immediately measured in dollar terms – like education, cultural and environmental programs – has been axed. The state’s breast-screening service, credited with savings thousands of lives, is being dismantled. If it’s not coal mining, get rid of it. 
Perhaps the members of state cabinet sat down together and watched The Iron Lady (the film about Margaret Thatcher) before deciding how to deal with things. Apparently they believe, after a landslide win at the March election, that they can’t possibly lose the next ballot no matter what. 
The impact on confidence is considerable. As one government worker put it: “Everyone is waiting for the axe to fall.” 
One of the oddest pronouncements was to scrap plans to expand the Abbot Point export facilities near Bowen. Abbot Point’s capacity is under great pressure because of the expansion of output from the Bowen Basin mines and the emergence of a massive new source of coal in the Galilee Basin. 
Decisions about expanding export facilities do not originate from governments. They emanate from the mining companies, which generate plans as demand rises. Government’s role is to approve (or not) the plans, but government ministers are not the prime mover in these ventures. 
Gladstone’s export facilities are undergoing a multibillion-dollar expansion because a number of mining companies got together to instigate it and fund it. 
Why would a government step in, uninvited, to stomp on plans that would create thousands of jobs? The only plausible reason is on environmental grounds, which is the last thing this conservative mob is likely to do. 
It’s as if fragile egos in the new government felt the need to show they were in charge. 
So, after five months in office, Queensland politicians have not yet managed to do anything constructive to generate jobs and confidence. Quite the opposite. They’ve been decimating both. 
And, just to show how extensive this collective losing of the plot is, the state government is planning to charge journalists fees for the right to cover state parliament. The amount of money this will earn, around $30,000 a year, is pathetically small, but, hey, we’re in charge now so like it or lump it. 
Queensland is not alone. Similar policies have been pursued in other states. Apparently the governments in Victoria, Tasmania and New South Wales believe we’re in a recession and that austerity is the only response. 
It’s estimated that 30,000 jobs have been lost in regional Victoria since Ted Baillieu’s government came to office. I wonder how many country Victorians who voted for Terrible Ted are now out of a job. 
The Victoria government is intent on cutting infrastructure spending, the opposite of what’s needed, and has snuffed out the one industry that was on a serious growth path in the country areas, the construction of wind farms, by passing laws that are tantamount to banning them. Clearly the Victoria government has a vision of a dirty energy future.
Victoria will soon be known as the recession state. While the state government is spreading its austerity message, major businesses are cutting jobs and closing down enterprises. The latest quarterly survey by the Victoria Employers Chamber of Commerce and Industry found businesses believe conditions are the worst since 2009, and two-thirds expect matters to get worse. 
BIS Shrapnel’s Frank Gelber has urged the state government to lift infrastructure spending to make it a driver of growth, rather than cut it back. 
But the only sector Baillieu and his chums want to encourage is property development. This is ironic, because the last thing Melbourne needs is more dwellings, given the over-supply of inner-city apartments and suburban house-and-land packages. 
The path of the NSW government is similar to that of Victoria: slash the public service, trim airy-fairy things like cultural or environmental programs, eradicate the wind farm industry and focus on helping friends in the mining and property industries. 
The cynical among may imagine that policies are being dictated by the source of donations to the Liberal Party. Shame on you. 
Whatever their motivation, they’re hurting consumer confidence.
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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