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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Sydney's weekend auction clearance was its highest weekend result since 2010, with 68% of listings selling under the hammer.
There were 134 sales from the 196 reported results amid the 248 overall listings, suggesting the final tally may differ when the late reported results are added.
While fewer houses and apartments went under the hammer than the previous three weekends, Australian Property Monitors senior economist Dr Andrew Wilson says the result augur well for the upcoming spring selling season.
The result was up 14 percentage points on the same weekend last year, when 54% was secured from the overall 261 listings,  and eight percentage points up on the 60% last weekend, when there were 321 scheduled auctions, the APM figures show.
The average Sydney clearance rate since the start of July was 62%, compared with the mid-50% range in the same period of last year, Wilson says.
“It’s a very strong result. It’s been following an upward trend in the past four to six weeks,” he says.
<a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/paddington-bears-the-mantle-of-sydney-s-weekend-top-auction-seller/2012080555868">The highest sale was $3.25 million in Paddington.</a>
But Tanderra, one of Sydney’s few remaining houseboats, didn't get to weekend auction after legal complications triggered its withdrawal.
Dating back to the 1920s, its one of just four houseboats moored in Middle Harbour near The Spit at Pearl Bay.
It last traded for about $150,000 in 1983 and was then rebuilt, its listing agent Sandie Dunne says.
Dunne, of Dunne Mosman, says the value of <a href="https://www.propertyobserver.com.au/new-south-wales/tanderra-the-middle-harbour-house-boat-%E2%80%93-that-dates-back-to-the-1920s-%E2%80%93-has-been-listed-for-auction/2012070455433">the houseboat</a> is  not in its structure but in the length of its lease and existing use rights status.
But she emailed clients on Thursday that the Saturday auction "has been cancelled due to legal issues to be resolved".
The weekly Real Estate Institute of NSW figure of 65% is the highest weekly clearance rate mid-May, the institute's Tim McKibbon says. The REIV report on a slightly different time line, from July 30 through to August 4, hence, in part, the difference between the results. The REINSW had 111 properties reported as passing in and 210 reported as sold.
"We have seen a steady improvement in New South Wale’s auction clearance rate over the past few weeks," he says.
Melbourne agents secured a clearance rate of 59% compared to 60% last weekend and 55% on the same weekend last year, according to the Real Estate Institute of Victoria.
In the month of July there were 1,590 auctions with an overall clearance rate of 58%, according to the REIV.
This compared with 56% in June from 2,390 auctions.
The national auction results are available at propertydata.com.au.
There were 384 auctions reported to the REIV this weekend, with 227 selling and 157 being passed in, 92 of those on a vendor bid.
The highest-priced home sold was a four-bedroom, two-bathroom property on a 1,133-square-metre block on Hawthorn’s Wellesley Road, which sold for $2.51 million.
Wilson describes the Melbourne clearance rate as “so-so” to the Australian Financial Review, noting that while the Melbourne market was not weakening, it was posting similar results to the same period last year.
With the number of auction properties falling to a seasonal low, the south-east Queensland auction clearance rate has peaked, according to the Jason Andrew Group.
Additionally the JA group reported an overall average of 2.07 registered buyers per auction, up from the previous week’s result of 1.38.
 The year-to-date clearance rate for 2012 now sits at 49%, compared to the 2011 result of 34%.
Andrew says he is  witnessing a level of confidence across all price segments and locations that had not been evident for some time.
“Crowd sizes continue to rise, with the average at 19 last week.
"We are seeing strong buyer interest teamed with a shortage of quality stock in an increasing number of areas, which has resulted in an outstanding clearance rate last week.” Andrew says.
 He says it will be interesting to see what happens to the equation once supply increases.
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jchancellor-FAypfDUnLy

Sydney auction clearance rate hits two-year high 

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Very happy vendors walked away from 2/16-20 York Street, St Kilda West, armed with the knowledge they had an extra $80,000 coming their way. A large crowd and three bidders turned up at the auction, and unusually the auctioneer had no need for a half-time break to seek his vendors’ instructions.
For those who want to have a harmless punt, there's now a tipping website, <a style="font-size: 14px;" rel="nofollow" href="https://www.propertytycoon.com.au/" target="_blank">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.
Agent Daen Ziegler from Chisolm Gamon was quoting a price range of $600,000 to $650,000 for the St Kilda West property (pictured below), and true to his word the reserve was in this range.  The property was declared on the market at $640,000, but the auction was only just getting started. The announcement triggered a wave of bids until finally the hammer came down at $720,000.
<img src="/images/stories/2012/08/york.jpg">
According to agent Ettiene West from Morton &amp; Morton Real Estate there were a number of parties interested in 901/1 Pottinger Street, Millers Point (pictured below), but none were prepared to step forward when the time came. The property failed to attract any bids and was passed in on a vendor bid of $3.4 million.
<img src="/images/stories/2012/08/pottinger.jpg">
The top end of the Sydney property market is very patchy, with buyers feeling no pressure to buy under auction conditions. It is clearly a buyers’ market and although the Millers Point property will eventually sell, it will be on the purchaser’s terms.
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marmstrong-sd3emVLPPb

St Kilda West auction tipping property sells at $80,000 above reserve, but top-end Sydney market patchy

<html><body>Australian Property Monitors (APM) has released a list of results from 196 auctions in Sydney for the weekend of August 4. The clearance rate was 68.4%. <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 196 Sydney auction results show 68.4% clearance rate

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Bearish economist Steve Keen remains emphatic there is a housing bubble in Australia, but says high debt levels are keeping it from deflating.
Following the release of ABS June house price indices showing a quarterly gain of 0.5% and big revisions to the March figures suggesting no fall, Keen admitted that he had got it wrong on households deleveraging
“…it appears that [house prices rose] because mortgage debt has accelerated. So I guessed wrong” he tweeted on August 1.
Yesterday, Keen adjusted his views on the rate of decline of Australian house prices blogging that Australian house prices declines were now tracking the “slow bleed of Japan, but nowhere near the decline experienced in the USA”.
“By this point—two years after house prices peaked—US prices were down by just over 20%. Instead, Australian prices are down by just over 9%, which is indistinguishable from the Japanese fall of just under 8.9% at the same point in its house price deflation,” Keen blogged.
Then with a heavy dose of irony he went on to note the differences between Australia and the US could be that “There is no Australian house price bubble.”
 But this comment though was preceded by an “irony alert.”
And today he confirmed to Property Observer that he is still very bearish on the housing market.
“I was being ironic: I'm emphatic that there is a debt-driven bubble, and the only reason it hasn't deflated is because debt levels have remained high,” he said.
Keen says this acceleration in debt levels won’t last and he will provide his reasons when he next blogs in the coming weeks – he is currently recovering from knee surgery.
Australian Financial Review columnist Christopher Joye has hit back at Keen's contention that Australian mortgage debt has accelerated <a href="https://christopherjoye.blogspot.com.au/2012/08/who-is-steve-keen-trying-to-fool-charts">in a post on his own blog</a>.
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lschlesinger-FZcF9M3vE6

We still have a housing bubble, but rising debt unexpected – Steve Keen

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Widespread media reporting earlier this week suggested that Australia’s mining boom was near its end. Radio broadcasts, tabloids, even Channel 10’s The Project – they all lead with headlines claiming that our mining boom would end in two years.
Had the reporting stemmed from an article written by some random journo I would have given it the usual through-to-the-keeper treatment. To hear that credible economics advisory firm, Deloitte Access Economics, was the apparent source of these statements almost made me choke on my morning coffee. The copious amount of reports and articles that I’ve read over the last few years must be written in a language that I don’t understand.
I’ve been on record describing this not as a “mining boom” but a “resources revolution”. Suddenly, I’m hearing that the large volumes of natural resources which are responsible for powering up so many electricity sockets around the world, not to mention Australia’s own economy, is about to come to a grinding halt. Is someone going to turn the lights off?
From dirt to dollars
A number of the locations which we’ve been buying investment properties in over the last couple of years have benefitted from the economic stimulus from the mining sector. That said, they have all been strategically selected locations with a stable population base, a diverse mix of industries that contribute to the local economy, an abundance of employment opportunities, and demand for accommodation which is not matched by comparable supply.
Suggestions that the mining boom will end in 2014-2015 is misleading. But hey, it makes a good headline so the media will always milk that for what they can.
What is true is that the timeline for completing construction of much of the $240 billion in fully approved major projects is around 2014-2015. What is also true is that there are a number of factors which are deterring large resource companies (especially foreign companies) from investing in additional major projects. I also think policymakers need to be more proactive in developing other buoyant industries.
What has been overlooked by the doomsayers however is what happens when construction of these projects is finished – they are built for a purpose not for practice!
It’s not until key infrastructure such as processing plants, ports, pipelines and railways are constructed that those valuable resources below the dirt can be converted to dollars. That’s when commodities such as coal, gas and iron-ore are processed and exported to the likes of China, India, Japan, South Korea and France. That’s when our governments start to receive billions of dollars in extra revenue each year in the form of royalties. That’s when some of Australia’s biggest companies expect to return bigger profits, which will affect retail superannuation holdings. That’s when consumers will start seeing some of the fortunes promised by Treasurer Wayne Swan – tax cuts, increased superannuation contributions and infrastructure projects. Supply contracts which underwrite these royalties are on terms of up to 20 years.
Suddenly, now that (alleged) end to the mining boom has quite a wag in its tail. Mining doesn’t stop when construction finishes – it starts! The proponents need to get a return on their investment.
To suggest that the mining boom is near an end is admission of shortsightedness. Disregard the doomsayers for a minute and think about this logically. In Australia and around the world, are we likely to continue to breed, thereby resulting in continued population growth? In Australia and around the world, are we likely to continue to manufacture, produce, process and construct? If the answer to both these questions is “yes” then in Australia and around the world we will need more fuel for electricity and steel. If the answer is “no” then we all better stock up on candles.
Australia has some of the biggest reserves in the world of thermal coal and gas (both used in power generation) and iron-ore and coking coal (both used to produce steel). With the world’s pledge to reduce pollution the demand for gas-powered electricity will continue to skyrocket.
A majority of Australia’s natural resources are contained in Western Australia and Queensland. Consequently, the economic fundamentals of these states are the best in the country. And, many of the best property investment opportunities are also in these states.
It’s called the Asian “century” for a reason
Over this last decade the world has become acutely aware of the abundance of natural resources contained within Australian soils. Over the same decade most of Asia (home to 60% of the world’s population) has entered an era of mass urbanisation; an era which is expected to last so long that it is referred to it as “The Asian century” by people, including our very own Prime Minister.
Asia’s demand for natural resources is propelled by its enormous population, its ambition to transverse from an undeveloped to a developed region, and considerable financial capacity to support this.
Forecasts are for Asia’s middle class to explode from approximately 0.5 billion people to 1.7 billion over the next decade. Australia’s total population is only 22 million.
These changes in Asia are structural, they are real, and they will be long lasting. These changes have already altered the landscape for Australian property markets. To explain these changes we have produced a <a href="https://www.youtube.com/watch?v=4gNXE-J4Ge4&amp;feature=plcp">short educational video</a>.
To suggest that the mining boom is near an end is an omission of the important role which Australia will play in “the Asian century”.
There will always be demand for Australia’s resources. In addition to the $240 billion in approved projects there is a similar value in proposed projects. Future project volumes will ebb and flow depending upon the economic and political climate at the time.
The biggest challenges stopping Australia from realising greater potential from additional resource projects include heavy taxes imposed on the mining industry and the lack of confidence/certainty that foreign investors have in our government. The inability of governments to contribute their own funding to some of the infrastructure required (ports, roads, rail lines), the cost and availability of skilled labour, and lost productivity due to industrial relations unrest are also inhibitors.
The opportunities to Australia from “the Asian century” extend well beyond the mining sector. As featured in our video, there are opportunities for agriculture, education, health and tourism.
Glass half full
As a nation, we need to stop moaning and start embracing the opportunities. It’s been four years since the onset of the GFC. Australia’s economy has been strong throughout, yet we persist with paranoia about Europe. Asia continues to boom, yet we continue to worry how long it will last. And the opportunities for our mining sector are enormous, yet we’re trying to predict how long it will last.
Those of us who naturally have aspirations for success look at problems and see solutions. Those of us who are naturally positive people don’t sit idle because of perceived risks; we look to mitigate and maximise opportunities. And those of us looking for confirmation don’t look towards governments or the media; we look at industry leaders and achievers.
For reassurance we should listen to people like Reserve Bank Governor Glenn Stevens who recently said: “Most Australians I encounter who return from overseas remark how good it is to be living and working here. We are indeed ‘lucky’ in so many ways, relative economic stability being only one of them.”
For direction we should follow the doers not the doubters. People like James Packer (entertainment and tourism), Gerry Harvey (retail) and Andrew Forrest (mining).
Leadership from government and business is integral to Australia cashing in on the Asian century. Regrettably, we shouldn’t hold our breath while waiting for this to occur.
Some friendly advice for those of us who are serious about goals and aspirations – focus on the opportunities, tell those around you to stop arguing about how to fix the problems, and remind the doomsayers to stock up on those candles before the lights go out.
Simon Pressley is a buyers' agent for <a href="https://www.propertyology.com.au">Propertyology</a>.
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spressley-sBoeMhannA

Decrying the end to the mining boom hysteria: Simon Pressley

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<a href="https://www.propertyobserver.com.au/demographics/the-changing-nature-of-families-and-their-impact-on-the-property-industry-peter-chittenden/2012071855614">In my last post</a>, my aim was to outline how key aspects oF family formation impacts the demand for real estate. Looking at how particular demographic trends go way beyond influencing demand to fundamentally shape our immediate community and cities.
 
To round off these posts, this week I will look at what is I think, a very familiar journey. It’s a journey from our first flat, to a group house, finding a partner, becoming a first home buyer, having kids, investing in real estate other than the family home and getting older.
 
From that first flat to buying a retirement home, every step plays into the fabric of the residential market and has a direct impact on how and to whom we market our projects.
 
All of these stages of family formation drive and shape our markets, and during many of these stages incomes also grow and the priorities of the buyers shift.
 
So much so that if a well-established pattern shifts, the market needs to be ready to respond. People leaving home later, marrying and having children later are some recent stand out examples that have also helped shift demand to more medium density living. I would also like to think that by always taking a keen interest in social and demographic trends we are better placed to deliver projects to satisfy current and future needs.
 
So far I have looked at the singles market, finding partners and the reality of how lifestyle and housing needs change when here come the kids. This week over a series of posts I would now like to close off this interesting topic as we look at the impact of an older population.
 
As families mature and personal and family incomes peak, the mindset of the target market changes markedly from being single or from being a first time buyer. While many people will trade-up in the market others will also turn to real estate as an investment.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" rel="nofollow" target="_blank">Colliers International.</a>
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pchittenden-eLqUUC8TWW

How demographic trends shape our property choices: Peter Chittenden 

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South Brisbane has been ranked as the top investment suburb in Australia, according to Your Investment Property magazine's (YIP) annual Top 100 Suburbs report, having not even made the top 100 last year.
It is however by no means the exception, with seven out of this year's top 10 suburbs not making it onto last year’s list at all.
The 2012 top 10 is notable for the inclusions of six Perth suburbs close to the CBD and the disappearance off the top 100 list entirely of the fashionable Sydney inner city suburb of Potts Point and the outlying suburbs of Jannali and Mount Colah.
Newtown, in Sydney's inner west, which ranked fifth last year, has dropped to 17th in the 2012 survey.
The results highlight the fleeting, temporal nature of many so-called investment hotspots.
John Edwards CEO of Residex, suggests investors need to keep in mind that locations that already have a reputation for being a hotspot have most likely passed the 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. He suggests finding an unpolished gem ought to be the aim.
The six suburbs that have leapt into the 2012 top 10 – having not rated a mention at all in 2011 – are all within 15 kilometres of the Perth CBD, demonstrating the impact the resources boom is having on sentiment about the Perth market.
In total, nine out of the top 20 placed suburbs are within 15kms of the Perth CBD.
Perth also just nudges Sydney in the total suburbs count with 18 suburbs compared to 17 in the NSW capital.
There are 16 in Brisbane, six in Adelaide and just four in Melbourne.
Last year Sydney had 25 suburbs in the top 100, Melbourne and Brisbane 12 each and Perth.
<table cellspacing="0" cellpadding="0" border="1"><tbody>
<tr>
<td width="565" valign="top" colspan="4">
2012 top 10
</td>
</tr>
<tr>
<td width="170" valign="top">
Location
</td>
<td width="102" valign="top">
State
</td>
<td width="151" valign="top">
Distance CBD
</td>
<td width="142" valign="top">
Last year’s ranking
</td>
</tr>
<tr>
<td width="170" valign="top">1. South Brisbane<ol></ol>
</td>
<td width="102" valign="top">
Queensland
</td>
<td width="151" valign="top">
2kms from Brisbane
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">2. Morley<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
9kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">3. Gladstone<ol></ol>
</td>
<td width="102" valign="top">
Queensland
</td>
<td width="151" valign="top">
550kms from Brisbane
</td>
<td width="142" valign="top">
#2
</td>
</tr>
<tr>
<td width="170" valign="top">4. Como<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
6kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">5. Perth<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
1km from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">6. South Hedland<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
1,308kms from Perth
</td>
<td width="142" valign="top">
#3
</td>
</tr>
<tr>
<td width="170" valign="top">7. Alexandria<ol></ol>
</td>
<td width="102" valign="top">
NSW
</td>
<td width="151" valign="top">
4kms from Sydney
</td>
<td width="142" valign="top">
#1
</td>
</tr>
<tr>
<td width="170" valign="top">8. Hornsby<ol></ol>
</td>
<td width="102" valign="top">
NSW
</td>
<td width="151" valign="top">
27kms from Sydney
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">9. Wembley<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
5kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
<tr>
<td width="170" valign="top">10. Fremantle<ol></ol>
</td>
<td width="102" valign="top">
WA
</td>
<td width="151" valign="top">
14kms from Perth
</td>
<td width="142" valign="top">
Not in top 100
</td>
</tr>
</tbody></table>
Source: Your Investment Property magazine
Last year’s top ranking suburb, the inner city Sydney suburb of Alexandria, this year ranked seventh while Newtown dropped to 17th and Potts Point and Jannali disappeared off the list entirely.
<table cellspacing="0" cellpadding="0" border="1"><tbody>
<tr>
<td width="310" valign="top" colspan="2">
2011 top 10
</td>
</tr>
<tr>
<td width="161" valign="top">1. Alexandria<ol></ol>
</td>
<td width="148" valign="top">
Inner Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">2. Gladstone<ol></ol>
</td>
<td width="148" valign="top">
Regional Queensland (mining)
</td>
</tr>
<tr>
<td width="161" valign="top">3. South Hedland<ol></ol>
</td>
<td width="148" valign="top">
Regional WA (mining)
</td>
</tr>
<tr>
<td width="161" valign="top">4. Newman<ol></ol>
</td>
<td width="148" valign="top">
Regional WA (mining
</td>
</tr>
<tr>
<td width="161" valign="top">5. Newtown<ol></ol>
</td>
<td width="148" valign="top">
Inner Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">6. Potts Point<ol></ol>
</td>
<td width="148" valign="top">
Inner Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">7. Toowoomba<ol></ol>
</td>
<td width="148" valign="top">
Regional Queensland
</td>
</tr>
<tr>
<td width="161" valign="top">8. Jannali<ol></ol>
</td>
<td width="148" valign="top">
Outer Sydney
</td>
</tr>
<tr>
<td width="161" valign="top">9. Chinchilla<ol></ol>
</td>
<td width="148" valign="top">
Regional Queensland (mining)
</td>
</tr>
<tr>
<td width="161" valign="top">10, Mount Colah<ol></ol>
</td>
<td width="148" valign="top">
Outer Sydney
</td>
</tr>
</tbody></table>
Source: Your Investment Property magazine
The report notes that Perth metropolitan suburbs have performed the strongest in the top 100 list and are “currently presenting opportunities for investors to pick up very affordable properties with great access to all the amenities of the city and plenty of room for growth”.
“The CBD and surrounding markets are also expected to benefit from the mining boom, as many of the companies involved base their operations in Perth, which creates an influx of high-earning professionals renting in the area,” says YIP.
The top ranking Perth suburb of Morley (number two on the top 100) has a median house price of $470,000 and unit price of $330,000 with a rental yield of 4.26%.
Morley house prices are rising by 11.6% per annum and units rising 11.4% per annum with the suburb picked for its affordable prices, large blocks with the opportunity to renovate, great amenities and infrastructure, strong rental demand and low stock on market.
According to RP Data’s Tim Lawless, Morley, like most of Perth, has reached or is close to the bottom of the market and is set to bounce back.
Similarly Como (which ranks fourth) has comparable rates of house and unit price growth as Morley, is picked for its location, trendy entertainment area and character homes.
Local agent, Liz Sterzel from Property Wizards, describes Como as “the best place to live in Perth”.
The results of the survey are based on the input of nine property analysts including RP Data’s Tim Lawless, Hotspotting.com.au’s Terry Ryder, Sam Saggers of Positive Real Estate, Charles Tarbey of Century 21 and Aaron Maskrey of PRD Nationwide overlayed with analysis by the magazine.
While these analysts all participated in compiling the list, they did not necessarily agree with every suburb that made it onto the Top 100, or the rankings.
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Perth takes Sydney’s crown in latest Top 100 investment suburbs list: YIP magazine

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Several breaths of fresh positive air have pushed through the general media negativity in the past week.
A senior US business executive told Australia to wake up and cheer up. An Australian executive urged business leaders to stop all the pessimistic chatter. Another declared the resources sector will fuel economic growth for many more years and chided headline-seekers who say the party is over. And the Reserve Bank Governor sought to remind us that we are indeed “The Lucky Country”.
I’m hoping these are the beginnings of a movement. God knows we need it. It’s long past time for Australians to notice that the glass they think is half empty is actually three-quarters full.
I’ve just returned from a visit to China where I saw evidence of the development boom that is partly the source of Australia’s thriving resources sector. I also saw a lot of extreme poverty, the kind we don’t often see in Australia.
And this is why China is the standout economy worldwide: the nation is seeking to lift living standards to our levels, a process that will continue for decades into the future.
In simple terms, the Chinese want what we have. The irony is that we don’t realise what we have and how good we have it.
This is the mindset that has to change if Australians are to grasp that opportunities that currently beckon.
It’s a bit like the banks ads that are running ad nauseum amid the Olympics coverage: the letters CAN are talking positive until joined by T who tries to turn things negative. At the moment, the Ts are winning in Australia.
Don Thompson, the new chief executive of McDonald’s, said recently in a briefing to US investors that Australia was suffering from “fragile consumer confidence”. He suggested we need to have a happy meal.
RBA Governor Glenn Stevens has always struck me as the ultimate realist. He’s not given to outbursts of optimism. But he titled a recent speech “The Lucky Country”, in which he argued the Australian economy is in good shape. And, of course, he’s right: we all just need to realise it and stop reading bloody newspapers.
National Australia Bank chief executive Cameron Clyne appealed to our business leaders to end the stream of negative comments about our economy and government. He says it’s damaging consumer confidence.
Clyne is right, too. Australia needs strong, positive leadership – not the limp-wristed whimpering and media sniping we get from business people, such as the perpetual whingers in the building industry who negotiate with government via press releases.
Clyne told a business lunch: “One of the problems that actually damages confidence in the economy is everybody providing a running commentary on the government… I think it’s far more productive for us to engage privately.”
He also said – and I was so relieved to hear someone credible say this – that talk of “a two-speed economy” is simplistic, incorrect and damaging to confidence.
“It is not a two-speed economy,” he said. “It has never been a two-speed economy. It is a 10-speed economy. It always has been a 10-speed economy and always will be a 10-speed economy. There are a number of industries which are having very buoyant times – just as there are a number of industries that are struggling.”
Anyone who subscribes to the cheap media sound byte about a two-speed economy should note that the two biggest sectors in Australia for jobs creation in the past year have been “professional and scientific services” and “healthcare”, with mining coming in third.
Meanwhile, HSBC Bank chief economist Paul Bloxham has dismissed notions that the so-called resources boom has peaked. He says our economy will be fuelled by ongoing investment in mining and rising exports of raw materials for many more years.
Bloxham is right when he says there are significant investments in the pipeline, plus the prospect of strong growth in export volumes. He says this has “a long way to run” and will continue to support Australian growth until 2020 at least.
It’s been so refreshing to see these people step up and speak out against the pervading pessimism. We are indeed The Lucky Country. It’s just that most Australians don’t deserve to live in it.
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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terryryder-YECXbqmri2

Why Australia is indeed "The Lucky Country": Terry Ryder

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Usually dry ABS housing data has fired up debate and accusations among old property data commentary adversaries.
First came the ABS data this morning, showing a 0.5% improvement in capital city house prices and a big upward revision of March quarter data (a 0.1% decline nationally rather than a 1.1% decline) suggesting the market was flat rather than falling in the first three months of the year.
Not one to hold back on his opinions, Rismark economist Christopher Joye (<a href="https://twitter.com/cjoye">@cjoye</a>) was quick to tweet about the ramifications of the June quarter figures and March revisions:
<img alt="joyetweet" src="/images/stories/2012/joyetweet.jpg" height="95" width="463"> Joye linked through to his second column in the Australian Financial Review, hitting out at regular sparring partners the University of Western Sydney’s Professor Steve Keen and SQM Research director Louis Christopher and suggesting the trough in the market may have been reached in the March quarter.
"The ABS reports that national house prices rose 0.5% in the June quarter, in contrast to claims from the likes of Louis Christopher and Steve Keen that prices were still deflating... importantly, the ABS findings correlate with similarly positive results supplied by both RP Data-Rismark and APM, albeit that there are some timing differentials between the benchmarks. The ABS’s more optimistic analysis implies that the trough in the Aussie housing cycle was realised in the first quarter of 2012, subsequent to which home values started accreting again," wrote Joye in the AFR.
Matthew Bell (<a href="https://twitter.com/MatthewBellau">@MatthewBellau</a>), national research manager for residential at developer <a href="https://www.propertyobserver.com.au/https://www.linkedin.com/company/15429?trk=pro_other_cmpy">Stockland</a> was quick to respond to Joye, tweeting a few minutes later speculating about the bottom of the market.
<img alt="matthewtweet" src="/images/stories/2012/matthewtweet.jpg" height="54" width="467"> Joye responded:
<img alt="joyetweet2" src="/images/stories/2012/joyetweet2.jpg" height="68" width="234"> However, Joye’s contention that “ABS findings correlate with similarly positive results supplied by both RP Data-Rismark and APM” raised questions from Bell and Louis Christopher (<a href="https://twitter.com/LouiChristopher">@LouiChristopher</a>).
RP Data-Rismark had capital city house prices down 1.4% in the June quarter (though rising in the months of June and July), while APM was in line with the ABS over the June quarter, recording a 0.4% gain.
This apparent contradiction was picked up by Bell in an earlier tweet to SQM’s Louis Christopher.
<img alt="matthewtweet2" src="/images/stories/2012/matthewtweet2.jpg" height="88" width="469">  To which Christopher replied:
<a href="https://twitter.com/LouiChristopher"> </a><img alt="louisetweet" src="/images/stories/2012/louisetweet.jpg" height="79" width="438">
<a href="https://twitter.com/MatthewBellau"></a>
And Bell questioned Joye about "timing issues" between RP Data and the ABS:
<img alt="matthewtweet3" src="/images/stories/2012/matthewtweet3.jpg" height="80" width="465"> Australia’s most famous (or infamous) housing market bear, Steve Keen also tweeted separately on the subject:
<img alt="stevekeentweet" src="/images/stories/2012/stevekeentweet.jpg" height="102" width="468">Joye later tweeted:
<img alt="Joye_tweet" height="104" width="504" src="/images/stories/2012/Joye_tweet.jpg">
Joye provided more details in a latter blog post – <a href="https://christopherjoye.blogspot.com.au/2012/08/steve-keen-i-was-wrongand-wrong-again">see here</a>.
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Twitter debate fires up (and old rivalries renewed) over whether Australian housing market has bottomed out

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Australia doesn’t rank badly on a global scale when it comes to market transparency. In detailed surveys conducted by Jones Lang LaSalle, we consistently rank in the top three from 81 assessed markets across America, Europe, Asia Pacific, the Middle East and North Africa.
For those interested, the survey covers performance measurement, market fundamentals, listed vehicles, regulatory and legal environments and most importantly, ethical standards among professionals hired to transact business. As Jones Lang LaSalle correctly stress on their website, rising levels of transparency are essential in terms of attracting both local and foreign investment.
As stated in their report, they “take the view that a highly transparent market is not only fairly free from corruption, it also has readily available information and operates in a fair and consistent manner”.
However, if you took this on face value without further investigation, you could have been fooled – along with many others – that pre-GFC America contained a healthy real estate environment. In 2006 for example (at the sparky end of the boom) the US ranked only second in their index – one step behind Australia. It clearly shows that “transparency” is not the sole answer to stability, nor is it an adequate measure of a “fair and consistent” atmosphere.
Despite Australia’s high ranking, there’s ample room for improvement. Our property market’s estimated value is in excess of $4.5 trillion, with the measure of household debt to disposable income sitting around 150%. In light of this, there have been calls for an increased level of “independent” government administered regulation over the whole industry. However, it’s important to understand it’s not a lack of regulation that has locked increasing numbers out of home ownership; rather it can be directly attributed to bad regulation and poor government policy (FHOG, negative gearing and so forth).
For the average Joe on the street, sourcing accurate sales data is generally only available at a cost. Statistics can only give broad indications of market sentiment providing you also take into account various external factors which can distort the data. Market research is important, however it never accounts for individual circumstance and neither is it sight for the blind. There are always risks associated with any investment; however property isn’t an item just to be traded like stocks and shares. It’s a vital commodity essential for our very survival – something that’s often forgotten by the broader offshoots of the industry – and with this in mind, we need to keep a “moral” head when discussing an “amoral” property market.
Attributed to the increasing costs of home ownership, there’s been a need to create a kind of property welfare system for those who are unable to afford the luxury. Governments have historically grappled with the question of providing safe and secure shelter for their rising populous – the answer unfortunately has too often resided in the provision of easier access to debt. The latest scheme comes from the <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2012-07-26/no-deposit-home-loans-offered-election-campaign/4156198?section=nt">NT Government</a> who have devised a plan for first home buyers to borrow up to $750,000 with no deposit or mortgage insurance applicable. Even Santa can’t offer such a deal. Once again, we’re enticing vunerable prospective first time buyers to overpay and over extend their borrowing capacity.
In Australia, the limited areas of habitable land have ensured most are forced to situate close to the major capitals. In essence, Australia’s population are trying to squeeze into cities on the same par as London with prices to match – it’s unsustainable – (hence why levels of ownership are now falling).
In the UK and Europe, the emergence of satellite towns linked by rail networks and major transport routes has dispersed the population over the available regional land mass. Schools, town centres, factories, small businesses followed and, for a time comparatively affordable options shone a light for the urban sprawl. I’ve written previously regarding Australia’s determination (intentional or otherwise) to keep its population contained in tight donut circles surrounding the major capitals and failing to invest in the necessary infrastructure to provide alternative regional options. The success – or rather lack thereof – has in part lead to our so-called “housing shortage” and stubborn 5% national vacancy rates. In short, we have plenty of “roof space”, but a severe lack of “affordable” roof space.
This has resulted in an intense squeeze around existing transport arterials and ageing rail networks, along with accusations of “NIMMYism” for owners who entered the market early, and are vainly trying to protect their assets and neighbourhood landscapes, which inspired them to take out their large mortgages initially.
There’s no balance to the question of affordability, however one thing is evident – the tremendous cost of accommodation (rental or otherwise) is an impending tower of doom for future home owners and renters alike. Unless we address it from the ground up, bandaged systems made up of incentives and grants – which inflate, rather than stabilise the market – along with poor modes of development, simply sets a proportion of Australia’s population up for an almighty fall, when our “luck” runs out.
In the US, the key to the rising bubble of property debt was to keep interest rates low, ensure the job market remained stable and increase vehicles of lending forever buoyed on by the excitement of capital gains (dreams of future wealth)… sound familiar?
The formula was perceived “safe”, however encouragement of overinvestment in the property market (high leveraging) for a broad proportion of the population not only broke the rules of “risk management”, but failed to encourage a properly administered diversification of asset management. Property can be a great investment as part of a balanced portfolio, providing its primary purpose is never ignored and providing debt is managed.
The evolution of their poorly regulated financial system, which propped up a broken model of illusionary wealth, has resulted in meteoric demise, crashing the price of housing and plunging a large proportion of America’s population into comparative poverty.
The US may yet work its way into a new financial system based on safer and less greedy foundations, however, in the meantime, residents struggle with negative equity, thrown out of housing they can no longer afford, yet housing that no longer holds value to the financial institutions who were prepared to fund the acquisition in the first place. The housing sits empty while the homeless seek shelter – a bizarre situation.
Bob Carr may have been “untactful” in his commentary on the US, however his out of context statement was in part correct. The perception of America being in decline has been reiterated from many corners – why deny it? They’re not without hope, but as with Australia, they’re without strong leadership. There’s a long road ahead and hard lessons to learn for our friends in the US – lessons we must take heed of.
In an ideal world we could perhaps come to a new understanding of wealth – wealth not driven by greed, but rather by need. A world which does not constantly push us to buy and trade items of status; but teaches us to respect and save for items of necessity. A world that provides – or more importantly saves – for the needs of all – rather than panders to the greedy side of human nature. Most importantly, a world with a system of finance allowed to fail when greed takes hold so the hard lessons are learnt. Rather than being propped up by government policy, tax payer dollars and the never ending creation of complex financial structures which permit it to evolve to monstrous proportions, which places a broad proportion of the population with no choice but to borrow a life time’s worth of debt for the sake of shelter. We’re not winning – we’re burdening our future generations with insurmountable mountains of debt.
If we only regard property as a commodity to be bought and sold for profit, rather than taking a broader, more rational approach to the larger question of affordability, then relying on our ruling powers – whose motivations have a vested interest in maintaining the vote of some 1.1 million negatively geared property investors – to create increasing methods of regulation on the industry as a whole, we won’t solve the problem of a slow demise in ownership and increasing levels of mortgage stress.
Surveys conducted in the US at the start of the financial crisis, demonstrate the tremendous reliance the majority had in complex financial systems governing powers had not only allowed, but also regulated. Pyramids of intricate financial structures you’d need a master’s degree to understand. All were based on “assumed” prospective wealth. All claimed to act in the best interests of the client. Few people questioned the wisdom of borrowing outside of their means – refinancing every three years to keep the “honeymoon” going. Less questioned the future prospects of their investment. They were allowed to do it by way of Government policy and regulation, therefore it inspired the perceived quality of safety
There’s a kind of foolish assumption that there’s nothing safer than bricks and mortar. In the US, if the buyer defaults, they walk away, however they can’t take the house with them; in the eyes of the lender, they could simply recover any outstanding debt by selling the house and riding on a boom of ever increasing debt. Consequently, it’s now possible to purchase properties in the US which were once priced in excess of $400,000 for as little as $1000. The fall has been hard – but have we learnt?
Some have suggested labelling everything data providers publish as constituting financial advice, thereby holding them liable for the consequence of poor individual choices resulting from a narrow “uneducated” reading of the data. However, this heralds a very real risk of shutting the lips of providers and financial commentators all together, which would effectively silence a free and open flow of information. This is vital if we want to keep channels of transparency open and not locked behind closed doors. Rather we need the requirement of “fee for service” models across the whole property and finance industry to reduce conflicts of interest.
Rather, the real key to the stability in a democratic society which encourages competition in the market place, doesn’t just come from good’ regulation, it requires self regulation, which in turn cannot evolve without a strong foundation of quality education – education many adults have grown up lacking.
From my own experience, by the time most first home buyers think about purchasing they’re in their mid- to late-30s, have been looking for around 12 months (or more) and know little regarding the sales transaction process, let alone the principals of good long term planning. Some come with no conception they even need a solicitor, and few have basic knowledge of what a pre-approval really means.
They look upon sales agents with suspicion, imagine they all earn in excess of $100,000 – with most failing to understand that the sales agent works on behalf of the vendor. Being encouraged to pay over and above the listed price range is not a sales agent “making you pay too much” it’s the sales agent doing what they’ve been engaged to do.
Basic lessons in property transaction, the Australian sales process, and principals of saving and budgeting won’t come from The Block, Escape to the Country, Location, Location, Location or Grand Designs, which all sell “the dream” while sheltering viewers from the bleak reality. It’s commendable that the government has slowly introduced financial literacy into schools as part of the national curriculum; however it doesn’t go far enough.
Without exception, property is the most expensive acquisition most will make in a life time – financial literacy models need to cover more than simply spending and saving, they need to cover evaluation and transaction in the property industry, as well as the principles of diversification.
Estimating the current level of literacy is hard at the best of times. However, in <a href="https://www.anz.com/resources/3/9/392786004d2fa9b6bc40bc766a918285/ANZ-MediaRelease-20081008.pdf">the ANZ Survey of Adult Financial Literacy</a> the ABS were cited as saying: “More than half the Australian population aged 15 to 74 lacked the literacy and numeracy skills necessary to meet the complex demands of everyday life and work in the emerging knowledge-based economy”.
That’s a frightening statistic and flags a call of arms to do more than cover the basics.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition. 
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