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?

<html><body>
The developers of the delayed 11-storey Alex Perry Residential apartment block in Brisbane’s Fortitude Valley have removed all three-bedroom apartments from the design and are awaiting council approval on a modified development application.
A spokesperson for developer Chrome Property told Property Observer there were few enquiries for the three-bedroom apartments since the project launched in May last year, complete with paparazzi and supermodels.
<img src="/images/stories/2012/07/alexperrydevel.jpg">
All apartments have been designed by Alex Perry in conjunction with Cottee Parker Architects.
A soft launch of the re-jigged project was held in June.
Three-bedroom apartments were priced at just under $1 million.
The three-bedders have been replaced with one-bedroom apartments as part of a “redefined product”, and 77 of the 143 apartments will be sold to investors as serviced apartments with a hotel operator lined up to manage them.
<img src="/images/stories/2012/07/alexperry2.jpg">
Investors are being offered 6% guaranteed rental returns for up five years net of management fees, with settlement anticipated for early 2014.
Construction is expected to start at the end of the year, with completion in early 2014.
One-bedroom apartments will start from $381,000 and two-bedroom units from $550,000.
Chrome has been reluctant to reveal sales numbers since the project was launched.
The May quarter sales update in the latest Midwood Report does not include Alex Perry Residential among its mix of apartment projects.
The latest Colliers report shows no sales in Alex Perry Residential since launch with the note that no sales figures were disclosed for the first quarter of 2012.
RP Data records show that Chrome acquired the site at 959 Ann Street for $6.27 million in March 2010.
</body></html>

lschlesinger-FZcF9M3vE6

Alex Perry Residential redesigns Fortitude Valley, Brisbane, development as three-bedroom units seem to go out of fashion

<html><body>
Our kids are now all back in school.  It happens every school holidays: the traffic drops dramatically when schools are out and becomes almost unbearable when they return.  The first half of the year is also much worse – well, that’s my observation anyway – than the second part.
Recent posts by Alan Davies of <a target="_blank" href="https://blogs.crikey.com.au/theurbanist/">The Urbanist</a> have uncovered some interesting statistics when it comes to how our children get to and from school.
When it comes to primary students, 70% of our little tackers get driven to and from school.  It is good to see that just over 20% walk.  The balance (7%) either catch some form of public transport or cycle.  One would expect such.
Secondary students, in contrast, are a much more lethargic bunch.  Just under half of our teenagers get driven to school.  True, fewer get home that way, but still up to half get a lift with mum or dad in the mornings.  About 18% actually walk to/from school and fewer than 5% cycle.  One in three catches public transport.
Looking back 20-odd years ago shows a different pattern, with close to half of our high school students catching public transport back in the late 1980s.  One in 10 rode a bike; close to one in five walked and just 30% got a lift.
It is very likely that the rise in car ownership, two-income households being more the norm and some well published child-related crimes, especially in Queensland, have all had an impact on this trend.
But also – and I have two teenage daughters and we are as guilty as the next family – we are surely mollycoddling our teenagers way too much.
I had to take several modes of transport to get to and from school – plus walk through thick snow without shoes – when I was growing up in western Sydney.  Did my parents refuse to take me to school?  Well, there were stricter rules in their house than ours, but there was no way I was going to miss out on the “goss” on the bus or train – and besides, where else did you chat up girls, collect fags – cigarettes of course – copy each other’s homework, set up dates, make out and see which party you were going to crash on the weekend?
This is what being a teenager is all about.  And yes, you got into several scrapes, but mostly sense prevailed and lessons were learnt.
I believe that many of our kids today want more freedom – which includes getting to and from school – but we as parents are way too controlling.  We seem to relent as the year goes by; hence the drop off in school-related car travel at the back end of the year.
Most of Australia’s major urban spaces are trying to deal with increasing traffic congestion.  The solutions aren’t always about building more roads or implementing new public transport systems.  More discussion needs to be centred on changing behaviour.
Our teenagers – in the main – should not be driven to and from school.  More should catch public transport, walk and cycle to and from school.  If that means more police on the beat, then so be it.  This would be much cheaper than building another by-pass, tunnel or widening our arterial roads.
School times should also be offset against peak-travel times or staggered across our cities.  I have spoken to many teachers and parents about such and in every case this suggestion gets a positive reply, plus a bit of a surprise as to why this hasn’t been brought up as a solution before.  It isn’t that insightful – just plain logic.
But when it comes to government, why implement a simple and very cost-effective solution when a much more complicated and expensive alternative exists?
Changing the way teenagers travel to and from school isn’t a panacea for solving our urban traffic issues, but it is just one way to maybe improve the status quo without spending lots of money.  The public purse isn’t big enough these days to go for the ultimate solution.  We need get the most out of what we already have.
Oh, and before I go, there is a strong connection between residential prices and being within close commuting distance to a good secondary school.  According to ANU economist Andrew Leigh, a five-point rise in a school’s UAI score (equivalent to TER or ENTER in other states) leads to a $13,000 increase in house prices in the catchment area.  Similar research in the UK and the US has suggested good schools boost house prices by between 3% and 5%.
Our qualitative research with family groups has found that proximity to a good school is a higher priority than, say, having a city view or being close to major open space.  Our research has also found that homes within a half kilometre radius of a public secondary school grew by about 3% more per annum when compared to the wider city average.  A higher multiplier was found when looking at private secondary schools, which had close to twice the rate of growth when compared with the city-wide average.
Michael Matusik is the founder of <a target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Read <a target="_blank" href="https://www.matusikmissive.wordpress.com%20/" title="blocked::https://www.matusikmissive.wordpress.com /">Michael's blog</a> or follow him on <a target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
Photograph courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr</a>.
</body></html>

michaelmatusik-49YzLvdmNv

The impact lazy teenagers have on traffic, the econony and house prices – or why you should not drive your kids to school

<html><body>
The mining boom is making many of us rich – especially those of us living out west. Five of the country's top 10 richest towns are located in Western Australia, according to the latest census data, with Dampier taking the top spot, with 22% of its residents earning more than $4,000 per week.
But we're not just becoming richer, we're living large, too. Between 2006 and 2011, the size of the average household has increased from 2.61 to 2.63 – the first increase in 100 years of census data.
As CommSec economist Craig James says, prior to the mining boom wealth was concentrated mostly in northern Sydney, along with the inner suburbs of Melbourne. But now, Western Australia has taken over.
"The mining boom has significantly influenced the latest census results. Not only do mining and energy regions dominate the lists of highest personal income and highest household income, but they are also regions of significant gender imbalance with males dominating industry employment," James says.
"Overall, the top 13 regions for highest median personal income are in Western Australia," he says.
The data shows the towns with the highest median income are covered by the postcode 6710, with median incomes higher than $2,000 a week. Other mining-rich areas, including Newman, Bullfinch, Tom Price and Hamersley, all followed, with median incomes ranging from $1,915 to $1,824.
Other regions with the highest median personal income rates include Alyangula in Northern Territory at $1,552, May Downs in Queensland at $1,512, and Roxby Downs in South Australia, at $1,466.
In New South Wales, the postcode with the highest median weekly income was 2061, encompassing Kirribilli and Milsons Point, with earnings of $1,311. In Victoria, East Melbourne with its 3002 postcode recorded $1,164.
When incomes are ranked by calculating the percentage of households whose incomes are greater than $4,000 per week, Western Australia still comes out on top, with Dampier, 6713, at the top of the list with 22.3%.
Karratha, 6714, follows with 18.9%, while Port Hedland, 6721, rounded out the top three with 17.6%. Perth suburb City Beach, 6015, came in 7th with 16.1%.
The Ponds in New South Wales (2769) topped the list of areas with the highest percentage of mortgages at 81.6%, followed by Lyndhurst, Victoria (3975), at 75.1%, along with Doreen, 3754, at 71.3%.
Angle Vale, South Australia, (5117), ranked with 69.3%, followed by Banksia Grove, Western Australia, (6031), at 58.9%.
"There are 184 towns in Australia where more than 50 % of properties are rented and actually 33 towns having a rental rate of more than 90%," James pointed out.
"By contrast there are 84 towns where the rental rate is less than 10 %. Park Orchards (3114, Victoria) with 1,075 residents in eastern Melbourne has a rental rate of just 3.5%."
Another hint of Australia's wealth can be found in the statistics for unoccupied private dwellings – of which there are 934,000.
"While the definitive break-down is not yet available on the reasons why so many homes are vacant, the primary reason is more than likely that they are used for holiday homes or holiday rentals or are properties available for rent," James said.
These homes are also growing much larger. For the first time in 100 years, the average household size has increased from 2.61 to 2.63 people per household.
"As has traditionally been the case, remote towns with large indigenous populations in Western Australia, Northern Territory and Queensland dominate the rankings of household size. Burketown, Bathurst Island, Telfer, Binjari, Forrest (WA), Alice Springs and King Ash Bay are towns possessing highest household size."
"In capital cities, interestingly, suburbs in western Sydney such as Cecil Hills, Bonnyrigg, Bossley Park and Hoxton Park have the highest household size with around 3.4-3.6 persons per household compared with the national average of 2.63 persons."
The stats also show a significant gender gap, with the highest concentration of males in military sites, prisons and male-dominated industries such as mining, while the highest concentrations of women are near universities.
Kalgoorlie mining image by Graeme Churchard courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr</a>.
</body></html>

pmcstafford-pr9eMARWoN

Resources boom making mining towns richest in Australia

<html><body>
There was bounce in Melbourne auction clearance rates in the last weekend of school holidays, with 61% of homes selling under the hammer compared with 52% last weekend and 55% the same weekend last year.
There were 342 auctions over the weekend, with 208 selling for a combined $118.4 million and 134 being passed in, 84 of those on a vendor bid, the Real Estate Institute of Victoria (REIV) reports.
The median selling price was $611,500 for houses and $500,750 for units.
For the June quarter the clearance rate was 60% compared with 61% in the March quarter and 59% in the June quarter last year, with a median auction price of $701,000.
This was 2% lower than the $715,000 recorded in the March quarter.
In comparison, there were 493 private sales over the weekend with a cumulative value of $223.4 million.
Across the quarter, private treaty sales achieved better results for vendors, with prices rising by 2.1% to a median of $469,950 in the quarter.
Figures analysed by the REIV also show a definite shift towards more private treaty sales over the quarter
The REIV calculated a 23% drop in the number of homes sold at auction and a 14% increase in those sold privately off a similar volume of homes sold compared with the June quarter of 2011.
REIV chief executive Enzo Raimondo says this reflects “the traditional shift back to private sales in a range of suburbs when the overall market is flat”.
John Sommers, buyers’ advocate and valuer with McRae Property, told The Sunday Age the “really good-quality stuff is still selling and still selling well”, but properties with “any problems attached” were not selling well or not selling at all.
Over the weekend the top-selling house was four-bedroom Federation Queen Anne residence in Ivanhoe, dating to around 1908, which sold at auction for $1,625,000,  with the listing held by Miles Real Estate. Next weekend the REIV expects about 360 auctions. Sydney achieved a clearance rate of 58.8% compared with 56.2% last weekend, with 134 out a 199 properties selling under the hammer with a total value of $86.9 million, according to Australia Property Monitors.
The median auction price for a house was $733,500 and $652,000 for a unit.
Dr Andrew Wilson, senior economist at APM, says Sydney’s 58.8% clearance rate was the best for weeks.
“Momentum is growing despite slower winter season. Consistently better than same time last year,” Wilson tweeted.
The top seller at auction over the weekend in Sydney was a three-bedroom unit at Milson Point, which sold for just over $2 million through McGrath.
“Now that we are halfway through winter, we are seeing a clearer picture of the impact the cooler months are having on the property market,” says Real Estate Institute of NSW (REINSW) chief executive Tim McKibbin. 
“The past few weeks have seen the clearance rate remain just below 60%, however this figure is expected to increase from now until spring, along with the number of auctions held each week, which should rise to around 500 to 600.” 
The REINSW calculated a Sydney clearance rate of 63% over the weekend, with 172 properties sold and 100 passing in.
</body></html>

Melbourne weekend auction clearance rate picks up to 61% but private sales on the rise: REIV 

<html><body>
Although the clearance rate in Melbourne this week was a reasonably healthy 60% the buyers clearly had the upper hand as their compatriots were thin on the ground. Many auctions were passed in and negotiated shortly after.
For those who want to have a harmless punt, there's now a tipping website, <a target="_blank" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess auction five results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener. 
When a property is passed in the balance of power immediately moves to the buyer, as was the case at 19 Lee Street, Flemington (pictured below). After a brief auction, where only one bidder appeared, the property was passed in for $800,000.
<img src="/images/stories/2012/07/leest.jpg">
For the buyer this was gold, as it gave him the opportunity to stand firm and drag out the negotiation. After extensive discussions lasting a couple of hours the property sold for $820,000. This price was $10,000 less than the top of the agent’s quoted range.
In Sydney auctions clearance rates were just behind Melbourne at 58.8%, but interestingly 28 or around 15% of the scheduled auctions were withdrawn. This indicates a significant number of properties had no interested parties, as a property is usually withdrawn if no one registers their intention to bid.
<img src="/images/stories/2012/07/birriga.jpg">
Four out of the five Sydney Property Tycoon auctions were sold. The top floor Art Deco apartment at 10/78 Birriga Road, Bellevue Hill (pictured above), sold under the hammer for $675,000. This result is what the majority of auction tippers expected, with the average tip being $670,000.
</body></html>

marmstrong-sd3emVLPPb

Balance of power held by buyers as Melbourne and Sydney auction tipping competition properties sell at or after auction

<html><body>Australian Property Monitors (APM) has released a list of results from 226 auctions in Sydney for the weekend of July 14. The clearance rate was 58.8%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank"> 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 226 Sydney auction results show 58.8% clearance rate

<html><body>
A business owner’s failure to separate his or herself from the business entity is one of the biggest problems I see in small and medium-sized enterprises.
Total absorption in your business may feel necessary at times, but living like this affects financial performance as much as mental health.
Business owners are at their most efficient when they create and maintain a sort of critical distance from their business. Here are a few tips on how to do this:
Goals: When starting or buying a business, write down why you are doing it, what you want to get out of it and what will define “success”. You have to know the goal.
Structure: Separating the person from the business starts with structuring. Are you a company, a sole trader, a partnership, a trust? You should engage a solicitor and accountant before starting a business, and have the ramifications spelled out to you in terms of tax, equity, liability law, business sale, superannuation and a host of compliance issues.
Exit: Smart business owners don’t “love” their enterprises too much; they grow them like crops and ensure capital gain when they sell. This requires a clear division in your mind between yourself and your business. It also requires you have a system.
System: The separation of business and business owner often comes down to the creation of a system for creating revenues as opposed to simply having a hard-working owner at the helm. This not only makes your business more valuable to buyers and more reliable in the eyes of the banks, but it helps you become a more successful business owner. With systemised management structure, financial reporting, sales functions and client contracts, etc, you have the opportunity to work on the business rather than simply in it.
Liability: Separating yourself from the business requires correct structuring, so that the legal/financial liabilities of the business are not sitting on the shoulders of you and your family.
Protection: You need the right insurances not only for the business, but for you. You need insurance cover for your family, and also for your business: if you have staff, some sort of key person/business continuance cover is essential to ensure they are looked after. And if you have a family company and you’re the major shareholder, what is your continuance strategy and is it in your will?
Experts: The best way to ensure personal/business separation is to engage the right experts at the right time. External professionals focus on the issue and they chase results, which gives you – the owner – the chance to see the business through clear eyes, untainted by history, personalities or emotions.
What’s in it for me? You’re the one who works like a maniac, who loses your weekends and goes over the spreadsheets late into the night. You must have your reward. Whether you structure this as a salary, bonus or a dividend, you must be rewarded by the business. Your business doesn’t own you – you own the business.
Mark Bouris is executive chairman of <a target="_blank" href="https://www.ybr.com.au/">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
</body></html>

mbouris-tauSvXGAM2

How (and why) entrepreneurs can separate themselves from their businesses

<html><body>
13 Caird Place, Seven Hills, NSW 2147
<img src="/images/stories/2012/07/caird.jpg">
An extra-large six-bedroom house in a quiet cul-de-sac could appeal to investors, as its current tenants pay $550 per week. It is within walking distance of Seven Hills North Public and Seven Hills High School and also close to the train station, M2 and M7. The tenants are on an expired lease but are keen to stay on. It also includes a two-car garage and a pergola and barbecue area.
John Law Property agent Jay Chaudhary<a href="https://www.realestate.com.au/property-house-nsw-seven+hills-110761767" target="_blank"> is marketing the property</a> with price hopes of $350,000 plus, and if it sells for that price that would secure an investor a remarkable gross rental yield of 8.2% at its current rent, well above the gross rental yield for Seven Hills houses of 5%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
The median house price in Seven Hills fell 1.7% in the past year but rose 21.4% in the past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $7,000 and over five years to be $21,000.
The property will go to auction Saturday, July 14 at 1pm.
For more information about prices and yields in <a target="_blank" href="/news">Seven Hills, see the RP Data suburb page.</a>
For another investment prospect open for inspection this weekend, see pages 2 and 3.
<hr>
4/808 Humffray Street, Mount Pleasant, Vic 3350
<img width="470" src="/images/stories/2012/07/humffray.jpg">
In a boutique block of four, this two-bedroom villa unit in the Ballarat suburb of Mount Pleasant has been recently re-carpeted and repainted. It is currently tenanted until September for below-market rent, but listing agent Simon Lee of Ray White says it could be expected to fetch $195 per week. Lee says the tenants would be willing to move out before September. The property is close to public transport.
Lee<a href="https://www.raywhite.com/vic/mount-pleasant/803871/" target="_blank"> is marketing the property</a> with price hopes of $180,000 plus, and if it sells for $180,000 and is let at $195 per week, that would secure an investor a gross rental yield of 5.6%, above the indicative gross rental yield of 5.2% for Mount Pleasant houses, 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 Mount Pleasant rose 2% in the past year and 47.1% in tha past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $6,000.
The property will be open for inspection Saturday, July 14 at noon and will go to auction Saturday, July 21 at 1pm.
For more about prices and yields in <a target="_blank" href="/news">Mount Pleasant, see the RP Data suburb page.</a>
 
<hr class="system-pagebreak">
13b Nullaburra Road, Newport, NSW 2106
<img src="/images/stories/2012/07/nullaburra.jpg" width="470">
This four-bedroom duplex on 550 square metres of land is currently tenanted at $860 per week, and the rent is set to go up to $900 per week in the next few months. The current tenants are on a six-month lease that is due to expire around the end of the year. There are ocean glimpses from the second level, and the property includes a double garage and a low-maintenance backyard. Domain Residential agent Dushan Prica describes the property in its marketing as "a great investment opportunity for those heading towards the stock market exits!".<a href="https://www.raywhite.com/vic/mount-pleasant/803871/" target="_blank"></a>
Dushan Prica<a target="_blank" href="https://www.raywhite.com/vic/mount-pleasant/803871/"> is marketing the property</a> with price hopes of $949,000 plus, and if it sells for $949,000 that would secure an investor a gross rental yield of 4.7% at its current rent, above the indicative gross rental yield of 3.8% for Newport houses, according to RP Data. It would secure a gross rental yield of 4.96% at $900 per week. 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 Newport fell 3.2% in the past year but rose 7% in tha past five years, according to RP Data.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $15,000 and over five years to be $48,000.
The property will be open for inspection Saturday, July 14 at noon and will go to auction Saturday, July 21 at 1pm.
For more about prices and yields in Newport, see the RP Data suburb page.
</body></html>

cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 8.2% in Seven Hills

<html><body>
The inner-north Brisbane suburb of Bowen Hills will get a new high-rise tower with construction commencing on David Devine’s 30-level Madison Heights project following strong off-the-plan sales.
Madison Heights is a $140 million joint venture project between Devine’s Metro Property Development and Indian-owned developer Pearls Australasia.
The 35 Campbell Street project features 308 apartments, and 40 remain available for purchase, with pre-sales totalling $117 million.
Of the sales to date approximately 260 are unconditional with a 10% deposit paid.
<img src="/images/stories/2012/07/madison-heights.jpg">
The strong sales performance of the project has allowed the joint venture partners to secure a funding agreement with the Commonwealth Bank.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/brisbane-high-rise-apartment-sales-down-31-in-may-quarter-midwood/2012062755299">According to the Midwood report</a> Madison Heights was the top-selling Brisbane high-rise project in the three months to May, recording 55 sales. Prices start from $346,000 for a one-bedroom, one-bathroom apartment and range to $556,000 for a two-bedroom, two-bathroom unit.
Eight of the apartments are studios, 228 are one-bedroom and 62 are two-bedroom units.
Madison Heights is being built by Canberra-based construction firm PBS Building and is due to be completed in mid-2013. 
At peak construction the new project will create 550 jobs.
<img src="/images/stories/2012/07/madisonconstruct.jpg">
Devine is one of the most active developers in the inner-Brisbane market, where there are more than 40 projects in various stages of development.
Metro and Pearls are involved in three joint venture projects – the other two being the Chelsea Tower also in Bowen Hills and <a target="_blank" href="https://www.propertyobserver.com.au/developments/buyers-snap-up-20-of-fortitude-valley-s-brooklyn-offerings/2011101351911">Brooklyn on Brookes</a> in Fortitude Valley.
The 195-apartment Chelsea is sold out, currently under construction and due for completion and settlement in the middle of the year.
Metro says Brooklyn on Brookes is selling strongly and construction is due to commence in August or September.;
The Midwood report recorded 88 out of 216 units had been sold off-the-plan by the end of the May quarter at Brooklyn on Brookes with prices starting from $418,000 for one-bedroom, one bathroom unit.
Devine is also building the Riverside Hamilton Harbour project in partnership with Leightons.
Metro executive chairman David Devine says with two of the three projects under construction and Brooklyn on Brookes selling well, Metro has “well and truly achieved our vision of becoming the dominant force in the Brisbane apartment market”.
Pearls Australasia joint managing director and CEO Paul Brinsmead says the commencement of construction of Madison Height is evidence of the market’s ability to support projects that represent value to buyers.
“The fact we have got two major projects under construction and a third due to start later this year underlines the strength of the market for the right product,” he said.
<img src="/images/stories/2012/07/madisonbris.jpg">
The biggest project currently underway in Brisbane is Harry Triguboff’s Infinity Tower, which will rise to 81 floors upon completion. It is due to be finished in 2014.
Meriton’s other skyscraper, <a target="_blank" href="https://www.propertyobserver.com.au/residential/brisbane-tower-set-to-be-third-tallest-in-australia-and-loom-over-harry-triguboffs-soleil/2011111052320">the Soleil tower</a>, was completed in September last year, rising up to 74 stories. 
Metro Property Development was created in 2010 by Devine Limited founder David Devine and business partners Ken Woodley and Luke Hartman.
Pearls Australasia entered the Australian market in 2009 with the cash purchase of the Sheraton Mirage Resort and Spa on the Gold Coast and is backed by India’s largest private landowner.
It has launched a $75 million lakefront project at Varsity Lakes on the Gold Coast.
Download Property Observer’s <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-the-brisbane-inner-city-market">free eBook: Brisbane's inner-city urban renewal</a>, which provides an overview and analysis of the current inner-Brisbane apartment market scene.
</body></html>

Construction of David Devine’s Madison Heights Brisbane tower begins with 87% of units sold off the plan

<html><body>
 Over the years, we have helped more than 550 residential projects come to fruition throughout Australia.
And part of what we do, in our efforts to ascertain what works and what doesn’t, involves focus group research.
Here’s some of what we’ve found:
Resident feedback from apartment renters and owner-occupiers tells us that the most important features of an apartment complex are as follows:
<ul>
<li>Location</li>
<li>Design aspects</li>
<li>Security</li>
<li>Onsite management</li>
<li>Aspect/views; and</li>
<li>Resident facilities</li>
</ul>
The main dislikes are:
<ul>
<li>Noise-related issues</li>
<li>Substandard quality</li>
<li>Slow or faulty lifts</li>
<li>Parking problems</li>
<li>Lack of storage; and</li>
<li>Poor apartment design</li>
</ul>
In order of preference, the most important apartment inclusions are:
<ul>
<li>Quality ducted air-conditioning</li>
<li>Useable balconies</li>
<li>Car parking</li>
<li>Ample storage; and</li>
<li>Wireless technologies</li>
</ul>
In order of preference, the most important complex inclusions are:
<ul>
<li>Security systems</li>
<li>A mixture of uses and services on site</li>
<li>Minimal waiting time for lifts</li>
<li>Swimming pool; and</li>
<li>Barbecue/communal entertainment area</li>
</ul>
Buyer feedback is what we undertake on behalf of clients with people who have expressed an interest in buying apartments off the plan.  Often the most valuable feedback relating to the sales and marketing of a new project is gained from people who did not end up buying.
Here are some of our findings:
Brochures are often too generic – “Could have been advertising any new apartment project” is a common complaint.
Most brochures fail to show the exact location of the proposed new apartment tower and how it relates to the local area.
The lack of pricing information is very frustrating – most people want as much relevant information (pricing, floor plans, body corporate fees, etc.) up front so they know if the project is worth looking at.
People hate receiving pricing advice that turns out to be misleading.
Previous buyers expect to receive special offers and do not want to have to prove their bona fides all over again.
Illustrations of apartment interiors, colour schemes and display furniture often do not appeal to the (older) target market.
Kitchens and bathrooms seem often to be designed by men, not women.
Many buyers thought the cost of additional storage space was excessive. Some noted they could purchase over-car storage cages themselves much cheaper; others thought they shouldn’t have to pay for storage anyway, seeing it is such a basic design requirement.
Developers generally don’t stress their track record highly enough.
Many potential buyers object to the pressure they feel they are put under by sales staff, particularly at the official launch of a project.
So, our question to you is, what have we missed?  Is there something on your list of likes or dislikes that would compel you to buy or rent in one project over another?  Is there something in the sales process that you have found really helpful, or really sticks in your craw?
Don’t hesitate to let loose.  <a target="_blank" href="https://www.surveymonkey.com/s/ResidentAndBuyer">Click here to give us your responses</a> – and then stay tuned for a follow-up – we’ll let you know when.
And at the risk of overload – but we don’t do this very often – here’s a final call for our regular Matusik Pulse poll.
This week’s poll asks what it would take to get you to seriously consider a new dwelling investment.  Don’t hesitate – it only takes a few seconds to <a target="_blank" href="https://www.surveymonkey.com/s/ConsiderInvestment">click through and give us your response.</a>
Michael Matusik is the founder of <a target="_blank" href="https://www.matusik.com.au">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.  Readers can follow <a target="_blank" href="https://www.matusikmissive.wordpress.com">Michael's blog</a> or follow him on <a target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> – five tweets a day, some of which are on the property market.
</body></html>

Latest Buying Insights

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Buying Insights

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News