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>
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Ellen Walker

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

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The empty former Melbourne Vinegar Company warehouse premises in Northcote has been sold for $707,000 by jewellery designer Tessa Blazey.
<img src="/images/stories/2012/07/vinegar.jpg">
Historical photos courtesy of the <a target="_blank" href="https://dhe.darebin-libraries.vic.gov.au/encyclopedia.asp?id=336">Darebin Historical Society</a>
It was constructed in the 1920s as SK Dixon flour business, which morphed into the Melbourne Vinegar Company and from 1958 was owned by Skipping Girl Vinegar, representing an authentic piece of Melbourne's history, according to the Darebin Historical Encyclopedia.
Shayne Mooney at Nelson Alexander marketed the property as in the heart of Ruckers Hill.
<img src="/images/stories/2012/07/vinegar2.jpg">
“The huge warehouse shell presents the ultimate blank canvas on which to create a residential masterpiece,” he says.
It last sold at $318,000 in 2004.
<img src="/images/stories/2012/07/vinegar3.jpg">
Buyers’ advocate Paul Osborne, from Secret Agent, observed there were five bidders at the auction.
It is a large open warehouse shell behind its facade.
While totalling only 150 square metres internally, the internal space could be used to create three floors. Live Load architectural practice partners Quinton Duffy and Julia Lehmann prepared a possible concept for implementation. The plans must be commenced by November 2012 to ensure compliance with the council approval timetable.
Its most recent taxable land value was $377,000 in early 2012.
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New owner to savour former Melbourne Skipping Girl Vinegar Company warehouse  after $707,000 auction

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353 Lakedge Avenue, Berkeley Vale, NSW, 2261
<img src="/images/stories/2012/07/lakedge.jpg">
With lake views, this three-bedroom house has been rented to the same tenant for the past six years. The lease is expired. The current tenants are paying $350 per week in rent, and listing agent Peter Moran of Property Central says market rent for the house would be about $400 per week. The light and airy property is close to schools, shops and a lakeside walking track
Moran <a href="https://www.propertycentral.com.au/index.cfm?pagecall=property&amp;propertyID=2069954" target="_blank">is marketing the property</a> with price hopes of $349,000 plus, and if it sells for that price that would secure an investor a gross rental yield of 5.2% at its current rent, below the indicative gross rental yield for Berkeley Vale houses of 5.7%, according to RP Data. At $400 per week it would secure an investor a gross rental yield of $6%. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $7,000.
The median house price in Berkeley Vale fell 5.2% in the past year and rose 3.2% in the past five years, according to RP Data.
The property will be open for inspection Satuday, July 7 at 1.3opm and will go to auction Saturday, July 14 at 2.30pm.
For more information about prices and yields in Berkeley Vale, see the RP Data suburb page.
For another investment prospect open for inspection this weekend, see page 2.
 
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1/32 Roberts Road, Airport West, VIC, 3042
<img src="/images/stories/2012/07/robertsrd.jpg" width="470">
This two-bedroom villa unit is currently rented on a month-to-month lease at $1,040 per month, which listing agent David Gigliotti of Moonee Valley Real Estate says is about market rent for the area. The property is close to shops and transport and has a carport and a rear courtyard.
Gigliotti<a target="_blank" href="https://agents.realestate.com.au/cgi-bin/cs/run.pl?_t=Details&amp;_c=MOQAVO&amp;id=110897343&amp;code=54693313&amp;time=1341556385&amp;f=0&amp;p=4&amp;tot=21&amp;t=res"> is marketing the property</a> with price hopes of $260,000 plus, and if it sells for $260,000 that would secure an investor a gross rental yield of 4.8%, above the indicative gross rental yield of 4.1% for Airport West units, 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 unit price in Airport West  fell 5.1% in the past year, 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 $4,000 and over five years to be $10,000.
The property will be open for inspection Saturday, July 7 at 10.45am and will go to auction Saturday, August 4 at 11am.
For more about prices and yields in Airport West, see the RP Data suburb page.
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Friday form guide: Yields of up to 6% in Berkeley Vale

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Merino, the Western Districts, Victoria hamlet located 363 kilometres west of Melbourne, has emerged as among the cheapest towns to buy across Australia.
The list, which has 36 towns with $100,000 house offerings, was compiled by realestate.com.au from its May listings. There are 10 locations given in NSW for $100,000 towns, including Barraba, Broken Hill, and Coonamble. There are five in Queensland and South Australia, three in Tasmania and six in Western Australia with $100,000 offerings. Merino is one of seven towns in Victoria with $100,000 offerings, the others including Donald and Inverloch. Both the ACT and Northern Territory did not have $100,000 house offerings, according to the listings website survey.
<img src="/images/stories/2012/07/merinomap.jpg">
Merino, Victoria's first inland settlement, has a population of about 364 spread over about 197 dwellings based on the 2011 census.
<img src="/images/stories/2012/07/merino.jpg">
There are current just four listings on realestate.com.au with prices ranging from <a target="_blank" href="https://www.realestate.com.au/property-house-vic-merino-110489349">$100,000 (pictured above) </a>to <a target="_blank" href="https://www.realestate.com.au/property-house-vic-merino-106676804">$185,000</a>. 
There’s also a <a target="_blank" href="https://www.realestate.com.au/property-acreage+semi+rural-vic-merino-110116837">$170,000  listing</a>.
The other offering is at $30,000, but it’s just a <a target="_blank" href="https://www.realestate.com.au/property-residential+land-vic-merino-2894231">1,998-square-metre township zoned  block</a> with shedding.
It had its first European settlement in 1837 when Francis Henty established Merino Downs pastoral station.
A store and post office agency came in 1854, and the first town lots were sold the next year.
In the 1850s, 1860s and 1870s came construction of churches, hotels, schools and the courthouse.
The Merino co-operative butter factory was established around 1885.
After World War 1the area was opened up for soldier settlement.
 
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Victorian hamlet of Merino heads national list of $100,000 home buy towns: Realestate.com.au

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I suspect that like me you will have seen a few advertisements for investment properties, in particular those associated with large projects. A frequent selling point is to feature a happy smiling face or a happy couple proud of their purchase. They have it would appear not only secured some real estate, but seemingly also a new lease of life.
Another common theme seen in this style of marketing is that the copy will frequently refer to “long-term” goals and how this or that purchase took a lot of time to find and that our happy buyers “did a lot of research” before they made their purchase.
The depth of the property investment market also supports a raft of specialist magazines, with surveys of hot suburbs to invest in and profiles of savvy investors who have built up multimillion-dollar residential portfolios as popular content. There is little doubt that residential property is a popular investment and one that possibly connects with buyers at much more of an emotional level than, say, cash, bonds or the share market.
Despite the happy faces in the advertising, understanding and connecting with this market is a much more deliberate exercise than it might appear. Residential investors are a discerning market. To engage them successfully within the project marketing mix requires a great detail of work and ever more attention to detail.
Investors are not an isolated or second tier target group, which will just be swept up by general marketing. They may well be looking at the market much more critically than the owner-occupier market. So here are few key starting points to consider before we move further into this key theme.
The first step is detailed support
There can be no argument that within the project sales path investor marketing requires detailed and specialist support. One particular aspect that needs to be addressed is the reality that a major project will usually be expected to attract investors from varied areas, both in terms of geography and demographics.
The investment dollar is very mobile and usually lacks an emotional attachment to a particular location; other factors like rentals and potential capital gains from population growth will take priority.
To help demonstrate some of these key points, I am going to draw on the experiences within Colliers International. The credentials for which are established by the fact that over the last 12 months some $1.45 billion in sales came from 3,120 private investor transactions that covered 34 projects. These figures clearly demonstrate how big the local investor market is and reaching the market, as I have already highlighted, requires a weighty level of support.
A wide-ranging reach
Given the effortless mobility of today’s investor market, one key aspect is the need for a sales path that includes a broad network of investment intermediaries that should aim to cover the entire domestic market as well as international options. Both are key areas and while the scale of individual projects will be a key determinate, if the target market is carefully defined then reaching and servicing all markets is recommended.
However, what is important is the spread and reach of these groups. Within the marketing mix they can then be employed to help underpin any particular project and reach the most suitable target markets.
In most cases this will require a demographic split and an ability to reach groups like offshore investors, expats and buyers who might access opportunities by groups like accountants. My point here is that the investor target can be complex and they may not always be engaged by traditional marketing options.
The key idea is to extend the reach of the local sales team by establishing marketing partnerships, to implement sales through the varied qualified channels and so help deliver successful sales results.
The management of key resources and information
The marketing of a major project will always involve a great deal of information and the need for secure and reliable communications.
In looking at a wider marketing community, which can include financiers, investment groups, conjunctional agents or offshore specialists, the project team will need to deliver to the entire marketing effort core sales tools, such as investment reports, floorplans, depreciation schedules, etc. An easy way to do this is via secure internet portals.
Investor reports – a foundation document
No matter how they are prepared or by whom, investor reports should be seen as the foundation document, the basis foundation required before taking any investment product to market.
These reports can be prepared in various ways and formats and when a project marketing firm like Colliers International is used, we prepare our own due diligence and research reports for each property and client. But no matter the mechanics these documents need to conform to best practice for property investment reports.
There is little doubt that the investor will pour over every detail in these reports, because from mum and dad investors upwards every investor has come to expect that investment opportunities will be presented in a concise format. Failing to do so is not only sloppy, but it can and will affect potential sales.
The benefits of producing a quality investor report will clearly increase credibility with buyers. The information needs to be fully tailored and supported by analysis and research because across-the-board and general statements will not be acceptable.
Peter Chittenden is managing director for residential of <a href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx" target="_blank">Colliers International</a>
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Marketing to property investors requires detailed and specialist support

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The Victorian auction clearance rate has eased from 62% in May to 56% in June, according to the Real Estate Institute of Victoria. The highest clearance rates in June (for suburbs where there were 20 or more auctions) were in Glen Iris, Armadale, Malvern, Toorak and Brunswick.
The current Victorian auction clearance rate of 56% is about the same as it was in October 2008, with the clearance rate peaking at a high of 87% in mid-2009 and early 2010. 
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Source: <a href="https://www.reiv.com.au/Property-Research/Housing-Indicators.aspx" target="_blank">REIV</a>
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Victorian auction clearance rate has trended downwards since March 2010: REIV

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Harry Triguboff’s Meriton Group has warned that the end of full stamp duty concessions on Saturday for off-the-plan purchases will create a sales vacuum
The Meriton Group, the biggest builder of new apartments in Sydney, has also expressed a lesser concern that first-home buyers will be put off buying off-the-plan apartments until the first-home owners grant doubles to $15,000 (for new home purchases only) on October 1.
James Sialepis, national director of sales at Meriton, says first-home buyers make up only a small percentage of its off-the-plan sales.
Instead, he is more concerned about the elimination of the full stamp duty concessions for investors, which he says “will have a far greater impact on development activity”.
From July 1 investors and non-first home buyers will receive a $5,000 handout from the NSW government for off-the-plan purchase priced under $650,000 as opposed to up to $22,490 under the previous full stamp duty concession for off-the-plan purchases valued up to $600,000.
“It will take time for investors to adjust to paying full stamp duty again, which could have ramifications for those developers, unlike Meriton, who require pre-sales in order to finance construction,” says Sialepis.
But, he says, being dependant on first-home buyers to secure pre-sales would seem naive, especially considering the financial hurdles placed on them by the banks.
CBRE managing director David Milton expects a return to a more “normal” sales environment.
David Milton says about 30% of the record 360 sales in Sydney projects being marketed by CBRE over June were for apartments priced above $600,000 - meaning buyers were not eligible for stamp duty concessions.
He says a major shortage of property in Sydney is driving sales and adds that there has been too much of a focus on first-home buyers, which accounted for around 10% of off-the-plan CBRE sales in June.
He expects more normality to return to the market now, saying before the focus was on “what you can get for under $600,000”.
“Buyers will now be more objective about their purchasing decisions more focused on buying what they want. There are a lot of owner-occupier buying two-bed apartments.
“There’s an enormous shortage of stock in Sydney that is driving the market.
“People are buying off the plan because they like apartment living,” Milton says.
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End of NSW stamp duty concessions will create a short-term sales vacuum: Meriton

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Off-the-plan buyers have rushed to exchange contracts at Crown’s V apartment tower in Parramatta over the weekend and take advantage of up to $22,490 in stamp duty concessions.
The home builders’ bonus, which offered full stamp duty concessions for buyers of property up to $600,000, ended on June 30. From July 1, non-first-home buyers and investors received a $5,000 grant for buying off the plan up to $650,000.
Haig Conolly says 21 apartments were sold over the weekend in the $300 million V project, which will be the tallest residential tower in Parramatta when completed in 2014.
Crown had lawyers on site on Saturday so that buyers could exchange contracts before the expiry of the full stamp duty concession.
Conolly says it ended up being a late night.
CBRE managing director David Milton predicted 50 off-the-plan sales over its various projects ahead of the weekend and told Property Observer it managed just under that figure.
Milton says there have been about 360 sales during the month of June, making it the strongest June on record. Not all were under the $600,000 threshold, indicating off-the-plan demand should remain strong.
<img src="/images/stories/2012/05/harbourmill1.jpg">
Milton says the two strongest-selling projects were the Harbour Mill project (pictured above and below) in Pyrmont and the last stage of at Macquarie Central Apartments in Macquarie Park.
<img src="/images/stories/2012/05/harbourmill10.jpg">
Brand-new apartments in Harbour Mill, which incorporates Pyrmont's historic Edwin Davey &amp; Sons Flour Mill, start from $475,000 with a car space. The project has been designed by Grimshaw Architects.
Milton says 130 out of the 141 apartments released in the last stage of Macquarie Central have been sold, with prices starting from the mid $500,000s for a one bedder plus study to $650,000 to $700,000 for two-bedroom apartments.
<img src="/images/stories/2012/06/v1.jpg">
<a href="https://www.propertyobserver.com.au/developments/stamp-duty-handout-expiry-helps-sell-out-first-stage-of-v-development-in-parramatta/2012061855159" target="_blank">V (pictured above and below) will feature 466 luxury apartments</a>, a resort-style hotel with pool, gym and conference facilities, as well as office and retail space and is due for completion in 2014.
<img src="/images/stories/2012/06/v2.jpg">
The project features 50 studios (from 40 square metres) priced from $350,000; 70 one-bed-plus-study apartments (from 50 square metres) from $399,000; 260 two-bedroom apartments, which include two studies, (from 80 square metres) from $500,000; and 50 three-bedroom units (from 100 square metres) from $600,000.
<img src="/images/stories/2012/06/v3.jpg">
The $300 million “vertical village” was officially launched on June 18 with a display suite opening.
The doubling of the first-home owners’ grant to $15,000 for new home purchases kicks in on October 1, with the current $7,000 bonus ending for those buying established dwellings.
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June 30 buyers took advantage of stamp duty concessions, boosting NSW off-the-plan sales for Crown V

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There was a patchy result for auction tipping competition Property Tycoon auctions this week, as three out of five properties sold in both Melbourne and Sydney.
For those who want to have a harmless punt, there's now a tipping website, <a 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.
The result at 64 Rosedale Road, Glen Iris (pictured below), shows the inner-eastern Melbourne market is well supported, as three bidders contested the auction.
<img src="/images/stories/2012/06/rosedale.jpg">
After being quoted at $1 million to $1.1 million by James Redfern at Marshall White, the property was announced on the market at $1.15 million before selling under the hammer for $1,226,000. This price was almost $100,000 more than the average tip.
It was a different story for 56 Bland Street, Ashfield (pictured below), in Sydney’s inner west, where it sold for $100,000 below the average tip.
<img src="/images/stories/2012/06/bland.jpg">
Agent Tony Andreacchio from Raine and Horne was spot on when he quoted 56 Bland Street, Ashfield, at $1.35 million to $1.45 million, as the property sold on Saturday for $1.42 million.
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Patchy result for property auction tipping competition

<html><body>Australian Property Monitors (APM) has released a list of results from 281 auctions in Sydney for the weekend of June 30. The clearance rate was 54.8%. <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>

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APM's 281 Sydney auction results show 54.8% clearance rate

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Lend Lease’s timber development Forté in Docklands is gaining height at a rapid pace in the latest update to our photographic survey of the site.
<img src="/images/stories/2012/06/fortejune1.jpg">
Work on the project began four weeks ago, and the development is already taking form.
Unveiled in May, the building is due to be the world’s tallest wooden residential building.
It appears to have started on parts of its fourth storey. It was at level one when the first photos were taken. Four weeks later it’s now getting closer to its eventual height of 32 metres.
<img src="/images/stories/2012/06/fortejune4.jpg">The $11 million building will be Australia’s first timber high-rise building. Set on an elevated concrete podium, the building will rise to 10 levels and will be built with prefabricated wooden panels made from cross-laminated timber and will feature 23 apartments.
Site work commenced in February with a targeted completion date of October – quicker than it takes to build some single-family houses.
<img src="/images/stories/2012/06/fortesite3.jpg">Forté's progress as of June 8
<img src="/images/stories/2012/06/fortejune3.jpg">
Forté's progress as of June 29
{module Would you buy an apartment in a timber building?} 
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