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>
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Ellen Walker

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

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24 Kamilaroi Road, Gunnedah, NSW, 2380
<img src="/images/stories/2012/06/kamilaroi.jpg" width="470">
This could be a two-in one investment, with two two-bedroom units on one title. They are both recently renovated and are rented out for $200 each. The tenants are on month-to-month leases, and Gunnedah First National agent Mike Brady says they could return $240 per week. The property is close to downtown Gunnedah, and both units include their own carports. 
Brady<a target="_blank" href="https://www.firstnational.com.au/?pageCall=property&amp;propertyID=2068000&amp;realestate=24_Kamilaroi_Road_GUNNEDAH_NSW_2380"> is marketing the property</a> with price hopes of $360,000 plus, and if it sells for $360,000 that would secure an investor a gross rental yield of 5.8% at its current rental, below the gross indicative yield of 6.3% for Gunnedah units, according to RP Data. If both units were rented at $240, that would secure an investor a gross rental yield of 6.9% 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 Gunnedah fell 2.9% 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 $9,000.
The property will be open for inspection Saturday, June 9 at 10am and will go to auction Thursday, July 12 at 4pm.
For more about prices and yields in Gunnedah, see the RP Data suburb page.
For another investment prospect open for inspection this weekend, see page 2.
 
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2 Tattler Court, Point Cook, VIC, 3030
<img width="470" src="/images/stories/2012/06/tattler.jpg">
The tenants of this four-bedroom Poink Cook house are paying $320 per week and are on a lease until April 2013. The property is close to Sanctuary Lakes Shopping Centre, schools, parks and public transport and is at the end of a quiet cul-de-sac. 
Little Residential agent Mark Clayton <a target="_blank" href="https://www.littleresidential.com.au/Buying/Search/Detail.aspx?id=JWI3509&amp;wlid=1d98757c-1181-4cb5-ad8a-b521af2d38dd">is marketing the property</a> with price hopes of $370,000 plus, and if it sells for that price that would secure an investor a gross rental yield of 5.8%. This is significantly above the indicative gross rental yield for Point Cook houses of 4.2%, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees.
<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 $10,000 and over five years to be $31,000.
The property will be open for inspection Saturday, June 9 at 10am and will go to auction Saturday, June 16 at 11.30am.
For more information about prices and yields in <a target="_blank" href="/news">Point Cook, see the RP Data suburb page.</a>
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cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 6.9% in Gunnedah

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Sixteen months in the planning, Ultimo project Trieste is the latest inner-city apartment block to hit the market, possibly just in time for last-minute purchasers to buy a property under $600,000 before the government’s stamp duty exemption ends on July 30.
<img src="/images/stories/2012/06/trieste1.jpg">
The eight-storey, 124-apartment complex will include a mix of one-, two- and three-bedroom apartments, with one-bedroom units starting from $455,000. Under the <a href="https://www.propertyobserver.com.au/residential/time-running-out-for-first-home-bonuses-and-stamp-duty-concessions/2012052854863" target="_blank">NSW government’s home builders’ bonus</a>, buyers will pay no stamp duty on properties purchased before June 30 this year. It is open to owner-occupiers and investors.
<img width="470" src="/images/stories/2012/06/trieste2.jpg">
The development will launch to VIPs the weekend of June 16 and is within walking distance of Chinatown, Sydney CBD and Darling Harbour. Developer EDG Capital is encouraging residents to walk or bike, as the development will have just 35 car spaces.
<img src="/images/stories/2012/06/trieste3.jpg">
The project is being marketed by Savills agents Nigel Napoli and Peter Coulton.
<img src="/images/stories/2012/06/trieste4.jpg">
Savills expects that buyers will embrace its new project, even though those at the more affordable end of the market will have just a few weeks to make up their minds in order to secure the government’s bonus.
<img src="/images/stories/2012/06/trieste5.jpg">
“The project team has spent the past 12 months meticulously planning every detail of the building and interiors to ensure that Trieste is truly a world-class project,” says Coulton. “We are excited about the upcoming launch and with the level of demand for this location.
<img src="/images/stories/2012/06/trieste6.jpg">
“Trieste is set to be our most successful launch this year.”
<img src="/images/stories/2012/06/trieste7.jpg">
Many of the larger apartments will have “postcard views” of Sydney CBD, Savills says.
<img src="/images/stories/2012/06/trieste8.jpg">
The developer bought the 1,515-square-metre site, which included a commercial building, in early 2011 for $16.75 million.
The project has been designed by Candalepas Associates to allow for maximum light and air flow and to capitalise on “postcard views of Sydney CBD”.
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Ultimo project Trieste could appeal to sub-$600,000 buyers before June 30 government grant deadline

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As time runs out for property buyers to secure NSW state government incentives, some developers are bringing their projects forward – and others even beginning marketing before they have development application approval from the local council.
Moorgate Property’s Rockpool (pictured below), which is on the former Prince Henry Hospital site in the Sydney suburb of Little Bay Cove, is one such project that's hit the market this month.
<img src="/images/stories/2012/06/rockpool1.jpg">
NG Farah agent Peter Goulding told Property Observer Rockpool was due to launch later this year but the development was brought forward so buyers could take advantage of the <a href="https://www.propertyobserver.com.au/residential/time-running-out-for-first-home-bonuses-and-stamp-duty-concessions/2012052854863" target="_blank">NSW government’s home builders’ bonus</a>, which exempts buyers from stamp duty on new properties under $600,000. The exemption is open to all buyers, both owner-occupiers and investors.
About 60% of the 73 units in the building will be under this threshold.
<img src="/images/stories/2012/06/rockpool3.jpg">
“The building has been engineered to provide a large volume of lower priced product, for the market place to obtain the full benefit of the government stamp duty concessions which expire on the 30th June 2012,” says NG Farah agent Dennis Vertzayias.
<img src="/images/stories/2012/06/rockpool4.jpg">
Rockpool will comprise one- and two-bedroom apartments. One-bedroom apartments start from $465,000, and one-bedroom apartments with studies start from $475,000. The two-bedroom offerings start from $579,000, with $650,000 the starting price for two-bedroom units with studies. 


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<img src="/images/stories/2012/06/rockpool5.jpg">
“This will allow first-home buyers, astute investors, and even second-home buyers the opportunity for affordable housing in a brand-new development in one of Sydney’s most rapidly developing locations, so close to the city centre,” says Vertzayias.
<img src="/images/stories/2012/06/rockpool6.jpg">
Goulding says the building has been approved under the master plan for the Prince Henry Hospital site, but it has not secured final development approval from Randwick Council. He says the developer expects approval in September or October this year.
The original hospital that sat on the 85-hectare site dates back to the 1880, and by the time the renamed Prince Henry Hospital was decommissioned in 2001, it had sprawled out to 60 buildings. The NSW government and developer Stockland announced a plan to transform the site into a $400 million development in 2004. The community is now home to more than 600 households.
 <img src="/images/stories/2012/05/harbourmill10.jpg">


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Another project brought to market before receiving development approval is Harbour Mill (pictured above and below), to be built on the former Edwin Davey Flour Mill site in Pyrmont.
<img src="/images/stories/2012/05/harbourmill1.jpg">
Developer Ceerose bought the 3,100-square-metre site last year, but the sale is yet to officially settle, according to a land title search. The previous developer Mike Boulos, who had intended to build a seven-storey mixed-use development on the site, never had his plans came to fruition. Boulos had bought the site in 1996 for $3.38 million.
Sydney City Council was pleased at Ceerose’s competition to find a design for the long dormant, but high profile site. The winning design by Grimshaw Architects - which includes much of the heritage façade of the former flour mill - has not yet officially been approved. The DA is before the council now, and approval is expected later this month.
Another Sydney development that has been marketed without receiving the final sign-off from council is Oceania Property’s Bay Residences (pictured below). Oceania bought the Double Bay site for $20.5 million in January 2011, with the site having previously traded at $15 million in 2007.
<img src="/images/stories/bayresidences.jpg">
It had planned to build a luxury development of just eight units and secured approval from Woollahra Council for the project, but failed to generate any interest from buyers. The developer went back to the drawing board and reconfigured the project into 21 smaller one- and two-bedroom units, lodging a section 96 alteration application with the council. The 21-unit Bay Residences has been brought to market, but council approval is still pending.
“The councillors and council staff I’ve spoken to are very supportive of the changes because it will mean more residents will now be able to live in Double Bay,” says Nico Wijarto Tjen, a director of Oceania Property, “and the new apartment mix will also mean younger residents.”
<img width="470" src="/images/stories/2012/06/haroldpark.jpg">
Developer Mirvac is yet to receive final greenlight from Sydney City Council for its Harold Park development in Glebe (pictured above), but is expectant of doing so shortly.
The City of Sydney set out a prescriptive local environment plan (LEP) for the site following detailed consultations, and Mirvac has signed a voluntary planning agreement with the council for Harold Park.
Mirvac began marketing of Harold Park late last year prior to obtaining final development consent in the confidence that its plans were fully compliant with the Harold Park LEP which establishes the parameters for permissible height and density. The LEP has been approved and gazetted by the NSW Government.
The NSW Government rezoned Harold Park from open space to mixed use residential late last year paving the way for Mirvac to progress its Stage 1 development application which is the masterplan DA.
Marketing of Stage 1, consisting of 296 apartments and terraces, began in late 2011 as Mirvac was aware of a pent-up demand for its apartments and terraces.
"The enthusiastic response to the launch in November and subsequent sales have exceeded all our expectations," a spokesman said.
As part of the agreement, Mirvac is dedicating 3.8 hectares (or 35% of the site) to public parkland and will contribute $8.25 million to public open space. The developer will also hand over 1,000 square metres to the City of Sydney to accommodate affordable and seniors’ housing.
Mirvac hopes to start work on the site in August, but that is contingent upon receiving Sydney City Council approval in the interim.
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Sydney developers in bigger rush than buyers as projects come to market without final DA as June 30 deadline looms

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North Fitzroy development Graphite is more than half-sold three weeks after it launched in mid-May as first-home buyers secure apartments for under $600,000 before the Victorian government’s first-home buyer bonus ends on June 30.
<img src="/images/stories/2012/06/graphite1.jpg">
<a target="_blank" href="https://www.propertyobserver.com.au/residential/time-running-out-for-first-home-bonuses-and-stamp-duty-concessions/2012052854863">The bonus provides $13,000</a> – in addition to the federal government’s $7,000 – for first-home buyers who purchase property under the $600,000 threshold before June 30.
BPM Construction Group’s Graphite will comprise 46 one- and two-bedroom apartments, with prices starting from $359,500 for one-bedrooms and $530,000 for two-bedders. Some 37 are priced below the $600,000 threshold. 
<img src="/images/stories/2012/06/graphite2.jpg">
The colour palette will match its name, with greys and neutral tones used in the external and internal designs.
Interior designer Mim Design director Mim Fanning says the colours and materaials of timber, concrete and metal are designed to complement the Fitzroy North surrounds.
<img src="/images/stories/2012/06/graphite3.jpg">
“Graphite apartments have been planned to create the feeling of being large units – but at the same time they are very compact and fitting for their inner city address,” Fanning says.
“The interior finishes meld the sophistication and lighting of a gallery, the luxury and authenticity of restaurant kitchen and the warm, homely feel of a local café.”
<img src="/images/stories/2012/06/graphite4.jpg">
The median unit price in North Fitzroy is $457,500, according to RP Data, and the median unit price has fallen 23.6% in the past year.
In keeping with the green recent trend towards sustainable transport, all of the apartments in Graphite will come with bike parking spaces, though only some will have car spaces.
Construction is due to begin in early 2013 and be completed in mid-2014.
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North Fitzroy development Graphite appeals to first-home buyers as government bonus deadline looms

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SQM Research has expanded its normal list of the most discounted homes in Australia from 10 to 20, demonstrating the wide variety of localities where vendors are offering deep discounts in order to secure sales. The majority of the properties on the list are houses, not units, with SQM saying houses are not faring as well on the market and requiring deeper discounts. 
The most discounted property in Australia is 27 Shaws Pocket Road in Cedars Creek, Queensland, and the vendor is now willing to sell the property for $699,000, a 41% discount on its original price hopes. It was last sold in 1996 for $225,000, according to RP Data. 
Coming in at number 20 is 309 Scarborough Beach Road in the Perth suburb of Woodlands. When the property came on the market in early 2010 the vendor had hoped for $1.1 million but is now willing to settle for $750,000, a 32% price reduction. 
The property at 1302 Birkdale Place in Magenta, on the NSW central coast, has been on the market for the longest, at 1,432 days, or almost four years. Vendors of 47a Burns Crescent in the Sydney suburb of Chiswick have been the quickest to offer a deep discount, as the property has only been on the market for 77 days and has had its price hopes reduced by 35%. 
"As you can see, there is a wide range of properties from various locations, with Victoria and the ACT being the only state and territory with no homes on this week's list," says SQM director Louis Christopher.
"What sticks out on this list and many of our other themed top 10 is that the majority of massively discounted properties are houses, rather than units. It does seem that in general, houses are faring worse than units at the moment. This could be because units are more affordable and it is easier to assess fair value due to their more standardised attributes." 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">1</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2009160249">27 Shaws Pocket Road, Cedar Creek, Queensland, 4207 </a>
On the market since: August 15, 2011
Initial asking price: $1.19 million
Current asking price: $699,000
Reduction: 41%
Days on market: 280
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;"></h2>
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<h2 style="font-size: 18px; line-height: 21px; text-align: left;">2</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106542744">11 Pyrites Road (via Nairne), Brukunga, SA, 5252</a>
On the market since: May 23, 2010
Initial asking price: $253,000
Current asking price: $155,000
Reduction: 39%
Days on market: 727
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;"></h2>
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">3</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008435199">502 Tarni Court, Port Adelaide, SA, 5015</a> 
On the market since: January 28,2010
Initial asking price: $725,000
Current asking price: $450,000
Reduction: 38%
Days on market: 693
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">4</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105812631">1892 Stapylton Jacobs Well Road, Jacobs Well, Queensland, 4208</a>
On the market since: July 12, 2009
Initial asking price: $515,000
Current asking price: $320,000
Reduction: 38%
Days on market: 1,042
 
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">5</h2>
<a href="https://www.domain.com.au/Property/For-Sale/House/NSW/Greendale/?adid=2008766488" target="_blank">202 Wolstenholme Avenue, Greendale, NSW, 2745</a>
On the market since: January 16, 2011
Initial asking price: $2.95 million
Current asking price: $1.85 million
Reduction: 37%
Days on market: 490
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">6</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106211228" target="_blank">15 Gretel, Two Rocks, WA, 6037</a> (pictured)
On the market since: December 26, 2009
Initial asking price: $1.1 million
Current asking price: $699,000
Reduction: 36%
Days on market: 875
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">7</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007736307" target="_blank">26a Paling Street, Thornleigh, NSW, 2120</a>
On the market since: May 16, 2009
Initial asking price: $1.1 million
Current asking price: $700,000
Reduction: 36%
Days on market: 1,099
 
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">8</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007217761">1302 Birkdale Place, Magenta, NSW, 2261</a>
On the market since: June 17, 2008
Initial asking price: $700,000
Current asking price: $450,000
Reduction: 36%
Days on market: 1,432
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">9</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008590367">21 Fox Avenuem White Beach, Tasmania, 7184</a>
On the market since: September 27, 2010
Initial asking price: $170,000
Current asking price: $110,000
Reduction: 35%
Days on market: 603
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">10</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105464925">99 Lowanna Way, Armadale, WA, 6112</a>
On the market since: April 1, 2009
Initial asking price: $1.85 million
Current asking price: $1.2 million
Reduction: 35%
Days on market: 1,144
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">11</h2>
<a href="https://www.realestate.com.au/property-house-nsw-chiswick-109782261" target="_blank">47a Burns Crescent, Chiswick, NSW, 2046</a>
On the market since: March 3, 2012
Initial asking price: $3 million
Current asking price: $1.95 million
Reduction: 35%
Days on market: 77
<h2 style="font-size: 18px; line-height: 21px; text-align: left;"></h2>
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<h2 style="font-size: 18px; line-height: 21px; text-align: left;">12</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2009417474" target="_blank">320 Redbank Plains Road, Bellbird Park, Queensland, 4300</a>
On the market since: December 19, 2011
Initial asking price: $1,499,000
Current asking price: $975,000
Reduction: 35%
Days on market: 154
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;"></h2>
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">13</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106358770" target="_blank">27 Light Avenue, Munno Para West, WA, 5115</a>
On the market since: February 27, 2010
Initial asking price: $482,687
Current asking price: $319,000
Reduction: 34%
Days on market: 812
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">14</h2>
<a target="_blank" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D107430484">319 West Coast Drive, Trigg, WA, 6029</a>
On the market since: December 26, 2009
Initial asking price: $1.1 million
Current asking price: $699,000
Reduction: 36%
Days on market: 861
 
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">15</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106977238" target="_blank">618/ 85 -89 The Entrance Road, The Entrance, NSW, 2261</a>
On the market since: November 13, 2010
Initial asking price: $299,000
Current asking price: $199,000
Reduction: 33%
Days on market: 553
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">16</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D109729176" target="_blank">12 Underwood Street, Wakerley, Queensland, 4154</a>
On the market since: March 3, 2012
Initial asking price: $675,000
Current asking price: $450,000
Reduction: 33%
Days on market: 77
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">17</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D7361321" target="_blank">890 Chinner Road, Lake Bennett, NT, 0822</a>
On the market since: October 29, 2011
Initial asking price: $579,000
Current asking price: $390,000
Reduction: 33%
Days on market: 203
 
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">18</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008640526" target="_blank">13/30 Gayundah Esplanade, Woody Point, Queensland, 4019</a>
On the market since: October 24, 2010
Initial asking price: $590,000
Current asking price: $399,000
Reduction: 32%
Days on market: 574
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">19</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2006781491" target="_blank">22 Beach Street, White Beach, Tasmania, 7184</a>
On the market since: July 1, 2008
Initial asking price: $250,000
Current asking price: $170,000
Reduction: 32%
Days on market: 1,421
 
<h2 style="font-size: 18px; line-height: 21px; text-align: left;">20</h2>
309 Scarborough Beach Road, Woodlands, WA, 6018
On the market since: February 7, 2010
Initial asking price: $1.1 million
Current asking price: $750,000
Reduction: 32%
Days on market: 832
SQM Research also offers a list of the <a title="SQM Research" href="https://www.sqmresearch.com.au/top100bargains.php" target="_blank">Top 100 Biggest Bargains in Australia </a>for sale.
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Houses, not units, require most discounting: SQM Research

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The marketing launch of the third tower in the $2 billion Central Park precinct in the inner-Sydney suburb of Chippendale has generated a quick 100 sales grossing about $60 million.
<img src="/images/stories/2012/06/themark4.jpg">
The sales in The Mark take the total off-the-plan sales of the urban renewal project to 800 amid the 1,400 apartments in the three towers now under construction.
<img src="/images/stories/2012/06/themark6.jpg">
It’s been at the rate of about 40 off the plan sales a month for the entire project since sale began.
Property developer Frasers has the Japanese property development firm Sekisui House as its joint developer on the 5.8-hectare, mixed-use site.
Works began in late 2008, and completion of the project is expected to take about eight years. One Central Park, which is due for completion by mid-2013 to a design by French architect Jean Nouvel, was the first building to begin construction. It has recorded the sale of 523 of its 623 apartments for a $409 million total, and Park Lane, the second tower has secured the sale of 195 of its 393 apartments for a $134 million total, according to Adam Sparkes, the group sales manager at Frasers Australia.
With prices starting at $480,000 The Mark is set to be a 27-storey tower, with 412 apartments designed by architects Johnson Pilton Walker.
<img src="/images/stories/2012/06/themark5.jpg">
 
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Frasers Australia chief executive Guy Pahor says the current NSW stamp duty exemption on new dwellings under $600,000, which is due to expire on June 30, has “galvanised” some buyers.
“Strong sales in the sub-$600,000 price point are clearly motivated by the imminent deadline,” he suggests.
“We have yet to hit buyer fatique,” he says, with the aim that all 1,400 apartments in the main three towers will be sold by the time The Mark is completed in early 2014. Construction on The Mark began before its sales marketing campaign.
“We believe in the Sydney story of undersupply,” he says, adding it took “courage and conviction” to proceed in the face of “negative newspaper headlines”.
“There is no reason for the sales rate to change. But am I paranoid it might change? Yes.”
{qtube vid:=1Ydtj__5EL8}
While noting Sydney was not likely to record a rise in property prices over the next 12 months, Pahor indicated he was expectant Central Park would continue to maintain its consistent sales momentum.
With the Fraser brand well known in international property markets, The Mark also attracted $15 million worth of sales in one recent weekend in Singapore.
Only 25% of Central Park’s sales have been offshore.
The project with include several low rise apartments taking the total to about 2000, along with 77,000 square metres of commercial space, 23,000 square metres of retail space and 2,000 parking spaces.
It will accommodate about 2,500 residents and 5,400 workers.
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Frasers-Sekisui House Central Park sales quick off the mark, with 100 bought in third tower

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Despite yesterday’s media headlines to the contrary, the world didn’t end.  I am still breathing.  How about you?
So instead of Armageddon; Europocalypse; Death by Keen or something similar, we all seem to get by.  The Henny Pennys seem to have survived the farmer’s axe once again, only to live another day of worry.  Yesterday’s lacklustre 0.25 percentage point cut in the cash rate will no doubt have them all in a spin.
Well, stuff them all – today is something special.  It is an opportunity to take some time to reflect; an early New Year’s Day so to speak.
Today, for most Australians the Transit of Venus will be visible with Venus appearing as a black spot moving across the sun from 8.16am to 2.44pm.
Big deal?
Well it won’t be back until 2117 – yep, 105 years from now.  And just reflect for a few moments how much effort man used make to observe and measure this astronomical event – Captain Cook et al.
Today we have a free iPhone app to watch it, but somehow that isn’t the same as gazing upwards in wonder about where we, and it, are all going.
We humans seem to underestimate the good things and overvalue the utter rubbish.  And what we spend much of our time on these days, for mine, is increasingly plain bunkum.
So in this frame of mind – even more delicious given it is mid-week and all – here are my anti-bunkum things.
Rating agencies
Isn’t it about time that the real world turned its back on the self-serving, hypocritical, attention-grabbing, politically motivated vacuum heads called ratings agencies: Standard and Poor’s, Moody’s and Fitch?
Surely, there must be some other source of advice of this nature available from less biased, conflicted and publicly discredited sources than these, who often seem to be at the centre of conflagrations of their own making.
Daily and even monthly indexes
Top of the list is house prices.  Prices-schmices.  What is the fascination with regular property price indices? Give it a rest guys, you need to be in it for the long haul.  Frankly it is all just white noise.
And in fact, what is measured is also plain bunkum.  The median or average price – regardless of when or how frequently it is measured, or on what geographic scale – will have no bearing on what your property is worth or how much you should pay.
Reality TV
I mean come on!  Reality my backside, what with five camera angles; metal screws in Bear’s handmade bamboo ladder; planning a meal in five seconds after being told the two key ingredients, etc.  And everyone in the house watching it on their own plasma, computer or Apple TV.
Give me a board game any day of the week.  Or better still, a good book, although I am quite partial to Seinfeld &amp; NYPD Blue re-runs – and I could re-watch The West Wing series anytime.
But if you are going to watch something on the idiot box, get everyone at home involved.  Whatever happened to the Sunday night family movie?
Air-conditioning
Oh, what crap it is.  Yes, it helped make Singapore and other Asian centres what they are today, and helps make living in the tropics more bearable.  True, too, it creates white noise – the good kind this time – to help one live downtown.
But give me a fireplace in winter and a big hat over my house (overhang for those youngins who haven’t seen an eave) in summer.  In fact, a fire makes a bloody good replacement for the TV too.  Nature’s own entertainment and a friend in the bush.  Oh, how far we have strayed from the things that are really important, well at least from what many older boomers commute halfway around the country for.  They might be onto something there.
Modern cuisine
Fancy food, lots of silly names and service as “cold as Christmas” as the saying goes.  Give me a home-cooked meal like Mum still makes, and dish me up some decent service, a smile and a whole lot of personality and I will be back with my family and friends every time.
And when at home, the simple meals are often the best – toasted cheese sandwiches; home-made pizzas on the Weber; eggs (with Belle’s bacon of course) on toast; tomato soup with crusty bread – and all hassle free, everyone relaxed and eating together.  And yes, even in front of that elusive Sunday movie on TV.
Modern living
I am an analogue man.  Joe Walsh’s new album out later this week – just two sleeps left Australia – is titled such.  Yes, I use Apple everything but not all the time.  When I get home – it helps when the actual service at home is lousy – it is everything off until the next day.
Why not take a bath, have an afternoon nap (and on both Saturday and Sunday) or sit in the sun for a good while every now and then?  Go see your adult children rather than Skype or text them.  What is all the rush about?
Yes, I know it is easier said than done but what, if anything these days is the Transit of Venus actually good for?
iTunes
Now we are getting on some shaky ground here.  Moving into some bloody murky waters, Michael, given the amount of music I download from Apple.  But I never download a single, always the whole album.  In fact I don’t like the term album – music, as Jackson Browne often discusses on stage, is a record – a record of events of that time or place.  Good records resonate with many listeners; great records resonate deeply with you.
I often listen to Born to Run; Late for the Sky; Blue Valentine or Bella Donna, to name just a few, in their entirety; almost always by myself, in the quiet and often in the bath.  Candles glowing and incense burning if you must know.  Right now I am quite into lemongrass stink sticks.
Gutless
Yes, I am talking to you, Anonymous.  Bloggers who aren’t prepared to give their full name when replying get treated as spam on my blog.  Have the guts to stand by your convictions.  All we have, when it is said and done, is our name.
In an increasingly post, post, post-modern world showing one’s face is a rare thing.                                                        You of course have your own list.  And if you don’t maybe today might be a good one to start one.
As you read this blog this morning, I won’t be rushing to work.  This Transit of Venus will be my last and I won’t be wasting it.
So it’s goggles on folks and look up at your own peril, and don’t complain to me if you find what you are looking for.
Michael Matusik is the director of independent property advisory Matusik Property Insights. Michael is a 25-year veteran in the industry and his firm has helped over 550 new residential developments come to fruition. Michael has launched a new initiative, called<a target="_blank" href="https://www.matusik.com.au/"> Think Matusik</a>. Think Matusik brings together expert opinion and select property opportunities.
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S&P, Moody’s and Fitch self-serving, attention-grabbing vacuum heads

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G7, 199 Pyrmont Street, Pyrmont, NSW, 2009
<img src="/images/stories/pyrmont1.jpg">
The tenants of this two-bedroom Pyrmont apartment are paying $730 per week and are on a lease until September this year. Within the Casino Gardens building, the apartment includes an internatl laundry, and the building has a swimming pool and gym. It is within easy walking distance of Darling Harbour and the CBD. The property sold to an investor on Friday, June 1, before its scheduled auction on June 2 for $590,000. This secured the investor a gross rental yield of 6.4%, significantly above the indicative gross rental yield for Pyrmont units of 5.1%, 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. Kho and Lee Property Group agent Sami Yildiz gave pre-sale price hopes in the "early $600,000s".
<a target="_blank" href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT">Washington Brown</a> estimates the first-year tax depreciation deduction to be $12,000 and over five years to be $42,000.
The median unit price in Pyrmont fell by 4.3% in the past year, according to RP Data.
For more about prices and yields in Pyrmont, see the RP Data suburb page.
 
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27 Main Road, Neerim South, VIC, 3831
<img src="/images/stories/neerimsouth.jpg">
An investor bought this three-bedroom house for $224,000 at its weekend auction. The current tenants are friends with the vendors and are paying significantly below-market rent of $170 per week. They are on a lease until December, but listing agent Pauline Soutar of Harcourts says market rent for the house would be about $250 or $260 per week. The house is on a large 1,115-square-metre block and is within walking distance of shops and transport.
The sale price reflects a gross rental yield of 4% at its current rental, or potentially 6% if it is later rented out for $260 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.
Soutar suggested pre-auction price hopes of $230,000 plus.  
<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 median house price in Neerim South fell 11.5% in the past year, according to RP Data.
For more about prices and yields in Neerim South, see the RP Data suburb page.
 
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27 Grace Street, Cabramatta, NSW, 2166
<img src="/images/stories/graceave.jpg">
In the popular Sydney suburb of Cabramatta, this three-bedroom house is on 658 square metres and is close to Cabramatta high school. The $400 a week lease has expired, but LJ Hooker agent Patrick Yeung says the tenant is keen to stay on and that $400 per week is market rent for the area. The property was passed in at an undisclosed price at its weekend auction
Yeung<a target="_blank" href="https://www.ljhooker.com.au/442F8S"> gave pre-auction price hopes of</a> $380,000 plus, and if it sells for that price that would secure an investor a gross rental yield of 5.5%, well above the indicative gross rental yield of 4.1% for Cabramatta 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.
Yeung recently sold a nearby property for $435,000 that was in much worse condition but in a better location than the Grace Street property. The tenants in that house paid $330 per week. The median asking rent for Cabramatta houses is $380 per week.
<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.
For more about prices and yields in <a target="_blank" href="/news">Cabramatta, see the RP Data suburb page</a>.
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Investor form guide wrap: Investor snaps up gross yield of 6.4% in Pyrmont

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About 60% of the apartments in Sekisui House’s development St Tropez have been sold about two months after the development came onto the market in late March.
<img src="/images/stories/2012/06/sttropez4.jpg">
St Tropez is the last and the most prestige development in Sekisui’s The Waterfront project at Wentworth Point, about 16 kilometres from Sydney CBD.
The developer has sold 93 of the 154 one-, two- and three-bedroom apartments thus far. There will be 32 one-bedroom apartments, which will range from 50 to 67 square metres and will start from $425,000. The 91 two-bedroom apartments will start from $575,000 and will range from 78 to 100 square metres. The 31 three-bedroom apartments, which start from $800,000, will be between 111 and 187 square metres.
<img src="/images/stories/2012/06/sttropez2.jpg">
Of those that have sold, 60 are under the <a target="_blank" href="https://www.propertyobserver.com.au/residential/time-running-out-for-first-home-bonuses-and-stamp-duty-concessions/2012052854863">NSW government's $600,000 threshold for the home builder's bonus</a>, which exempts investors and owner-occupiers from stamp duty on properties under this price point. The bonus expires on July 1. There is just one apartment, a one-bedroom unit, remaining for under $600,000.
<img src="/images/stories/2012/06/sttropez3.jpg">
Wentworth Point is a relatively new suburb, having been officially named in October 2011 and now home to about 5,000 residents. The suburb was formerly part of Homebush Bay and is adjacent to the suburb of Olympic Park. The median sale price for apartments in Wentworth Point is $478,000, and the median price went up 5.1% in the past year, according to RP Data. The median asking rent is $490 per week, and the indicative gross rental yield for Wentworth Point apartments is 5.3%.
<img src="/images/stories/2012/06/sttropez1.jpg">
“The Waterfront has become very well known, with residents in surrounding suburbs and many – even some existing residents within the immediate community - have been waiting for their chance to buy into St Tropez,” says Paul Wainwright, Sekisui house sales and marketing operations.
Wainwright says St Tropez appeals to both owner-occupiers and investors.
“Rental vacancy sits at less than 2% in this area, so interest from investors has always been strong. But buyers looking for the prestige of a waterfront apartment to call home are also making their move. They know this is their last chance,” he says.
Sekisui House is also behind <a href="https://www.propertyobserver.com.au/land/environmentally-minded-buyers-snap-up-sekisui-s-western-sydney-project-the-hermitage-perhaps-drawn-by-satoyama/2012030753713">The Hermitage</a>, a master-planned community in the brand-new Sydney suburb of Gledswood Hill, and<a href="https://www.propertyobserver.com.au/new-south-wales/time-running-out-for-stamp-duty-free-purchases-at-sydneys-central-park/2012030653714"> Central Park</a>, in partnership with Frasers, in Chippendale.
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Almost all sub-$600,000 units in Wentworth Point development St Tropez sold as NSW build bonus deadline looms

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There are many residential investment opportunities in NSW under the magical $500,000 mark, according to the Westpac Property Report, a quarterly snapshot compiled by valuation firm Herron Todd White (HTW).
Herron Todd White CEO Brendon Hulcombe says the report “challenges the notion that owner-occupiers and investors have limited choice on a tight budget when it comes to purchasing property”. “The slowdown impacting markets over the past 12 months has provided exciting buying opportunities,” Hulcombe says.
“Quality properties that a few years ago would have been well beyond this price bracket can now be secured for $500,000, in some cases with change to spare.”
HTW’s NSW state-based team has identified opportunities under $500,000 in western Sydney, in the Newcastle and the Hunter region, on the central coast and on the mid-north coast where yields can be as high as 8% –  well above the savings rates being offered by banks.
Sydney
In the capital city, a budget of $500,000 limits investor options to units or lower-quality houses in the city’s western suburbs, according to HTW.
Unless investors have an underlying need to own a house in this region, HTW valuers suggest considering the apartment market, which will “generally deliver a wider choice of locations, stronger rent returns and more stable capital growth.
“If we focus on the apartment market, the central western suburbs of Auburn and Parramatta offer the strongest yields, typically between 5.4% and 5.7%. The area’s median price of $370,000 will fund a reasonably modern 2-bedroom apartment.
“For investors seeking longer term capital growth, inner ring suburbs like Neutral Bay, Leichardt and Randwick have historically recorded stable price gains, and this is expected to continue over the coming years,” HTW says.
Hunter region and Newcastle
According to HTW, there are good investment opportunities under $500,000 across the Hunter region.
“Rental vacancies are very low at 1.5% and rental growth is strong, taking many properties close to being cashflow positive.
“It is worth focusing on areas with proximity to major employers, as these offer year-round tenant demand. Waratah, Jesmond and Shortland for instance are all close to either major Newcastle hospitals or the University of Newcastle,” says HTW.
HTW picks the Hunter Valley towns of Singleton, Rutherford and Aberglassyn as good investment opportunities, with all benefiting from the strong mining sector with “very healthy” rental growth.
“Plenty of new housing stock is becoming available, and these properties offer more generous depreciation allowances than older dwellings,” HTW says.
Central coast
The median house prices for Gosford and Wyong is currently $400,000 and $325,000 respectively, which gives investors with a $500,000 budget a multitude of options on the NSW central coast, notes HTW.
The investment opportunities vary widely, from a house in Woy Woy or a unit at Umina to a holiday letting in Avoca.
NSW valuers from HTW say there has been a noticeable escalation of investor interest in San Remo, Blue Haven, Narara, Umina Beach and Woy Woy, with yields ranging from 4.5% to 6%.
Mid-north coast
HTW advises investors consider the option of purchasing two or more properties at the lower end of the market, where “rental vacancies are very tight, yields are high and there is greater potential for capital growth”.
“As a guide, in Port Macquarie and Forster it is possible to buy an older-style two-bedroom unit close to the beach for less than $250,000.
“Alternately, pre-1975 houses close to the town centre or modern villas suitable for retirement can be purchased for under $350,000,” says HTW.
In the small country towns of Taree and Kempsey, HTW says investors can afford to purchase three dwellings and recommend targeting prime locations – “notably older houses on large lot sizes”.
“The older part of Taree West, which was developed pre-1985, offers excellent value for money with a good selection of houses currently listed for sale for less than $250,000.”
Some former Department of Housing properties can be purchased for less than $125,000. These properties are returning rental yields in the order of 7% to 8%.
HTW valuers also note that in the current weak market both investors and owner-occupiers stand to benefit from a growing number of forced sales.
“This is being exacerbated by an oversupply of modern high-rise units in Forster, and weakened demand in the $450,000-plus price range throughout the greater Taree area.”
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