Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

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

A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest. 
&nbsp; 
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>. 
&nbsp; 
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials. 
&nbsp; 
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.

[smartcode_project:default project_id=6680 project_image_fid=371325] 
&nbsp; 
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand. 
&nbsp; 
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.

“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.” 
&nbsp; 
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity. 
&nbsp;&nbsp; 
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project. 
&nbsp; 
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp; 
&nbsp; 
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;

[smartcode_project:default project_id=6680 project_image_fid=338516] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;

Completion is slated for early 2027.

[smartcode_project_cta:default project_id=6680]

Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.

Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.

The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.

Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" />

The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.

The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.

According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."

"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.

"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.

"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."

The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.

COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.

The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.

<img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" />

Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.

Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.

Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a>

&nbsp;

&nbsp;

&nbsp;

Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

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

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Meriton boss Harry Triguboff has paid $25 million for a Macquarie Park development site in North Ryde, with plans for a $200 million apartment development.
The site at 88 Talavera Road, across the road from the Macquarie Shopping Centre and close to Macquarie University, was acquired from property developer St Hilliers.
St Hilliers had acquired it in 2007 for $23.5 million and had received development application approval for three A-grade, six-storey office towers covering 32,000 square metres costing $140 million as well as 4,000 square metres of open space.
St Hilliers decided to sell the site after a tenant for 85% of the proposed office development fell through.
It was valued at more than $30 million before the GFC.
Meriton plans to build 330 apartments across four towers, of which one will be a serviced apartment tower.
Triguboff faced competition from Lang Walker and Singapore’s Stamford Group to acquire the site, according to The Australian.
“I have been building in Ryde for 35 years. I have spent more time in Ryde than anywhere else,” said Triguboff following the acquisition.
Triguboff said the good thing about this site was that he could sell the residential apartments and keep the serviced apartments.
This purchase comes soon after his acquisition of a Chatswood development site, his first in the suburb in a decade, from Welles Thomas, a private property management and real estate company based in Chatswood
Triguboff paid $55 million to acquire the 4,323-square-metre site, situated between Thomas Street and Albert Street just off the Pacific Highway.
The site, currently the Thomas Street car park, last sold for $27.5 million in 2007.
It has been acquired from a private Australian company headed by Chinese owners, with the sale negotiated by Andrew Antonas of Matrix Property Group.
Antonas says the car park had been previously owned by Willoughby Council.
The site received DA approval in September 2010 for one 29-storey residential tower and one 21-storey commercial building.
Antonas says Meriton plans to build two 29-storey towers, one featuring around 200 apartments and the other featuring 225 five-star serviced apartments, meaning some work will need to be done “rejigging” the application.
Off-the-plan marketing of the Chatswood project is expected to commence mid-year.
The site, which has DA approval, will be used to build two 29-level towers involving more than 425 apartments, Meriton’s national sales manager says.
Meriton’s target market will range from investors seeking higher yields to owner- occupiers.
Meriton’s recent buy comes nearly a decade after its last project at Chatswood – Leura – a 125- apartment block located at the corner of Brown Street and the Pacific Highway, was completed in 2003.
The new developments will join Meriton’s <a href="https://www.propertyobserver.com.au/developments/harry-triguboff-s-meriton-group-to-build-700-serviced-apartments-next-year-across-australia/2011120752737" target="_blank">portfolio of projects on Sydney’s north shore</a>, including the 300-luxury apartment Alcove development at St Ives.
 
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Harry Triguboff buys St Hilliers North Ryde site with plans to build 330 apartments

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Surrounded by misty green mountains and quaint Victorian-era shopping streets, the west coast Tasmanian town of Queenstown is the cheapest locality on a list of 601 hotspots named by Smart Investor magazine.
The hotspot list is based on those suburbs where dwelling prices appreciated the greatest over the 12 months to December 2011.
Houses in the Tassie town can be snapped up for less than a 20% deposit on a house in any of the mainland capital cities.
Queenstown has a median house price of just $89,500, making it the least expensive of all 601 localities featured on the Smart Investor “Top Suburbs” list.
The median house price in the former turn-of-the-20th-century mining town is nearly $40,000 cheaper than the next cheapest place on the list, remote Broken Hill, which has a median house of $127,500.
Investors can expect more than 4% capital appreciation in 2012 and a gross rental yield of 8.2%, the highest income return of the 12 cheapest locations on the list.
Currently up for sale in Queenstown is this 1935 two-bedroom miners’ cottage on Hunter Street (below), listed by Wendy van Balen from Roberts Real Estate West Coast with a $52,000 price tag.
It last sold for just $1,800 in 1992 and is currently rented at $140 per week.
At the asking price and current rent, this would equate to a yield of nearly 14%.
<img src="/images/stories/queens1.jpg" width="470">
On Jankins Street, this three-bedroom wood panel house (below) built in 1957 is up for sale at just below the median Queenstown price at $89,000. Listed by Bradlee Martin from Roberts Real Estate West Coast, it last sold in 2003 for $40,500.
<img src="/images/stories/queens2.jpg" width="470">
Grant Innes from Emu Bay Real Estate is selling this freshly painted three-bedroom house on two titles featuring a large wooden deck for barbecues (below). It is on the market for $85,000 and is currently tenanted at $150 per week, equating to a yield of 9.2%.
<img src="/images/stories/queens4.jpg" width="470">
The house sold for $90,000 in 2008.
Broken Hill is the only NSW town on the list of cheapest investment hotspots, with the remaining 10 localities made up of country locations in Victoria, Tasmania and South Australia.
The 12 cheapest investment hotspots
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="97">
Suburb
</td>
<td valign="top" width="91">
State
</td>
<td valign="top" width="90">
Distance from capital city
</td>
<td valign="top" width="88">
Median price
</td>
<td valign="top" width="88">
Median weekly rent
</td>
<td valign="top" width="81">
12-month price growth forecast 
</td>
<td valign="top" width="81">
Gross rental yield 
</td>
</tr>
<tr>
<td valign="top" width="97">
Queenstown houses
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
260 kms
(Hobart)
</td>
<td valign="top" width="88">
$89,500
</td>
<td valign="top" width="88">
$150
</td>
<td valign="top" width="81">
4% plus
</td>
<td valign="top" width="81">
8.2%
</td>
</tr>
<tr>
<td valign="top" width="97">
Broken Hill houses
</td>
<td valign="top" width="91">
NSW
</td>
<td valign="top" width="90">
511 kms (Adelaide)
</td>
<td valign="top" width="88">
$127,500
</td>
<td valign="top" width="88">
$200
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
7.5%
</td>
</tr>
<tr>
<td valign="top" width="97">
Mt Gambier units
</td>
<td valign="top" width="91">
SA
</td>
<td valign="top" width="90">
435 kms
(Adelaide)
</td>
<td valign="top" width="88">
$149,500
</td>
<td valign="top" width="88">
$178
</td>
<td valign="top" width="81">
-1%
</td>
<td valign="top" width="81">
5.2%
</td>
</tr>
<tr>
<td valign="top" width="97">
Whyalla Norrie units
</td>
<td valign="top" width="91">
SA
</td>
<td valign="top" width="90">
383 kms
(Adelaide)
</td>
<td valign="top" width="88">
$153,000
</td>
<td valign="top" width="88">
$185
</td>
<td valign="top" width="81">
1%
</td>
<td valign="top" width="81">
5.3%
</td>
</tr>
<tr>
<td valign="top" width="97">
Moe houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
135 kms
(Melbourne)
</td>
<td valign="top" width="88">
$160,000
</td>
<td valign="top" width="88">
$190
</td>
<td valign="top" width="81">
1%
</td>
<td valign="top" width="81">
6.7%
</td>
</tr>
<tr>
<td valign="top" width="97">
Ravenswood
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
204 kms
(Hobart)
</td>
<td valign="top" width="88">
$163,500
</td>
<td valign="top" width="88">
$200
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="97">
Morwell houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
150kms
(Melbourne)
</td>
<td valign="top" width="88">
$165,000
</td>
<td valign="top" width="88">
$180
</td>
<td valign="top" width="81">
2%
</td>
<td valign="top" width="81">
6.8%
</td>
</tr>
<tr>
<td valign="top" width="97">
Red Cliffs houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
527 kms
(Melbourne)
</td>
<td valign="top" width="88">
$173,500
</td>
<td valign="top" width="88">
$180
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
7.9%
</td>
</tr>
<tr>
<td valign="top" width="97">
Bridgewater houses
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
178 kms
(Melbourne)
</td>
<td valign="top" width="88">
$177,000
</td>
<td valign="top" width="88">
$245
</td>
<td valign="top" width="81">
3%
</td>
<td valign="top" width="81">
7.3%
</td>
</tr>
<tr>
<td valign="top" width="97">
Renmark houses
</td>
<td valign="top" width="91">
SA
</td>
<td valign="top" width="90">
251 kms
(Adelaide)
</td>
<td valign="top" width="88">
$180,000
</td>
<td valign="top" width="88">
$185
</td>
<td valign="top" width="81">
3%
</td>
<td valign="top" width="81">
5.4%
</td>
</tr>
<tr>
<td valign="top" width="97">
George Town houses
</td>
<td valign="top" width="91">
Tasmania
</td>
<td valign="top" width="90">
250 kms
(Hobart)
</td>
<td valign="top" width="88">
$184,500
</td>
<td valign="top" width="88">
$200
</td>
<td valign="top" width="81">
2%
</td>
<td valign="top" width="81">
5.2%
</td>
</tr>
<tr>
<td valign="top" width="97">
Maryborough houses
</td>
<td valign="top" width="91">
Victoria
</td>
<td valign="top" width="90">
168 kms
(Melbourne)
</td>
<td valign="top" width="88">
$185,000
</td>
<td valign="top" width="88">
$230
</td>
<td valign="top" width="81">
4%
</td>
<td valign="top" width="81">
6.5%
</td>
</tr>
</tbody></table>
Source: Smart Investor magazine
 
 
 
 
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Queenstown in Tasmania cheapest of 601 hotspots

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8/447 Sydney Road, Balgowlah, NSW, 2093
<img style="border-style: initial; border-color: initial; max-width: 480px;" src="/images/stories/sydneyrd.jpg"> 
With tenants paying the "fantastic rent" of $550 per week, this two-bedroom apartment in the Sydney northern beaches suburb of Balgowlah could be a good prospect for investors, but it was passed in at its weekend auction. Ray White agent Mark Griffiths says although the tenants of two years are on an expired lease, their rent was reviewed recently and ithe tenants are paying considerably above average rent for the block. The median asking rent for Balgowlah units is $500 per week, according RP Data.
Griffiths <a href="https://www.raywhite.com/nsw/balgowlah/745945/" target="_blank">is marketing the property</a> with price hopes of $479,000 plus after it was passed in on a vendor bid of $460,000 at its weekend auction. Griffiths says he is negotiating with a potential buyer who put in a pre-auction bid of $460,000 as well as another buyer. If it sells for $479,000, that would secure an investor a gross rental yield of 6%, far higher than the indicative gross rental yield of 4.2% for Balgowlah 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.
<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 $8,000 and over five years to be $28,000.
The median unit price for Balgowlah fell by 12.5% in the past year, according to RP Data.
For more about prices and yields in Balgowlah, see the RP Data suburb page.
 
 
 
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Investor form guide wrap: No takers yet for yields of up to 6% in Balgowlah

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Pre-sales make-up the core of many project marketing roles, and while the value and number of pre-sales required will vary from project to project, pre-sales as such are clearly an essential platform in the development cycle.
There is little doubt that the GFC and the continued jitters in financial markets <a href="https://www.propertyobserver.com.au/finance/borrowing-terms-to-remain-harshest-for-residential-developers-until-global-situation-improves-cba-head-of-credit/2012032553996">have intensified the focus on pre-sales</a> – it’s a reality that is not going to change any time soon.
In an increasing number of cases pre-sales can make or break the future of a proposed development. Consequently because pre-sales are now in most circumstances so closely tied to project financing, the success of a pre-sales campaign is more critical than ever before.
The need to secure early sales and hence finance has caused registration-of-interest (ROI) campaigns to move into a more deliberate part of the sales path, and only when contracts are exchanged will the campaign be seen as a success. It’s no longer good enough for the campaign to generate a database, the results have to be there, and in a staged project the developer will be a need to sustain an ongoing level of pre-sales and convert interest into secure sales.
Campaigns aimed at securing pre-sales can, however, be used in several ways, and how they are planned and managed needs to subtly change to fit varied conditions and markets.
They can be used to create a critical number of essential pre-sales, but there are other ways to use an ROI campaign. They can for example, also be used in a market with very precise targets to act to instil urgency in the minds a particular target audience – thus creating a foundation of pent-up demand.
On the other hand, while also creating a foundation of demand that benefits the developer, those purchasers who do get in early can reap great rewards by avoiding price rises due to the demand created.
In this type of market the use of whisper and off-market campaigns can be used and while still falling within the context of ROI campaigns, these are a highly specialised activity.
Understanding how important pre-sales are the job of creating a suitable ROI plan and then making sure it works to meet the core objectives that is securing contracted sales are the key to this entire topic.
At this early stage in this topic I also feel there is relevance to suggest that ROI campaigns might now being used a little too freely, and by being applied to almost any type and price range of project might not necessarily be a positive, and might have the impact, even if unintentional, of reducing the impact and value of ROI campaigns in the mind of buyers.
Peter Chittenden is managing director for residential of <a target="_blank" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International</a>
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The ways in which to use pre-sales and registrations of interest

<html><body>Australian Property Monitors (APM) has released a list of results from 339 auctions in Sydney for the weekend of March 24. The clearance rate was 60%. <a href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" target="_blank"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

po-LsXgBTHBmX

APM's 339 Sydney auction results showing a clearance rate of 60%

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Australian Property Monitors (APM) has released a list of results from 338 auctions in Melbourne for the weekend of March 24. <a style="font-size: 14px; text-align: left;" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" target="_blank">Click here</a> for the auction results, and click on each street address to see the property's marketing.
 
 
 
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APM's 338 Melbourne auction results 

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The auction clearance rate improved slightly in both Sydney and Melbourne over the weekend ahead of next weekend’s pre-Easter super Saturday weekend.
Melbourne achieved a clearance rate of 61% over the weekend, compared with 59% last weekend and 59% over the same weekend in 2011.
“The level of demand this weekend is consistent with the performance of the market over the last two months and provides an indication about how it will perform over the winter months,” says Enzo Raimondo, CEO of the Real Estate Institute of Victoria. “From the perspective of auction volumes this fortnight marks the high point for the market this year, with around 1,870 homes expected to be offered for sale,” he says.
Next weekend 1,050 auctions are expected in Melbourne. The following weekend has only 40 auctions scheduled due to the Easter holiday.
St Kilda, the busiest suburb this past weekend with 17 auctions came close to matching the Melbourne average, with a 59% clearance rate. Eight properties sold at auction and two sold ahead of auction, with the most expensive being a four-bedroom unit on Marine Parade that sold for $625,000.
There were fewer buyers willing to meet the reserve price in Richmond, the second busiest Melbourne suburb of the weekend. It managed a clearance rate of just 43%, with six sold and eight passed in. The most expensive property was a four-bedroom house on Griffiths Street that sold for $1.08 million through Biggins Scott.
Kieran Whaley, director of Barry Plant Ivanhoe and Rosanna, tweeted that his team had sold four out of five properties on Saturday, with “all smashing reserves”.
The Melbourne property market performed dependably for yet another week, notes WBP Property Advisory.

“These results are consistent with recent weeks where quality real estate continues to transact because of strong demand and average properties demonstrate difficulty in attracting buyers, resulting in increased pressure on vendors to reduce asking prices. “This provides a level of predictability and greater certainty regarding price expectations for buyers and sellers,” WBP’s Greville Pabst says.
Sydney’s auction clearance rate improved to 60.3% over the weekend, with 205 properties sold out of 302 auctions. This is up from 56.4% last weekend and slightly up on the 59.6% achieved for the same weekend last year.
The top sale of the weekend was a four-bedroom house on Goodhope Street in Paddington that sold for $4.9 million through McGrath Edgecliff.
The median auction price for houses was $845,000 and $580,000 for units.
Cooley Auctions managed a 52% success rate in Sydney, with 26 out of 50 properties selling over the weekend.
Cooley’s most notable sale was a one-bedroom apartment in Circular Quay with “breathtaking views over Sydney Harbour Bridge” that sold for $1.5 million through Morton &amp; Morton.
Stephen Nell, chief executive of Ray White NSW, tweeted the success of Ray White Castle Hill, which sold three out of a five properties.
 
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Auction clearance rate picks up in Sydney and Melbourne ahead of pre-Easter super Saturday

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There's now a website, <a href="https://www.propertytycoon.com.au/" target="_blank">www.propertytycoon.com.au</a>, where punters can guess auction results in Melbourne, Sydney and Brisbane, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
Although the Brisbane auction market has been showing signs of life in recent weeks, this week all five properties featured on auction tipping competition Property Tycoon were passed in.
“The clear message coming from the Brisbane market is the auction system is not being used to sell property under the hammer but to flush out a buyer and negotiate afterwards,” says Mark Armstrong of Property Tycoon.
The Melbourne property in the competition featured on Property Observer last week, 14 Airlie Avenue, Prahran (pictured below) fared better.
<img src="/images/stories/airlie.jpg">
“A large crowd of around 100 turned out for the auction at 14 Airlie Avenue, Prahran, but although many parties had shown interest in the property only two were prepared to put up their hand when the auction started,” Armstrong says.
“One bidder was very strong and clearly wanted the property. It was passed in to him at $2.5 million and after a short negotiation it sold for $2.65 million.
<img src="/images/stories/wycombe.jpg">
But the Sydney unit at 1/95 Wycombe Road, Neutral Bay was passed in on a vendor bid of $1.55 million.
 
 
 
 
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Brisbane market struggles to maintain momentum, with all five Property Tycoon properties passed in

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Australia today is missing a hidden key ingredient in identifying just why our productivity remains in a spiralling decline. As a real estate agent, I speak with many purchasers on a daily basis, and a common theme keeps resonating through – yes, we are experiencing a mining boom. But on the other hand we are clearly right in the middle of a “white-collar” recession, which clearly identifies a conservative economic holding pattern while weathering this storm.
It is an unknown of whether this storm will pass with minimal damage or inflict massive destruction of cyclonic proportions. Personally, I lean towards a holding pattern that will deliver minimal growth with households continuing to suppress expenditure.
Many businesses are facing savage headwinds in the form of a strong Australian dollar and consumers reducing their household spending while focusing on being actively employed until our markets start performing again – which, in all probability, could be until the next federal election in 18 months.
Productivity growth has been weak in recent years, which has lowered Australia’s potential growth rate. Our estimates suggest potential growth was 3.5% to 3.75% per annum for 2000 to 2005, but it is closer to 2.5% to 2.75% now. Without a pick-up in productivity, Australia will probably have to accept lower GDP growth, higher unemployment and higher interest rates.
Construction for new home starts in the December quarter came in at 33,700, which is equivalent to the number of starts recorded in the early 1970s. Reserve Bank of Australia deputy governor Philip Lowe recently noted that the GFC has brought about a consumer mood swing, and the days of inflating earnings by relying on capital gains in assets are no longer. Households are now experiencing life after an unprecedented two decades of economic growth.
GDP growth has been below 3% since 2008, inflation sits around the RBA mid-point of 2.5%, unemployment remains static with a possibility it may start spiking upwards, and house prices, just like share prices, indicate clearly we have asset price deflation. RP Data announced that in the December quarter 2011 that 6.4% of homes were in negative equity, up from 4.9% in the previous quarter.
This statistic identifies why I am against first-home buyer’s grants given we are not building enough properties to meet demand – hence upward spiralling rents. These grants are much like throwing lollies on to a highway – resulting in huge road toll.
The Gillard government is abolishing the popular living away from home allowance (LAFHA) from July 2012 – Treasurer Wayne Swan said “the tax exemption for living away from home was being rorted by highly paid executives and foreign workers”. So at a time when we have a severe skills shortage within Australia from July, Australia won’t be able to attract any overseas employees? This will then place Australian businesses under greater pressures given these 457 visa holders will now seek employment elsewhere outside Australia. The government will save approximately $350 million based on a $7 billion shortfall in tax revenues in 2011-12.
This decision will have a huge impact on rental markets as 457 visa holders leave our shores – this will definitely impact our rental markets (especially houses.) The LAFHA will significantly impact many businesses, as this was previously used to entice overseas staff to Australian businesses due to our skills shortage. The result will be that Australian businesses will be faced with higher costs, which in turn will result in lower productivity given that they will remove this facility from their business models.
This decision comes at a time when finally NSW is out-performing all the other non-mining states for the first time in over a decade. Analysis of the national accounts identifies that for the 11 years before June 2011, NSW’s annualised demand growth was a percentage point lower than all the other non-mining states.
The O’Farrell NSW government is finally looking at reducing its exorbitant payroll tax rate, which currently stands at 5.45%. This is hardly completive with Victoria at 4.9% and Queensland at 4.75%.
Given the Gillard government’s decision to scrap the LAFHA, NSW urgently needs to assist business by enticing employees to what was once considered Australia’s greatest state. I refused to use “premier state” given the previous premiers helped destroy it.
Look no further than last weekend’s Queensland election to see how an unhappy electorate can destroy a once strong and proud political party. Queensland Labor, just like NSW Labor, will in all probability never recover.
It all comes down to taking care of business – they pay the bills and the taxes (as do their employees).
Not since the recession of the early 1990s has Australia seen such a “white-collar” economic malfunction, The RBA needs to act immediately and shave aggressively 125 basis points from the cash rate.
If the RBA is independent, why does the elected federal government appoint all the board members?
 
Robert Simeon is a director of <a title="RWM" target="_blank" href="https://www.rwm.com.au/">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real estate blog <a title="Virtual Realty News" target="_blank" href="https://www.rwm.com.au/news/">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
 
 
 
 
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robertsimeon-hRNTwJyXkQ

Government changes and interest rate cuts needed to fight Australia’s white-collar recession

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If you want to take the pulse of the Aussie spirit, have a look at how we approach business. We love it – we have 2.5 million registered businesses in this country and one of the highest rates of business start-ups in the world, running at around 15% of the business population each year.
We’re a nation of entrepreneurs – a settler economy opened up by waves of migrants happy for stability and freedom and willing to work hard for a better life.
Yet we don’t really tell ourselves this story in the way that Americans do.
In my experience the entrepreneur’s journey starts with concepts such as change, difference and improvement. Entrepreneurs look at how they can bring a different approach or product to the market. Or they see a chance to improve on what’s being offered already or they see an opportunity to change the consumer’s experience.
In many respects, the entrepreneur is the consumer’s friend. We see the world from what the buyer really wants, if only she were offered it.
But an entrepreneur is not only an “ideas person”; she must also be a business builder. They need the intellectual curiosity and a dogged dedication to hard work.
Entrepreneurs have to be up for a fight. You need that toughness because the most successful entrepreneurs are “disrupters” – people who see industries protected by high barriers of entry and decide to take them on, with a point of difference.
And these large industries – banking, airlines, phones companies etc. – will do what they can to stop newcomers competing with them.
So some of the highest-profile entrepreneurs are as famous for never giving up as they are for their business acumen. Think of Sir Richard Branson and the Virgin brand, which took on music production and retailing, airlines and banking; or John Ilhan, the Australian who built Crazy John’s phone retailing and ended up in a long fight with Telstra.
True entrepreneurs find it hard to give up. We don’t like being discouraged or intimidated.
I founded both Wizard Home Loans and Yellow Brick Road on a point of difference: a mortgage at a better price and a full-service financial services firm with advice at affordable rates.
I’m involved in a company called TZ – it replaces existing technology with something smarter and more efficient.
They all started with intellectual curiosity. But they were built by doing long days and staying focused when mistakes were made and major fights loomed.
However, those who want to be entrepreneurs should not be confused between toughness and arrogance.
Toughness allows you to keep going with a positive attitude.
But arrogance is another form of delusion.
Arrogance takes away your greatest tool as an entrepreneur: failure.
All the best entrepreneurs have stumbled and fallen in their careers. But they don’t crumble: they use their mistakes to learn, to reorganise, to make a better mousetrap, to come back bigger and better than before.
I have made many mistakes in my journey and all of them contributed to the successes.
But arrogance will not let you see your mistakes.
Lastly, fear. Everyone who tries to build a business will experience fear at some point. The stakes get high, and success or failure seems to hinge on a single decision. It can be gruelling.
The worst thing about fear is that it either stuns you into doing nothing, or it clouds your judgement, making irrational actions seem acceptable.
To avoid this, make yourself see fear objectively, as another obstacle but not an insurmountable one. Put it on your to-do list, as an item. But whatever you do, don’t let fear run the show.
There is no template for being an entrepreneur: do your homework, have a plan, get good people around you. Everyone will tell you this. But the real test of the entrepreneur is that you want to build something and nothing will stop you.
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
 
 
 
 
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