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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Locations as diverse as inner-Sydney’s Leichhardt, the Northern Territory’s Humpty Doo, home to the Big Boxing Crocodile, and well-to-do Victorian country towns like Kyenton head an exclusive list of just 25 suburbs that have managed average annual price growth of at least 10% since 2009, the end of the GFC.
The 25 suburbs are culled from the Smart Investor magazine’s top 601 suburbs list and include only those that also managed median dwelling growth of at least 10% growth during 2011.
The hotspot list is based on those suburbs where dwelling prices appreciated the greatest over the 12 months to December 2011.
The list is made up of nine suburbs in Sydney, nine locations in Victoria, three in the Northern Territory, two mining towns in Queensland (Moranbah and Blackwater) and one mining town each in South Australia (Ceduna) and Western Australia (South Hedland).
It includes the curious-sounding Humpty Doo, a small Northern Territory town that is home to the eight-metre-high Big Boxing Crocodile and perhaps less well known as housing hotspot.
Humpty Doo house prices have risen by 24.8% on average annually over the past three years, assisted by its close proximity (40 kilometres) to resource boom beneficiary Darwin. However, <a target="_blank" href="/news">Humpty Doo is also on RP Data's list of the slowest-selling localities in the Northern Territory</a>.
The standout performer in the past year is also in the Northern Territory – Tennant Creek, where median house prices increased by 24% over 2011 to a median of $230,000 and have risen by an average of 20.3% annually over the past three years.
The latest figures from RP Data show Tennant Creek house prices up 34.4% over the past 12 months with a median weekly rent of $357 and a median of $215,000 equating to a yield of around 8.6%.
Tennant Creek is one of two 2012 mining hotspots picked by Hotspotting.com.au’s Terry Ryder because of its “cattle properties, tourist attractions and mining sites”. Hotspotting.com.au forecasts annual long-term capital growth of 14% in Tennant Creek.
In Sydney, the inner-west suburb of Leichhardt is the standout performer, while the list is also notable for the inclusion of previously unfashionable locations such as the outlying suburb of Cabramatta, famous for its Vietnamese food and cheap Asian shops.
The Victoria list is notable for its lack of any Melbourne suburbs and inclusion of country towns along the Macedon Ranges route to Bendigo such as Hillside, Kyenton and Gisborne. The Victoria list also includes the Bendigo suburb of Strathdale and the Ballarat suburb of Soldiers Hill.
NSW
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="140" valign="top">
 
</td>
<td width="107" valign="top">
Median price
</td>
<td width="123" valign="top">
12 month growth in median price to Dec 2011
</td>
<td width="123" valign="top">
Average annual growth over three years to Dec 2011
</td>
</tr>
<tr>
<td width="140" valign="top">
Leichhardt units
</td>
<td width="107" valign="top">
$617,500
</td>
<td width="123" valign="top">
22.3%
</td>
<td width="123" valign="top">
16.6%
</td>
</tr>
<tr>
<td width="140" valign="top">
Canley Vale
</td>
<td width="107" valign="top">
$443,000
</td>
<td width="123" valign="top">
16.6%
</td>
<td width="123" valign="top">
10.3%
</td>
</tr>
<tr>
<td width="140" valign="top">
Hillsdale units
</td>
<td width="107" valign="top">
$413,750
</td>
<td width="123" valign="top">
14.9%
</td>
<td width="123" valign="top">
12.3%
</td>
</tr>
<tr>
<td width="140" valign="top">
Cabramatta units
</td>
<td width="107" valign="top">
$258,000
</td>
<td width="123" valign="top">
12.1%
</td>
<td width="123" valign="top">
14.1%
</td>
</tr>
<tr>
<td width="140" valign="top">
Summer Hill units
</td>
<td width="107" valign="top">
$499,000
</td>
<td width="123" valign="top">
10.6%
</td>
<td width="123" valign="top">
11.7%
</td>
</tr>
<tr>
<td width="140" valign="top">
Ashfield units
</td>
<td width="107" valign="top">
$478,000
</td>
<td width="123" valign="top">
10.4%
</td>
<td width="123" valign="top">
11.5%
</td>
</tr>
<tr>
<td width="140" valign="top">
Condell Park houses
</td>
<td width="107" valign="top">
$536,250
</td>
<td width="123" valign="top">
10.4%
</td>
<td width="123" valign="top">
10.3%
</td>
</tr>
<tr>
<td width="140" valign="top">
Belfield houses
</td>
<td width="107" valign="top">
$700,500
</td>
<td width="123" valign="top">
10.4%
</td>
<td width="123" valign="top">
10.8%
</td>
</tr>
<tr>
<td width="140" valign="top">
Paddington units
</td>
<td width="107" valign="top">
$600,000
</td>
<td width="123" valign="top">
10.1%
</td>
<td width="123" valign="top">
10%
</td>
</tr>
</tbody></table>
 Victoria
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="130" valign="top">
 
</td>
<td width="116" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="130" valign="top">
McCrae houses
</td>
<td width="116" valign="top">
$632,000
</td>
<td width="123" valign="top">
19.2%
</td>
<td width="123" valign="top">
10.6%
</td>
</tr>
<tr>
<td width="130" valign="top">
Drysdale houses
</td>
<td width="116" valign="top">
$400,000
</td>
<td width="123" valign="top">
15.9%
</td>
<td width="123" valign="top">
13.3%
</td>
</tr>
<tr>
<td width="130" valign="top">
Kyneton houses
</td>
<td width="116" valign="top">
$380,000
</td>
<td width="123" valign="top">
12.8%
</td>
<td width="123" valign="top">
15%
</td>
</tr>
<tr>
<td width="130" valign="top">
White Hills houses
</td>
<td width="116" valign="top">
$380,000
</td>
<td width="123" valign="top">
12.8%
</td>
<td width="123" valign="top">
15%
</td>
</tr>
<tr>
<td width="130" valign="top">
Portarlington houses
</td>
<td width="116" valign="top">
$415,000
</td>
<td width="123" valign="top">
10.3%
</td>
<td width="123" valign="top">
11.4%
</td>
</tr>
<tr>
<td width="130" valign="top">
Castlemaine houses
</td>
<td width="116" valign="top">
$325,000
</td>
<td width="123" valign="top">
10.2%
</td>
<td width="123" valign="top">
9.9%
</td>
</tr>
<tr>
<td width="130" valign="top">
Gisborne houses
</td>
<td width="116" valign="top">
$450,000
</td>
<td width="123" valign="top">
9.8%
</td>
<td width="123" valign="top">
11.2%
</td>
</tr>
<tr>
<td width="130" valign="top">
Strathdale houses
</td>
<td width="116" valign="top">
$360,000
</td>
<td width="123" valign="top">
9.7%
</td>
<td width="123" valign="top">
12.2%
</td>
</tr>
<tr>
<td width="130" valign="top">
Soldiers Hill houses
</td>
<td width="116" valign="top">
$285,000
</td>
<td width="123" valign="top">
9.6%
</td>
<td width="123" valign="top">
12.2%
</td>
</tr>
</tbody></table>
 NT
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="140" valign="top">
 
</td>
<td width="107" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="140" valign="top">
Tenant Creek houses
</td>
<td width="107" valign="top">
$230,000
</td>
<td width="123" valign="top">
24.3%
</td>
<td width="123" valign="top">
20.9%
</td>
</tr>
<tr>
<td width="140" valign="top">
Roseberry units
</td>
<td width="107" valign="top">
$433,500
</td>
<td width="123" valign="top">
11.2%
</td>
<td width="123" valign="top">
10.1%
</td>
</tr>
<tr>
<td width="140" valign="top">
Humpty Doo houses
</td>
<td width="107" valign="top">
$525,000
</td>
<td width="123" valign="top">
8.8%
</td>
<td width="123" valign="top">
24.8%
</td>
</tr>
</tbody></table>
 Queensland
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="130" valign="top">
 
</td>
<td width="116" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="130" valign="top">
Moranbah houses
</td>
<td width="116" valign="top">
$615,000
</td>
<td width="123" valign="top">
25%+
</td>
<td width="123" valign="top">
16.9%
</td>
</tr>
<tr>
<td width="130" valign="top">
Blackwater houses
</td>
<td width="116" valign="top">
$365,000
</td>
<td width="123" valign="top">
16.7%
</td>
<td width="123" valign="top">
10.6%
</td>
</tr>
</tbody></table>
 South Australia
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="140" valign="top">
 
</td>
<td width="107" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="140" valign="top">
Ceduna houses
</td>
<td width="107" valign="top">
$265,000
</td>
<td width="123" valign="top">
12.8%
</td>
<td width="123" valign="top">
16.5%
</td>
</tr>
</tbody></table>
 
Western Australia
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="130" valign="top">
 
</td>
<td width="116" valign="top">
Median house price
</td>
<td width="123" valign="top">
12 month growth in median price
</td>
<td width="123" valign="top">
Average annual growth over three years
</td>
</tr>
<tr>
<td width="130" valign="top">
South Hedland
</td>
<td width="116" valign="top">
$750,000
</td>
<td width="123" valign="top">
7.9%
</td>
<td width="123" valign="top">
13.7%
</td>
</tr>
</tbody></table>
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lschlesinger-FZcF9M3vE6

Humpty Doo, home of the Big Boxing Crocodile, among eclectic mix of 25 post-GFC hotspot kings

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The prestige suburb of Mosman on Sydney’s lower north shore will have the most auctions in the city this weekend, with 11 auctions scheduled out of a total of 420, according to Australian Property Monitors (APM). 
Earlier this week, Property Observer reported that prominent <a href="https://www.propertyobserver.com.au/new-south-wales/bankers-are-supposedly-bailing-but-mosmans-mandolong-house-reputedly-sells-for-bullish-%2418-million/2012031853893" target="_blank">Goldman Sachs Sydney stockbroker Richard Coppleson</a> had advised his clients that he'd  heard stories that Mosman was in a "huge state of distress" as bankers bailed from the prestige property market. 
The other Sydney suburb with a flurry of auction activity this weekend is Maroubra in the eastern suburbs, where eight auctions are scheduled. 
This weekend’s Sydney auction volumes are 20% higher than the same weekend last year. 
In total, APM has 752 auctions listed in Sydney for the March 31 “super Saturday” weekend, 28% more than the same time last year. 
Melbourne is also building to a 1,000-plus super Saturday weekend. 
According to the Real Estate Institute of Victoria (REIV) there are 820 auctions scheduled in Melbourne this weekend, with 17 scheduled in St Kilda and 14 in Richmond. 
This is slightly below the 872 auctions recorded for the same weekend last year, which had a clearance rate of 59%. 
The REIV expects about 1,070 auctions in Melbourne for the March 31 weekend, the first time since the December 11, 2010 weekend that auction numbers will tip over 1,000.
Last year there were five weekends with more than 950 auctions.
The year-to-date clearance rate in Melbourne is 62% from 3,625 auctions. At the same time last year the clearance rate was 67% and in 2010 a much higher 87%.
 
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Mosman in Sydney and St Kilda in Melbourne to have most auctions this weekend in lead-up to pre-Easter super Saturday 

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12/46 Kingsville Street, Kingsville, VIC, 3102
<img style="border-style: initial; border-color: initial; max-width: 480px;" src="/images/stories/kingsville.jpg"> 
This one-bedroom ground-floor apartment is currently leased for $200 per week, and Barry Plant agent Peter Nichols says this is slightly under market rent. The tenants are on an expired lease, and Nichols says the property could probably rent for $220 per week. The property has parking onsite and is within walking distance of shops. 
Nichols <a target="_blank" href="https://www.barryplant.com.au/property.cfm?propertyID=1985566&amp;realestate=46_Kingsville_st_KINGSVILLE_VIC_3012&amp;menuItemID=41628">is marketing the property</a> with price hopes of $200,000 plus, and if it sells for $200,000 that would secure an investor a gross rental yield of 5.2% at its current rent or 5.7% if it were rented for $220 per week. Both are significantly higher than the indicative gross rental yield for Kingsville units of 4.2%, according to RP Data. 
<a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $3,000 and over five years to be $6,000.
The median unit price in Kingsville went up by 2.5% in the past year, according to RP Data.
The property will be open for inspection on Saturday, March 24 at noon and will go to auction on Saturday, March 31 at 10.30am.
For more about prices and yields in Kingsville, see the <a target="_blank" href="/news">RP Data suburb page.</a>
For another investment prospect open for inspection this weekend, see page 2.
 
<hr class="system-pagebreak">
 
104 Stella Street, Fairfield Heights, NSW, 2165
<img style="border-style: initial; border-color: initial; max-width: 480px;" src="/images/stories/stellast.jpg"> 
The tenant in this three-bedroom house is paying $380 per week and is on an expired lease. Pretti Real Estate agent Stephen Jurinic says this is below market rent, and the property could be leased for between $400 and $420 per week. The house has timber floors, a timber kitchen and a detatched room that could make a good home office.
Jurinic is marketing the property with price hopes of $480,000 plus, and if it sells at that price it would secure an investor a gross rental yield of 4.2% at its current rent. If it were rented for $420 per week, that would secure a gross rental yield of 4.6%, below the indicative gross rental yield for Fairfield houses 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.
<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 $28,000.
The median house price in Fairfield Heights rose by 7.2% in the past year, according to RP Data.
The property will be open for inspection on Saturday, March 24 at noon and will go to auction on Saturday, March 31 at 2pm.
For more about prices and yields in Fairfield Heights, see the RP Data suburb page.
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cknowlton-QnEa6ntUYP

Friday form guide: Yields of up to 5.7% in Kingsville

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I met with Danielle this week for a coffee.   Danielle is a part-time town planner and mum to three kids.  I’d met Danielle when she’d asked me about helping her with a medium-density development.
Then, through some unfortunate circumstances Danielle found herself a single mum.  She couldn’t finance a larger development.  But she used her experience and prowess in understanding the planning process to make herself a cool $70,000 profit from a simple two lot subdivision.
Danielle purchased a large lot in a new release of a big, well-known development in the Hunter region of NSW.  My first reaction was, “You can’t buy a lot in a new release and then subdivide it, as there are restrictions under the 88B Instrument in the contract”.  A Section 88B Instrument is the part of a deposited plan that upon registration can put certain restrictions on the land.
You would assume a large developer would protect the right for someone to come in and then subdivide its lots, especially in a new, upmarket release.  But Danielle went through the massive contract with a fine-tooth comb, and with her ability to read the local environment plan and development control play and understand what the council would allow, and what she was legally permitted to do, she went for it.
There was one hiccup when the town planner managing her development application started to question it.  But as she’d had no opposition from the vendor, the original developer or her neighbours, she was able to talk her way around this.  Once approved, she paid for the necessary works and then soon sold off both smaller lots and made her profit.  Go girl!  So I thought I’d explain to you more detail about subdivision. Because although it worked out well for Danielle, it can be costly and not so rewarding if not managed the right way.
Subdivision is one of the many strategies you can use to develop property.  It involves converting one piece of land or existing dwellings into several.
Raw land subdivision entails legally and physically converting raw, undeveloped land into developed land so that one or more buildings – residential, commercial or industrial – can be constructed.  As you will be changing the land’s usage and appearance, for example perhaps from a rural rezoned paddock into a residential land subdivision, you’ll also be building the infrastructure required such as roads, paths, drainage systems, water, sewerage and perhaps even public utilities such as a park.
You can also subdivide developed land (much more easily) by simply splitting a block in half.
Subdivision of existing buildings is the conversion of a single title to multiple titles. For instance, a block of 10 units on a single title –often referred to as units “in one line” – can be converted into individual titles such a strata title. This is a great way to add value to the properties and allows you to sell them off individually.
Subdivision is a great development strategy for the current market conditions.  It gives you flexibility to play is safe and sell off a newly created piece of land to reduce your loan, or to hold and add value to the property by registering the new lots and holding or further developing them.
The objective here is to have a creative outlook while searching for potential subdivision sites, as it is this creativity that can determine the success of the development.
So when would you subdivide?
An investor might buy a dwelling that is on a large piece of land, where he or she can renovate a house and then subdivide, or perhaps a home owner living on a potential development site where subdivision may be permissible. The site will, however, need to meet council regulations.  The first question you need to ask the council is, “What is the minimum lot size?”  You can find this out from your council’s Development Control Plan for Subdivision and their guidelines.  The minimum lot size will vary from council to council and from different zonings. For instance, the residential minimum lot size will be smaller than the rural zoned land size.  One council I work with has a residential minimum lot size is 450 square metres.  So we can subdivide a 900sqm corner block into two lots. However, if we had a 900-square-metre piece of land that was not on a corner, then we could not subdivide this, as we also need to allow for a driveway to access the back lot and the area needed for the driveway is in addition to the minimum 450 square metres.  So we would need a block of land approximately 1,100 square metres in size to be able to subdivide and allow for our access handle.   Another type of property to look for is land with two street frontages, so if it is 900 square metres in size and the minimum lot size is 450 square metres you can literally cut it in half and each lot will have its own street frontage.
Different types of subdivision
When looking to develop with subdivision, it’s important you understand the different types of subdivisions. Getting professional advice will help you to make the best decision for your site and also which potential purchase will make the process through council the smoothest.
Strata subdivision – Dividing a property into separate units, apartments or villas.  Strata is land title based on the horizontal division of air space and may involve common areas shared by each title holder and usually managed by a strata manager.
Torrens subdivision – Dividing one land lot into two or more separate land titles. This form of subdivision gives the owner complete autonomy with their land as they don’t have to answer to the strata manager or adhere to certain strata rules and regulations.
Community subdivision – A development with common property such as roads may be used by all residents.
The figures
When budgeting for your subdivision you’ll need to start with a realistic target for how much the completed development will be worth, and then subtract costs to calculate profitability. It’s important to run a feasibility analysis on the subdivision (<a href="https://www.propertyobserver.com.au/developments/how-to-determine-if-a-site-is-feasible-for-development/2012031453848">covered in detail in last week’s article</a>) including possible costs for stamp duty, legal fees, surveyor services, council application and developer charges, civil works and service connections such as gas electricity and water.
Make sure you also discuss your subdivision strategy with an accountant and understand the possible tax and GST implications if you are planning to sell.  You will also need to estimate your holding costs such as interest on your loan and rates.  This can be a real drain on finances if the process drags out and you are not getting any income from the land to help offset your holding costs, so time is money in this type of development.  Try negotiating long settlement periods with permission to lodge a DA from the vendor or buy under an option.
Location
Getting the location right can either make or break your development success. Research is important here to ensure you are building a property where people in that area want to live. You have to totally remove yourself from the development, as you won’t be living in it, your target market will be.
Inner cities are limited with the availability of land, so in this case strata division is being created through developments.  Looking up to two hours outside the city allows you to be more creative in your development, plus you can usually create a Torrens subdivision. There may also be more room for growth in the outskirts, especially if there is some infrastructure taking place in that area.
Choosing the right property
<ul>
<li>The first item you need to properly assess a potential subdivision site is a survey. It’s amazing how many sales contracts I review that do not have a survey.  So you may need to pay for this before exchanging as you need to be sure of the land size and whether there are any easements affecting it. </li>
<li>The next item I always ask for is the sewer diagram. You need to know where the sewer is located and if it is actually feasible based on the slope of the land, to cost effectively extend it to service a new lot. </li>
<li>You need to check the slope of the site for drainage issues.</li>
<li>Check the aspect of the site and think ahead of where any new dwellings will sit to take advantage of the aspect.</li>
<li>Research the zoning regulations and read council’s subdivision guidelines.</li>
<li>Compare market value – is vacant land in demand?</li>
<li>Check service connections – is there sewer available in the area, is there an electricity source close by?</li>
<li>Corner blocks are good for your first subdivision </li>
<li>Structure of property – this is important if you are developing a strata division as the building will need to be structurally sound to handle the requirements such as firewalls between units.</li>
<li>Have your solicitor check for restrictive covenants or easements. You may find land in a new estate has a covenant over it that does not allow for further subdivision.</li>
</ul>
 
DA approval 
Getting a surveyor to manage your subdivision DA can save you a lot of time.  If you’re researching a new area, the first place to start would be the local surveyor. They can give you advice on the subdivision process and cost indications. You need to use a surveyor to prepare your subdivision plan.
Once you have abided by the council’s regulations, it is then the residents you may need to win over. Generally if the land you’re subdividing meets zoning requirements and you comply with the subdivision development control plan then there should be little your neighbours can do about your subdivision, however it is always a nice gesture to talk to them personally about your plans.
I always look at the best way to subdivide as part of our development process, the way that will be most cost effective and not hold up the development process, and we have found in many instances it may not be the most obvious way.  What may look like a simple subdivision can turn into months and months of complicated work.  The service connections, plumbing and civil works alone can really blow out a budget, so it’s important to understand the entire process before you embark on your first subdivision.  I’d recommend you start with a simple two-lot subdivision.
There are many more things to consider when planning a land or building subdivision, so make sure you engage professionals to assist you if you’re a beginner.  A development project manager will be able to work with you on every stage of the process and you’ll be amazed at how much you learn along the way and like Danielle, you could find yourself making a nice profit for your efforts.
Jo Chivers is director of <a title="Property Bloom" target="_blank" href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
 
 
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jochivers-wq5Bp59R5a

Subdivision can make you money, but there is a lot of potential for costly mistakes

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Before determining whether to sell your home privately or at auction, you need to consider the specifics of your property, the neighbourhood and what’s happening on the property market. All of these will determine the most appropriate way of selling your home so here’s a list of things to consider when making your decision:
<ul>
<li>
What is the norm in your area? </li>
</ul>
Unless your property is very distinctive or unusual, you’re unlikely to get much interest and enthusiasm from a crowd of potential buyers if auctions just aren’t the done thing in your area. Consider how other properties are sold in your area and how that might work for you. However, in some suburbs, if you don’t hold an auction you may be risking the perception that there is an issue with your home that makes it unsuitable for sale in that way.
<ul>
<li>
Is your property of a kind that is in high demand? </li>
</ul>
If your house has unique or special qualities such as features or location that buyers would be prepared to compete for, auction may be an ideal way of taking advantage. However, if this is not the case, you may struggle to draw a crowd that would give an auction the momentum it needs.
<ul>
<li>
Is the property market in your area booming? </li>
</ul>
When prices are going up and up in your area, buyers are keen to buy even quite ordinary homes because they’re fearful of missing out and having to pay more at another time. This anxiety encourages buyers to bid higher than others in order to secure your property. The thrust and parry of an auction is the perfect setting for this. However, if there is not a great deal of excitement and demand from buyers for properties in your area, an auction may fall flat and you may not get a bid at a price you’re happy with.
<ul>
<li>
How quickly do you need to sell your property? </li>
</ul>
If you need to sell your home in a particular time frame, an auction may be best because even if your property passes in on the day, it will usually sell within the next week or so. If you have more time and want to sell your property in a more relaxed way, a private treaty sale might work as a property can sit on the market for several weeks – you will also have more time to consider offers.
<ul>
<li>
Can you handle the marketing, inspection and sales processes yourself? </li>
</ul>
If you find it a chore and it falls outside your comfort zone, an auction could be the best way to go. Auctions have specific and intense marketing periods running for around four weeks and, if you’re lucky, it then culminates in ten minutes or less of bidding on a specific day and then it’s over.
<img width="100" style="float: left; margin: 5px;" src="/images/stories/sellingdummies.jpg">
Karin Derkley is a the former deputy editor of Personal Investor magazine, and continues to write for The Age and AFR Smart Investor. She has also lived through the pleasures and pitfalls of purchasing and renovating her own home. She is the author of <a href="https://au.dummies.com/store/product/Selling-Your-Home-For-Dummies-Australian-Edition.productCd-0730377156" target="_blank">Selling Your Home for Dummies</a>, published by <a href="https://au.wiley.com/WileyCDA/" target="_blank">Wiley</a>. The <a href="https://www.dummies.com/Section/index" target="_blank">Dummies brand</a> is celebrating its 21st anniversary in Australia in March. This is an excerpt from Selling Your Home for Dummies.
 
 
For more advice on auction vs private treaty, download our <a target="_blank" href="https://register.propertyobserver.com.au/propertyobserver-auction-vs-private-treaty/">free eBook</a>.
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kerkley-uF6NdMiThS

Choosing a method of sale: Auction vs private treaty

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Buyers have shown strong interest in the R Corporation’s new Central Park development in the Melbourne suburb of Cheltenham, with just over half of the 52 townhouses sold just three days after the first stage of the development officially launched on Saturday, March 17.
About 120 groups went through the display centre during the weekend of the project’s launch. Ten of the townhouses were sold over the weekend. Pre-sales began for the development in November last year but ceased during the Christmas period. Pre-sales began again in February 2012.
<img src="/images/stories/cheltcentralpark1.jpg">
Central Park will offer six styles of townhouse, all named after flowers. They range from the two-bedroom, 121-square-metre Jasmine, which is priced from $530,000, to the three-bedroom, 170-square-metre Orchid, priced from $825,000. All styles come with carports or garages, with the Orchid including a double garage. The first stage of the development offers five styles, with Jasmine the only two-bedroom model available. All models have two bathrooms.
There will be four stages of 52 townhouses each.
<img src="/images/stories/cheltcentralpark2.jpg">
“For us it’s about delivering a design-focused townhouse that truly caters to the modern lifestyle our customers lead,” says R Corporation marketing manager Rohan Ames.
“We take our knowledge and heritage of the designer apartment market and apply this approach and ability to design efficient living spaces for the townhouses. The benefit now is that with townhouses we have more room to play with and there isn’t a need to compromise on space. Bathrooms can be more spacious and accommodate double showers and dual basins, living spaces are large, bright and open, and bedrooms feature walk-in robes,” Ames says.
<img src="/images/stories/cheltcentralpark3.jpg">
Central Park is aimed at upgraders who are buying their second or third homes.
“R. Corporation has recognised there is a largely ignored market that have outgrown their small apartment, but are not at the stage in life where they are considering, or can afford a large detached family home on a quarter-acre block,” Ames says.
The development’s target demographic is younger buyers who want the convenience of an inner-city lifestyle without being forced to live in tiny units.
<img src="/images/stories/cheltcentralpark4.jpg">
“The modern home buyer wants the design aesthetic of an inner city apartment, but with more space for entertaining and relaxing, and which also gives them more options for the next phase of their life,” says Ames.
“In many suburbs the only alternative to an apartment in their price range is a dated existing home. These often require renovations to cater to a modern lifestyle, and they’ll find themselves spending their weekends maintaining the garden, mowing the lawn or worrying about whether the roof will leak. Instead they want a modern home that they can enjoy with friends and family but is also easy to maintain.”
 
 
 
 
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Upgraders showing strong interest in Cheltenham townhouse development Central Park

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1/102 David Street, Dandenong, VIC, 3175
<img style="border-style: initial; border-color: initial; max-width: 480px;" src="/images/stories/davidst.jpg"> 
This two-bedroom unit is currently rented until November this year at $1,227 per month, meaning it could be a good prospect for investors. It has been recently renovated and has hardwood floors and a carport. 
It was passed in at its weekend auction on a vendor's bid of $240,000. There were three bidders at the auction.
McDonald Real Estate agent Trevor Mendis <a target="_blank" href="https://mcdonaldre.co/details/?pid=531205">is markeing the property</a> with price hopes of $260,000. Before auction Mendis provided a price guide of $240,000 plus. If it sells for $260,000, that would secure an investor a gross rental yield of 5.7%, far higher than the indicative gross rental yield of 4.8% for Dandenong 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 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 $4,000 and over five years to be $8,000.
The median unit price for Dandenong fell by 1.4% in the past year, according to RP Data.
For more about prices and yields in Dandenong, see the RP Data suburb page.
 
 
 
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Investor form guide wrap: Yields of up to 5.7% in Dandenong

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There's now a tipping website, <a style="font-size: 14px; text-align: left;" target="_blank" href="https://www.propertytycoon.com.au/">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.
This week most properties in the competition sold under the hammer or just after auction, with two of five Brisbane properties passed in and all five in Melbourne and Sydney finding buyers.
<img src="/images/stories/bastings.jpg">
The Melbourne property featured on Property Observer, 32 Bastings Street, Northcote (pictured above) sold just after auction. 
"In Melbourne a huge crowd came out to see the auction of 32 Bastings Street, Northcote. Initially no one wanted to be the first to bid but eventually two bidders came out from behind the trees, literally," says Mark Armstrong of Property Tycoon.
"The property was passed in for $1.5 million and sold shortly after for $1.6 million. A great result for the owner given they purchased the property for just under $1 million six years ago."
<img src="/images/stories/boyce.jpg">
The Sydney property featured on Property Observer, 7 Boyce Street, Glebe (pictured above), "enticed three bidders into the auction, and the property sold under the hammer for $1.65 million," says Armstrong.


"While this price is $150,000 more than the owner paid in 2008 it represents an annual growth rate of under 3% and illustrates the downside of holding property for a short period of time."
But unusually, it was the Brisbane property, 17 Pauline Street, Tarragindi (pictured below) that had the most interest. 
<img src="/images/stories/pauline.jpg">
"Brisbane's market continues to show pockets of strength, with a massive auction for the large seven-bedroom home at 17 Pauline Street, Tarragindi," Armstrong says.
"Ten parties were keen to call this place home, but only one was prepared to pay the $1.32 million that was required."
 
 
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Strong results for weekend auction tipping, with most properties selling at or after auction

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There are 47 suburbs currently offering property investors gross rental yields of 6% or more with list headed by the remote Queensland mining and agricultural town of Roma, analysis of Smart Investor magazine’s top 601 suburbs list has revealed.
The hotspot list is based on those suburbs where dwelling prices appreciated the greatest over the 12 months to December 2011.
NSW has the highest proportion of high-yielding suburbs with 13, followed by 12 in Queensland, 10 in Victoria, six in Tasmania three in South Australia, two in Western Australia and one in the Northern Territory.
Roma, a town in the western Darling Downs area of south-west Queensland, 515 kilometres west of Brisbane, is currently offering the highest gross rental yield of all 601 suburbs on the list.
Houses in Roma have a gross rental yield of 8.7% with a median price of $300,000 and a median weekly rent of $300.
Next on the list is the small town of Queenstown (just 5,000 people) in the western coast region of Tasmania, where the median house prices is under $90,000.
Weekly median rents in Queenstown are $150, equating to a yield of 8.2%. The town is the home of the West Coast Wilderness Railway, a 35-kilometre journey to Strahan on a 100-year-old steam-powered locomotive as well as a thriving arts community.
NSW’s top-yielding location is also extremely remote – Broken Hill in the NSW outback, where the median house price is just $127,500, the median weekly rent is $200 and the median gross rental yield is 7.5%.
NSW suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Broken Hill houses
</td>
<td width="154" valign="top">
$127,500
</td>
<td width="154" valign="top">
$200
</td>
<td width="154" valign="top">
7.5%
</td>
</tr>
<tr>
<td width="154" valign="top">
Warwick Farm units
</td>
<td width="154" valign="top">
$226,000
</td>
<td width="154" valign="top">
$280
</td>
<td width="154" valign="top">
7%
</td>
</tr>
<tr>
<td width="154" valign="top">
Moree houses
</td>
<td width="154" valign="top">
$231,500
</td>
<td width="154" valign="top">
$230
</td>
<td width="154" valign="top">
6.9%
</td>
</tr>
<tr>
<td width="154" valign="top">
Lakemba units
</td>
<td width="154" valign="top">
$256,000
</td>
<td width="154" valign="top">
$320
</td>
<td width="154" valign="top">
6.6%
</td>
</tr>
<tr>
<td width="154" valign="top">
West Kempsey houses
</td>
<td width="154" valign="top">
$215,000
</td>
<td width="154" valign="top">
$250
</td>
<td width="154" valign="top">
6.5%
</td>
</tr>
<tr>
<td width="154" valign="top">
Fairfield units
</td>
<td width="154" valign="top">
$260,000
</td>
<td width="154" valign="top">
$315
</td>
<td width="154" valign="top">
6.4%
</td>
</tr>
<tr>
<td width="154" valign="top">
Wiley Park units
</td>
<td width="154" valign="top">
$270,000
</td>
<td width="154" valign="top">
$315
</td>
<td width="154" valign="top">
6.4%
</td>
</tr>
<tr>
<td width="154" valign="top">
Kurri Kurri houses
</td>
<td width="154" valign="top">
$257,500
</td>
<td width="154" valign="top">
$290
</td>
<td width="154" valign="top">
6.3%
</td>
</tr>
<tr>
<td width="154" valign="top">
Gunnedah houses
</td>
<td width="154" valign="top">
$269,000
</td>
<td width="154" valign="top">
$285
</td>
<td width="154" valign="top">
6.3%
</td>
</tr>
<tr>
<td width="154" valign="top">
Glenn Innes houses
</td>
<td width="154" valign="top">
$199,000
</td>
<td width="154" valign="top">
$200
</td>
<td width="154" valign="top">
6.2%
</td>
</tr>
<tr>
<td width="154" valign="top">
Young houses
</td>
<td width="154" valign="top">
$235,000
</td>
<td width="154" valign="top">
$230
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Roselands units
</td>
<td width="154" valign="top">
$323,500
</td>
<td width="154" valign="top">
$330
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Minto houses
</td>
<td width="154" valign="top">
$318,500
</td>
<td width="154" valign="top">
$350
</td>
<td width="154" valign="top">
6%
</td>
</tr>
</tbody></table>
 
 Queensland suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Roma houses
</td>
<td width="154" valign="top">
$300,000
</td>
<td width="154" valign="top">
$480
</td>
<td width="154" valign="top">
8.7%
</td>
</tr>
<tr>
<td width="154" valign="top">
Emerald houses
</td>
<td width="154" valign="top">
$412,250
</td>
<td width="154" valign="top">
$550
</td>
<td width="154" valign="top">
7.6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Calliope houses
</td>
<td width="154" valign="top">
$447,000
</td>
<td width="154" valign="top">
$550
</td>
<td width="154" valign="top">
6.6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Spring Hill units
</td>
<td width="154" valign="top">
$388,500
</td>
<td width="154" valign="top">
$450
</td>
<td width="154" valign="top">
6.5%
</td>
</tr>
<tr>
<td width="154" valign="top">
Brisbane units
</td>
<td width="154" valign="top">
$430,000
</td>
<td width="154" valign="top">
$295
</td>
<td width="154" valign="top">
6.5%
</td>
</tr>
<tr>
<td width="154" valign="top">
Nth Mackay houses
</td>
<td width="154" valign="top">
$350,000
</td>
<td width="154" valign="top">
$432
</td>
<td width="154" valign="top">
6.2%
</td>
</tr>
<tr>
<td width="154" valign="top">
S. Gladstone houses
</td>
<td width="154" valign="top">
$395,000
</td>
<td width="154" valign="top">
$370
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="154" valign="top">
Glen Eden houses
</td>
<td width="154" valign="top">
$463,000
</td>
<td width="154" valign="top">
$550
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Slade Point houses
</td>
<td width="154" valign="top">
$380,000
</td>
<td width="154" valign="top">
$400
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Clinton houses
</td>
<td width="154" valign="top">
$450,000
</td>
<td width="154" valign="top">
$520
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
W. Gladstone houses
</td>
<td width="154" valign="top">
$410,000
</td>
<td width="154" valign="top">
$430
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Sth Mackay houses
</td>
<td width="154" valign="top">
$360,000
</td>
<td width="154" valign="top">
$390
</td>
<td width="154" valign="top">
6%
</td>
</tr>
</tbody></table>
 Victorian suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Red Cliffs houses
</td>
<td width="154" valign="top">
$173,500
</td>
<td width="154" valign="top">
$180
</td>
<td width="154" valign="top">
7.9%
</td>
</tr>
<tr>
<td width="154" valign="top">
Morwell houses
</td>
<td width="154" valign="top">
$165,000
</td>
<td width="154" valign="top">
$180
</td>
<td width="154" valign="top">
6.8%
</td>
</tr>
<tr>
<td width="154" valign="top">
Morwell houses
</td>
<td width="154" valign="top">
$165,000
</td>
<td width="154" valign="top">
$180
</td>
<td width="154" valign="top">
6.8%
</td>
</tr>
<tr>
<td width="154" valign="top">
Moe houses
</td>
<td width="154" valign="top">
$160,000
</td>
<td width="154" valign="top">
$190
</td>
<td width="154" valign="top">
6.7%
</td>
</tr>
<tr>
<td width="154" valign="top">
Maryborough houses
</td>
<td width="154" valign="top">
$185,000
</td>
<td width="154" valign="top">
$230
</td>
<td width="154" valign="top">
6.5%
</td>
</tr>
<tr>
<td width="154" valign="top">
Horsham houses
</td>
<td width="154" valign="top">
$214,000
</td>
<td width="154" valign="top">
$225
</td>
<td width="154" valign="top">
6.4%
</td>
</tr>
<tr>
<td width="154" valign="top">
Eaglehawk houses
</td>
<td width="154" valign="top">
$234,250
</td>
<td width="154" valign="top">
$270
</td>
<td width="154" valign="top">
6.2%
</td>
</tr>
<tr>
<td width="154" valign="top">
White Hills houses
</td>
<td width="154" valign="top">
$274,000
</td>
<td width="154" valign="top">
$275
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="154" valign="top">
California Gully houses
</td>
<td width="154" valign="top">
$227,500
</td>
<td width="154" valign="top">
$260
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="154" valign="top">
Norlane houses
</td>
<td width="154" valign="top">
$203,000
</td>
<td width="154" valign="top">
$230
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
</tbody></table>
 Tasmania suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Queenstown houses
</td>
<td width="154" valign="top">
$89,500
</td>
<td width="154" valign="top">
$150
</td>
<td width="154" valign="top">
8.2%
</td>
</tr>
<tr>
<td width="154" valign="top">
Bridgewater houses
</td>
<td width="154" valign="top">
$177,000
</td>
<td width="154" valign="top">
$245
</td>
<td width="154" valign="top">
7.3%
</td>
</tr>
<tr>
<td width="154" valign="top">
Ravenswood houses
</td>
<td width="154" valign="top">
$163,500
</td>
<td width="154" valign="top">
$200
</td>
<td width="154" valign="top">
6.4%
</td>
</tr>
<tr>
<td width="154" valign="top">
Rokeby houses
</td>
<td width="154" valign="top">
$209,000
</td>
<td width="154" valign="top">
$248
</td>
<td width="154" valign="top">
6.3%
</td>
</tr>
<tr>
<td width="154" valign="top">
Glenorchy houses
</td>
<td width="154" valign="top">
$255,000
</td>
<td width="154" valign="top">
$290
</td>
<td width="154" valign="top">
6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Invermay houses
</td>
<td width="154" valign="top">
$216,500
</td>
<td width="154" valign="top">
$250
</td>
<td width="154" valign="top">
6%
</td>
</tr>
</tbody></table>
 South Australia suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Ceduna Houses
</td>
<td width="154" valign="top">
$265,000
</td>
<td width="154" valign="top">
$270
</td>
<td width="154" valign="top">
6.8%
</td>
</tr>
<tr>
<td width="154" valign="top">
Roxby Downs houses
</td>
<td width="154" valign="top">
$415,000
</td>
<td width="154" valign="top">
$460
</td>
<td width="154" valign="top">
6.3%
</td>
</tr>
<tr>
<td width="154" valign="top">
Elizabeth Downs houses
</td>
<td width="154" valign="top">
$197,000
</td>
<td width="154" valign="top">
$240
</td>
<td width="154" valign="top">
6.3%
</td>
</tr>
</tbody></table>
 WA suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Kalgoorlie houses
</td>
<td width="154" valign="top">
$312,000
</td>
<td width="154" valign="top">
$370
</td>
<td width="154" valign="top">
6.6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Boulder houses
</td>
<td width="154" valign="top">
$263,000
</td>
<td width="154" valign="top">
$320
</td>
<td width="154" valign="top">
6.6%
</td>
</tr>
</tbody></table>
 
NT suburbs with top rental yields of 6% or more
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
 
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Median weekly rent
</td>
<td width="154" valign="top">
Gross rental yield
</td>
</tr>
<tr>
<td width="154" valign="top">
Katherine East houses
</td>
<td width="154" valign="top">
$335,000
</td>
<td width="154" valign="top">
$380
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
</tbody></table>
</body></html>

The 47 brightest localities for rental yields on Smart Investor's list of 601 suburb hotspots

<html><body>Australian Property Monitors (APM) has released a list of results from 358 auctions in Sydney for the weekend of March 17. The clearance rate was 58%. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf"> Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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