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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A development site in Sydney's west has sold for more than $36 million on behalf of a Revelop property group, in partnership with Mintus Pty Ltd. 
The sale has paved way for a 30,000 square metre apartment project at the Pemulwuy site, including 300 units across eight buildings, ranging from three to five storeys.
CBRE Western Sydney's Alex Mirzaian negotiated the sale of the Butu Wargon Drive property to a local western Sydney developer on behalf of Revelop and Mintus.
Mr Mirzaian noted that, even in these uncertain times, sites with development approvals in under supplied areas would continue to transact, fuelled by the expectation of further construction industry stimulus from the NSW Government.
“Some local western Sydney buyers are looking to keep building with the view that the market will recover in the next 12 months as housing supply dries up,” Mr Mirzaian said.
The project will be the Pemulwuy area's only new multi-unit housing development in the past decade. 
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j.ballantyne1990-6AQqhLzZaK

Pemulway development site sold for $36 million

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Townsville agent Julie Mahoney not only conducted her first online auction but also managed to become the first Townsville office to sell property via online platform.
Two properties were snapped up on Monday night, 7 Townsend St, Mysterton (pictured above) sold for $450,000 and 116-118 Martinez Avenue, West End went for $545,000.
Office principal and selling agent Julie Mahoney said the auctions drew a large range of bidders including locals, those from interstate and even a few international viewers translating to some great results on the night.
Ms Mahoney said, "most of the bidders were local but the demographic was quite interesting."
“We had bidders who were aged from 70 plus online and one of my vendors who will be auctioning later in the month watched from England."
A local first home buyer couple were the winning bidders on 7 Townsend St, Mysterton which they said was the first auction they’ve participated in.
“We were very nervous, however it was an easier process than what we thought it was going to be and not being able to see the competition actually made it easier,” they said.
The couple had been looking for several months and the four bedroom home was exactly what they were after.
Calling the auctions was Ray White Queensland chief auctioneer Mitch Peereboom who said he is thrilled to see both buyers and sellers embracing the new technology.
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Townsville's first successful online auction sale

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With unanimous support from the City of Melbourne's Future Melbourne Committee in March, the Victorian State Government has officially given the green light to the $2 billion Southbank by Beulah project. 
The 270,000 sqm mixed-use vertical village is considered one of Melbourne's most ambitious and forward-thinking projects to date.
Led by award-winning Melbourne developer, Beulah, the announcement is a welcome relief amid current economic uncertainty, with the project set to generate more than 4,700 construction jobs via the provision of a $1 billion additional investment stimulus to the Melbourne construction market. 
Upon complete of the. build, 3,250 new ongoing direct jobs is expected to be generated across multiple industries including office, retail, entertainment, hospitality and child care, ultimately growing the working population of Southbank by eight per cent. 
On track to become Australia's talent tower at 365 metres high, approval from the Minister for Planning, Lord Mayor of Melbourne, Sally Capp said, "This is a huge vote of confidence in our city at a time when we are going through a period of economic uncertainty."
Conceptualised alongside acclaimed Dutch firm, UNStudio, and local firm, Cox Architecture, the permit will now allow Beulah to officially transform the current BMW site into an unprecedented, world-class vertical village spanning a total of 270,000 sqm. 
Cox Architecture director Philip Rowe said, "Southbank has laid somewhat dormant for many years. Our collaborative concept has the ability to truly uncover its potential, improving the urban amenity while seamlessly unifying the suburb with Melbourne's CBD. 
"The architectural and cultural impact Southbank by Beulah will leave on Melbourne is an exciting prospect and will undoubtedly set a benchmark both locally and globally, both now and well into the future."
An extensive process to date - including the initial Southbank by Beulah global architecture competition - Beulah managing director, Jiaheng Chan said the project team has been overwhelmed by the support from the official government bodies. 
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“We would like to extend our sincere gratitude to both the Victorian Government and the City of Melbourne for their endorsement of ​Southbank by Beulah​, which we hope will play a significant role in Melbourne’s economic recovery over the coming years.
“​Southbank by Beulah​ will transform the way Melburnians work, live, learn, revitalise and play — it will set a global benchmark for an unprecedented lifestyle hub that caters to present and future generations and will assist in the future growth of Melbourne and its vision to become a truly global smart city.
“Discussions have already begun with leading global brands in the hospitality, retail and cultural sectors who are looking for a transformative project of this calibre.”
Lodged in August 2019, the approved application outlines plans to offer users an unprecedented connectedness to nature within an urban environment.
"It's not just about the height", said Nicholas Reece, the chair of the City of Melbourne's Planning Portfolio, "so much thought and effort has gone into the design and the green space."
Envisioned as a vertical mini-metropolis, ​Southbank by Beulah​ will comprise four distinct collections of private residences, public and green spaces, rooftop sky garden, town hall, commercial offices, a five-star urban resort, childcare centre, a health and wellness precinct, arts and culture spaces and programs, as well as world-class experiential retail, all within two twisting terraced forms.
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The spine twists into a series of outdoor spaces and green devices along the façades of the two towers, paying homage to Melbourne’s title of The Garden City, symbolically bridging the iconic Royal Botanic Gardens with Melbourne’s Arts Precinct.
Pocket parks will be a focal point throughout the building, connecting neighbourhoods within the residential tower, providing residents with a sense of community and a place to relax, before culminating in a landscaped journey to the publicly accessible ​rooftop sky garden.
Construction is forecast to commence next year and will take approximately five years to complete.
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Southbank's green spine gets Melbourne planning approvals

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OPINION: 

Being a leading Australian brand and creative agency we have seen many quotes in our time – and we have created many too.

But in the current environment, with the global economy being brought to a stand-still by the Covid-19 pandemic, there is one in particular quote that really resonates with me.

“The pessimist complains about the wind. The optimist expects it to change. The leader adjusts the sails.”

Who came up with the quote is open to conjecture. Some say it was written by an American author called John Maxwell. Others say it was another American William Arthur Ward. Who really cares?

If we embrace the underlying truth in this statement today, then we are already on the road to success.

At Toto, we are about not only keeping the brand alive, but seeking opportunities to take advantage of the current market psyche.

If the brand is alive, the business will survive. It’s that simple.

Just look at Virgin. Not a plane in the sky, a company in administration, but…..it will survive because of the strength of a trusted and proven brand, created over many years, by one of the world’s greatest entrepreneurs, Richard Branson.

If you look up the word intelligence in the Oxford dictionary, you will find a reference to intelligence as being the ability to adapt. 
  
Adapt or die has never been more poignant as we face the greatest economic challenge since the Great Depression.

We must not be sitting on our hands waiting for our clients to try and survive the surrounding storm.

We need to be proactively advising clients to seek advantage where it can be gained.

Whether you’re sitting at <a href="/guides/covid-19-is-it-possible-to-practise-social-distancing-at-home-absolutely">home self-isolating</a>, or in your office, or in an unemployment queue on your iPhone, brands can be seen like never before.

Look at Myer, which is reporting a 700 per cent increase in online purchases in recent weeks. People at home self-isolating have time to peruse, inquire, investigate and purchase.

If you’re a travel agency, you’d have every right to be worried right now. To tackle this, targeting strategies for tourism clients around January and February next year (when the floodgates open for these) to claw back and take advantage of the inevitable uptick in tourism both domestically and internationally, could be a wise move. 

If you’re a <a href="/">property company</a> with firm business acumen, there is a ‘live’ <a href="/guides/how-to-navigate-buying-property-during-the-covid-19-crisis">marketplace</a> of buyers who are liquid, and ready to seize opportunities themselves despite market challenges.

It’s these companies which not only maintain brand presence, but actively and creatively pursue their audiences.

That’s where we come in.

It is truly a worrying time for the nation and the world, yet we are in this together and we will come out of it together.

Let us take you to that New World.
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Melvie

Navigating through the New World

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It is undeniable that COVID-19 has had a <a href="/expert-insights/buying/how-will-the-coronavirus-impact-australia-s-property-market">huge impact</a> on the world and it’s population, and whilst we are very much still living this pandemic and adjusting our lives to cope with the curve balls that it is throwing, it is very much forcing us to think about how we will live and work in the future. 
     
The creation and development of spaces that we live, work, educate, and socialise in will be very much at the forefront of these future <a href="/guides/covid-19-how-to-adapt-to-working-from-home">adaptations</a>.

As we are <a href="/guides/covid-19-is-it-possible-to-practise-social-distancing-at-home-absolutely">isolated</a> in our own homes, a strong spotlight is being shined on how the space makes us feel emotionally, physically and productively.  Much like a new material being tested for how it will cope with the extremes of temperature, we are being forced to see how the spaces we live, work and socialise in cope with the demands of this confinement. It turns our mind to how we need to adapt our design thinking to cope should such a situation arise again. A few of these reflections are outlined below.

<h2>Home Office  - No longer an afterthought?</h2>

<a href="/news/how-to-effectively-manage-a-remote-workplace-during-social-distancing">Working from home</a> and flexible working arrangements are not exactly a new phenomenon, but the average “home office” would most likely be non descript, especially if the property does not allow space for a specific office. The “office” is very often relaxed and confined to the spare bedroom, or even the dining room table, with the understanding that important meetings could then be done at the office, or more casually at a cafe. With the isolation resulting from COVID-19, the  “home office” has shifted from being just the work space to being the place where virtual meetings are taken over live meeting platforms such as Zoom, and the deficiencies, both aesthetic and functional, started to become exposed. For designers the “home office” will no longer be an afterthought but a place where full consideration of the “look”, lighting, sound proofing, ergonomics and mental health to name but a few will need to be given consideration. Just as the Kitchen is designed to function to our needs, the home office will need to too.

<h2>Mental health in the home - Home is often our sanctuary, but how do we make it more so?</h2>

Major corporations have been implementing measures in their design to assist with physical and mental health for many years, recognising that it increases productivity and thus profit. You water the seed, you grow the flower. Confinement in our homes has increased our awareness of our own mental health, and designers will need to look at ways that they can focus on this in homes with the use of lighting, colour, textures, and acoustics to name but a few, to and ensure that should we be placed in a similar level of confinement our mental health will be supported.

It will also be about going back to modest simplicity. The use of nature (<a href="https://www.terrapinbrightgreen.com/reports/14-patterns/">biophilic design</a>) for example, not only has aesthetic value, but the correct choice of plants can help to improve air quality in the home by extracting volatile organic compounds (VOCs). <a href="https://ntrs.nasa.gov/search.jsp?R=19930073077">NASA’s</a> Clean air study found that a number of plants were very effective at cleaning harmful air pollutants and root systems absorbing virus’ and bacteria.

Homes will need to look to become more “multifunctional” to allow them to adapt to the needs and demands of the users, thus avoiding the frustration of being unable to perform tasks effectively when needed. For example, a partition wall that can easily be pulled across an open living space to create an additional office, home schooling area or just an “I need to get away from everyone” kind of space. This shift towards multifunctional living was something that was already being predicted by market researchers <a href="https://blog.euromonitor.com/top-10-global-consumer-trends-in-2020-revealed-by-euromonitor/">Euromonitor</a> as a one of the top 10 global trends for 2020.

<h2>Public and Commercial Spaces - Understanding our post COVID - 19 fears.</h2>

As mentioned, much of the corporate, retail and public sector already embrace design centred around the physical and mental health of their workers, customers and patrons. “Biophilic” design, “virtual workspaces”, “Collaborative workspace” and “workplace wellbeing” are just a few of the buzzwords that are branded across the moodboards and specifications of designers working in these spaces. Certainly COVID-19 will ensure the continuation of many of these philosophies, and while many will shift to having a greater importance there may be a question over whether collaborative working strategies align with the post COVID-19 lessons. 

Ultimately designers will need to drill into the concerns of those using those spaces and come up with strategies and designs which help alleviate these fears. For example, embracing systems which clean air, contactless systems of opening doors, lifts or public bathroom doors, and incorporating surfaces which have antibacterial properties, <a href="https://www.sciencedaily.com/releases/2015/11/151110102147.htm">copper</a> being one such metal with proven abilities to eradicate surface virus and bacteria. 

Utilising smartphone technology to open doors or operate lighting and technology in workplaces or a hotel room. Aged care provider <a href="https://www.feroscare.com.au/feros-stories/articles/myferos-and-google-assistant-are-helping-seniors-live-in-their-homes-longer">Feros Care</a> has developed a program that uses Google Assistant technology in an Australian-first initiative that will allow seniors to manage crucial aspects of their lives via voice-connected devices, so why not extend this to other spaces. There will also be a need for social, public and commercial environments to embrace space and allow people to separate, as well as structure spaces to discourage overcrowding and encourage frequent sanitisation. 

This has perhaps only touched the surface but the underlying essence is that interior designers and architects will really have to delve into the fears and concerns, both physically and mentally, of the users of the spaces that they are designing. As Coco Chanel once said, “Luxury is not luxury unless it is comfortable”. A space can be amazing but if the user is not comfortable within that space, both emotionally and physically, then it is never going to work and with the fears and concerns that many will have post COVID, getting that “comfort” just right will be more important than ever.
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OPINION: Interior Design and the lessons it will learn from COVID-19

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The <a href="/expert-insights/buying/changes-the-real-estate-industry-will-experience-as-a-result-of-the-coronavirus">current crisis</a> has the entire construction industry scratching its collective head.

Whether you an investor, consultant, architect, designer, developer, building materials manufacturer or importer, builder, or especially an estate agent, you must be wondering what is to become of your previously stable business.

Most businesses that I know of are still in <a href="https://blog.smarp.com/ultimate-coronavirus-crisis-management-checklist">crisis management mode</a>. Landlords are being besieged with requests for rent reductions. Banks have queues of entrepreneurs asking for facility extensions. Decisions have been taken as to how many employees need cutting and now the ugly process of informing the unlucky ones is well and truly underway. Accountants have done the cash flows and owners are looking for unencumbered assets to underwrite cash flow.

It is easy to get caught up in all of the above and wallow in your new-found extended personal space.  Fighting fires can produce small wins but if you want to win the war you need to <a href="/expert-insights/buying/4-reasons-to-have-faith-in-australia-s-property-market-for-the-long-run">focus on the future</a> as soon as possible.

Our company, Sourcecorp Victoria Pty Ltd is involved in Importing Innovative Building Materials. The nature of our business necessitates that in order to move product, we need face time with prospects such as designers and architects as new concepts are extremely difficult to get across through other communication methods.

Nobody knows precisely when this will come to an end but when it does, It is reasonable to expect that the Government will use the Construction Industry as a lever to get the economy moving again.

Now is the time for a searching review on your business. Are you in a position to take advantage of the opportunities when they finally arise?

Here are just some items that deserve attention right now.

<ol>
<li>When did you last update your web site?  Is it still relevant?  How does it stand up next to that of your closest competitor?  Are your endorsements more than a year old – if so, it is time to tell the public what you have done for them lately.  Bottom line is that there are a number of independent website designers out there who can help and it is a buyers market.</li>
	<li>Covid 19 might have forced you to jettison staff. Have you given thought as to how you will operate in future?  Will you simply fill the same positions when the crisis ends or will you review exactly what your staff were doing. Your business may well have been top heavy in some areas and understaffed in others.</li>
	<li>What are your existing clients doing? Have you got a list of everyone you have done business with over the last 5 years? Have you updated the list with their current contact details? Have they been contacted to see if you can be of service now? This is the potentially the best source of short term income opportunity as these contacts do not require an introduction and your past record provides immediate credibility.</li>
	<li>If you have gone through the process of reviewing your existing clients, have you noticed that they are from a similar market segment such as Hotels, Aged Care, Student Accommodation, Public Infrastructure etc.  Have you considered the market segments that you are not addressing?  What would it mean to your business to gain a foothold in a Government Infrastructure project? How would you approach them? Would it be worth the cost?</li>
	<li>Are your business premises still fit for purpose? If your current lease is almost expired, it is an opportune time to consider your real needs.  As <a href="/guides/covid-19-how-to-adapt-to-working-from-home">working from home</a> becomes a new normal, you may be able to operate on a smaller footprint. It is likely to be a renters market for quite some time.</li>
	<li>Do you have old stock (be it materials or properties)? How long have you been holding on to it?  Would your clients be prepared for you to offer it at significantly cheaper rates to bolster their financial position? Turning over multiple poor properties for one good one could be a winning strategy.  After all, if your property had little interest in the market pre Covid 19, it is just as likely to be a poor performer afterward.</li>
</ol>
The bottom line is that there is a lot that all of us can do to improve things immediately while ensuring that we are fit to compete when the game eventually resumes.
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centre_right

Keeping sane and moving forward – A COVID-19 odyssey

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<h2>Compassion:</h2>

My office has been inundated with requests for rental discounts from tenants who may (and some who may not) be in financial strife. “I’ve lost my job”. “I can’t pay my rent”, is the general theme here.

Yes, it is an issue that we are all facing and dealing with in the best way we all can as property managers, but the one of the things that has surprised me out of the whirlwind 2nd half of the financial year is the compassion our Landlord clients are showing those in need, and even sometimes extending it to those, that are not in need.

During the <a href="/expert-insights/buying/changes-the-real-estate-industry-will-experience-as-a-result-of-the-coronavirus">post Covid hangover</a>, compassion will continue to play a vital part, in what history has shown can be a very greedy game. A welcome refreshing change in a tenant / landlord relationship.

<h2>Innovation:</h2>

At the time of writing this, <a href="/industry-news/how-are-real-estate-agents-assisting-during-the-covid-19-crisis">agents</a> literally have no way of conducting public property auctions other than utilising online digital solutions. Digital property auctions are now a mishmash of utilising the oldest selling technique known to property, paired to the new age of digital communication.

Yes we have had the tools there to do it for years. We’ve even had various start-ups hounding our sales guys &amp; Corporate offices to come to the next office meeting to do a spiel on their ‘game changer’ auction delivery system. But no one has properly adapted it as there was no real need to, if it ain't broke, don’t fix it right?

Well now it's broke. And all of those start ups are enjoying their moment in the sun, albeit potentially short lived but still they are prospering, lets just hope that digital live streamed auctions are here to stay as it is a terrific way of doing business. Traders have been transacting everything from art to automobiles, and everything in between utilising this method.

Mal James, a popular Buyer advocate from the leafy suburbs of Melbourne (my market place) quite rightly mentioned in his blog yesterday, that a more uniform industry wide platform should be implemented. Not sure if that will ever happen, but all industry eyes on this space right now- that’s for sure.

<h2>Market Rebound:</h2>

Everyone knows it is coming, there were a few days back in late March and early April this year where the uncertainty and anxiety was almost out of control. Far higher than it is now.

Some of the streets were like a scene out of The Walking Dead.

The question now is: When will it happen?

If the GFC rebound curve is anything to go by; it will be short, sharp and quick. As one of my colleagues always says, “They don’t ring a bell at the bottom of the market”.

Some questions that are running through my head:

• Will Australia’s (quite admirable) handling and control of the pandemic lead to greater international interest in our property market?  
• Is the sudden drastic change to our economy here to stay, or will it be back to normal in a few month’s time?  
• First the fires, then the pandemic – does that mean there is a huge backlog of transactions waiting to occur from both buyers and sellers that are waiting for more stability? 

As we enter the early stages of recovery, one thing is for sure: I have a new appreciation for the government and our healthcare workers.
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My top 3 predictions of change for a Post-COVID 19 residential market

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<h2>OPINION:</h2>

The COVID-19 ordeal has thrusted a plethora of topics into the media spotlight and <a href="/expert-insights/buying/changes-the-real-estate-industry-will-experience-as-a-result-of-the-coronavirus">Australia’s property market</a> is one of them. The sentiment seems to be largely negative, and understandably so, as we are certainly experiencing something unprecedented in our generation. 

With the economy in question and unemployment fears in tow, it is unsurprising to see headlines such as “House prices to tumble” grace our front pages daily. 

That being said, one needs to take a step back and think outside of the media.  
  <a href="/guides/how-to-navigate-buying-property-during-the-covid-19-crisis">Property markets</a> are, after all, cyclical. Uninterrupted exponential growth does not exist. House prices may fall but they also recover. In every period of financial market disruption – from the Asian market meltdown of 1997 and the tech boom crash of 2000 to the more recent GFC of 2008 – property has always rebounded strongly. 

Historically low interest rates will also play a big part in how the housing market will grow following COVID-19. In your lifetime, could you ever have imagined borrowing money at an interest rate starting with a 2?

What I can offer you is insight as someone who is experiencing the market firsthand. Week on week, our enquiry and interest levels have been <a href="/guides">getting stronger</a>, and transactions are still occurring. These data are key indicators of whether there is an appetite in the market. If the current figures are anything to go by, one can only imagine what this will look like by year’s end as it will only improve as we move closer to reintegrating and out of isolation. 
  
Now is the time to be on the lookout. You don’t necessarily have to be too opportunistic on distressed selling as they may not be as forthcoming as one might be expecting, given the low rates together with assistance banks have provided. Instead, I encourage you to look at what the market rate is and capitalise on the lack of competition to get better terms. 
  
With rates so low, this is a rare environment for an <a href="/guides/how-to-invest-in-property-in-2020-the-ultimate-guide">investor</a> where in most cases, property will be cash flow positive. This market has self-corrected the Negative Gearing debate as there won’t be any. 
  
Simply put, this period does not need to be too dramatic, but rather a time where clear thinking can lead to great opportunities. At the moment, there seems to be a healthy number of people thinking the same, but it is just not being reported. 

My advice to everyone with skin in the game is to stay calm, do your own research and don’t let the media headlines get to you. It pays to think ahead of the curve as that is how real gains are made.
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Looking beyond the headlines

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EXPERT OBSERVER
It has been three weeks since the government shutdown non-essential services, placed a temporary ban on auctions and open inspections, and essentially halted the economy in response to COVID-19. From a values perspective, the CoreLogic hedonic index has been showing a loss of momentum in housing value growth rates since mid-March.  Data through to mid-April has seen a continuation in this trend, with the combined capital city measure slipping into negative territory week-on-week for the first time since early August last year.
To enlarge, <a href="https://www.corelogic.com.au/sites/default/files/inline-images/Image_1.jpg" target="_blank">click here</a>.
<img class="align-center" src="https://www.corelogic.com.au/sites/default/files/inline-images/Image_1.jpg" alt="Image_1.jpg" width="595" height="308" data-entity-type="file" data-entity-uuid="e4a74647-0061-426d-9b8e-084595a05c95" data-image-style="" data-responsive-image-style="wide" data-zoom-image-style="_as_uploaded" data-mfp-src="https://www.corelogic.com.au/sites/default/files/inline-images/Image_1.jpg">
 Additionally, CoreLogic tracks other high frequency metrics that provide insights about how housing market activity is responding to COVID-19. 
Agent activity and listings have fallen 
The first of these metrics is CMA generations. A CMA is a ‘comparative market analysis’ report, that is generated by real estate agents using the RP Professional platform to get information on an individual property.  The report is used by a majority of real estate agents in Australia to research recent comparable sales and market trends, often in order to prepare a property for sale and set an expectation around pricing. Therefore, the generation of a CMA report can be a leading indicator of new ‘for sale’ listings volumes.  This is reaffirmed by the graph below, which shows the rolling 7-day change in CMA generations and listings.
To enlarge, <a href="https://www.corelogic.com.au/sites/default/files/inline-images/Image_2.jpg" target="_blank">click here</a>.
<img class="align-center" src="https://www.corelogic.com.au/sites/default/files/inline-images/Image_2.jpg" alt="Image_2.jpg" width="521" height="295" data-entity-type="file" data-entity-uuid="c9e08bee-6ad8-4f3b-95e3-33f83f197226" data-image-style="" data-responsive-image-style="wide" data-zoom-image-style="_as_uploaded" data-mfp-src="https://www.corelogic.com.au/sites/default/files/inline-images/Image_2.jpg">
The correlation coefficient between the number of reports generated and the number of new listings is 0.8, but increases to 0.9 when the CMA volume series is set forward by two weeks. In other words, the change in the number of CMAs generated is a leading indicator for listings volumes.  For the week ending the 5th of April, the decline in the volume of CMA reports generated was -19.9%, while the weekly change in new listings volumes recently bottomed out at -26.3%.  This downward trend re-occurred in the week ending the 12th of April, but this is expected around the Easter long weekend. Before the holiday period, the number of CMAs, and indeed new listings volumes, seemed to be stabilising.  In the 28 days to Easter Sunday 2020, the number of new residential listings advertised for sale across Australia was 24,051. This is by far the lowest level of listings for this time of the year in years, and is 27.3% below the equivalent period last year. 
To enlarge, <a href="https://www.corelogic.com.au/sites/default/files/inline-images/Image_3.jpg" target="_blank">click here</a>.
<img class="align-center" src="https://www.corelogic.com.au/sites/default/files/inline-images/Image_3.jpg" alt="Image_3.jpg" width="551" height="283" data-entity-type="file" data-entity-uuid="8e243b11-e232-4cde-8744-98b2035ac567" data-image-style="" data-responsive-image-style="wide" data-zoom-image-style="_as_uploaded" data-mfp-src="https://www.corelogic.com.au/sites/default/files/inline-images/Image_3.jpg">
This is particularly significant given that this time last year was close to the trough of the previous downturn, and represents listings volumes in a weak market.  The weak new listings figures reflect a dive in consumer confidence at the onset of COVID-19. Over March, the Westpac-MI Consumer Sentiment index plunged 17.7%, which is the single biggest monthly decline in the history of the index. High levels of uncertainty and rising unemployment has led to postponed activity in the property market.
<h4>Valuations have slumped, but in some cases this is a good sign </h4>
Another early market indicator being tracked are the change in valuations ordered across CoreLogic platforms. CoreLogic platforms account for the vast majority of valuations ordered on property, including for the purposes of refinancing, purchases, construction and mortgagee in possession events.
In the week ending 12th of April, the total number of valuations ordered was down -24.0% over the week, and 19.2% over the last year. The weekly drop has been compounded by the Easter break, however valuation activity has been trending lower since mid-to-late March.  While the continued decline in valuations is reflective of a drop off in market activity, it is interesting to note that there has not yet been an uplift in ‘mortgagee in possession’ valuation events, in fact MIP related valuations remain an insignificant proportion of overall valuation activity.  This is important, because the mortgagee in possession category refers to valuations motivated by the bank taking control of an asset where the borrower has failed to make repayments. In fact, data to the 14th of April suggests that valuations generated for this reason have seen the largest decline of any other valuation types, down 62.2% on the previous year. The number of MIP valuation events will be an important indicator to track; a trend towards increasing MIP valuation events would imply more distressed properties are flowing onto the market.   In the same period, 75.3% of valuations ordered were for the purpose of loan refinancing, which suggests high volumes of borrowers looking to take advantage of record low interest rates. However, it is still worth noting these types of valuations were also significantly down on the equivalent week in 2019 (-12.0%) after tracking well above 2019 levels until late March.  The extent of decline in activity across CoreLogic platforms shows clear signs of a sharp slowdown in market activity. With plunging property volumes across listings, and less activity from real estate agents and valuers, there is likely to be a severe drop in the number of properties being transacted over the coming weeks and months; at least until social distancing policies are lifted and sentiment levels return to more normal levels as the economy emerges from the COVID-19 slump.  But less listing activity also speaks to the moderation of supply against less demand for property. This is one reason that property values are unlikely to fall as quickly, or the same extent, as transaction volumes. 
ELIZA OWEN is CoreLogic's <a href="https://www.corelogic.com.au/news/early-market-indicators-show-first-signs-housing-market-slowdown?utm_medium=email&amp;utm_source=newsletter&amp;utm_campaign=20200420_propertypulse" target="_blank">head of research</a>.
<a href="https://www.corelogic.com.au/early-market-indicators" data-image-style="" data-responsive-image-style="" data-zoom-image-style=""></a>
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Real estate values continue to see loss of momentum in April : CoreLogic's Eliza Owen

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<h2>OPINION:</h2>

Many <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-04-04/coronavirus-shutdown-leaves-businesses-struggling-to-survive/12116334">good businesses have gone to the wall</a> since March 2020. Some had solid business plans – but that didn’t save them. And <a href="/expert-insights/buying/changes-the-real-estate-industry-will-experience-as-a-result-of-the-coronavirus">here’s the problem</a> that we are faced with now.

I read a draft strategy that is going to a Council to cover off on development guidelines for an area. The report (to be considered in May 2020) extrapolated historical demographic data to justify not supporting further residential development stating that there was an unmet demand for restaurants and retail. It is obvious that it is highly unlikely that that demand will materialise in the short or medium term now. 
All of the future plans are predicated on historical information but when there is a significant shift in the trend – how relevant are the plans? The answer is probably not very relevant at all anymore. This dilemma is a microcosm of the real issue. Greater Sydney Commission District Plans and all the way down through to the local housing strategies have probably been rendered meaningless over the past month or so. 
The problem is that if we don’t acknowledge this, then the plans themselves will be the architecture of major economic shocks across the sector.

There was a meeting of peak bodies by the Department of Planning during the week. They were trying to use multipliers to establish which projects they should prefer over others. Once again, the problem is that these multipliers are an historical manifestation – and It is highly unlikely that any metrics based on past performance will be remotely relevant to what we will be confronted by in the immediate future. A CEO in the meeting challenged using the metrics, and while it may easily be passed off as rent seeking, he has a very good point. Multipliers and plans based on historical information may not actually deliver in the future.

The government is beset by a planning paradox. They rely on plans as a justification for their actions. But if their plans are irrelevant what does that mean about their actions? We are in a rather precarious position.

It is about the response. Plans are not going to work in the prevailing circumstances – they may in fact be counterproductive as they are based on conditions that no longer exist. In public policy theory, we have moved the planning system to an almost totally rational policy model – hierarchy of plans all interrelated and inflexible and virtually immutable. The challenge is that we need an incrementalism model under the prevailing circumstances. If we are going to get through this, the Government is going to have to make incremental and tactical decisions and not rely on rigid plans that have been outdated in a matter of weeks.

This could actually be a bit of a painful experience. Governments aren't used to moving quickly. This is not to say that the officials are not working particularly hard at the moment. But they are working hard trying to do things under a model that is no longer applicable. I suspect that they will not realise this for a while. Success will be totally dependent on how long it takes them to acknowledge circumstances have permanently changed and develop immediate responses.
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