Around 400 additional homes could be built at Southwark Grounds on Port Road, lifting total site capacity from 1300 to around 1700 dwellings.

A recently approved code amendment would allow apartment towers of up to 14 storeys in some areas of Renewal SA’s redevelopment of the former West End Brewery.

Renewal SA Acting Chief Executive Shane Wingard said he welcomed the code amendment, with the increase in heights and homes making a positive impact on the supply of high-quality, well-connected housing close to the city.

“By going higher across some parts of Southwark Grounds, we are adding a substantial number of very well-located homes with little impact on project delivery time or planned open space,” Mr Wingard said.

Since the project officially launched in 2025, Mr Wingard said more than 12,000 enquiries had been received about living at Southwark Grounds.

“The very strong early interest we’ve seen since homes were first released in the precinct reinforces our plans to create more housing opportunities,” he said.

The Southwark Grounds code amendment was launched in December last year, with community engagement undertaken over five weeks from January.

It proposed increasing maximum building heights from eight to 14 storeys on the eastern section of Southwark Grounds, and to 12 storeys across the remainder of the site, with minimum building heights ranging from two to four storeys.

The code amendment was implemented through an Early Commencement policy in late January, allowing developers to quickly explore the viability of increased height and housing yield while other planning processes continue.

One of the first developers delivering apartment sites have already finalised redesigns to increase the number of apartments following the code amendment.

Samaras’ development adjacent to the future Colonel Light Park is now planning to deliver 125 apartments across 11 storeys, significantly greater than original plans of around 50 apartments across four storeys.

The developer is also exploring the potential for additional affordable housing outcomes.

Most of the apartments at Southwark Grounds will be delivered within a master-planned precinct on a large parcel of land on the eastern portion of the site, covering around two-thirds of its 8.4 hectares.

Wingard said detailed precinct planning over the coming months may identify further opportunities to increase yield further that could see total apartment numbers at Southwark Grounds, exceed this number.

Affordable homes at Southwark Grounds will also see a net increase, with Renewal SA maintaining its commitment to a minimum of 20 per cent affordable housing across the development.

&nbsp;

&nbsp;

Civil works have begun across the site, with construction under way on the first new roads surrounding a townhouse precinct in the south‑west corner of Southwark Grounds. This includes Renewal SA’s 17 Founder’s Row homes, which are on track for completion by Christmas.

“We expect to have people living at Southwark Grounds by the end of the year, so delivering roads and public spaces for those residents is among our highest priorities.”

Construction of 40 townhouses off Anderson Street, known as West Village and being delivered by Contour, is forecast to begin in mid‑2026. Kolabb’s Anderson Lane development will follow shortly after, delivering a further 26 townhouses.

Southwark Grounds is a state government‑led urban renewal project now set to deliver around 1,700 homes over the next decade.

Homes will be supported by a supermarket, a range of retail and hospitality offerings anchored by a revitalised Walkerville Brew Tower, a childcare centre, car parking and well‑connected public spaces.

Joel Robinson

400 new homes planned for Adelaide's former West End Brewery site

Brisbane developer&nbsp;<a href="https://www.apartments.com.au/developers/cavcorp">Cavcorp</a> has lodged plans for a new mixed-use residential development at <a href="https://www.apartments.com.au/new-apartments/55-wyandra-street-teneriffe-qld-4005">55 Wyandra Street</a>, Teneriffe, anchored by an 85-metre public laneway designed to reconnect the suburb’s riverfront with the Gasworks precinct.

The buildings, known as Teneriffe House and Teneriffe Lane, would replace the existing Queensland Cotton head office site with a 15-storey residential tower transitioning to eight storeys toward Helen Street. The project has been designed by Plazibat Architects and lodged as a code assessable development application for 93 apartments across a 3,401 sqm mixed-use site within the Newstead and Teneriffe Waterfront neighbourhood plan.

Central to the scheme is the transformation of an existing service easement into a publicly accessible cross-block connection linking Wyandra and Helen Streets. Cavcorp says the new laneway will act as both a pedestrian shortcut and a landscaped civic space between the Teneriffe Riverwalk, ferry terminal, and Gasworks precinct.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="26e7f058-b065-4de8-b13d-a2b8cb64dfcc" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bldg.png?VersionId=sELS0ZKYi361oYipUa1BIKfe_.DLZoFV" />

“The revised proposal delivers a legacy public-realm cross-block link, permanently secured for community use, transforming an existing private easement into a safe, high-quality pedestrian connection between the Teneriffe heritage riverwalk and the Gasworks–Long Island precinct,” the planning report states.

The laneway will sit beneath a large subtropical loggia integrated into the podium levels of the development. The design incorporates deep landscaping, water gardens, lobby spaces, business lounges, and ground-floor apartments to create what Cavcorp describes as a climate-responsive “urban verandah.”

The tower itself has been designed as a slender form with recessed floorplates and curved translucent corners inspired by contemporary Japanese architecture. The building height aligns with the Commercial Road precinct controls, which permit towers up to 15 storeys within proximity to Longland Street.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="a8a17d40-43b6-4718-b3fd-67676fcbb485" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pers%202_1.png?VersionId=i3VwDtp5AmL_8InW7w4qRbDFEpb744Jt" />

The project will comprise a mix of larger-format apartments aimed at owner-occupiers, downsizers, and families. The proposed apartment mix includes 11 loggia apartments across the lower levels, 50 four-bedroom Sky-Terrace apartments from levels three to seven, and 32 Sky-Pool Homes occupying the upper tower levels. The Sky-Pool Homes will feature private thermal plunge pools integrated into oversized balconies.

According to the application, the apartments are intended to reinterpret the scale and character of Teneriffe’s woolstore conversions and Queensland homes within a vertical residential format.

“The sky-pool homes build on Cavcorp’s previous projects and introduce a distinct apartment typology to Teneriffe, informed by both local and international precedent and responding to an identified market demand for enhanced safety, space and amenity,” the planning submission notes.

A major focus of the proposal is its five-level wellness and lifestyle offering, extending from the basement through to the rooftop.

Amenities proposed include a rooftop Swim &amp; Racquet Club with a 25-metre Olympic lap pool and tennis court, coworking spaces and libraries, golf simulators, wine storage, concierge facilities, business lounges, pet wash areas, and rooftop longevity-focused wellness spaces with spas, outdoor fitness zones, and landscaped terraces.

<img alt="First Look: Cavcorp unveils Teneriffe House and Teneriffe Lane plans for landmark wellness tower in Teneriffe" data-entity-type="file" data-entity-uuid="944b352c-49b9-4247-a4c6-5967b4b69fda" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/amenity.png?VersionId=Ed_qKjAtMwFT.5gfl3jiA9QwdWxSMsaX" />

All parking will be concealed within basement levels accessed from Wyandra and Helen Streets. Cavcorp says the deep-basement engineering approach allows the entire ground plane to prioritise landscaping, pedestrian movement, and active frontage rather than vehicle infrastructure.

The development continues Cavcorp’s concentration in Newstead and Teneriffe, where the Brisbane developer has delivered a number of apartment projects including Lucent, Le Bain, and Luminare, as well as the Long Island Wellness Precinct nearby. Several of those projects have received national design and architecture awards, including recognition under Brisbane’s “Buildings that Breathe” program.

Cavcorp unveils wellness-focused Teneriffe House and Teneriffe Lane apartment buildings

Focus Group Investments has lodged plans for a new apartment development at <a href="https://www.apartments.com.au/new-apartments/64-70-hanover-street-fitzroy-vic-3065">64–70 Hanover Street</a> in Fitzroy, seeking to utilise the Victorian Government’s recently introduced Great Design Fast Track pathway to accelerate approvals for the project.

The proposal is among the latest developments to emerge through the state-led initiative, which was established to fast-track well-designed residential projects in activity centres and transport-connected inner-city locations. The pathway allows qualifying developments that meet elevated design and housing benchmarks to bypass traditional council planning timeframes and instead be assessed directly by the Department of Transport and Planning.

Designed by SJB, the development will comprise a mix of apartments above activated lower levels, with a strong focus on architectural articulation, landscaping, and communal amenity. The design response seeks to balance the industrial character of Richmond’s former warehouse precincts with a more contemporary residential form.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="abea51cc-d85b-479e-9aef-a589f3b37ca7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ground.png?VersionId=e1Kf8EyPWwyiVumtqQ4rM5S4GpOR3CCz" />

Proposed are 63 new dwellings, a wide ranging mix of studio, one-, two-, and three-bedroom apartments, and townhouses and duplexes. They will be spread across a part-three, part-eight storey building.

The Planning and Urban Context Report by Tract says the development is of an "exemplary architectural standard" and has been carefully crafted by SJB Architects.

"Dwellings&nbsp;will benefit from excellent access to natural light, cross-ventilation opportunities and extensive communal space," the report noted.

The architectural material highlights the project’s integration of landscaped elements and communal spaces throughout the building. The proposal also incorporates sustainability initiatives aligned with the Victorian Government’s push for higher-performing apartment developments under the fast-track program.

The Great Design Fast Track was unveiled by the Victorian Government in 2024 as part of a broader housing supply strategy aimed at accelerating the delivery of new homes. Projects assessed through the pathway must demonstrate high-quality architecture, sustainability outcomes, and housing diversity while being located close to public transport and existing infrastructure.

<img alt="First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Richmond apartments" data-entity-type="file" data-entity-uuid="afdbe834-8dc4-4a77-a943-ba07bc927348" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/site_11.png?VersionId=0J657j.TaChAZfp93wqJYBTqSsnREJx2" />

Focus Group, founder and led by Paul De Lutiis, is increasingly active across Melbourne’s inner suburbs, targeting well-connected urban renewal locations suited to medium and higher-density residential development. The Fitzroy proposal continues that strategy, leveraging the area’s strong transport links, established retail amenity, and proximity to the CBD.

Fitzroy has been one of the most popular spots for developers and buyers in recent years. The likes of PACE Development Group, SMA Projects, Crema Group and Chapter Group, currently selling projects in the suburb.

First look: Focus Group Investments taps Victoria’s Great Design Fast Track for Fitzroy apartments

The Gold Coast Planning Committee has supported the preliminary approval for the Benowa Gardens Urban Village project following an extensive community consultation and assessment process.

The proposal will now proceed to a full council vote on June 2.

The application sought approval for a masterplanned urban village on the existing Benowa Gardens Shopping Centre site, combining new housing, retail, dining, health and lifestyle amenities within a walkable, integrated precinct.&nbsp;

The proposed redevelopment includes around 413 apartments integrated above a revitalised mixed-use centre featuring a full-line supermarket of 4,000 sqm, 6,000 sqm of specialty retail and dining space across around 30 retailers, a 7,000 sqm health and wellness precinct, and roughly 9,630 sqm of office and medical suites.&nbsp;

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="fb36ae47-80bc-45f0-9914-31b0c7b6007d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C4%201121%20FI.jpg?VersionId=6mRKk2uU4r67TmTt39DKGUlvFRbTVqWa" />

The broader masterplan also includes very significant traffic and transport improvements, wide pedestrian walkways, upgraded pedestrian and cycle connections, and enhanced public areas designed to create a more connected and walkable community environment.&nbsp;

Centre owner Patrick Lu said the milestone reflected months of detailed planning, technical assessment and ongoing communication with local residents, businesses, schools and stakeholders.

“We appreciate the time, consideration and care Council officers and the Planning Committee have given this proposal throughout the assessment process,” Lu said.

“We also sincerely thank the local community for engaging with us, sharing feedback and participating in the consultation process over many months.

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="32fd1fc3-d0e6-485f-ac57-9916c9bcb818" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/PR26576%20Ashmore%20Road%20C5%201121%20FI_2.jpg?VersionId=fz8qQKDBLQ7MyFRc856Zccfbh9nFwLOe" />

“We understand projects of this scale bring questions and concerns, which is why we have worked hard to listen carefully, provide information transparently and continue refining elements of the proposal where possible.

“Our vision has always been to create a well-designed, community-focused urban village that responds to the changing needs of the Gold Coast, while delivering improved amenity, housing diversity, healthcare access and local lifestyle benefits.

“This proposal is about creating a genuine live-work-play environment where residents can access everyday services, schools, healthcare, dining, shopping and green space within walking distance, while also supporting local jobs and economic activity.”

<img alt="$1b Benowa Gardens Urban Village moves to Full Council following Planning Committee support" data-entity-type="file" data-entity-uuid="50dfbd04-590e-4fc6-983b-766880947867" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Dining%20Day%20Time%20-%20High%20Resolution.jpg?VersionId=BP7ZoKJ0DdL_8iRkkC8VVx99moICV6kg" />

Lu said the proposal had evolved significantly through consultation and technical review, particularly around traffic, pedestrian and student safety and neighbourhood connectivity.&nbsp;

Melissa Griffin, Director at Urbis, said the recommendation recognised the strategic importance of delivering more housing and services within established urban areas already supported by infrastructure.

“This proposal represents the type of thoughtful, integrated growth that planning frameworks across South-East Queensland are encouraging,” Ms Griffin said.

“The project seeks to place housing, retail, healthcare and employment opportunities together in a highly accessible location close to schools, transport and existing services.

“Importantly, the process has involved significant technical assessment and community engagement to ensure local issues and feedback were properly considered throughout the planning pathway.”

$1 billion Benowa Gardens Urban Village heads to council vote following Planning Committee support

Surfers Paradise is officially set for its first new residential development with a 45-storey skybridge connecting the two towers.

John Camilleri’s Celestino Developments has been given the green light by the Gold Coast City Council to develop its major beachfront precinct across its huge 4,000 sqm oceanfront site at <a href="https://www.apartments.com.au/new-apartments/63-79-garfield-terrace-surfers-paradise-qld-4217">63–79 Garfield Terrace</a>, just five months after its <a href="https://www.apartments.com.au/news/qld/first-look-exclusive-billionaire-winx-breeder-s-bold-two-tower-surfers-paradise-play-with-45th-storey-skybridge">submission in late 2025</a>.

The approved scheme will deliver two towers rising 55 and 48 storeys, connected by a skybridge positioned on level 45 that will house a range of resident-only wellness and entertainment spaces.

In its notice of approval, the Gold Coast City Council said the&nbsp;proposed overall built form has been designed to complement the scale, intensity and protect the adjacent amenity and surrounding streets through the use of varied setbacks, site cover and architectural elements.

<img alt="First look exclusive: Billionaire Winx breeder’s bold two-tower Surfers Paradise play with 45th-storey skybridge" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_75/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Screenshot%202025-12-30%20at%209.53.48%E2%80%AFAM.png?VersionId=ADyPJ_TFbJvSU9wZFOiCBnlPtgF7VWqW" />

Designed by <a href="https://www.apartments.com.au/architects/dbi">DBI</a>, the development will comprise 275 apartments across the two towers, including a mix of two-, three-, and four-bedroom residences, as well as several penthouses. The apartments will sit above a landscaped podium featuring more than 90 metres of beachfront pool frontage, private resident lawns, lounges, and wellness spaces.

DBI said the design draws heavily from the movement and form of the coastal environment, with curving balcony lines and sculpted façades intended to soften the scale of the towers while maximising ocean outlooks and passive shading outcomes.

“The project occupies a rare, uninterrupted oceanfront site and has been shaped by a design philosophy that merges architectural elegance with environmental responsiveness and a carefully curated lifestyle experience,” DBI said in planning documents submitted to the Gold Coast City Council.

The most distinctive element of the approved project is the skybridge linking the two towers at level 45. The elevated communal space is planned to include executive lounges, formal dining areas, wellness facilities, and panoramic ocean-facing outlooks.

“The skybridge enhances the identity of the development, promotes social interaction, and delivers a lifestyle experience not found elsewhere on the Gold Coast,” DBI said.

At podium level, residents will have access to a suite of resort-style amenities, including resident lounges, private dining rooms, a yoga lawn, gymnasium, plunge pools, and treatment spaces. The beachfront pool has been designed with separate lap, lounge, and children’s areas extending across the width of the site.

The project will also introduce new food and beverage offerings along the Enderley Avenue and Oceanway frontages, contributing additional activation to the beachfront precinct.

First look: Winx billionaire’s beachfront Surfers Paradise apartment development greenlit

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?

ANZ believes the Reserve Bank is in no rush to move again.

Following the release of the May Monetary Policy Board Minutes, ANZ has taken the view that the RBA is now firmly in a holding pattern, with the cumulative impact of previous rate hikes giving the Board scope to assess how the economy evolves from here.

That positioning, in ANZ’s view, makes a June rate hike unlikely.

The bank continues to expect the cash rate to remain unchanged at 4.35 per cent for an extended period, with the RBA adopting what is effectively a wait-and-see approach.

The Minutes point to a Board that sees financial conditions as already restrictive, but without a clear read on just how restrictive they are. That uncertainty has shifted the focus away from immediate policy action and toward monitoring both domestic conditions and global developments, particularly the conflict in the Middle East.

As ANZ interprets it, the Board is deliberately avoiding strong forward guidance.

Instead, it is allowing itself flexibility, acknowledging that monetary policy has limited ability to influence the near-term trajectory of inflation, while also recognising that economic growth is likely to remain below potential for some time.

Despite that pause in momentum, ANZ notes that the Board still carries a tightening bias.

The Minutes reveal that, in weighing up its decision, the Board seriously considered another 25 basis point increase. The key debate centred on the trade-off between inflation and activity, particularly in the context of global uncertainty.

Ultimately, most members leaned toward the inflation side of that equation.

Underlying inflation is still expected to remain above target for an extended period, regardless of how external risks evolve. That has led to a view within the Board that the risks to its inflation objective have increased, and that the current cash rate may not be sufficiently restrictive to fully contain those pressures.

That’s important.

While the decision, for now, is to hold, the underlying tone of the Minutes suggests the door to further tightening has not been closed.

ANZ also points to commentary from Assistant Governor (Economic) Sarah Hunter, who highlighted the risk that inflation could pass through the economy more quickly and broadly than in previous cycles. Both Hunter and a majority of the Board expressed concern that inflation expectations could become less anchored after such a prolonged period above target.

That combination, persistent inflation and the risk of expectations shifting, is what continues to underpin the RBA’s cautious stance.

However, where ANZ diverges from the RBA is on the outlook for activity.

The Board appears relatively comfortable with current spending patterns, effectively downplaying recent declines in business and consumer sentiment. It notes that sentiment has historically been only weakly correlated with actual spending, and that feedback from its liaison program has not yet pointed to a meaningful slowdown in consumption.

ANZ is less convinced.

The bank believes the link between household disposable income, sentiment and spending is more direct than the RBA is currently acknowledging. With inflation continuing to erode real incomes, ANZ expects household spending to soften more materially than the central bank is forecasting.

That divergence matters because it shifts the balance of risk.

If activity weakens more than expected, the trade-off between inflation and growth changes. In ANZ’s view, that would reduce the need for further tightening and reinforce the case for the RBA to remain on hold.

It also suggests that the current policy setting may already be doing more work than the Board fully appreciates.

The broader takeaway from ANZ’s interpretation is that the RBA is walking a narrow path.

On one side sits the risk of inflation remaining elevated for longer than expected. On the other is the growing pressure on households and the potential for a sharper slowdown in activity.

For now, the Board is choosing to wait.

But it is a pause that still carries an underlying tightening bias, rather than a clear pivot toward easing.

In practical terms, that leaves the cash rate anchored at 4.35 per cent for the foreseeable future, with the next move still uncertain.

For borrowers, it reinforces the reality that relief is not imminent.

And for the broader economy, it highlights the delicate balance the RBA is trying to strike, between bringing inflation back to target and avoiding an unnecessarily sharp slowdown in growth.

According to ANZ, it is a balance that is becoming increasingly difficult to maintain.

RBA to hold rates for "prolonged period" rather than hikes: ANZ

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Price “optimists” still outnumber “pessimists” but the median view is now firmly for no housing price change over the next year, according to the Westpac-Melbourne Institute Consumer House Price Expectations Index.
The house price direction index showed a further cooling in October.
The overall Westpac–Melbourne Institute Consumer sentiment survey showed a slight improvement in October, holding onto September’s 8.1% rebound and edging another 0.4% higher.
However Westpac senior economist Matthew Hassan suggests the overall message is still downbeat and the vibe is “edgy”.
“The index remains firmly in pessimistic territory with the steady monthly result concealing powerful undercurrents pulling sentiment in both directions.”
Responses show a big influence from financial market turbulence – which remains extreme across both equities and the Aussie dollar – and the RBA’s continued shift to an easing bias on interest rates.
The survey detail also showed a mix of improvement – on views on family finances, economic prospects and jobs – and deterioration – on “time to buy” a dwelling, a vehicle or a major household item and on house price expectations.
Consumers continued to show mixed view on housing.
Hassan notes that attitudes towards “time to buy a dwelling” fell sharply by 10.4% in October but this had followed a surprisingly big 15.1% jump in September.
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Consumer sentiment shifts to no house price changes this year: Westpac RedBook

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Austcorp Group’s masterplanned 476-hectare Coomera Waters development on the Gold Coast has been listed for sale with price expectations of between $30 million and $40 million.
The Sydney property development company that built the 71-storey $1 billion Vision tower in Brisbane was placed in voluntary administration in May 2009 with debts of about $550 million.
The estate is located on the banks of the Coomera River, 18 kilometres north of the Surfers Paradise CBD and directly opposite Sanctuary Cove.
Once fully developed, the estate will comprise 1,556 lots surrounding an existing 17-hectare tidal lake, with private recreational clubs, retail and commercial space and a marina.
To date, 1,121 residential lots and six waterfront villas have been completed and sold while a further 47 titled residential lots and two waterfront villas are completed and on the market.
The expressions-of-interest campaign for sale of the balance of residential land, the marina shopping village and marina berths is being co-ordinated by CBRE’s Will Cameron, Mark Witheriff and Lachlan Harris.
The site is being market internationally, with Witheriff expecting the masterplanned residential estate to attract significant interest from both onshore and offshore development groups.
“The estate is located in a strong population growth corridor that is currently experiencing a significant level of urban development,” Witheriff says.
“The area is set to benefit from ongoing private and public sector infrastructure investment and from the future development of the adjoining Coomera Town Centre as a major activity centre.”
A three-bedroom waterfront villa on Kestrel Lane is currently being marketed by Mark Croudace from PRD Nationwide with a price tag of $699,000, and Jason Read from LJ Hooker Coomera is seeking offers of over $700,000 for another three-bedroom villa on the same street.
A further 75 residential lots are approved and are ready for release and construction in two stages, with prices starting from about $260,000 for a 1,130-square-metre block. A further 103 residential lots to be released in three stages have development applications lodged.
CBRE development director Will Cameron says 22 stages of the estate have been completed and sold, while a further three developed stages are available for sale. A further five stages and a number of medium-density parcels in various stages of approval form part of the sale.
“The sale provides an opportunity to acquire income producing assets including Marina Shopping Village, 70 berth marina and commercial offices.  This income will be available as the remainder of the estate is developed,” Cameron says.
“Another drawcard for buyers will be the fact that all the estate’s infrastructure is in place and the remaining development parcels are unconstrained, including a mix of waterfront sites and elevated dry lots with outstanding water views.”
The Marina Village retail commercial precinct comprises 1,548 square metres of retail commercial space and is currently 82% leased.
Expressions of interest close on November 24, 2011 at 4pm.
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Offers over $30 million sought for Austcorp's Coomera Waters Gold Coast development

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Western Australian property developer Port Bouvard Limited has now achieved settled sales totalling $72 million for its Oceanique apartments.
The total follows four recent settlements worth a total of $10.2 million.
Since Oceanique settlements began in July 2010, the group has reduced debt on its $101 million Oceanique facility to its current balance of $34.8 million.
Earlier this month Oceanique was announced as winner of a 2011 Perth Housing Industry Award for apartment project of the year.
<a target="_blank" href="https://www.propertyobserver.com.au/western-australia/calmer-waters-for-wa-s-luxury-oceanique-development-as-sales-pick-up/2011101151861">The remaining 30 unsold apartments continue to be marketed.</a>
Port Bouvard continues to pursue seven unsettled off-the-plan contracts.
For advice on buying off the plan download our free e-book.
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Recent sales leave 30 units still on the market in Oceanique

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{yoogallery src=[images/stories/octobber19riverside]}
The developer behind one of Australia’s most expensive blocks, 150 Clarendon Street in East Melbourne, has launched its latest luxury project, Riverside Richmond.
Biggin Scott Richmond began marketing Salta’s latest development a few weeks ago through a “soft launch”, and agent James Weir says four have already been reserved.
“We do want to sell most of them by Christmas,” he says.
Riverside Richmond will comprise 17 four-bedroom terraces, all with their own titles and at least two car spaces.  They range in size from 190 square metres to 258 square metres internally and all include balconies and private courtyard gardens. Prices range between $1.19 million and $3 million.
“With only seventeen available we see this as truly a one-off opportunity to secure riverfront property in such close proximity to the CBD,” Weir says.
Weir says cashed-up owner-occupiers are the expected buyers for the luxury terraces,  particularly downsizers who have sold the family home in upper-end middle-ring suburbs and are looking to move into the inner suburbs for their conveniences but who like leafy, tranquil surrounds.
“The vibrancy of Richmond’s cafe and restaurant culture, all amenities and transport are right at your doorstep, yet you’d never know it surrounded by the magnificent river setting.”
Construction on the Buchan group-designed terraces is set to begin in two or three months and is expected to be completed in March 2013.
Salta is set to develop 405 residential dwellings on the site between River Boulevard and the Yarra.
For advice on buying off the plan download our free e-book.
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Prices start at $1.9 million at Salta's latest Melbourne offering

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As we look back on 2011, Property Observer is republishing some of our most noteworthy stories of the year.
From our experience on Hot Property, the TV cameras are no hindrance at all. We tell everyone up front we’ll blur them out if they don’t want to be seen. Most observers don’t mind being a face in the crowd, and there can be benefits for the vendors. Agents sometimes promote the fact we’re going to be there with cameras and that draws extras who might not otherwise attend. If they turn up and like the property, they might even bid.
Our results generally mirror the current clearance rates. It’s hit or miss, but that’s auctions for you!
The average punter can learn a lot about the property market from shows like Hot Property. Viewers get the latest in renovation trends, they hear from experts about what works and what does not work, and they pick up strategic auction tips all from their couch.
All the properties we feature are memorable in one way or another, but we’re equally as interested in the people who are buying and selling. We cover the full gamut of property from cheap and cheerful to waterfront mansions. We once covered a story about a lady who lived in a shoe. Well, actually it was a house that looked like a shoe. Terrific visual!
Hot Property was the first show on Australian television to mine our obsession with real estate.
Michael Caton is an awesome host, and that’s partly because he’s the Aussie bloke who plays himself. There’s nothing false or misleading about him or the show, people know when they turn on Hot Property they are going to get interesting stories about real people buying and selling, and sometimes renovating property.
The charm of the show is that we catch people at a particular time in their lives when they are shaping up for massive life changes. We go on the journey with them in a positive, humorous way. Our job is to make the narrative engaging, and clearly we’ve done that, as we’re now producing series 12.
The success of Hot Property has spawned a range of other property shows – but none quite as good as ours.
There’s always a percentage of people who think you are somehow out to get them. You only have to watch Hot Property to realise that’s not the case. In the beginning it was difficult to get buyers sellers and renovators on board with an unproven show, but now the brand is recognised so well that some people come to us, and others make return visits, which is wonderful. We also have great relationships with realtors across Australia.
Rob Wallace is executive producer of Hot Property, produced by Beyond Productions.
For more expert commentary and analysis on lessons to be learnt from property reality TV, <a target="_blank" href="https://register.propertyobserver.com.au/lights-camera-auction/">download our e-book Lights, Camera, Auction!</a> 
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Property reality television has important lessons for viewers

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The wealthiest 20% of households have increased their average net worth 15% since 2005-06, while the poorest 20% of households saw only a 4% rise, according to the Australian Bureau of Statistics. The wealthy households had an average net worth of $2.2 million per household, and accounted for around two-thirds of total household wealth. 
The poorest 20% of households had an average net worth of $32,000 per household, which accounted for 1% of total household wealth. The average wealth of an Australian household in 2009-10 was $720,000, up 14% since 2005-06, with one in five households owning property other than their own home, including holiday homes and rental properties.
<img src="/images/stories/abswealth.gif">
Source: Australian Bureau of Statistics 
The research concluded there was a strong correlation between net worth and home ownership, and for many households, their dwelling is their main asset. Owners without a mortgage had the highest mean net worth of $1,179,000 which is 64% higher than the mean net worth of all households, at $720,000. 
Renters had lower mean net worth of $158,000 – constituting 22% of the average for all households. Private renters averaged net worth of $176,000, while renters from state/territory housing authorities averaged net worth of $42,000.
The survey found wealth was distributed between households somewhat differently to income. 
While the 20% of households comprising the lowest net worth quintile accounted for only 1% of total household net worth, they accounted for 12% of total gross household income. 
The 20% of households comprising the lowest gross household income quintile accounted for 4% of total gross household income but 13% of total net worth. 
The ABS concludes the differences in the distribution of wealth and income partly reflects the common pattern of wealth being accumulated during a person's working life and then being used during retirement. 
Many households with relatively low wealth have relatively high income, especially if they are younger households, and conversely older households may have accumulated relatively high net worth over their lifetimes, but have relatively low income in their retirement. In addition, some households have low or even negative incomes due to business or investment losses, but still have relatively high levels of net worth.
The ABS found differences in the average levels of wealth between the states and territories, with Queensland, South Australia and Tasmania below the national average. Household wealth was more concentrated in metropolitan areas. The average net worth of households located in capital cities was $772,000 as compared with $629,000 in areas outside of capital cities. Owner-occupied homes were the main asset held by Australians. Mortgages on them were the main liability, with over two-thirds of Australian households owning their own home either outright or with a mortgage. For households that owned their home outright (2.7 million households), the average value of the home was $541,000. For those households with a mortgage on their home, the average value of the home was $521,000, and the average mortgage outstanding was $188,000, giving a net home equity of $333,000. The average value of household contents was $61,000. The principal outstanding on vehicle loans averaged $2,300 per household, and the average household credit card debt was $2,600. Superannuation was the main financial asset held by households, with three-quarters of all households having some superannuation assets. For households with superannuation, the average value of their superannuation was $154,000, but for half of these, the value was less than $60,000. 
The group with the highest mean household net worth was couple only aged 55 to 64 ($1,317,000) with many either nearing the end of their time in the labour force or have recently retired, that is, they are at the end of the main wealth accumulation period. 
People over 65 had lower net worth on average ($1,111,000 for couples and $572,000 for lone persons), at least partly reflecting a run-down of assets to support consumption in retirement. 
The ABS notes these older cohorts may also have had less opportunity for capital accumulation in earlier decades, for example, because women had lower participation rates in the paid work force. Single people aged under 35 had the lowest mean household net worth, at $151,000. The mean household net worth of couple only households with a reference person aged under 35 was $237,000 or $119,000 per person. 
One-parent households with dependent children had a mean net worth of $276,000, compared with $827,000 for couple family households with dependent children. 
Home ownership for the one-parent family households was about half that of the couple family households – 40% and 77% respectively.
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Rich getting richer, poor getting moderately left behind: ABS

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Grocon is suing the Gold Coast apartment developer Juniper, alleging it has failed to make payments on time for the construction of the $850 million Soul, Surfers Paradise tower.
But Juniper’s managing director Graeme Juniper says: “Juniper has always paid, and will continue to pay, in accordance with certification.”
With an 82-page statement of claim, Grocon also launched action against the building certifier, Rider Levett Bucknell, in the Brisbane Supreme Court proceedings.
Grocon’s contract to build Soul was worth more than $300 million, according to the Australian Financial Review.
Grocon claims it is not obliged to pay liquidated damages for some delays.
Juniper says it has paid what it has been ordered to pay and the most recent certificate says that Grocon owes Juniper $16 million. 
The independent certifier is Rider Levett Bucknall, a leading global organisation that has been involved in some of the world’s largest commercial construction projects. 
“Juniper denies Grocon’s claims and welcomes the opportunity to address them in the appropriate forum as soon as possible,” Juniper says.
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Grocon-Juniper stoush over Surfers Paradise Soul tower

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54/25 Pinkerton Circuit, Kambah, ACT
<img src="/images/stories/pinkerton.jpg">
This unit in the Canberra suburb of Kambah includes two bedrooms, one bathroom and an all-important car space. Listing agent Dan Cooper from<a href="https://www.ljhooker.com.au/19XTFK9" target="_blank"> LJ Hooker Tuggeranong</a> says it was previously tenanted and it could be expected to fetch between $330 and $350 per week in rent. Cooper is marketing the property with price hopes of $299,000 plus. If it sells for $299,000 and is rented at $350 per week that would secure an investor a gross rental yield of 6.1%, higher than the indicative gross rental yield for Kambah units of 4.8%, 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 $2,500 and over five years $7,000. The property was passed in at auction on Saturday, October 15 with no bids.
For more information about yields and prices in Kambah, see the <a target="_blank" href="/news">RP Data suburb page</a>. 
 
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6/22 Buckingham Street, Lara, VIC
<img src="/images/stories/buckingham.jpg"> 
This two-bedroom property is currently tenanted at $255 per week and is within walking distance of transport and shops. <a target="_blank" href="https://www.raywhite.com/vic/lara/671963/">Ray White</a> agent Michael Stevenson is marketing it with price hopes of $235,000 plus. If it sells at $235,000 it would secure an investor a gross rental yield of 5.6%, which is at the indicative gross rental yield for Lara, according RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. <a href="https://calc.washingtonbrown.com.au/wbdcalculator/calculator.aspx?RID=HPCAZOPTTT" target="_blank">Washington Brown</a> estimates the first-year tax depreciation deduction to be $8,000 and over five years $22,000. The property has been withdrawn from action but is still for sale. 
For more information about prices and yields in Lara, see the <a href="/news">RP Data suburb page</a>.
 
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2 Heininger Street, Dapto, NSW
<img style="border-style: initial; border-color: initial;" src="/images/stories/heininger.jpg">
This dual-occupancy house is currently tenanted at a combined $520 per week from the three-bedroom front half and two-bedroom back half. Listing agent Jeremy Tillman from <a target="_blank" href="https://www.prdnationwide.com.au/site/page.cfm?t=propertydetails&amp;s=franchisegeneric&amp;c=38&amp;RADIOMARKET=Buy&amp;SHOWAUCTIONLISTED=1&amp;INCLUDESURROUNDING=1&amp;SORTBY=&amp;id=43643&amp;type=Residential&amp;pagenum=1">PRDnationwide Dapto </a>is marketing the property with price hopes of $330,000 plus. If it sells for $330,000 that would reflect a gross rental yield of 8.2%, far higher than the indicative gross rental yield for Dapto houses of 5.4%, 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 $3,500 and over five years to be $8,500. The property went to auction on Saturday, October 15 at 10am but the result is yet unknown.
For more about yields and prices in Dapto, see the<a href="/news"> RP Data suburb page</a>.
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Weekend yield watch : Yields of up to 6.1% in Kambah

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Buy someone else’s dream. That was the obvious maxim after the six well-renovated houses sold at mostly mediocre prices in televised finale of The Renovators, the Channel Ten renovation reality series.
Based on the costs of purchase and renovation just two of the six offerings – Blacktown and Glebe – did well. Another two – St Peters and Castle Hill – fell well short.
The Blacktown fibro possibly won because the backyard pool was thrown in.
The overall results weren’t pretty, with three selling at a loss after taking into consideration purchase price and stamp duty plus the declared renovation budget of an additional 20%.
It’s not to suggest the Century 21 selling agents didn’t market the offerings well, given it was quite unusual for the flipping of such overcapitalised properties to hit the soft market in such quick time. Recent Residex figures showed that Blacktown was among the worst-performing Sydney suburbs, with 312 of 3,050 properties sold at a loss over the past three years.
Blacktown’s auction had competitive bidding though it appeared to be limited to a few bidders in the big crowd after 1,000 had been through the open for inspections. The least enthusiastic offering, Marrickville, attracted just the one offer, which was accepted.
The six houses were bought by the series producers for a $3.6 million total between December 2010 and March this year. They recouped at auction $4.14 million, a 15% gain. They were honest, but perhaps not typical, when they added the $120,000 stamp duty cost. They also had a declared renovation budget totalling at least $740,000, all with seven-year home owners’ warranty insurance.
The cheapest of all six offerings was the winner – the fibro cottage at 85 Harold Street, Blacktown, which also had the largest extension, along with expansive outdoor living areas and pool. Its renovation budget was $62,000 in a building contract with builders, H&amp;N Khamis Pty Ltd, but that didn’t include the pool or the countless unpaid hours of work done by the contestant builders, Michael Lynch and team member, Jarrad O'Connell. "I worked it out that we spent $47,000 on materials,” Lynch says. “All the labour was done by Jarrad and myself.”
"I reckon I slept 18 to 20 hours in eight days. I had no choice, I had to stay awake and keep chipping away,” Lynch says.
The Blacktown property was bought in January this year for $299,500, with stamp duty of about $9,000 taking the costs up to about $309,000. It had previously traded at $270,000 in 2006 and had been listed with price hopes of $329,950 four months before its sale to the television series company. It sold through Penny Stylianou at Century 21 John Ross Combined Seven Hills for $440,000.
The next cheapest was Parramatta, where bidding began at $450,000 when the weatherboard, at 51 Franklin Street, Parramatta, sold at an auction with 100-plus attendees for $575,000, but only after the top bidder increased the offer by $5,000.
It had been last traded at $460,500, with stamp duty of $16,000 taking it to about $478,000.  It is now a modern family home with three bedrooms, two bathrooms with an entertaining space and backyard area. Its renovation budget was $95,000, making the breakeven point before its auction campaign conveyancing costs $573,8550. The extra bid took it 0.2% – or $1,145 – above its breakeven price. There were four obvious bidders. 
The 1915 Marrickville shop conversion offering fetched $700,000 in a one-bid auction. After costing $572,000 in March, or $595,000 after stamp duty of $21,000, the shop, at 146 Addison Road, Marrickville was transformed into a three-bedroom, one-bathroom abode. Its renovation budget was $119,000, so required a sale price higher than $713,676 to make a profit. It had previously sold at $68,000 in 1985.
The inner-city terrace, at 12 Hegarty Street, Glebe, cost the most at $720,000. Set on the smallest block of all six offerings – just 89 square metres – it is now a renovated 1890s three-bedroom, two-bathroom property featuring open-plan living. It was bought just a week after coming onto the market through Belle agent Mark Tooth and James Cahill in late January this year. It was sold through Thomas Skelly at Century 21 Cordeau Marshall for $925,000, seemingly to the opening bidder. The renovation budget was $150,000, so its breakeven point was $899,268 after the $28,000 stamp duty. It was described as now being the best house on the street. “She’s definitely got a bargain,” the renovator Luke Pollack noted post-auction.
After costing $642,500, plus $25,900 stamp duty, the half-done house at 5 Frederick Street, St Peters has an Edwardian facade with modern home behind it. Its renovation budget was $134,000, thereby requiring an $802,000 sale price to break even. It fell well short at $770,000, with Century 21 agents far outnumbering the two or three participants. Charles Tarbey, the boss at Century 21, was there to ensure that the bidding exceeded the $750,000 vendor bid.
The renovated 1960s suburban at 15 Anthony Road, Castle Hill, cost $607,500. The four-bedroom house sits on the largest land holding in the series of 765 square metres. It had been previously marketed with the “Renovate or Detonate!” suggestion for possible duplex building. The single-storey house renovation over the past three months had a budget of $126,000, thereby requiring $757,000 to break even, after including stamp duty costs of about $23,000. It was sold for $730,000 through Martin Baldacchino at Century 21 Castle Hill. It’s been the most actively traded of the show’s six offerings and amply highlights the ups, down and plateaus of Sydney’s property market over the decades. It had previously sold at $460,000 in 2006, when the then vendors tried without luck to secure $549,000 having bought in boomtime 2003 at $520,000. In 1994 it fetched $213,500 and four years earlier in 1990 it was sold at $205,000.
Century 21 Australia general manager Paul Mylott says strong results were achieved during fairly turbulent market conditions.
“The renovations were nothing short of superb and homeowners would be wise to take note of how a solid renovation can change the way a property is viewed and valued,” he says.
The internet advertising campaign run by Century 21 resulted in 90,000 online views with over 2,000 people inspecting the properties with dozens of interested parties registering to bid.
Most commentators suggest the results provide a valuable property lessons just like The Block 2011 in Melbourne.
Just one of the four Block cottages sold under the hammer, and all in quick time afterwards, <a target="_blank" href="https://www.propertyobserver.com.au/landlords/block-richmond-properties-hit-the-rental-market-with-yields-of-up-to-6.3/2011092851717">and now they are possibly rented at terrific gross yields.</a>
The ratings of the finale topped 1.26 million across the five cities, its best result since its 1.25 August debut sandwiched between the two-part Masterchef finale.
Some 56% of the $725,000 average nightly audience over the past three months were women. 
For expert commentary and analysis on lessons to be learnt from property reality TV, <a target="_blank" href="https://register.propertyobserver.com.au/lights-camera-auction/">download our e-book Lights, Camera, Auction!</a>
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Buy someone else's sleepless overcapitalised dream: The Renovators' maxim

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Seven of the 13 Sydney residences in the luxury Abbotsford Marina waterfront complex have been sold.
The Walton Crescent sale prices have started from $1,825,000 for a 150-square-metre two-bedroom terrace-style residence with study.
The largest sale to date has been $3.4 million for a 280-square-metre apartment.
It’s a mix of eight apartments directly on the water, plus the five terrace-style units at street level.
Abbotsford sits on the peninsula between Abbotsford Bay and Hen and Chicken Bay on the Parramatta River.
The developers have lodged an application for seven marina berths, which will be for sale separately at $250,000 each.
Listing agent Peter Kerras at CBRE says he loves the aspect.
“As soon as you walk up the stairs, the view just opens up.
“I also love the high ceilings, which give a sense of scale beyond its size.”
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