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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It’s almost a weekend off for estate agents, according to Australian Property Monitors.
There are just the 50 or so auctions in Melbourne and some 160 in Sydney, where the Sunday NRL grand final doesn’t clash as directly with the traditional Saturday street theatre.
On the comparable weekend last year there were about 50 auctions in Melbourne.
And the 200 in Sydney in 2010 was Sydney’s recent peak as there had been 180 in 2009 and 128 in 2008.
Melbourne’s grand final day peak was about 135 in 2009, a big jump on the 22 in 2008, and up also on the 120 Melbourne homes for auction in 2007.
In 2009 some estate agents suggested selling a house in Melbourne amid grand final hype was almost sacrilegious.
In 2009 overseas buyers with no interest in the premiership were highly active and vendors sought auction-day bids.
At the time the CBD agent Robert Wright noted Chinese money had been pouring into blue-ribbon Melbourne real estate since the change in ownership laws in early 2009 and demand was running hot.
"Asian buyers do not stop for local football," Wright of Elite Real Estate told The Age.
Anthony Toop at the Adelaide agency Toop &amp; Toop says the 2011 football finals have had “less impact on the local market” than usual due to the ordinary season by the two South Australian teams.
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jchancellor-FAypfDUnLy

Agents taking the weekend off and hope for property bounce next month

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20 Carrington Street, Granville, NSW, 2142
<img src="/images/stories/carringtonst.jpg">
This renovated three-bedroom home is currently rented out at $430 per week. Although their lease expires on Saturday, October 1 listing agent Graham Ball of <a href="https://www.raywhite.com/nsw/granville/663343/" title="Ray White" target="_blank">Ray White Fairfield</a> says they are keen to stay on. The 638-square-metre block includes a seven-metre driveway to a spacious backyard, which will likely appeal to tenants with families. Bell says there has been considerable investor interest in the property, which he estimates will sell for the "mid-$400,000s". If it sells for $450,000 the buyer would secure a yield of 5%, higher than the indicative gross yield for Granville houses 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. The property will go to auction on Saturday, October 1 at 3pm. 
For more about indicative gross rental yields and prices in Granville, see the <a href="/news">RP Data suburb page</a>. 
For more investment opportunities going to auction this Saturday, see pages 2 and 3.
 
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1/23 Rathmines Street, Fairfield, VIC, 3078
<img src="/images/stories/faifield.jpg"> 
In a quiet street near Yarra Bend Park and Fairfield Boathouse, this two-bedroom apartment could appeal to tenants. It is close to Station Street shops and cafes and transport. <a target="_blank" href="https://www.jelliscraig.com.au/property/FAIRFIELD-1/23-Rathmines-Street/3098137/">Jellis Craig</a> agent Bev Adam is marketing the property with price hopes of $380,000 plus and says it has the potential to rent for about $300 to $340 per week. If it sells for $380,000 and rents for $420 per week, that would be a gross rental yield of 5.8%, far higher than the indicative gross rental yield for Fairfield units of 3.9%, 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. The property will go to auction on Saturday, October 1 at 10am. 
For more about yields and prices in Fairfield, see the <a target="_blank" title="Fairfield" href="/news">RP Data suburb page</a>.
 
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13/1 Wellington Crescent, East Melbourne, VIC, 3002
<img src="/images/stories/wellingtoncresc.jpg"> 
This recently redecorated one-bedroom apartment is on the edge of the city and is likely to appeal to young professional tenants. The building includes a gym, pool and sauna. The apartment also comes with a car parking space. <a target="_blank" title="Caine Real Estate" href="https://www.caine.com.au/view.php?OID=3097505">Caine Real Estate </a>agent Paul Caine is marketing the property with price hopes of $400,000 plus and says a rental analysis estimates the property could rent for between $440 and $480 per week. If it sells for $400,000 and rents at $480 per week, this would be a gross yield of 6.2%, far higher than the indicative gross rental yield of 3.6% for East Melbourne units, according to RP Data. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. The property will go to auction on Saturday, October 1 at 10am. 
For more information about prices and yields in East Melbourne, see the <a target="_blank" href="/news">RP Data suburb page</a>.
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cknowlton-QnEa6ntUYP

Friday Form Guide: Yields of up to 5% in Granville

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Last week we ran a massive race.  It could be said it was the grand prix of property purchases.    You see, I found a really, really fabulous development site for my client and there was no time to waste as I realised that the property was way under priced!
It all started with a call from the agent.  “I’m listing a property you might be interested in, Jo,” she said.  The grin on my face broadened as I asked a few crucial questions. What were these questions?
There were five:
What is the land size? I was told 1,000 square metres (it was actually 1,039 square metres)
How many rooms does the house have?  FOUR (most houses in this suburb are two- or three-bedrooms)
What’s it renting for? $265 per week (ears prick up...Wow, this is way under-rented!)
Where is it? Did I hear you say “on the corner”? Yes, it was a corner block!
What is the listing price?  $270,000...hmmm I knew a four-bed house on 500 square metres (more than half the land) had recently sold for $272,000 a few doors up and it was not a corner block.
As I asked these questions and even though I actually received some incorrect answers, my heart was pounding.  I knew this was an extraordinary property.   As luck would have it, I was going to be in the Hunter the very next day so I could check it out immediately.
I sweetly asked the agent, “Can I inspect the property tomorrow?”  After a few hours wait, the answer came by email: No, not yet as the contract had not been received, although they had a signed agency agreement.   I picked up the phone and after a few minutes’ chat, I had gleaned the address of this property.
The next day I could think of nothing else as I hit the freeway.  My curiosity was soon satisfied as I stood at the fence, peering through the bushes to grab photos of the property we were soon to secure for our client.
Had I not had a good relationship with this agent, I might not have been able to get the address. But she knew that my clients were always strong purchasers.  As part of our process, before a client even signs up with Property Bloom, we ensure they have done three things:
-          Sought independent financial advice to ensure property development is the right strategy for them.
-          Had a preapproval from their lender on figures relating to the type of development we’d be project managing for them.
-          Discussed the correct structure to purchase under and tax implications with their accountant.
So we were able to move quickly, before this property had officially hit the open market. We had a two-day head start.  We knew the property would hit the internet sites and be advertised in the local newspaper very soon, so time was of the essence.
I took lots of photos and rang my surveyor. Had he done a survey on this property in the past?  Sometimes I find this to be the case and we can obtain a copy of an old survey. But, today he said he had no”.
I rang my client and told him my feelings about this property.  The house had a lovely Federation-style with wrap around veranda. The large corner block was a no brainer.  But, even without seeing the contract, I knew that the zoning for this suburb was changing to low density under a proposed Draft LEP.  In the past we could have lodged a DA to build a duplex behind the house and complete a two-lot Torrens Title subdivision. But I knew this was no longer an option. I had developed in this very street before, so I knew where the sewer main ran.  I knew rental demand was strong.  Most importantly, I also knew that being a corner block with kerb and guttering on just one boundary meant that the council would condition kerb and guttering to be completed on the other boundary as part of the DA consent if we were to lodge a DA for a subdivision.  While the block was large enough to subdivide, this cost of approximately $30,000 to $50,000 for 50 metres of kerb and guttering including the bitumen sealing of the very wide road shoulder could kill the project.  This was the deciding fact for me.  An inexperienced punter, not knowing the local council requirements, may have easily found themselves in hot water.
The answer for this site was a strong yield creating development strategy and we would build a two-bedroom granny flat to supplement the four-bedroom house.  This would not overdevelop the block and leave adequate outdoor living space around each dwelling.  We would not be asked to upgrade the road as part of this complying development.  The property was opposite a school, the four-bedroom house would rent to a family with kids needing some yard space and the two-bedroom flat may well be rented by a retired couple of a single parent.
So with a little freshen up renovation, paint and new carpet, the house will rent for $350 per week. Remember we paid just $270,000 for it (full asking price was our very quick second offer, before the property was “officially on the market”). It will cost us $90,000 to build our granny flat and this will rent for $270 per week.  The result is a 9% gross yield for my client.
By this time, we were well and truly sprinting to exchange.  I knew as soon as this property hit the open market there would be mega interest in it. Little did I know, it would also be the catalyst for some very unscrupulous agent activity.  We later found out that one local agent who did not have a sales agreement with the vendor tried to gazump us by talking directly to the vendor telling them he could bring them a buyer above asking price.  You can only imagine how the listing agent reacted to this!
That’s why we were sprinting.  Within five days we had received three crucial pre-purchase documents:
-          pest &amp; building report
-          Ident survey
-          Bank valuation and unconditional loan approval
My client’s conveyancer had to hound the vendor’s solicitor to make them act fast and move to exchange as quickly as possible.  They didn’t know what had hit them. Usually it’s the other way around with the vendor pushing to exchange.  My job was to keep all parties fully informed so everyone knew that my client was moving as quickly as physically possible to exchange. This communication process was crucial in the success of the deal.   The vendor had told the agent to keep the property on the market until it was exchanged.  So if for one minute, the agent thought we were moving too slowly, he could well have taken another offer to their vendor.
My message from this experience to you is: run loudly and fast, and don’t ever let things go quiet!  Manage the process till the end if you want to ensure you buy that property.   As they say, it’s not over till the fat lady sings or in other words, until you sign the contract and exchange takes place!
Jo Chivers is director of <a href="https://www.propertybloom.com.au/" target="_blank" title="Property Bloom">Property Bloom</a>, which manages property development.
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jochivers-wq5Bp59R5a

Pounce on opportunities quickly or you will miss out

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The first two of the six auction offerings that precede the October finale of the Channel Ten series The Renovators have been put to auction. The other four houses also face the auction reality test this week. 
The Century 21 listing agents are under confidentiality agreements until the October 9 auction screening finale. 
And even those who attended the onsite auctions have been asked to keep the prices under wraps. 
The sale amount over the undisclosed reserves goes into the collective prize pool for the eventual winner to keep. 
While the auctions were underway some 803,000 viewers were tuned into the latest elimination.  Melbourne’s audience was the highest at 302,000, followed by Sydney’s 164,000 and Brisbane’s 162,000. 
SPOILER ALERT 
Suggesting Sydney’s spring sales market is a pricing test, both did sell, but barely above cost price. 
The weatherboard, at <a href="https://www.realestate.com.au/property-house-nsw-parramatta-107820796" target="_blank" title="51 Franklin St">51 Franklin Street, Parramatta</a>, was sold at an auction with 100-plus attendees for $575,000. 
It had been bought at $460,500, with stamp duty taking it to $478,000. It had been in the same family for five decades. 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 $573,000.
The 1915 Marrickville offering also sold last night at its onsite auction. It fetched $700,000 in a one-bid auction. After costing $572,000 in March, or $595,000 after stamp duty, the shop, at <a href="https://www.realestate.com.au/property-house-nsw-marrickville-107822406" target="_blank" title="146 Addison St">146 Addison Road, Marrickville</a> was transformed into a three-bedroom, one-bathroom abode. Its renovation budget was $119,000. It had previously sold at $68,000 in 1985.
The Glebe and St Peters properties have also found buyers at their Wednesday night auction. 
<a target="_blank" title="DIY price estimations on Renovators" href="https://www.propertyobserver.com.au/renovating/diy-price-estimates-for-the-renovators-six-offerings/2011091351521">None of the agents would provide price estimations for the properties before auction.</a>
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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Channel Ten's Renovators meet reality and ambitiously seek secrecy on Sydney auction results 

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Four blocks totalling 42 units in Bankstown have been listed for October 19 auction.
Set in Sydney’s south west, the offering will be in one line through CB Richard Ellis agents Harry Bui, Frank Oliveri and Peter Vines.
The blocks have already been strata titled.
Their current gross income is $665,000 and their anticipated market rent is $762,000.
The complex has $66,000 operating expenses plus $111,000 in statutory charges, making its annual net operating income $486,000.
Its statutory charges include $33,000 council rates, $45,000 water rates and $32,000 land tax.
Three of the blocks were built in 1984, and one constructed in 2006, with none having undergone any significant upgrades or modernisation.
With rental demand rising in the Bankstown market and rent growth projected by Residex at 5% to 6% a year for the next few years, Bui says the 42 multi-housing collection is “a prime real estate investment opportunity”.
According to Residex, the residential house market in Bankstown experienced capital growth of 11% over the year to June 2011.
The median value for Bankstown units during the June 2011 quarter was $306,000.
The Bankstown residential sales of individual strata-titled apartments have totalled 661 apartments in the past 12 months, with a $239 million total transaction volume at an average of $270,000 to $310,000 for one-bedroom apartments, $300,000 to $360,000 for two-bedroom apartments and $330,000 to $465,000 for three-bedroom apartments.
According to Residex, apartments within the 2160 to 2249 postal code range are forecast to have about 2% to 3%-plus growth a year over the next five years.
“As a broader outlook for the local residential apartment market, we expect apartments in Bankstown to continue to be popular amongst private investors and owner-occupiers,” Bui says.
“There could be further yield compressions for a quality asset in a prime location as there are more first-home buyers and investors coming to the market.”
The median weekly Bankstown rent for a two-bedroom unit is $385 per week.
Its vacancy rate remains tight and rental yield for apartments has outperformed, Bui says.
According to SQM Research, the suburb of Bankstown had a vacancy rate of 0.6% at June 2011.
Its rental yield was 6.45% reflecting a 1% increase over the last decade.
“This offering is a unique opportunity to secure a low-risk investment with very strong foundation for future growth,” Bui says.
“There’s a value creation opportunity and a safe exit strategy. There’s significant scope to enhance capital immediately through various cosmetic enhancements with select interior upgrades,” he notes.
He suggests smaller strata-titled apartments for under $400,000 were highly sought after by smaller investors and owner-occupiers in the local market.
The apartment sizes range from 68 square metres for one-bedroom units to 131 square metres for two-bedroom units. They average 100 square metres.
The current rents range from $275 a week to $340 a week.
Whole-block sales have been rare in Bankstown in the past 12 months. The most notable transaction was the sale of the whole 21 two-bedroom apartment block leased to Housing NSW at 2-6 Bungalow Crescent in Bankstown, which fetched $6.04 million in April.
The next highest sale was a block of 12 units sold for $3.35 million in mid-2010. Its sale price reflected $279,000 per unit. It’s leased to NSW Housing returning $191,000 a year.
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Bankstown blocks comprising 42 units slated for October auction

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Collingwood is no longer a centre of factories and manufacturing, but its industrial past is attracting Melbourne buyers in a new development.
The Islington Silos, a conversion of heritage-listed grain silos that used to serve the James Hood &amp; Co malt house, have been popular with Melburnians, with all 21 apartments selling off the plan within three months of their pre-sales launch in April. The neighbouring warehouse is being converted into 27 apartments, and all but five of these have sold as well.
<img src="/images/stories/silos1.jpg">
The silo apartments, which are all three bedrooms and 130 square metres, have curved exterior walls from their previous life. Melbourne Real Estate agent Steven Marks, who is marketing the properties along with Georgina Mellick and Peter Hooymans from the same agency, says the point of difference was a “key selling point”.
The 130-square-metre silo apartments ranged in price from $825,000 to $1.35 million for the penthouses.
<img src="/images/stories/silos2.jpg">
The warehouse comprises 20 two-bedroom apartments, which range in size from 66 to 80 square metres, and seven one-bedroom units. Prices for the warehouse units range from $525,000 to $680,000.
Marks says the warehouse apartments maintain their heritage façade, and the complex’s history and unique design have appealed to buyers. James Hood &amp; Co built the silos in 1878, and Hood &amp; Co supplied malt to local breweries including the Victoria Brewery.
<img src="/images/stories/silos3.jpg">
The silo apartments are all fitted with state-of-the-art kitchen gadgetry from Italian homewares designer Bontempi, and bathrooms come with Rogerseller fittings and fixtures.
Marks says the buyers have been well-heeled Melburnian owner-occupiers, with an average sale price for the silo apartments of $1 million.
<img src="/images/stories/silos4.jpg">
“They appeal to the more sophisticated buyer,” Marks says. “They have hardwood floors, really nice fit-outs – that was well received on the marketplace.”
Developer Blue Earth Group is undertaking the $35 million project, which is expected to be finished in October 2012.
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Collingwood malt silo development hops to it

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8/174 Esplanade East, Port Melbourne, VIC, 3207
<img style="border-style: initial; border-color: initial;" src="/images/stories/esplanadeeast.jpg"> 
This one-bedroom apartment with a car space in Port Melbourne is one block away from the bay and within walking distance of Port Melbourne's shops and attractions. It is currently owner-occupied but could prove appealing for tenants. <a target="_blank" title="Hocking Stuar" href="https://www.hockingstuart.com.au/">Hocking Stuart</a> agent Justin Holod estimates that the property would rent for $400 per week, and it has price hopes of $390,000 plus. If it sells for $390,000 and is rented at $400 per week, that would be a gross rental yield of 5.3%, far higher than the indicative gross rental yield for Port Melbourne units of 4.3%, 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. The property will go to auction on Saturday, September 24 at 11.30am.
For more about indicative gross rental yields and prices in Port Melbourne, see the RP Data suburb page.
For other investment prospects going to auction this weekend, see pages 2 and 3.
 
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17/93-103 Euston Road, Alexandria, NSW, 2015
<img style="border-style: initial; border-color: initial;" src="/images/stories/euston.jpg">
This dual-level townhouse-style apartment could appeal to tenants, as it is within walking distance of St Peters and Erskineville train stations. The two-bedroom, two-bathroom unit comes with a car parking space, and it is close to King Street and Erskineville village. <a target="_blank" title="Sydney Boutique Property" href="https://www.sydneyboutique.com.au/pol/property/search.asp?f_PropertyID=1765181&amp;f_AgentID=4331&amp;xsl=4331&amp;f_st=1">Sydney Boutique Property</a> agent Tom Scarpignato has completed a rental analysis of the property and estimates it would secure about $600 per week in rent. The property sold at auction on Saturday for $625,000. A $600-per-week rent would secure an investor a gross rental yield of 5%. The indicative gross rental yield for units in Alexandria is 6%, 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.
For more about indicative gross rental yields and prices in Alexandria, see the <a target="_blank" title="Alexandria" href="/news">RP Data suburb page</a>.
 
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14/239 Canterbury Road, St Kilda, VIC, 3182
<img style="border-style: initial; border-color: initial;" src="/images/stories/canterburyroad.jpg"> 
This studio apartment in fashionable St Kilda West comes with its own car park and is seconds away from a tram stop serving two lines. The property is currently tenanted, and the tenants are keen to stay. Similar properties in the area rent for about $290 per week. <a href="https://www.hockingstuart.com.au/" title="Hocking Stuart" target="_blank">Hocking Stuart</a> agent Simon Graf is marketing the property with price hopes of $240,000 plus. If it sells for $240,000 and is rented for $290 per week, that would secure an investor a gross rental yield of 6.3%, well above the indicative gross rental yield for St Kilda West units of 3.8%. The gross rental yield does not consider the costs of maintaining the property, including council rates and other fees such as water bills and managing agent fees. The property will go to auction on Saturday, September 24 at 11am.
For more about indicative gross rental yields and prices in St Kilda West, see the RP Data suburb page.
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Friday Form Guide: Yields of up to 5.3% in Port Melbourne

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{yoogallery src=[images/stories/september23flora]}
Retirees and empty-nesters with a flair for food have been drawn to a new boutique development in the well-heeled bayside Melbourne suburb of Brighton.
The Flora development, at 15 Well Street, Brighton, has sold five of 10 apartments in the year it has been on the market, and one more is under contract. Jonathan Hallinan, owner of Bayside Project Management developers, says all of the interest has come from people downsizing.
“All the buyers are downsizers, people who are moving out of family homes in the bayside area and are wanting a low-maintenance, very high-quality standard of living,” Hallinan says.
One of the main components of that high-quality standard of living is the kitchen fit-out in each of 10 units. Celebrity chef Guy Grossi, whose much-celebrated three-hat Grossi Florentino, two-hat Mirka at Tolarno and Grossi Trattoria draw foodies nightly, designed every aspect of the kitchens in the boutique block.
“I approached him he has been engaged to design the kitchens down to the very last detail, working with my architect,” Hallinan says. “He worked very specifically and chose all of the appliances.”
Hallinan says the Grossi-designed kitchens were a “huge selling point” for Flora buyers.
All of the apartments in the block have two bedrooms, and most also have a study. They range in size from 150 square metres to 180 square metres, and prices range from $1.7 million up to $2.1 million.
Design firm Hecker Phelan &amp; Guthrie designed the units, which have large windows to capture the light and either terraces or courtyards. The gardens have a Mediterranean feel, with lavender, olive trees and figs.
Construction finished last year.
Hallinan has recently purchased another development site in Brighton for $5.3 million, according to the Australian Financial Review. Hallinan intends to build another luxury block with Guy Grossi-designed kitchens on the 1,500-square-metre block.
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Foodies downsizing on space but not quality bloom in Brighton development

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This week I was really excited to find a fabulous property that we could add value to.  “Add value? In what way,” I hear you say.  Perhaps you are thinking through renovation – new kitchen, new bathroom, paint throughout, perhaps a deck out the back or even maybe add another bedroom?  Yes, this kind of work would usually add value to a property.  But actually, I was thinking along other lines and two words had sprung to mind: granny flat.
By adding a granny flat to this property, we could literally double the rental return.
This four-bedroom house, in a Hunter Region of NSW town, was renting at $260 per week.  But as soon as I saw it, I knew it could achieve much more. It is a large block, more than 1,000 square metres, with dual access.  By building a 60-square-metre, two-bedroom granny flat on the property it could be rented for around $270 per week on its own, just for the flat.  But it does get better – the house is way under-rented.  You see, I’m finding right now that as rental markets have continued to tighten over the past few years, there are some owners and managing agents who haven’t bothered to increase rents. This house was being rented by a long-term tenant and quite frankly, she is on a very good wicket!  The market rent in this town for a four-bedroom house is actually up to $350 per week.  So the house is under-rented by a whopping $90 per week.
So if we spruce up the house a little, and this one only needs a paint and new carpet, we can increase the rent to $350 per week.  The purchase price is $250,000 and we may spend $8,000 of a cosmetic reno, so already that’s gives us a 7% gross yield. Not a bad return when the average yield for houses in Sydney, for instance is 4.18%.
The granny flat will cost us $92,000 to build, this includes the design and complying development application fees. It also includes separate service connections for the flat so that we can rent it to a different tenant to the house if we need to. Remember, the flat will rent for $260 per week.  If we add the cost of the flat to the purchase price of the house plus the small renovation costs, and include purchasing costs of stamp duty, legal fees, reports etc then we end up with a gross yield of around 9%.
Did I already mention that the average rental yield on houses in Sydney is around 4.18%?
OK, here is the twist. If you have a self-managed super fund or are thinking of setting one up, you may be able to do all this from within your fund.
On September 14, 2011 the ATO released draft Ruling SMSFR 2011/D1 clarifying its views on key issues surrounding borrowing arrangements (Limited Recourse) as they apply to self-managed super funds, allowing fund monies to be used to renovate property.
Importantly the ATO has given clarity to concerns of fund trustee’s in regards to repairs, renovations and improvements to properties held in SMSF’s under Limited Recourse borrowing arrangements. It is clear these can now be done within such arrangements. Borrowed monies cannot be used in all cases for such work; however other monies within the SMSF can be utilized.
This information comes from Nic Ellis, director of The 2020 Group, who tells me he’s had more enquiry than ever on this topic.  People want to utilize their Super to not just invest in property but to renovate and add value.  With such a volatile global situation and stock market, Australians want more security around their retirement funds.  Nick says he’s happy to see the draft Ruling as it falls in line with his company’s interpretation. The SMSF Limited Recourse borrowing for purchase of property has seen significant growth in recent years and this draft ruling will help turbo charge this sector of the market.
However, the area remains complex and care needs to be taken to ensure expert advice, appropriate structures and experienced administration of this process. Click <a href="https://go2020.com.au.tmp.anchor.net.au/index.php?pageID=10#sectionStart" target="_blank">here </a>if you want clarity on this.
Jo Chivers is director of <a href="https://www.propertybloom.com.au/" target="_blank" title="Property Bloom">Property Bloom</a>, which manages property development.
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How a granny flat can double your rental returns

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SQM Research has released a slightly different kind of top 10 discount list this week, reviewing properties that have been on the market for the longest time. The list includes properties that have been withdrawn and re-listed. With a few exceptions these are not the most discounted properties, as vendors hold out hope that they can achieve close to their price hopes, even after years on the market. 
"Properties from Tasmania and New South Wales Central Coast have dominated the list. However, similarly to the last time SQM Research examined homes that have spent a great deal of time on the market, our number one property is still 188 Liverpool Road in Goolwa, South Australia and interestingly enough, totalling only 16% in discounts," SQM director Louis Christopher says. 
"Hanging around on the property market for approximately 1,236 days and counting - this particular case all goes to show that even waterfront properties aren't all that that hot if their asking prices aren't either. 
"In other words, this flies against the notion that good properties will sell well in any market. They won't, especially if they have been mispriced."
<h2 style="font-size: 18px; line-height: 21px;">1</h2>
<a target="_blank" title="188 Liverpool Road" href="https://www.realestate.com.au/property-house-sa-goolwa+north-104620957">188 Liverpool Road, Goolwa, SA, 5214</a>
On the market since: April 24,2008
Initial asking price: $950,000
Current asking price: $800,000
Reduction: 16%
Days on market: 1,236
Last sold for: $408,000
Date of last sale: May 12, 2007
 
<h2 style="font-size: 18px; line-height: 21px;"></h2>
<h2 style="font-size: 18px; line-height: 21px;">2</h2>
<a target="_blank" title="5090 Tasman Highway" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007685342">5090 Tasman Highway, Buckland, Tasmania, 7190</a>
On the market since: May 18, 2008
Initial asking price: $250,000
Current asking price: $195,000
Reduction: 22%
Days on market: 1,213
Last sold for: $68,500
Date of last sale: May 30, 2003
 
3
<a target="_self" title="19 Wellington Street" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007854879">19 Wellington Street, Oatlands, Tasmania, 7120</a>
On the market since: May 22, 2008
Initial asking price: $260,000
Current asking price: $205,000
Reduction: 21%
Days on market: 1,208
Last sold for: $145,000
Date of last sale: November 22, 2003
 
 4
<a target="_blank" title="1403 Magenta Drive" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007162731">1403 Magenta Drive, Magenta, NSW, 2261</a>
On the market since: May 22, 2008
Initial asking price: $600,000
Current asking price: $535,000
Reduction: 11%
Days on market: 1,206
 
<h2 style="font-size: 18px; line-height: 21px;">5</h2>
<a target="_blank" title="290 Viveash Road" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007193295">290 Viveash Road, Swan View, WA, 6056</a>
On the market since: June 5, 2008
Initial asking price: $2.29 million
Current asking price: $1.5 million
Reduction: 34%
Days on market: 1,194
 
 
<h2 style="font-size: 18px; line-height: 21px;">6</h2>
<a target="_blank" title="1302 Birkdale Place" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007217761">1302 Birkdale Place, Magenta, NSW, 2261</a>
On the market since: June 17, 2008
Initial asking price: $700,000
Current asking price: $500,000
Reduction: 26%
Days on market: 1,180
 
<h2 style="font-size: 18px; line-height: 21px;">7</h2>
<a target="_blank" title="6 Talbingo Court" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007982701">6 Talbingo Court, Collingwood Park, Queensland, 4301</a>
On the market since: October 27, 2008
Initial asking price: $349,000
Current asking price: $308,000
Reduction: 12%
Days on market: 1,049
Last sold for: $333,000
Date of last sale: December 22, 2007
 
<h2 style="font-size: 18px; line-height: 21px;">8</h2>
<a target="_blank" title="19 Cathcart Street" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007517262">19 Cathcart Street, Swansea, Tasmania, 7190</a>
On the market since: November 29, 2008
Initial asking price: $350,000
Current asking price: $289,000
Reduction: 17%
Days on market: 1,018
 
<h2 style="font-size: 18px; line-height: 21px;">9</h2>
<a target="_blank" title="90 Franklin Parade" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008048160">90 Franklin Parade,  Encounter Bay, SA, 5211</a>
On the market since: December 1, 2008
Initial asking price: $1.55 million
Current asking price: $1.39 million
Reduction: 10%
Days on market: 1,015
Last sold for: $675,000
Date of last sale: August 23, 2005
 
 
<h2 style="font-size: 18px; line-height: 21px;">10</h2>
<a target="_blank" title="64 Cape Three Points Road" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008074820">64 Cape Three Points Road, Avoca Beach, NSW, 2251</a>
On the market since: December 2, 2008
Initial asking price: $2.1 million
Current asking price: $1.55 million
Reduction: 26%
Days on market: 1,015
Last sold for: $200,000
Date of last sale: December 2, 1999
SQM Research also offers a list of the <a target="_blank" title="SQM Research" href="https://www.sqmresearch.com.au/top100bargains.php">Top 100 Biggest Bargains in Australia </a>for sale.
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