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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Unfortunately, this missive has nothing to do with the state of the residential market.  It remains “dead, buried and cremated”.  This was originally written over a year ago.  The Brisbane market, at least, is in a better position now.
Back in Black, one of the best “comeback” albums of all time is 30 years old.  Thirty years!  There is nothing, apart from seeing your kid’s baby photos, that reminds you more of how old you are than the significant anniversary of a favourite record.
I was in year 11 when this gem came out – a bundle of bluster, testosterone, zits and bad dance moves (some things never change) and can still remember the excitement when first hearing that ominous introduction to Hell’s Bells, the opening track.  It was a competition in our neighbourhood, in western Sydney, to see who could play You Shook Me All Night Long the loudest.  I even went into hock and bought a fancy new graphic equaliser to enhance the sound.  Those were the days.
I went to see AC/DC the following year, supported by The Angels and Rose Tattoo, and last year went to see them again, with my eldest teenage daughter, at ANZ stadium.  I would have gone twice had I been able to get tickets.  It rained during Thunderstruck during the first concert, after all.
It then comes as little surprise to find out that Back in Black is on high rotation in my car or whenever I am at home by myself.  Julia, my wife, likes Foreigner, which goes some way to explaining why she married me.  No taste at all.
Back in Black is an album of power, asserting class values and music’s ability to invigorate attitudes that some might not find palatable.  It is sexist and selfish, but it’s also ironic and piss-taking.  It was, and still remains, wild colonial convict music; in a word – Australian.
It is the first album I would grab in a house fire or take to a deserted island.
Assuming one could actually play music on a deserted island, what record would you grab first?  Better still, next time the conversation starts tanking at a barbecue or dinner party ask your friends to name their top 10 albums.  No compilations or live CDS are allowed, just original works.
Heck, work is (was, that is) so slow at present; why not jot down your list right now.  I bet you will want to revisit it within the hour.  I did mine – see below – several days ago, and am still not happy with it – there is no Bob Dylan, Neil Young, Eagles, Cold Chisel, Steve Earle, John Mellencamp, Rolling Stones, The Who, Joe Walsh, Cowboy Junkies and only one album from Tom Waits.  It is much harder than you think.
<ol>
<li>
Back in Black, AC/DC</li>
<li>
Born To Run, Bruce Springsteen</li>
<li>
Mule Variations, Tom Waits</li>
<li>
LA Woman, The Doors</li>
<li>
I, Flathead, Ry Cooder</li>
<li>
Wish You Were Here, Pink Floyd</li>
<li>
Late For The Sky, Jackson Browne</li>
<li>
Some Days You Eat The Bear…, Ian Matthews</li>
<li>
Beneath This Gruff Stuff, John Hiatt</li>
</ol>
10.  Cosmo’s Factory, Creedence Clearwater Revival
Remember, rock ‘n’ roll ain’t noise pollution.
PS  This year, statistically at least, I reached my half-life.  I now have fewer days in front of the horse than riding in the back of my cart to paraphrase another favourite artist, John Mellencamp.  Also April, our eldest daughter turned 18 a few months ago, and she is “out and at them” down in the apple isle, and her sister – Savannah – who at just 16, is on a 12-month exchange in Finland.  Proud yes!  But sometimes you just feel old –  well, older at least. 
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a href="https://matusikmissive.wordpress.com/" target="_blank" title="Matusik's Missive">Matusik's Missive</a>.
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michaelmatusik-49YzLvdmNv

Back in Black: Welcome to your half-life

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Westpac continues to stick its neck out and forecast an interest rate cut before the end of the year following the release of the minutes from the September RBA monetary policy meeting.
Westpac chief economist Bill Evans says the minutes suggest an October rate cut is a possibility, but he believes December – the bank’s long-held and lonely position – to be the most likely date.
Evans notes the extensive use of the word “weak” when describing domestic economic conditions in the minutes – “for private non-residential building approvals; for the housing market; and for the demand for credit”.
“Financial conditions are described as tighter than normal,” he says.
In contrast to the Westpac position, Commonwealth expects a rate rise in the first quarter of 2012 while NAB expects rates to remain on hold until November next year.
Evans places particurlarly focus on the final line of the <a href="https://www.propertyobserver.com.au/economy/housing-weakness-highlighted-in-cautious-rba-minutes/2011092051619" target="_blank">minutes</a>: “For the present, however, members considered that the current setting of monetary policy left the board well placed to respond to evolving global and domestic economic conditions.”
“One way to look at this is to note that if the board was considering the possibility of lower rates then to have a monetary policy setting that is in the contractionary zone allows ample flexibility to act,” Evans says. “Indeed the wording of this line does not preclude a rate cut in October. That is not our view but we have to note that the Bank's language has evolved very quickly away from a very hawkish tightening bias over the last few months.”
Evans notes the prominent mention of the deteriorating global economic outlook in the minutes and the fact that RBA optimism about the medium term growth outlook is qualified by the statement "providing that the world economic outlook did not continue to deteriorate". “Commentary on the current economic environment is more downbeat than in previous minutes, "near term growth outlook looked somewhat weaker than had been expected earlier", "the broader economy was softer than earlier expected".
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lschlesinger-FZcF9M3vE6

Westpac sticks to its December rate cut forecast

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Only two apartments remain in a new development slated for the Flinders Street building that once housed Lou Richards’ Phoenix Hotel. The development will offer whole-floor apartments with uninterrupted city views.
Phoenix 82, named for Richards’ rough-and-tumble journo hotspot, will offer 28 two- and three-bedroom apartments over its 28 floors. All of the two-bedroom units have been sold, and only two of the three-bedroom units remain.
<img src="/images/stories/phoenix821.jpg">
Knight Frank agent Gerry Wang says most of the buyers have been local owner-occupiers keen to live in the Melbourne CBD.
Prices started from $645,000 for the two-bedroom apartments and from $1,865,000 for the three-bedroom units. All apartments from level 11 to leve 28 have three bedrooms, and those on the lower floors are two-bedroom units. The three-bedroom units are 131 square metres, and the two-bedrooms are about 80 square metres.
Former Collingwood footballer and footy commentator Lou “Louie the Lip” Richards operated the Phoenix Hotel at 82 Flinders Street after retiring from footy in the mid-1950s. He and his wife, Edna, sold the bar in 1993, and it was transformed from rowdy journo pub into a more businessman-centred bar.
<img src="/images/stories/phoenix822.jpg">
The Phoenix closed earlier this year, and the entire building will be demolished to make way for the Phoenix 82 development. Construction is due to start in the next two months and is expected to take between 18 months and two years.
The striking façade of Phoenix 82, designed by Fender Katsilidis architects (the firm behind Melbourne’s iconic Eureka Tower), will encompass a blue ribbon of light snaking around the building.
““The building itself will be wrapped by a light bar which curves like a ribbon around it and cascades around exterior walls and balconies. Made from steel plate and set above LED lighting, the blue bar will transform the structure and make a bold statement,” says Fender Katsalidis architect James Pearce.
Knight Frank project marketing director Tom Omerod says the fittings and fixtures will be second to none in the new project.
“Floor to ceiling windows, natural stone bench tops, reclaimed wooden flooring and Marc Newson designed Smeg appliances all come as standard,” Omerod says.
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cknowlton-QnEa6ntUYP

Phoenix 82 development to offer bird's eye views of Melbourne

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Sydney’s September auction clearance rate sits at 54% from the 850 auctions held so far among the month’s 2,350 scheduled auctions, but the latest week’s success rate was under 50%.
There are 440 Sydney auctions this weekend, which is 20% fewer than the same Saturday last year, but the same number as in 2009.
There were 300 auctions on the third Saturday in 2008, according to Australian Property Monitors, as the global financial crisis triggered inactivity.
By comparison since 2008 the same Melbourne weekends had 600, 850, 750 and this weekend 650 scheduled auctions, according to APM research analyst Clinton McNabb.
There are 13 weekends remaining for auctions this year and, unless there is a substantial improvement or deterioration, it looks reasonably certain that the year will end with a clearance rate in the 50s.
“For Melbourne the last time this occurred was in 2004, when a clearance rate of 57% was recorded,” says the Real Estate Institute of Victoria’s Enzo Raimondo.
“This is the only similarity with that year, as there will be about 40% more auctions this year.”
Three years ago, in 2008, the clearance rate was marginally higher at 63%, and the volume of auctions similar to what is expected this year, according to the REIV.
The REIV says last weekend Melbourne had 616 auctions and a 54% clearance rate.
There was a close correlation between consumer confidence and housing market activity, according RP Data head of research Tim Lawless.
“The importance of a positive consumer mindset is simple: for a prospective buyer to make a high commitment purchase decision like buying a home they need to have a base line level of optimism about their job security, their ability to service a mortgage and the prospects for the housing market.
“The trend in consumer confidence and national sales volumes has shown an 84% correlation since the start of 2008,” Lawless suggests.
<img src="/images/stories/lawlesssept161.jpg" style="border-style: initial; border-color: initial;">
He says there is also a lagging correlation between mortgage rates and consumer confidence (see graph below) as generally when interest rates are falling consumer confidence will show an improvement and vice versa.
 <img src="/images/stories/lawlesssept162.jpg" style="border-style: initial; border-color: initial;">
Lawless notes the August Westpac and the Melbourne Institute Index is getting close to the lows seen back in late 2008 when the GFC was in full swing.
“The September figure, which came through earlier this week, showed an 8.1% improvement in the confidence index, perhaps marking the turning point for this important indicator,” Lawless says.
“The ‘Time to Buy a Dwelling’ Index, which is a subset of the Consumer Sentiment Index showed a strong bounce over September, improving 14.3% over the quarter and 16.4% over the year.
“This component of the index has bounced back to levels not seen since September 2009, the month prior to interest rates commencing their tightening cycle.
 <img src="/images/stories/lawlesssept163.jpg">
Lawless suggests interest rate stability and the prospect of rates potentially falling may cause confidence to continue to improve.
“If the cash rate does actually come down, as the financial markets and a growing number of economists are expecting may be the case, we may see a more significant improvement in the consumer sentiment data when it is released each month.”
But he warns on balance any significant or swift rise in consumer optimism was likely to be tempered by any further softening in labour market conditions or deterioration in global/local economic conditions.
“Uncertainty surrounding both these factors is likely to continue to provide some counter balance to improvements in the consumer mindset.”
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jchancellor-FAypfDUnLy

Auction clearance rates still low, but consumer confidence picking up

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105/152 Bulwara Road, Pyrmont, NSW, 2009
<img src="/images/stories/bullwarard.jpg"> 
This three-bedroom, two-bathroom property is leased until February 2012 at $840 per week, so it could be a good prospect for an investor. The 160-square-metre unit in the inner-Sydney suburb of Pyrmont includes a wrap-around balcony and access to a shared indoor swimming pool, barbecue and rooftop garden. <a href="https://www.mcgrath.com.au/buy/apartment-pyrmont-nsw-2009/136987/?searchID=9298328" title="McGrath Edgecliff" target="_blank">McGrath Edgecliff</a> agent Wayne Walter is marketing the property with $650,000-plus hopes. If it sells for $650,000 that would be a rental yield of 6.7%, far higher than the indicative gross rental yield for units in Pyrmont 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 administration fee for this property is $1,098 per quarter, and the sinking fee is $283 per quarter. The property will go to auction on Saturday, September 17 at 2.30pm.
For more on indicative gross rental yields in Pyrmont, visit the RP Data suburb page.
For other investment prospects going to auction this weekend, see pages 2 and 3.
 
<hr class="system-pagebreak">
 
3/61 Little Oxford Street, Collingwood, VIC, 3066
<img src="/images/stories/oxfordst.jpg">
This inner-Melbourne property is tenanted until January 2012 at $410 per week, so it could be a good prospect for an investor. The two-bedroom, one-bathroom unit comes with a car parking space and includes a European-style laundry. Paul Markovic of <a href="https://www.realestateview.com.au/cgi-bin/view.pl?OID=3013017&amp;s=535067635&amp;Sub=COLLINGWOOD&amp;BeL=0&amp;BeH=9999&amp;PrL=0&amp;PrH=99999&amp;Surr=&amp;IKW=&amp;PT=&amp;PTr=r&amp;CS=VIC&amp;OrderBy=&amp;OrderStr=&amp;Con=S&amp;SearchPage=&amp;Bkmk=_&amp;OFI=&amp;OFIDays=&amp;ListedDays=&amp;BS=15&amp;Thu=&amp;Qui=n&amp;tp=dev/71_resultsF" title="Peter Markovic Real Estate" target="_blank">Peter Markovic Real Estate</a> is marketing the property with price hopes of $450,000 plus. If it sells at $450,000 this would mean a rental yield of 4.7%, about the same as the indicative gross rental yield for units in Collingwood 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. This property goes to auction on Saturday, September 17 at 11am. 
For more information about indicative gross rental yields and prices in Collingwood, see the <a target="_blank" title="Collingwood" href="/news">RP Data suburb page</a>.
 
<hr class="system-pagebreak">
 
107/64 Wellington Street, St Kilda, VIC, 3182
<img src="/images/stories/wellingtonst.jpg"> 
This one-bedroom apartment in inner-Melbourne suburb St Kilda is tenanted at $300 per week until January 2012. It includes a car space and access to a communal rooftop. <a target="_blank" title="Run Property" href="https://www.runproperty.com.au/buying/search">Run Property</a> agent Carol Hayes is marketing the property with price hopes of $300,000 plus. If it sells for $300,000, that would be a gross rental yield of 5.2%, much higher than the indicative gross rental yield of 4.1% for units in St Kilda, 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 goes to auction on Saturday, September 17 at 11am.
For more information about gross rental yields and prices in St Kilda, visit the <a target="_blank" title="St Kilda" href="/news">RP Data suburb page</a>.
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Friday Form Guide: Yields of up to 6.6% in Pyrmont

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Construction of the 11-storey Alex Perry-designed apartment block in Fortitude Valley is due to begin in January next year as a record number of inner-city Brisbane developments look to sell enough units off the plan to convince lenders to finance their construction.
A spokesman for the <a target="_blank" title="Alex Perry: Inspired by beauty" href="https://www.propertyobserver.com.au/queensland/alex-perry-inspired-by-beauty/2011060850445">Perry project</a> says developer Chrome Property Group is in final negotiations with the builder and says the development “on course”.
While reluctant to reveal exact numbers, he says the first “chunk” of apartments was sold to investors from Sydney who attended the June launch. Inquiries have come from as far afield as Romania.
<img src="/images/stories/alexperrydevel.jpg">
The 131-apartment development (pictured above) is expected to have an end value of $75 million, with one-bedroom apartments selling in the high $300,000s and two-bedroom units selling around the $550,000 mark.
<img src="/images/stories/belise.jpg">
Construction of another development, the 20-storey Belise at 510 St Paul’s Terrace (pictured above), is due to commence in the second quarter of next year.
The project comprises 199 apartments.
A spokesperson for this development told Property Observer about 50 had been sold off the plan since launching in October last year.
“We have just had our first interstate buyer from Perth, and we have also had one Chinese buyer,” he says.
<img src="/images/stories/mands.jpg">
Laing O’Rourke’s $250 million M&amp;A project (pictured above), which is currently under construction on McLachlan, Connor and Ann streets in Fortitude Valley, has sold more than 65% of the 234 one- and two-bedroom apartments. 
<img src="/images/stories/mosaic.jpg">
Another development under construction, Leighton’s 18-storey Mosaic project (pictured above) on East, Church and Ann streets had sold roughly half of its 212 apartments by the end of March and is due for completion by late 2012. 
The first four levels are due become serviced apartments or a boutique hotel. 
Other projects at the development stage include a number of approved projects by Metro Property Group, including the Brooklyn on Brookes development at 116 Brookes Street, which will consist of 191 apartments over 14 levels.
According to Troy Linnane, national director of valuation and consultancy at Colliers, financiers require a significant number of pre-sales to fund developments.
This could prove something of a challenge for the more than dozen other developments
Colliers has forecast 1,800 apartments to come up for sale in the inner Brisbane market over the next 12 months with a further 4,500 due to be released in 2013.
Currently Colliers estimates the annual take-up of apartments in the inner Brisbane market at around 1,200 with around 60% of the sales in the inner north market which includes Fortitude Valley, Bowen Hills, Newstead, Tenerife and Hamilton.
Linnane says developers are “pushed” at the moment when it comes to selling off the plan and for all the proposed projects to go ahead will require interest from interstate and overseas investors.
Another challenge for developers, according Linnane, is the similarity of the developments – they’re all mainly one- and two-bedroom units, he says.
In the inner-north Brisbane market, there were 108 sales from 20 projects during the first quarter from a total stock of over 1,200 apartments, according to the most recent Colliers report on the Brisbane apartment market.
While investor demand is continuing to underpin transaction volumes in the inner-city market, “especially for price-pointed, affordable stock generating strong rental income”, Collier warns that the market “may be adversely impacted by rising interest rates and increasing vacancy in the medium term”.
Sales volumes for new apartments declined for the second consecutive quarter during the three months to March 2011, though volumes are stabilising when compared against a moving annual average.
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Alex Perry development and others all the fashion in Fortitude Valley

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A three-hectare landholding in Western Australia has come onto SQM Research's most discounted list. Although the property includes a two-bedroom, two-bathroom house, it is primarily a rural property and not exactly comparable to the other properties on the list. The acreage was listed in April 2011 with prices hopes of $5.5 million, but has recently had a $2 million knocked off its price tag. 
<h2 style="font-size: 18px; line-height: 21px;">1</h2>
<a target="_blank" title="588 white beach road" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106479093">588 White Beach Road, White Beach, Tasmania, 7184</a>
On the market since: May 23, 2010
Initial asking price: $780,000
Current asking price: $400,000
Reduction: 49%
Days on market: 469
 
<h2 style="font-size: 18px; line-height: 21px;"></h2>
<h2 style="font-size: 18px; line-height: 21px;">2</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106966579" title="1350 Wynnym Road" target="_blank">1350 Wynnum Road, Tingalpa, Queensland, 4173</a>
On the market since: November 6, 2010
Initial asking price: $700,000
Current asking price: $380,000
Reduction: 46%
Days on market: 301
 
3
<a href="https://www.domain.com.au/Property/For-Sale/House/QLD/Burpengary/?adid=2008940771" title="102 Fountain Road" target="_blank">102 Fountain Road,  Burpengary, Queensland, 4505</a>
On the market since: April 17, 2011
Initial asking price: $1.2 million
Current asking price: $699,000
Reduction: 42%
Days on market: 141
 
<h2 style="font-size: 18px; line-height: 21px;">4</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105832903" title="3 Boolari Road" target="_blank">3 Boolari Road, Gosford West, NSW, 2250</a>
On the market since: July 8, 2009
Initial asking price: $990,000
Current asking price: $580,000
Reduction: 41%
Days on market: 787
 
<h2 style="font-size: 18px; line-height: 21px;">5</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007562500" title="232 High Central Road" target="_blank">232-234 High Central Road, Macleay Island, Queensland, 4184</a>
On the market since: January 11, 2009
Initial asking price: $279,000
Current asking price: $175,000
Reduction: 37%
Days on market: 966
 
<h2 style="font-size: 18px; line-height: 21px;">6</h2>
<a target="_blank" title="25 Vicary Street" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008491614">25 Vicary Street, Triabunna, Tasmania, 7190</a>
On the market since: August 2, 2010
Initial asking price: $299,000
Current asking price: $189,000
Reduction: 37%
Days on market: 3400
 
<h2 style="font-size: 18px; line-height: 21px;">7</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D107366585" title="146 Maddington Road" target="_blank">146 Maddington Road, Maddington, WA, 6109</a>
On the market since: April 30, 2011
Initial asking price: $5.5 million
Current asking price: $3.5 million
Reduction: 36%
Days on market: 126
 
 
<h2 style="font-size: 18px; line-height: 21px;">8</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007193295" title="290 Viveash Road" target="_blank">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: 1,187
 
<h2 style="font-size: 18px; line-height: 21px;">9</h2>
<a target="_blank" title="3 Zelma Court" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105294317">3 Zelma Court, Macleay Island, Queensland, 4184</a>
On the market since: May 23, 2010
Initial asking price: $380,000
Current asking price: $250,000
Reduction: 34%
Days on market: 468
 
<h2 style="font-size: 18px; line-height: 21px;">10</h2>
<a target="_blank" title="1/16 Dewar Way, Ledge Point" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106138206">1/16 Dewar Way, Ledge Point, 6043</a>
On the market since: November 15, 2009
Initial asking price: $375,000
Current asking price: $250,000
Reduction: 33%
Days on market: 657
 
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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louischristopher-TWpYcZDLBK

WA landholding makes debut on SQM discount list

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Last week I presented the pros and cons of Strata vs. Torrens Title subdivision for a dual-occupancy project.

For this project, we are building two free-standing homes. The land is not a corner block, so one home is positioned behind the other and they will share a common driveway.

Our first response was to try and achieve a two lot Torrens Title subdivision because it’s what most people understand when purchasing houses.  Strata subdivision tends to be associated with multi unit developments, rather than house-and-land projects.

But, when you think about it, if you have two houses sharing a common driveway, then there should be some formal arrangement on who is going to pay for the upkeep of the driveway.  A strata subdivision covers this off, while a Torrens subdivision leaves driveway maintenance up in the air or for owners to fight over. 

[smartcode_project:default project_id=21618]

We asked our surveyor to set up the strata plan giving each house its own land on title, minimising common areas to the driveway and the dividing fence between the two houses.  Being a small, two lot strata subdivision; it means that we’d be exempt from the more formal strata management of larger schemes.  As the houses are freestanding and have their own yards, it is quite a simple process. 

If our client, on completion of the development decides to hold both houses, they may also decide not to even register their subdivision immediately. We would have the approval in place and this has no shelf life, so they could register the subdivision years down the track when and if they decide to sell. 

If they decide to sell one house and keep one, after registering the subdivision, all costs for managing, maintaining, repairing and insuring the common property are shared by the owners in direct proportion to their lot's respective unit entitlements. In this case it is an equal share; each lot has one unit entitlement, so it is very straight forward to manage. Each owner is responsible for 50% of any costs to repair or maintain the driveway/common area. 

Small strata schemes (two lots)

The special provisions for 2-lot schemes are:

<ul>
<li>the two owners automatically form the executive committee, removing the requirement for an election</li>
	<li>a quorum for all meetings is when the 2 owners are present</li>
	<li>Building insurance is not compulsory where the two buildings are detached and there are no additional buildings on common property. However, both owners must decide to forgo insurance cover by unanimous resolution at a meeting. Each owner may then insure the structure on their own lot.</li>
	<li>If the buildings are detached, the owners can decide not to have a sinking fund provided there are no additional buildings on common property. Both owners must decide this by unanimous resolution at a meeting.</li>
</ul>
With the advent of the compulsory 10-year sinking fund plan legislation, 2-lot schemes managed to get special consideration. Essentially, a 2-lot scheme doesn't need to have a sinking fund.

[smartcode_project:default project_id=28070]

Finally, there are no requirements for two-lot schemes to have any audit of accounts and financial statements. Reference: <a href="https://www.strataman.com.au/">www.strataman.com.au</a> 

Property Bloom found by setting up the strata title subdivision in the right way that it was the better way to subdivide. Not only does a small strata subdivision (two lots) cost a lot less in development costs than a two lot Torrens subdivision, it is also a much quicker process.

The winner is, in our books is a strata subdivision for a dual occupancy where there is a shared driveway.

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

Why a strata subdivision is better than a Torrens title subdivision for some developments

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The Trenerry project at Abbotsford offers a rare opportunity of riverfront living in Melbourne close to Dights Falls.
Set on the banks of the Yarra River – once dominated by breweries, tanneries and woollen mills – Trenerry Abbotsford will have 109 apartments upon its mid-2013 completion.
With sales set to start next month, its one-bedroom, one-bathroom apartments are priced from $465,000, with the two-bedroom, two-bathroom apartments from $530,000. Both configurations come with one car park.
It has been designed by Carabott Holt Architects, combining new design with the character of the site’s former industrial past.
The building will be fronted by its heritage façade.
“It also features a chimney stack, giving Trenerry a look and feel that is unmistakably Abbotsford,” says Rob DiCintio, director of Trenerry Property Group.
“The desire for waterfront living in city-fringe areas is an evolving trend in the Melbourne market, and Trenerry offers both,” DiCintio says.
The <a target="_blank" title="Abbotsford" href="/news">Abbotsford </a>apartments will be built over seven levels.
There will be eight one-bedroom apartments, 97 two-bedroom units, and four three-bedroom units.
Some 92 of the two-bedroom apartments will have two-bathrooms, along with all the three-bedroom apartments.
The average apartment size will be 75 square metres internally, plus all apartments come with balconies, offering riverfront, CBD or Studley Park views. The development comes with easy access to the Capital City Trail.
<img src="/images/stories/trenerrycar.jpg">
There are 115 car spaces, one for each apartment, and two each for three-bedroom apartments. Same-floor parking is available for 60 of the apartments.
Storage spaces have been allocated to all apartments. 
DiCintio says buyers will have the choice of two colour schemes – one dark and one light.
Buyers can select colour scheme in the contract of sale once the display suite opens next month.
“Trenerry is committed to achieving a five-star first energy-efficiency rating, and we have included initiatives such as large rainwater tanks natural lighting in car parks,” DiCintio says.
The Trenerry Crescent development site, wedged between Collingwood Football Club's Victoria Park stadium and the Yarra River, was bought last year from Australand for a reported $6.6 million.
The developers, Trenerry Property along with the Victor Smorgon Group and the Kanat family, are highly experienced developers, having been involved in various residential and large-scale retail and mixed-use developments over the past 20 years.
The Trenerry apartments are listed through Oliver Hume.
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Trenerry Abbotsford development brings residential to the riverfront

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Buyers have snapped up 34 apartments off the plan out of an available 45 in the Endeavour block at the Breakfast Point masterplanned development in Sydney’s Canada Bay over the weekend.
The Endeavour building forms part of the new Harbour precinct of Breakfast Point and is due for completion in early 2013.
It is one of four unit buildings to be constructed in the Harbour precinct of the development, located on the southern shores of the Parramatta River.
Endeavour's 45 apartments include a mix of layouts: one bedroom plus study, two bedrooms, two bedrooms plus study, three bedrooms and two double-level penthouses with house-like proportions. Endeavour will be completed late next year.
One- and two-bedroom apartments sold from $545,000, three-bedroom apartments sold for $1.3 million each and a penthouse sold for $2.1 million.
Upon completion in 2016, Breakfast Point, the 52-hectare waterfront development, will accommodate 1,865 homes and house up to 5,000 people.
In May, the $2 billion project in reached the $1 billion sales milestone with more than 1,300 homes and apartments sold over the past 11 years by its joint developers Rose Group and Cbus Property, the national construction industry superannuation fund.
<img src="/images/stories/breakfastpoint3.jpg">
The sale of the Endeavour apartments follows 70% of units in another Harbour precinct block, Acacia, selling off the plan in May. 
All four buildings within The Harbour precinct are named after ships that played major roles in the discovery and settlement of Sydney.  A nautical character will be reflected in all of the buildings. 
The Harbour precinct will be enclosed by luxurious gardens and also features The Pier, which includes a residents-only 25-metre horizon lap pool, which flows into a lagoon pool, timber sun deck and a white shingle roof pavilion. 
Some of the Endeavour apartments have views across the Parramatta River.
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