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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With school holidays generally starting on the 24th of September, properties earmarked for auction with a standard four-week auction marketing campaigns have already launched their campaigns.
Two weeks ago, I personally inspected 16 houses on Sydney’s North Shore. Many property buyers in the North Shore are upsizing from near the city or inner west, where larger blocks of land and space in general are traditionally scarce. The numerous excellent public and private schools are also a strong drawcard to the North Shore.
The North Shore offers an interesting backdrop to study the property market and what might be in store this spring for a few reasons:
The suburbs in the North Shore are well established and therefore generally are quite stable;
In good or bad economic times, there are always people looking to buy in the North Shore, which is not always the case in the newer suburbs in the outskirts of Sydney;
The North Shore offers a great variety of property types for purposes of comparison, including units, townhouses, semi-detached homes, free-standing houses and even vacant blocks of land; and
The auction method of sale is traditionally very popular in the North Shore and the clearance rates are indicative of the state of the property market.
Based on my inspections of properties on Saturday and the weeks preceding, the following are my observations:
<ul>
<li>Inspection numbers are definitely up. Some properties were even crowded, and this has not been the case in the past few months. There was a healthy number of browsers out there, but it will remain to be seen if these will convert into serious buyers.</li>
<li>There is still a lot of talk about the global economy. People remain worried about what the rest of the world has in store for Australia. There is still a cautious attitude among buyers, and this sentiment is likely to linger for as long as there is global uncertainty. This conservative outlook is essentially the new norm among property buyers.</li>
<li>Agents (and vendors) seem confident once again to list properties for auction campaigns. Over the last three-six months there has been a trend in the North Shore market to advertise properties as for sale with a list price. This is a significant shift, given the area’s predisposition for auctions in the past. This weekend however, I saw the majority of new listings have come on the market as auction listings. Once again, only time will tell whether these properties will actually be sold at auction or whether bidders will continue to be reticent when faced by the hammer.</li>
<li>Selling agents seemed buoyed by the turnouts, but it is obvious that they still worry if those who come to the open for inspections will turn into actual buyers who would be willing to meet the seller’s expectations.</li>
</ul>
There is a surprising amount of North Shore entry-level properties around the $1 million mark launched this past week. Probably smart home owners have decided that now would be a very good time to upgrade, given that higher-end properties prices remain softer than entry-level ones. These entry-level properties attracted keen interest at open for inspections this weekend.
The only premium auction I attended was passed in with absolutely no bids. While the selling agent had gathered some 75 people to attend (many are neighbours, no doubt), not one bid was placed for a property that had been quoted around the $4 million. It did not appear that there were many registered bidders. Those with interest probably still feel that the best deal can be had post-auction and through smart negotiation – which is probably true.
Selling agents are increasingly talking up the rental yield part of the buying equation. With interest rates set to remain stable throughout the year, the possibility of a rate fall as the next RBA move, fixed rates having been lowered by the major banks, and the flattening yield curve, it is only to be expected that we will see the return of investors to this market. It is more a matter of ‘when’ rather than ‘if’. These investors had started to nibble in early 2011 and are in my opinion likely to return in force within the next six months.
All in all it was a good day out there. The lacklustre supply of good property over the last six months is fading and buyers are starting to consider buying again. Many risk-averse Sydney property buyers have been waiting on the sidelines since the beginning of the year, fearful of a severe downturn that has not eventuated. Many are now starting to realise that Australia in general and the property market specifically are still quite resilient; and that any downturns are in fact windows of opportunity to either enter the market, upgrade or invest.
The reality is that fear is often paralysing. Once the fear subsides, buyer confidence will return. It won’t happen overnight. But it will happen.
Oliver Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank">OH Property Group</a>, a Sydney-based buyers agency. In addition to being a licensed real estate agent, Oliver also holds the Chartered Financial Analyst (CFA) designation. You can follow Oliver on Twitter at <a href="https://www.twitter.com/ohproperty">www.twitter.com/ohproperty</a>
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oliverstier-Cu9aF99VRm

North Shore agents cautiously optimistic about spring market

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Auction bookings are suggesting the volume of properties to traditionally hit the market in September to be auctioned in October are not as strong as we would expect.

Importantly, though, numbers are increasing and will continue to increase sharply over the next few weeks.

In 2010, the weekend following the October long weekend was Cooley Auctions’ first spring super Saturday with 67 auctions booked that day. This year for that same weekend we have 36 bookings to date, although there are still a few days left to book for that same weekend

It seems either the stock is coming later in 2011 or it’s not coming at all. What we’re experiencing now is a steady market where properties trade, great agents shine and agents that overprice properties at the time of listing give themselves an almighty task of selling any time soon. 

The motivation of a seller is critical in deciding what stock to take on.

A client of ours said to me last week that the listing presentation is as much about them interviewing the client as the client interviewing them so they can decide if it’s a fit for both parties.

The mid-to-upper end of our market has been the most affected recently.

Buyers are extremely picky on what properties they make offers on and values, in our experience, are dropping to a minimum of 10% to 15% and in some cases 20% of their previous sale price.

Damien Cooley is the founder of <a href="https://www.cooleyauctions.com.au/" title="Cooley Auctions" target="_blank">Cooley Auctions.</a>
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damiencooley-AaMfa6CzJx

Spring housing stock will either come to market late or not at all

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The change of season brought some welcome warmth at the weekend, drawing people to Melbourne’s many auctions and open for inspections.
However, though crowds were out in force, there was little improvement in auction results, with the city once again achieving a clearance rate of just below 60%.
This uneventful start to the season comes as little surprise in light of the caution shown by Melbourne buyers in recent months, particularly with regard to flawed properties, of which there are many in stock at present.
With auction volumes set to increase by more than 30% in the next fortnight conditions are expected to improve, including an improvement in the quality of stock on offer.
But despite the imminent increase in stock in coming weeks the real change in Melbourne’s auction market may take some time to materialise.
Auction campaigns typically operate over three to four weeks, which means there will be a large number of auctions scheduled in the three weekends between the AFL grand final and the Spring Racing Carnival, and further activity in November through to December 17.
The interruption of these significant social sporting events will dictate the auction calendar in October and early November and redistribute the volume of auctions for the earlier part of the season.
Greville Pabst is CEO of the <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>.
 
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gpabst-nAfzC8fgsR

Anticipation builds for post-grand final auction run home

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One year after the snappy sale of 106 apartments in the Hampton hotel redevelopment in Potts Point, the developers have been unable to repeat its success with a further nine offerings.
The four cheaper offerings – the studio and three one-bedroom apartments – did sell at recent auction, but below the prices the listing agents Ballard Property group had hoped to secure.
All five two-bedroom apartments were passed in, though Ballard senior sales executive Charlie Brendon-Cook says there is interest in them.
The two-bedroom apartments were passed in at prices between $1.1 million and $1.29 million, with three of them passed in on a vendor’s bid.
<a href="https://www.propertyobserver.com.au/developments/hampton-hotel-redevelopment-offers-nine-more-units-a-year-after-buy-up-frenzy/2011082651303" target="_blank">Before the auction</a> Brendon-Cook said Ballard hoped to secure about $400,000 for the one studio offering, but it sold for $376,000. In last year’s release of the 112-apartment initial offering, which Brendon-Cook suggested were of a similar fitout standard, the pricing for studios began at $385,000. He says the results were very reasonable considering the current Potts Point market.
“There are studios around here that go for $280,000,” Brendon-Cook says. “Not many go up in the fours.”
Prices for the one-bedroom apartments ranged at last month’s auction from $455,000 to $650,000. Brendon-Cook says “the vendor was happy to sell for that price”.
The Hampton hotel was owned by the Nemeth family, who released the original 112 through CBRE and retained 13, including the four penthouses, in June last year.
The Nemeth family entered into a joint venture with residential developer Toga Group on the project. More than 2,000 buyers lodged expressions of interest for the Bayswater Road apartments. By the end of the launch in June 2010, 106 had been sold. Some 70% were sold last June to investors.
The family decided to release the nine non-penthouse apartments through Ballard, and they were auctioned by Sydney auctioneer Damien Cooley last month.
The Toga Group paid $17 million earlier this year for the Mansions Hotel, set diagonally opposite, with plans to build apartments above the pub.
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cknowlton-QnEa6ntUYP

No sellout for Hampton development's second offering

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There are so many different opinions out there regarding the status of the current residential market and where it is heading, how can one make sense of it all? 
Whether you are reading the newspaper, seeing it on television news reports or reading articles by "property experts" on the internet, everyone seems to have an opinion on where the market is heading. 
It is no wonder there is no consumer confidence with so much negativity being reported in the media. What this has certainly done is made investors stop in their tracks, they are fearful in what they read and yes, things are apparently on hold. 
It has become evident from the enquiries received by our company, people are not looking to buy, but more and more are exploring another market, the property development market. Our company is taking calls on a daily basis from people wanting to know how to subdivide their own existing properties.
More than ever before, we are finding people more curious about property development and how they can get involved, maximise and add value to their existing property. Here are seven steps to follow before buying a property to develop.
Step 1
The first question you need to ask yourself is, “What is my intention with this property development project?” Meaning, are you developing the property to build and then hold onto the townhouses for rental return or are you developing the property to build and sell for a profit?
Step 2
You need to consider the purchasing structure in which you intend to buy. Depending on the purpose of the development, this will dictate the type of company structure you will need to set up. Find a specialist accountant that deals with property development transactions.
Step 3
Clearly understand your financial position, and with the assistance of your accountant, be aware of what your buying power is. Knowing how much you can afford to spend will steer you into certain suburbs.
TIP: This is a business transaction, so do not make decisions with your heart.
Step 4
Do your research on the suburbs you are interested in, physically go out and see what the market is doing in the area you are looking at buying, check the demographics of the area, who lives there: singles, families? This information will help you determine what type of townhouse design you will need to create. Really get to understand what your target market is before you design your development.
TIP: Always go with your instinct. If it does not feel right, move on to the next one.
Step 5
Drive through or walk along different streets, pay particular attention to the different types of buildings in the street. Are there any new town house developments that might have been built recently? If you come across a street and all you see is every block has one house on it, steer away from purchasing in this street because you will have a greater fight on your hands to obtain approval.
Character of an area and particularly in a street plays a key role in the council decision-making process trying to work out if your proposal is an acceptable development for that area.
Speak with the council and find out what the rules and regulations are that govern the area and more specifically the property you are looking to buy.
Step 6
When sourcing a property to develop, pay particular attention to the title documents. It is in this document you will find if there are any restrictions on the property, such as a single dwelling covenant. Also, from this document you will identify if the property has any easements. If you don’t clearly check and understand the importance of establishing whether or not easements exist, then this could potentially be one of the reasons why you cannot develop and build what you set out to do.
Step 7
When you come across a site you believe has development potential, obtain some pre-purchase planning advice from a town planning consultant to confirm that what you have set out to do on the property is legally achievable. I would steer away from obtaining planning advice from the council, only because the advice they will provide you with will be very conservative and your property development will not stack up in terms of profitability.
Again, I highly recommend you do your own research and find out the development approvals around the site you are looking to buy. This information can be found by contacting council and also remember to look into the Victorian Civil and Administrative Tribunal’s website to find out what decisions VCAT has made. This is very useful information and you will quickly establish the precedents already set in that area.
Peter Bozinoski is director of <a href="https://projectfacilitator.com.au/" title="ProjectFacilitator" target="_blank">ProjectFacilitator.com.au</a> He will appear on the Channel 31 show <a target="_blank" title="Melbourne Property TV" href="https://www.c31.org.au/program/view/program/melbourne-property-tv">Melbourne Property TV</a> from September 5.
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pbozinoski-Ce6rirn824

Seven steps to purchasing a property to develop 

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White Beach Road, Tasmania, has held the top spot on SQM's discount list for the past three weeks.
1
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106479093" title="588 white beach road" target="_blank">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: 455
 
<h2> </h2>
<h2 style="font-size: 18px; line-height: 21px;">2</h2>
<a target="_blank" title="3 Boolari Road" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105832903">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: 773
 
<h2 style="font-size: 18px; line-height: 21px;">3</h2>
<a target="_blank" title="1/21 Ocean Drive" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106550670">1/21 Ocean Drive, Coogee, WA, 6166</a>
On the market since: May 23, 2010
Initial asking price: $2.7 million
Current asking price: $1.6 million
Reduction: 41%
Days on market: 455
 
<h2 style="font-size: 18px; line-height: 21px;">4</h2>
<a target="_blank" title="232 High Central Road" href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007562500">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: 953
 
5
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008491614" title="25 Vicary Street" target="_blank">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: 386
 
6
<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: 1,173
 
7
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105294317" title="3 Zelma Court" target="_blank">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: 454
 
<h2 style="font-size: 18px; line-height: 21px;">8</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106138206" title="1/16 Dewar Way, Ledge Point" target="_blank">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: 644
 
 
<h2 style="font-size: 18px; line-height: 21px;">9</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008659274" title="2506/83 Queensbridge Street" target="_blank">2506/83 Queensbridge Street, Southbank, VIC, 3006</a>
On the market since: October 31, 2010
Initial asking price: $2.15 million
Current asking price: $1.5 million
Reduction: 30%
Days on market: 294
 
 
<h2 style="font-size: 18px; line-height: 21px;">10</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106820916" title="38 Kavanagh Street" target="_blank">195/38 Kavanagh Street, Southbank, VIC, 3006</a>
On the market since: September 11, 2010
Initial asking price: $1.565 million
Current asking price: $1.1 million
Reduction: 30%
Days on market: 343
 
SQM Research also offers a list of the <a href="https://www.sqmresearch.com.au/top100bargains.php" title="SQM Research" target="_blank">Top 100 Biggest Bargains in Australia </a>for sale.
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louischristopher-TWpYcZDLBK

SQM's top 10 discount list has little change

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22/226 Melrose Drive, Tullamarine, VIC, 3043
<img src="/images/stories/melrose.jpg">
This one-bedroom, one-bathroom unit in the outer-Melbourne suburb of Tullamarine could suit investors, as <a target="_blank" title="Ray White Tullamarine" href="https://www.raywhite.com/vic/tullamarine/652609/">Ray White Tullamarine</a> agent Danny Coffey has done a rental assessment of the property and estimates that it will rent for between $25o and $270 per week. He has price hopes of $230,000 plus for the unit, which would be a gross rental yield of 6.1% if it sells for $230,000, well above the indicative gross rental yield for Tullamarine of 4.4% for 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. This property goes to auction on Saturday, September 3 at 11am.
For more information about prices and gross rental yields in Tullamarine, see the <a target="_blank" title="Tullamarine" href="/news">RP Data suburb page</a>.
For more investment prospects, see pages 2 and 3.
 
<hr class="system-pagebreak">
 
2/49 Delmar Parade, Dee Why, NSW, 2099
<img src="/images/stories/delmar.jpg">
This two-bedroom, two-bathroom unit has been withdrawn from auction but is still for sale. It is currently tenanted at $595 per week, and <a href="https://www.australianpropertychoice.com.au/properties.php?id=5053202" title="Australian Property Choice" target="_blank">Australian Property Choice</a> agent Abdul Moussalli is marketing it with price hopes of $620,000 plus. If it sells for $620,000 that would be a gross rental yield of 5%, right at the indicative gross rental yield for Dee Why, according to RP Data. The strata fee for this apartment is $1,031 per quarter, the water is approximately $140 per quarter nd council fees are $225 per quarter.
For more about prices and indicative yields in Dee Why, see the RP Data suburb page.
 
<hr class="system-pagebreak">
 
4/7 Keys Street, Dandenong, VIC, 3175
<img src="/images/stories/keysstreet.jpg"> 
This recently renovated two-bedroom property has undercover parking and a new kitchen. <a href="https://www.stockdaleleggo.com.au/dandenong/details.asp?internetid=240287&amp;OFFICE_ID=56&amp;order=&amp;suburb=3115&amp;surround=&amp;price1=0&amp;price2=400000&amp;category=residential&amp;bedrooms=&amp;bathrooms=&amp;garages=0&amp;propertyType=&amp;OFFICE_GROUP_ID=&amp;offset=&amp;st=" title="Stockdale &amp; Leggo" target="_blank">Stockdale &amp; Leggo</a> Dandenong agent Neil Butler is marketing the property with price hopes of $230,000 plus and has done a rental assessment that concluded it would pull in $250 per week from a tenant. If it sells for $230,000 this would be a gross rental yield of 5.7%, which would be significantly above the indicative gross rental yield of 4.7% for units, according to RP Data. 
For more information about gross indicative yield and prices in Dandenong, see the RP Data suburb page.
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Friday Form Guide: Rental yields of up to 6.1% in Tullamarine

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I’m often asked why I continue to focus my developing efforts in the Hunter region of New South Wales.  Good question.  It’s been nine years since we started working in the area, and I continue to be amazed at the research we uncover.  When you are a developer you need to understand the dynamics of the areas you will invest in.  As I’m sourcing sites and project managing developments for my clients, I need to be sure that the projects will be in the right locations. So I’ll explain a few of the reasons why the Hunter continues to be my shining star.
Firstly, the Hunter region is currently feeling the pressure from the much-publicised “lack of housing” situation in Australia.  My agents are telling me the same story over and over.   “Jo,” they say, ”We can’t get enough quality rental stock, hurry up and finish that development, would you!”
One of the reasons we are seeing rental markets in the Lower Hunter continue to tighten is the billions of dollars’ worth of infrastructure projects currently underway which is creating hundreds of jobs for both local and new residents.  One three-bedroom house that Property Bloom renovated as part of the overall development a few months ago in Stanford Merthyr, a suburb in Cessnock, was purchased for $210,000 and was rented quickly for $325 per week to contractors working on the Hunter Expressway.  The Newcastle Herald reports that there are 133 major projects worth $2.61 billion under way in the past year, with the majority taking place in the Cessnock local government area.
In Muswellbrook, Property Bloom has gained approval for dual-occupancy projects, and we are about to start building.  Each time I update my feasibility the rental estimates increase. These clients will end up with close to an 8% gross yield and create a large amount in equity by developing in this town.  Here, it’s the mining industry that is contributing to the desperate cry for housing, with employees moving to the town from all over Australia and even from New Zealand.  Several mines are undergoing expansion in Muswellbrook.  Contractors come to the area to work on the development works and then one the expansions are complete they will be replaced by full-time workers as the mines increase their capacity.
John Boyle of John Boyle Real Estate in Muswellbrook reports: “We have limited land releases available for the amount of growth in the area. This growth is mainly coming from construction employees who are working on infrastructure in the area and mining support and services.”
“We have only six homes for rent at the moment. Before the homes are completed, they have been rented. We need the developers to get a move on and finish their developments,” Boyle says. 
This lack of housing is ticking all the boxes and bringing investors to the area, as they can see the potential growth destined for this area. BIS Shrapnel expects median house prices to rise a further 18% by 2014.
Leading Australian construction analyst Cordell Information reports there are 310 major civil projects in the pipeline for the region, with most of those planned for the Newcastle LGA. The boom is being led by Upper Hunter mine expansion and earthworks, major road and rail projects and BHP site remediation work.
With Maitland the fastest-growing inland town of NSW over the past few years, we are always looking for potential sites in this area.  We recently found a 2,000-square-metre piece of land where we’ll be building six villas for our client.  This area is earmarked by the council for ongoing growth, and Maitland has all the facilities you need in a town to support the fast growing population increase.
Todd Fisher from LJ Hooker Maitland says the lack of housing for current and potential employees is distressing.   “I feel sorry for tenants, as there is a 1% vacancy rate. It is not unusual for us to have 50+ people at an open house. It is unbelievable,” Fisher says.
“The mining industry is bringing in a lot of new blood especially from Western Australia, Queensland and New Zealand.”
To top it all off, there is the most beautiful tourist attraction in the form of the vineyards and rolling green countryside that makes up the Hunter Valley. In addition to the wine industry, we see tourism growing substantially from the ongoing famous concerts in the vineyards, where international artists such as Elton John, Fleetwood Mac, Meatloaf, Dolly Parton, Rod Stewart to name a few  come to perform. In addition there are spa, health and golf resorts and large five-star hotel chains that have launched into what was not long ago a bed &amp; breakfast market.
For me, the main sparkle for this region is affordability.   It’s one of the important factors that will drive the region in the short term, with a median price well under all our capital cities, the Hunter will continue to shine on.
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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Infrastructure and mining make Hunter region a good place for investment

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Emotion can be a very destructive force particularly when it starts to dictate our financial pathways. One of the first things Forex traders learn before stepping onto the trading floor is how to harness their emotions.  Without doing so, they risk making costly mistakes that can gradually undermine belief in their own abilities and prevent them acting when they need to.  Fear is possibly the most destructive emotion of all.  Although it can be our best friend allowing us to kick into “fight or flight” mode when facing real danger, it can also become an enemy when it leads us to make irrational decisions for fear of losing something we’ve created an attachment to.
It’s well known that home buyers are particularly prone to heightened emotions when purchasing property.  By the time they have identified a property that fits their requirements, they’ve created an attachment to the home to the extent of imagining their lifestyle, belongings, and future prospects as owners of the house.  The disappointment that eventuates when buyers miss out on a property because someone had deeper pockets can be so bitter, it can deter them from focusing on the next opportunity, or subsequently paying too much and suffering buyer’s remorse.
There’s nothing like the street theatre of a good auction with four or five willing participants and a never ending flow of tit-for-tat bidding to give a feeling somewhat akin to the suspense built up on an episode of Who Wants To Be A Millionaire.  However, in our current market – just heading into the milder weather of spring – it’s still a rare event, as this weekend’s mundane 55% clearance rate in Melbourne demonstrated.  This scenario usually indicates excellent buying conditions for purchasers.  However, if The Block was going to teach us anything, it demonstrated that when a property passes in to later be negotiated, an above-average price can still be achieved, belying the impression some may have of an ever falling market.  In other words, although not a lot is happening in full view of the buying public, there’s plenty happening behind the scenes – and the purchasers are not necessarily coming out winners.
Too many people are basing their perception of the market on whether a home sells under the hammer, when – only a few days later – we all too often witness a sale that outperforms expectations.  This was exactly what happened to the houses on The Block and a wonderful example why home buyers – more than ever before – need to be savvy negotiators and in control of their emotions.
It’s true that Watercress productions didn’t make a profit on the houses, but then they never intended to.  Had they wanted a profit they would have built the original plans for 16 units with undercover parking. However, don’t be fooled – they are the true winners of this game show.  They obviously made a fortune in ratings and also the lingering advantage of dominating the papers by simply playing on the public’s never-ending love affair with property.  On top of this, they bagged a great sale!  The homes were worth a little less than their reserves – and yet three out of the four sold well above their reserves!  What a wonderful result – and how was it achieved?  By playing on home buyers’ emotions.  Who lost?  Arguably the ones who paid above market value in what’s widely perceived a buyer’s market.
Becoming an expert in property is not an overnight process. It takes time, plenty of leg work and ample experience.  Walking through open for inspections, following auction campaigns and monitoring sale prices are just a small part of the process.  A good sales agent knows all the tricks needed to play on buyer’s emotional sensibilities to achieve a top result.  However buyers often think they can walk into the market with little or no experience and come out winning.  The results from The Block aptly proved this is not the case and even in a down market, with good negotiation skills, houses can and will sell above market value.
So if you really want to win the game as a property buyer – and take advantage of our current purchasing conditions - take a bit of advice.
<ul>
<li>Change your buying psychology and ignore the price quotes. The only way to educate yourself on price is leg work!  Get to know what the property is really worth, not what the selling agent’s asking.</li>
<li>Start research early – start when you’re thinking about buying and in the process of getting your finances organised, not when you’re in a position to impulse buy on a whim without market knowledge and risk paying too much.</li>
<li>Walk through open for inspections, follow auction campaigns, and start educating yourself on real market results – not those spruiked in the papers.</li>
<li>Know your limitations and more importantly, know when to walk away.</li>
<li>Finally – if you can see the value of using a tax accountant to achieve a good return at tax time and save money, employ the same strategy with property and pay an independent expert to help you do the same.</li>
</ul>
Catherine Cashmore is senior buyer advocate for JPP Buyer Advocates – the largest dedicated buyer advocacy service in Victoria. With extensive experience in all matters regarding real estate, JPP successfully purchases and negotiates more than $100 million worth of property each year. <a href="https://www.jpp.com.au/">www.jpp.com.au</a>
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Leave emotion at the door when buying property

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Self-managed super funds continue to invest in property, according to latest research by the Australian Tax Office.
Over the March quarter SMSFs invested an additional $500 million in direct real estate.
This increase coincides with the appeal of DIY super funds continuing to grow, with $3 billion added to SMSFs over this period, taking the total invested to $418 billion held by 7,500 funds.
The growing appeal of property follows new rules introduced in July last year that have made it easier for SMSF to borrow to invest in property.
The popularity of SMSF loans has spurred mortgage broker Mortgage Choice to review whether to add self-managed super fund loans to its product offering.
Mortgage Choice CEO Michael Russell says a sub-committee is investigating the risks and opportunities of offering the product and will report back to the executive over the next two weeks.
Currently three banks – St George, Commonwealth Bank and Westpac – offer SMSF loans.
Russell says the mortgage broker will tread cautiously: “It is a relatively new concept and we have not done SMSF lending before, so it is a new product to a borrower that we have never lent to before.”
A number of mortgage brokers already offer SMSF loans with industry body the Mortgage and Finance Association of Australia, arguing that there is “no evidence of any abuse which requires regulatory intervention”.
Mortgage brokers require a financial services licence (in addition to a credit licence) to be able to offer advice on SMSF loans.
For more about SMSFs investing in property, see our e-book 16 questions self-managed super fund trustees should ask before investing in property.
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