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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One of the biggest misconceptions about auction is that many agents think that if they auction a property buyers will compete and the property will sell above expectations. One of the great benefits of auction is that you give yourself the opportunity to create a competitive environment, but if you haven’t done the work leading up to the auction then no method of sale will save you.
You need to understand that auction is simply a method of sale. We use auction to reduce the number of days on market, create a competitive environment and gain maximum exposure for the property with a condensed marketing strategy. Essentially this means that by creating urgency around the sale and reducing the days on market we can sell more real estate.
Days on the market here are key. The longer a property sits on the market the more chance it has at selling at a reduced rate.
Valuing real estate can be quite difficult. It is difficult for an agent, but even harder for a vendor/seller. This is particularly the case in a changing market, like what we are in now. Auction removes price as a barrier and invites purchasers to make offers on auction day and the seller can either accept that offer or reject that offer.
Every seller thinks their home is generally worth more than what it really is, myself included. Because we build up an emotional attachment, we feel “it has to be worth ….”. The reality of any real estate transaction is that a property is worth what someone will pay. The role of the agent is one to market a property in such a way that will get buyers to the front door, it is the seller’s role to present the property in such a way that an emotional connection can be built between a purchaser and a property, and auction brings this to a close in a shorter period of time than any other method of sale.
One of the great fears a seller has is “what if it doesn’t sell?”. Simple, we move to the next stage of the selling process with either a price guide or for sale at a price. We now will have a much better gauge on what that price should be if we get to this point.
An owner who doesn’t want to pay for a marketing campaign in the majority of cases is not a motivated seller and one who will come on the market at an inflated fixed price.
It is essential that you choose the right auctioneer to represent your business and your sale. The auctioneer is your brand. The auctioneer represents your interests. The difference between a good auctioneer and a great auctioneer can be a good price or a great price.
This is the data we have put together for the first six months of the year. It is put together from 1,825 residential auctions that we have done from January 1 to June 30, 2011. The figures show us accurately when properties sell post auction.
 Damien Cooley is the founder of <a target="_blank" title="Cooley Auctions" href="https://www.cooleyauctions.com.au/">Cooley Auctions.</a>
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An auction won't save a badly marketed property

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Darren Lockyer, the 36-time Queensland State of Origin team hero, has listed his Brisbane house for August 6 auction in a big test of the city’s seriously challenged auction market.
Brisbane’s auction clearance rates have hovered around 23% so far this year, according to Australian Property Monitors.
The property has also been scheduled for auction six days after the Queensland government’s unpopular stamp duty increases come into effect in Queensland.
The contemporary Paddington property cost Lockyer $1.49 million in 2004.
The five-bedroom, three-bathroom place might be expected to fetch around $2 million based on the standard growth (and then decline) experienced in Brisbane over the past seven years. A nearby $2.15 million will have given Lockyer some comfort.
No public price estimate has been given by its listing agents Tim Douglas and Gail Miller at Place Estate Agents.
Naturally it comes with barbecue facilities that befit any Queenslander sportsman.
In 2007 Lockyer married Loren Pollock, his girlfriend of three years, who gave birth to their first child, Sonny James, in early 2010.
In March the Broncos captain announced he will retire from all forms of rugby league at the end of the NRL season, his 17th season in first grade.
Tim Lawless at RP Data says real estate professionals had reported some improvements in buyer activity in the Brisbane market leading up to the end of July.
Although only anecdotal, early sales information collected by RP Data suggests a surge in transactions as buyers bring forward their purchase decisions in order to avoid the stamp duty changes announced in the June 14 budget, which are due to take effect on August 1.
“The surge in buying activity was to be expected, with owner-occupier buyers likely saving themselves around $7,000 in stamp duty expenses if they purchased prior to August 1,” Tim Lawless, the RP Data head of research says.
“The improvement in sales activity leading up to the end of July is likely to be temporary: the result of buyers rushing to avoid the higher stamp duty costs for owner occupiers from August 1,” Lawless says.
“The higher stamp duty rate for owner occupiers comes at a time when transaction volumes are running about 30% below the five year average across Queensland and the duty changes are likely to act as a further disincentive for buyers to become more active. 
“The dampening effect of the higher stamp duty rate for owner occupiers may be partially offset by the $10,000 builders boost, however the grant is only available until the end of the year whereas the stamp duty changes are permanent.”
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jchancellor-FAypfDUnLy

Darren Lockyer's Brisbane house for sale in tough selling season

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1131 Plenty Road, Bundoora, VIC, 3083
<img src="/images/stories/plentyroad.jpg"> 
This four-year-old contemporary townhouse is currently leased to excellent tenants at $555 per week. It was sold by <a href="https://www.raywhitebundoora.com.au/buying/search/detail.aspx?id=RWB1546&amp;wlid=cdacf6e5-4900-446f-9f29-6c7b277291e2" title="Ray White Bundoora" target="_blank">Ray White Bundoora</a> agent Joshua Allison at auction on Saturday, July 30, for $402,500. It had price hopes of $390,000 before auction. It will net its new owner yields of 7.1%, far above the indicative rental yield for Bundoora houses of 3.7%, according to RP Data. The three-bedroom, three-bathroom house is well situated to appeal to tenants, as it is between La Trobe University and RMIT and close to the 86 tram and Bundoora's shopping district. 
For more information about indicative yields and average prices in Bundoora, visit the RP Data suburb page.
For other investment possibilities going to auction this weekend, see pages 2 and 3.
 
<hr class="system-pagebreak">
 
52/1 Maddison Street, Redfern, NSW, 2016
<img src="/images/stories/maddison.jpg"> 
This light-filled three-bedroom apartment in Redfern is close to shops, transport and cafes and could be appealing to tenants. The building includes a pool, gym, sauna and rooftop terrace, and the 115-square-metre apartment has a large balcony. It is being marketed by <a target="_blank" title="Kho and Lee Property" href="https://www.khoandlee.com.au/properties/470085/details">Kho and Lee Property </a>agents Sami Yildiz and Patricia Kho with price hopes of $640,000 plus. The property has the potential to rent for $700 a week, which would represent a yield of 5.7% at the asking price. This is well above the indicative gross yield of 4.9% in Redfern, according to RP Data. The property went to auctino on Saturday, July 30 but was passed in. Its price expectation remains $640,000.
For more about indicative gross yields and average prices in <a target="_blank" title="Redfern" href="/news">Redfern</a>, see the RP Data page.
 
<hr class="system-pagebreak">
71 Newton Road, Newton, SA, 5074
<img src="/images/stories/newton.jpg">
This three-bedroom property needs some work, but after renovations it could be a good investment property, as it is close to major shopping strips, transport and schools. Indicative gross rental yield is 4% in the suburb, and after an upgrade 71 Newton Road could be an attractive prospect for tenants. It was brought to auction by <a target="_blank" title="Elders Real Estate" href="https://www.eldersrealestate.com.au/residential/buy/property-house-sa-newton-463677">Elders Real Estate </a>agent Bill Gent on July 30 but was passed in. Its price expectations remain $350,000 plus. 
For more about indicative rents and prices in <a target="_blank" title="Newton" href="/news">Newton</a>, see the RP Data suburb page.
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cknowlton-QnEa6ntUYP

Friday Form Guide: Yields of 7.1% in Bundoora

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This week we’ve been inundated by reports in the media about an impending market crash. I watched with interest as one current affairs program sensationalised and dramatised a story by editing quick grabs of what a few different commentators were talking about.
If you missed the host’s introduction that “some markets are at risk of collapse”, then you’d be thinking that we were all doomed and there was an impending national market crash fast approaching. Little cuts to the US property crisis didn’t help. Later in the story we do find out they were talking about what was going on in two Queensland suburbs where two people had purchased units off the plan in a massive high-rise complex in a very densely built-up area (a risky investment strategy). Further into the story up popped a list of other “difficult” suburbs around Australia. The interviews with several commentators were edited so much that we can assume that a lot of the really interesting detail they spoke about wasn’t included.
The problem with these reports is that they are designed to keep you glued to the TV and up the ratings and not necessarily to educate you on the topic. So if you were thinking about developing property and watched that program, you would certainly be having second thoughts.
It’s up to us to dig down to the detail, sift through all the noise and get to the facts. We need to become a specialist in the areas we want to invest in.
My due diligence includes tracking a certain postcode’s medium quarterly sales going right back to 1997. I buy this data from Residex, and to me it’s the best investment I can make as I can see:
-          How fast the market grew during its boom years;
-          The actual number of property sales each quarter;
-          The median price has stabilised and enjoys steady incremental growth over the past six to years even though the number of sales seems to fluctuate;
-          the impact the first home buyers had when they were active;
-          where this suburb is in the property life cycle; and
-          I know the average 10-year growth rate is over 12%, which works for me.
This long-term statistic can help you compare different suburbs. I overlay this historical data with the current research I collect on these towns. I read regional strategic council reports, I look for government and council spending on infrastructure and what is happening in the community.
A $1.7 billion freeway link is under construction and will have an interchange in one of the towns in this postcode. We are seeing two major supermarkets opening in one of the towns, and this is boosting employment. Another town under this postcode is enjoying incremental spend from the phenomenal concerts in the vineyards industry which is bring massive artists such as Elton John to the area and boosting the hospitality and tourism sectors. I know that the vacancy rate is under 1% and the type of dwellings that are in demand. Armed with all this information, I feel very confident that developing property in this post code is going to continue to pay off.
As a developer you need to be extremely confident about the location of your development because there are so many other factors that can affect your development, the more you can sure up, the better chance you’ll have of a successful result.
So is now the right time to be developing property? It will depend on the areas you are looking at. For me, it’s a resounding yes, as I’ve done the research and know that my client’s projects in the Hunter Region of NSW are going to do well for them.
Jo Chivers is director of <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.propertybloom.com.au/" target="_blank" title="Property Bloom">Property Bloom</a>, which manages property development.
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jochivers-wq5Bp59R5a

Do your research, and you will still find booming suburbs

Properties on the market too long become problem listings: SQM

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We all know it is a buyer’s market, with more properties for sale in most markets than buyers.  The amount of property advertised for sale has lifted across all capital cities and most, if not all, regional towns as well.  According to one data provider, there are about 275,000 residential properties currently advertised for resale across the country.  This is up from 220,000 (or by 25%) on the same time last year.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">I am not saying it isn’t a buyer’s market or that the amount of stock advertised for sale has not risen, but the question is, when is a property really “for sale”?  You see, most data houses source their “for sale” lists from the internet.  Some are more careful than others to ensure they don’t double count.  But it is just a count after all, and little or no attention is given to what is actually being measured.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">As I have said many times – and find myself repeating more frequently of late – “It is the easy things that are most often measured, rather than the things that should be measured.”  This applies directly to these “for sale” lists.

I recently asked a dozen or so veteran real estate agents (sadly, most like to be called such) about the number of properties that are really for sale in their trade area.  By really I mean that they are priced to sell and the seller is motivated to do so.  In other words, the sellerneeds to sell rather than wants to sell.  We would sell our house, for example, if someone offered us enough money and the terms of the contract suited us.  Our house, by the way, isn’t advertised for sale – it is a buyer’s market after all.
 
<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">The typical response confirmed that about half of the properties listed were really for sale – though even then, only one-in-three (on average) of that fifty percent had the property priced appropriately to do so.  You see, the internet is a wonderful thing; it has driven down the cost to advertise, so sellers (let’s call them that) can cheaply take a punt in the hope that someone will like what they see, offer them a big wad of cash and Bob’s your uncle…or Robert’s your mother’s brother, which ever saying takes your fancy.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">Partly to blame here, too, are those real estate agents who list property this way.  Experienced agents don’t waste their time listing overpriced property – and especially in a buyer’s market.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">I did a little bit of a test to validate what I had been told.  Apparently, in the Kenmore area of Brisbane (postcode 4069), there are 350 properties listed for sale on the internet.  By my way of reckoning, only about 200 of those are really “for sale”, and from what I can gather from the internet, agents windows and actual inspections, only about 75, maybe 100 tops, are priced to sell within the next three to six months.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">My constraints required that the property had a physical “for sale” sign; gave the address on the website; offered a time to view the property; provided some indication about price expectation or an auction date, and had a real estate agent engaged on behalf of the seller.  Now, some readers will dismiss these parameters, but unless these details are provided then I would not be interested in investigating the matter further.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">In our street alone – which comprises 74 properties – there are seven homes currently listed for sale on the internet.  Yet only one has a “for sale” sign in front of the property, and all are way overpriced for the current market conditions.  Several of these seven have been “for sale” since we moved into the street in late 2005.  The one with the sign is the only somewhat motivated seller and even then, they “aren’t in a particular rush”.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">It would be great if data houses – instead of trying to out-pip each other in the press – provided some meaningful statistics once in a while.  I do think that RPdata is the best of the lot, but their weekly “advertised stock on the market” table would be greatly enhanced if they provided some extra vigour and listed those properties priced (and sellers motivated) to sell, separate from those that would like to sell.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">Food for thought.

<p style="margin-top: 0px; margin-right: 0px; margin-bottom: 1.1em; margin-left: 0px; outline-width: 0px; outline-style: initial; outline-color: initial; font-weight: inherit; font-style: inherit; font-size: 15px; font-family: inherit; vertical-align: baseline; padding: 0px; border: 0px initial initial;">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 title="Matusik's Missive" target="_blank" href="https://matusikmissive.wordpress.com/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Matusik's Missive</a>.
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michaelmatusik-49YzLvdmNv

'For sale' listing figures inflated

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Investors are currently spoilt for choice if you have two lots of $9.95 to spend.
Australia’s two leading property investor magazines have simultaneously published their annual guides on the best 100 suburbs in which to buy.
But forget the hot 100 and the top 100, because we can just home in on the 21 locations that happen to appear in both lists. Alphabetically they start with Ainslie in the ACT and end with <a target="_blank" href="/news">Warrnambool </a>in Victoria.
Ainslie is viewed as well located, offering good services and despite 12% average annual growth over the past decade is still relatively affordable.
Warrnambool, with prospects as a town in the centre of a regional Victorian district with gas-fired and geothermal power stations, plus wind farms, was forecast to have a strong unit market.
Townsville, Gladstone and Rockhampton, plus the Surat Basin mining towns of Toowoomba and Chinchilla were the Queensland regional listings. It was noted that houses have gone up 15% over the last year in Chinchilla, and rental yields are at a very healthy 7.25%. Paddington was Brisbane’s only joint entrant, given its easy CBD access and lifestyle at affordable pricing for unit landlords.
The three Sydney suburbs to score on both lists were Dulwich Hill and Tempe, in the inner west, Baulkham Hills in the northwest. NSW’s regional cities were Bathurst and Port Macquarie.
Nothing in Perth, but WA did get a mention with Geraldton, the regional boom town with strong resources, agriculture and fishing.
Melbourne dominates the list, with the five entrants of Broadmeadows, Thornbury, St Kilda, Brunswick and Balaclava.
South Australia was represented by Kensington and Port Noarlunga, respectively four and 27 kilometres from the Adelaide CBD.
The lists represents the shared outlook of some two dozen or more of the property industry talking heads who’ve assisted Australian Property Investor and Your Investment Property compile the lists.
The YIP top 100 was made up of 25 suburbs in Sydney, 12 from Melbourne, seven from Perth, eight from Adelaide, five from Canberra, three from Hobart, two from Darwin and 26 from regional areas.
In the API list, 17 out of the 100 hotspots are within a few kilometres of the Melbourne CBD.
Analysts who helped compiled the lists included Charles Tarbey, chairman of Century 21, Tim Lawless, research director at RP Data, valuers WBP and Herron Todd White and Terry Ryder, director of www.hotspotting.com.au. Other experts include Monique Sasson Wakelin and Margaret Lomas.
The rankings were typically compiled based on affordability, accessibility, amenities, demographics and population growth, employment opportunities, rental yield and rental growth potential.
Given there are 15,000 suburbs across Australia, getting 21 that match is quite some feat, although Alexandria in Sydney, which was ranked as the best investment location in the YIP list, didn’t make it onto the API list.
Of course neither of the top 100 lists can be taken as providing all the complete due diligence necessary for buyers. And certainly not this fusion.
And Chinchilla, on the western Darling Downs, highlights just how fluid the outlook can be. It is now fleetingly caught up in the hendra virus outbreak, so presumably is is not as desirable now as it was when the lists were complied.
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Of 15,000 suburbs, 21 rise to the top as worth a look for investors

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Two of the apartments in the Noosa triplex Sandpiper have been sold off the plan through Richardson &amp; Wrench Noosa for a combined $14 million.
The agency has been marketing the three-bedroom apartments since 2009 and now has the Hasting Street block’s penthouse apartment listed with a $10 million asking price.
The ground floor apartment was originally priced at $9 million and the mid-floor priced at $10 million, however these prices were negotiated back to the recent $14 million combined selling price.
“Noosa beachfront is absolute prime real estate which is recognised internationally as one of the most desirable locations in the world,” Richardson &amp; Wrench director Peter Butt says.
“Prices have been adjusted down over the last two years, and some special Noosa positions may never be this price again.
“Three-bedroom beachfront apartments on Noosa Main Beach are in extremely short supply, with only 26 true three-bedroom apartments available to the market,” Butt says.
“When the Sandpiper development is complete this will only make 29 three-bedroom apartments in total.
“These apartments have seen very little turnover, as some have been held by the original owners for over 20 years.
“In historical terms these apartments have increased in value at almost 20% compound growth; however the current market conditions have capped this growth for the time being.”
“Astute buyers who are familiar with our market have realised this and have made their move to secure property now rather than waiting to compete with the southern buyers who will be coming to Noosa over this spring and summer,” Butt says.
“These latest sales together with the $5 million sale to Mark Webber have signalled a strong resurgence in top-end Noosa property.”
Construction of Sandpiper in Noosa was initially scheduled for late 2009. It has been designed by Richard and Jane Foster. It was a 1960s block of six one-bedroom apartments and two shops. After engaging local architect Richard Foster, plans were submitted and subsequently approved for the construction of three full floor apartments and two boutique retail outlets. The units were consolidated at a $16 million cost over six years between 2001 and 2007.
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Sale of $14 million apartments as tide turns for better in Noosa

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A new boutique development at 17 Ellesmere Road, in the inner-Melbourne suburb of Windsor, is set to offer sustainable living and innovative design.
Designed by Jackson Clements Burrows architects and built by the sustainability-minded Balfour Development Group, the development will offer 15 one-bedroom and eight two-bedroom units. The apartments range from 40 square metres to 80 square metres, and one-bedroom units begin at $395,000. Two-bedroom units begin at $570,000. The average price for a unit in <a target="_blank" title="Windsor" href="/news">Windsor </a>is $467,000, according to RP Data.
Balfour Group managing director Steve A’Beckett expects the apartments to be in high demand.
“It’s a very uniquely designed building, a very beautiful, sculptural form, it’s very well priced,” he says. “It ticks all the boxes, which is what we try and achieve with all our developments.”
One of the key features of 17 Ellesmere Road is sustainability, as the building was designed to have a 6.2-star rating according to the Sustainable Tools for Environmental Performance Strategy rating system, which was developed by Moreland Council and is a significantly more stringent standard than the Building Council of Australia.
“We have water harvesting and reuse for both wastewater and landscaping, we have solar power, which makes a fairly significant contribution to keeping running costs down. We have cross-ventilation mechanisms,” A’Beckett says.
“Sustainability is a very key part of our corporate platform,” he says. “I want my kids to inherit a better world than I am inheriting, and so we try to make long-term sustainability a priority.”
The development is close to Chapel Street and Prahran’s shopping strips, and it is six kilometres from Melbourne CBD.
Apartments are being marketed by Kay &amp; Burton agents Michael Armstrong, Peter Kudelka and Chris Alcock. The development came on the market last Wednesday, July 20, and Alcock says three apartments have been reserved so far.
Construction on the project is set to begin in October of 2011 and finish in December 2012.</body></html>

Eco-friendly design under a mansard roof in Windsor

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The two wings of the Grollo family are competing for the right to develop the last $1 billion Batman Hill construction site to be won in the Melbourne’s Docklands precinct.
It is believed to be the first time the third generation of the construction family have directly competed for the same development rights.
The bidding parties are headed by cousins Daniel Grollo and Lorenz Grollo, according to the Australian Financial Review.
Daniel’s Grocon has joined with Mirvac, and Lorenz's Equiset with Australand.
The other shortlisted bidders are Lend Lease and Leighton.
Victorian Planning Minister Matthew Guy says the four shortlisted bidders have until October 26 to finalise their development proposals.
Initial registrations closed in March for the two-hectare site, with a prestigious Collins Street address. It also includes a Flinders Street frontage and air rights above Wurundjeri Way.
Set adjacent to Southern Cross Station, and neighbouring Media House, the site will see the gap closed along Collins Street linking the CBD to Docklands.
Guy has said the successful bidder will be announced early next year.
At present about $1.57 billion worth of commercial and residential development, totalling more than 260,000 square meters of gross floor area comprising more than 1,140 dwellings, is under construction in Docklands.
It was 1928 when the Grollo family left Treviso, Italy to start a new life in Melbourne. In the 1940s Luigi started a business with a small team of men and one truck. Over the next 50 years, the business grew into one of Australia’s largest and most successful construction groups.
In 2000, Luigi’s sons Bruno and Rino divided the company to pursue their own goals.
The Batman Hill precinct was the proposed site of the Grollo Tower, with an original proposed height of 678 metres. The development concept was scrapped in 2001.
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