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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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
The stream of extreme bullish and bearish views regarding the real estate market adopts the guise of a political contest.
Those of us working in the industry are constantly accused of talking up the market for our own ‘greedy’ ends. On the other end of the spectrum are the ‘bubble’ doomsday pundits, who are so determined to see our market suffer an American style crash and shoot down the drain, they hang onto any bit of negative data they can lay their hands on.
The real truth is neither bearish nor bullish, but in many respects overwhelmingly predictable.
Most Australians recognise the beauty and quality of lifestyle we’re privileged to experience in comparison to many other countries. It’s the reason our major cities top the list of the world’s most liveable destinations.
However, debate is rife concerning our rapidly increasing population, simply because our infrastructure in major metropolitan areas is woefully over-capacity. We don’t have enough accommodation in the areas where people want to live, so is it any wonder we continue to see inner-city property cycles of unsustainable booms, followed by flat periods of pain and grief, for potential buyers who can’t afford a foot in the door?
Real estate has always seemed unaffordable and overpriced to first-home buyers – a simple search through newspaper archives will teach you this.
However, as the metropolitan belt tightens, it’s fast becoming a split between ‘those who can’ and ‘those who can’t’. In short, any single person on an average wage fighting to save a deposit will find they’re limited to regional locations with sparse amenities, or high-rise inner-city rabbit hutches which banks are not all that keen to lend on.
Is it any wonder fewer first home buyers are entering the market? The incentive to scrimp and save for a deposit is only there when the reward is achievable.
Prime Minister Julia Gillard, and Sustainable Population Minister Tony Burke, recently commented that Australia's most densely populated cities, Sydney and Melbourne, have reached their ''carrying capacity''.
This could have been a political ploy to gain kudos in the polls – after all, there’s huge consensus to cap Australia’s population, but it would be interesting to debate how we intend to achieve this.
Australia is one of the least densely populated countries in the world. It’s not good enough to protest that much of the land isn’t arable when we’ve already proved our ability to adapt to different terrains and climates. Although we may be able to slow our growth, we can’t single-handily stop it any more than we can single-handily stop climate change! People are going to keep coming, and a consistent fertility rate alone will see a population of 29 million by 2050.
Therefore, unless we look outside the square and find real, feasible options for an increasing number of buyers who can no longer afford to purchase, we’ll see tremendous pressure on rental accommodation and our market will become an investor’s domain.
Increasing stock supply is not the ‘simple’ answer to this equation, if it is to be located where commuting time will outweigh any savings made.   Increasing inner-city density is well and good, however, as any first home buyer knows, banks place strict criteria on the type and size of property they’ll lend against.
Many of the Manhattan-style high-rise developments (supposedly built to ease home buyer pain) don’t come close to filling the necessary criteria.
At about $290,000 – the average loan for a first home buyer – it’s all but impossible to purchase something in a metro location that will provide a decent stepping stone for future advancement.
Anyone experienced in property investing knows the number one consideration for home buyers is proximity to public transport. Schools are also high on the list.
We have to face the stark reality that our population cannot be ‘capped’, but neither should we feel like factory-farmed chickens squashed into metropolitan areas where housing is reserved for ‘those who can’.
By 2013 Australia will be the only continent without any high speed rail! A high-speed network linking regional locations would see commuting times to the nearest CBD from as little as 20 minutes and open a wide range of affordable options for homebuyers.
Unless we start understanding extra roof space is not the answer to sustainable population without serious commitment to improving transport systems, we can expect the house hunting-pain of ‘those who can’t’ to get progressively worse.
Catherine Cashmore is senior buyer advocate for <a target="_blank" href="https://www.elitebuyeradvocates.com.au/">Elite Buyer Advocates</a>. With extensive experience in all matters regarding real estate, Elite Buyer Advocates purchases and negotiates more than $100 million worth of property each year for its clients.
 
 
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catherinecashmore-6LXia3pPQj

How rapid population growth divides prospective buyers

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Website developers in Australia have never been busier thanks to the insatiable consumer desire to shop online.
With the strong Australian dollar, local big-brand retailers have been caught asleep behind the counter given until recently online branding had been largely ignored. As a consequence, Australian retailers quickly observed significant drops in profits which have now prompted the battle of the homepage. Make no mistake: the online economy is booming with revenues increasing by up to 40% in 2010.
Apple recently reported that more than 15 billion applications have been downloaded for the iPhone, iPad and iPod Touch. Latest statistics show that in early 2010, about 25% of mobile phone users were shopping via their phones.
The online doubters now find themselves in a denial freefall given the total revenue from electronic payment systems in Australia was estimated at about $3.8 billion in 2010. When compared to 2009, virtual spending increased by 40% in 2010. The 2011 retailing results keep getting worse, and now they have been told that unless they quickly adapt, they will perish given consumers are sending out a clear message that their preference now is to shop online from home.
The latest findings by Macquarie Equities Research confirmed that 18% of shopping centre visitors are only there to check out prices and sizes before going home to complete the purchase online. In an amazing admission of defeat, Australia’s largest retailers are now turning their attention to finally building vast online platforms, but the question begs: what took them so long given the real estate industry has been selling real estate on property portals since the early 1990s?
With interest I have been reading a fascinating (and scary) <a href="https://www.business2.com.au/2011/07/project-rebellion-reas-problems-continue-with-accc-investigation-underway/">blog</a> on Business2, the real estate news and technology website, which follows up a recent story that appeared in the Australian Financial Review which investigated a revolt by real estate agencies across Australia against realestate.com.au. In short, some of Australia’s largest real estate groups are looking at starting up a combined property portal, which has been called Project Rebellion. While I support the concept of an industry website – I can also see many of the same mistakes in this concept that retailers are making at the moment. Aside from the reality that such a venture would require at least $1 million dollars to get it up and running, it certainly appears to me that such an exercise lacks vision. Simply put: the agent sentiment of dissatisfaction is built on the past, not the future.
Building websites if you don’t know what you are doing can be costly mistakes. Just look at the City of Sydney council, which is now spending a massive $1 million of ratepayers’ money tweaking their website – just six years after it was constructed. Anyone with the slightest online knowledge would see this as an embarrassing waste of money – given in another six years’ time they will be back at it again. Everything may be now moving to digital, however, the answer is providing clients with the best online experience that separates your online model ahead of your competitors.
The secret to search engine marketing (SEM) is not having the best-looking website. It is about having the best database. One vital component that has not changed over the past decade is that for any online platform to perform to its best ability, it must be connected to a database. This flows through to search engine optimisation (SEO) where the content on that particular website is collected by the search engines. The more content, the higher the search engine ranking. It should be every website’s goal to appear on page one of a Google keyword search.
There are many great success stories in Australia where amazing growth strategies are on display where we are only talking a few short years. Online shopping club Ozsale launched in 2007. Last week it reached two million members. More than 5,500 new members are signing up each day and exponential sales growth saw revenue grow by more than 300% last financial year.
In the real estate industry, businesses need to take ownership of their very own online models, rather than rely on third-party assistance. We measure our business growth on competing with the two major property portals: Domain.com.au and realestate.com.au. As this graph identifies, you need to be your first point of contact to your demographic market. Here is a typical report that we sent a vendor showing the first week’s activity for their apartment.
<img src="/images/stories/simeon-cropped.png">
Successful SEM and SEO allow a business to take ownership of their demographic markets where they become the online voice for that market. It does require a lot of work and dedication – blogging, database management, social media and constant email alerts. This is the new online platform for the real estate industry which explains why website developers have never been busier.
The choice of letting competitors control your market online is self-explanatory – they will make your market their new market, which is otherwise known as capturing market share. In this modern era, if you are not running your own website, you run the risk of being irrelevant – the internet already has made many businesses irrelevant, where via natural attrition, they have now closed – not by choice.
That is why your homepage must be your online ‘home sweet home.’
Robert Simeon is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM">Richardson &amp; Wrench Mosman &amp; Neutral Bay </a>(RWM) and has been selling residential real estate in Sydney since 1985. He has also been writing real-estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Why online presence has never been more important for estate agents

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Sometimes the best-looking property can be the worst real estate investment you've ever made. Remember that investing in commercial property is all about the price, the terms and the ongoing return on investment. Here are several tips for successful commercial property investing.
Be an investor – not merely an accumulator of commercial properties.
The reason you make investments is to produce a worthwhile profit. So if you end up buying a property that produces little or no growth, \you basically acquired a property (instead of making an investment).
Get yourself a mentor so you benefit from his or her experience.
Mentors can save you from making very costly mistakes, identify when you've missed due diligence items, and connect you with resources that you otherwise wouldn't have immediate access to.
Understand that every commercial property has a lifetime.
One of the biggest errors you can make as an investor is to ignore the fact you will need to spend money on the upkeep of the building over time. The building may need a new roof, or the electrical system may need to be upgraded. Every building goes through these renewal phases. Therefore, make sure you have a long-term strategy to handle such repairs.
Focus on one commercial property sector at a time.
Especially when you're starting out, you should focus on one type of investment: offices, shops, warehouses, or whatever you prefer. Each deal needs your undivided attention. It's much better to master one aspect than to be average over many. And who wants average-performing properties anyway?
Decide whether you and your assets are adequately protected.
As with anything in life, messy lawsuits can occasionally occur. Therefore, you need to do everything in your power to protect yourself and your investment. Ask yourself the following questions to determine whether you're fully covered:
How is your commercial property protected – both legally and insurance-wise?
Are your other investments totally separate from each other so one lawsuit can’t affect the other investments?
What do you have at stake, if you lose a lawsuit? Is your personal property, for example, your home, isolated?
Don't try to guess when it comes to the answers of these questions. Talk to a lawyer to ensure you're fully protected if ever you were to be sued.
For a partnership or syndicate, finance the deal using non-recourse finance. Non-recourse means you aren't personally guaranteeing the loan. This gives you two distinct advantages: it allows you to be taken off the loan if the partnership sour, and, if the property were to fail, the financier cannot come after you personally.
Once you understand the “rules of the game”, buying commercial property is really quite straightforward. You just need to do a little homework and make sure you get the right advice along the way.
Chris Lang is a commercial property investor and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" title="Chris Lang's blog" target="_blank" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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chrislang-EQKojcgJPV

Five tried-and-true tips to help you profit from commercial property investing

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It was the height of the boom in 2004, and as we walked our little girls around Glenwood, watching new houses being built, we discussed whether they will ever be able to afford a house when they grow up. In our suburb alone, prices were conservatively in the high $600,000s. During this walk we had a discussion that changed our lives. John knew a fellow policeman who was investing in property – so if they could do it on a policeman’s wage, why couldn’t we?
Not long after this conversation, on my regular train commute to work, my thoughts were consumed with property. I looked up and saw a ‘for sale’ sign on a property that was located literally opposite the Harris Park train station.
When I tried to search for that particular property on the internet, I couldn’t find it, but the first listing that popped up grabbed my attention. It was in dire need of help – bright blue, smoke-grimed walls, crappy carpet and hodge-podge kitchen – and it was cheap at $190,000.
At the time, prime-time TV was all about renovation rescue shows and I was caught up in the hype of it all. I thought, “Let’s go and renovate!” It wasn’t the thought of making lots of money that was driving me – just the idea of renovating.
I just really wanted to buy something and when I viewed the property, I saw the renovation potential. I perused the local newspapers to see how many other properties were on offer in that price range and to see how much a one-bedroom unit rented for. There wasn’t much to go by, so I called the agent to view the property and subsequently made an offer of $180,500, and it was accepted.
Before I put any money down, though, I had to convince John that it was a good buy. He came down and viewed the unit. I don’t think he was that enthused – he knew I just wanted to buy something for the sake of buying something. Still, he gave me the green light. Even my mortgage broker tried to talk me out of it, but I was adamant: this was going to be our first step towards financial freedom through property investing. I just knew it!
So where did we go wrong?
This renovation-rescue, one-bedroom unit was under 50 square metres, which made it more difficult to secure funding. Banks prefer to see properties that are at least 50m2 in size, as it means that a wider pool of people – including singles and couples – could potentially live in the property. We paid approximately $2,500 in lender’s mortgage insurance for the privilege of buying under 50m2. It was also in a 1970s red brick building and we purchased at the top of the <city><place>Sydney</place></city> boom, which crashed all of two months later.
We spent $5,000 on renovations, including replacing carpet, painting, light fittings and kitchen cupboard handles. John’s nightmare renovation task was to the paint the very 70s vermiculite ceiling – as he learnt, that stuff has limitless potential to soak up paint and our money.
As it turned out, it wasn’t the most astute investment decision we could have made. Over the past five years, the property actually decreased in value by about $5,000 – even with the renovations. Only in the past six months have we seen capital growth. But every cloud has a silver lining and in this instance, our mistakes have been softened by the property’s strong performance in the rental market. It’s always had good tenants and it takes care of itself, so we don’t have to think about it. Utopia would be for a developer to knock the whole block down, so there could be further potential there.
The facts
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="95">
Purchase Price 2004
</td>
<td valign="top" width="95">
Current value 2010
</td>
<td valign="top" width="91">
Rental start
</td>
<td valign="top" width="90">
Rental current
</td>
<td valign="top" width="90">
Yield current
</td>
</tr>
<tr>
<td valign="top" width="95">
$180,500
</td>
<td valign="top" width="95">
$200,000
</td>
<td valign="top" width="91">
$150
</td>
<td valign="top" width="90">
$290
</td>
<td valign="top" width="90">
8.35%
</td>
</tr>
</tbody></table>
This is an exerpt from  <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.ipip.com.au/" title="Journeys Along the Property Path" target="_blank">Journeys Along the Property Path: 12 real life stories of 12 property investors</a>, published by Inspirational People in Property. Two of the authors are fighting breast cancer, and IPIP has aligned with the McGrath Foundation to raise money to fund McGrath breast care nurses in communities across Australia and raise awareness of breast cancer, particulary among young women. The <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.facebook.com/inspirationalpeopleinproperties" title="Keep up with the campaign" target="_blank">initiative </a>aims to sell 9,000 books to raise $90,000 to support the McGrath Foundation. 
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swarniecondon-aTY2bgqmPh

How a simple conversation sparked a property addiction

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Once you have made the decision to sell your property, the next step is to determine whether you wish to hire a real estate agent to act on your behalf. An increasing number of sellers are choosing to go the ‘DIY’ route, also known as ‘for sale by owner’.
Both approaches have merits and require careful consideration. Regardless of which approach you choose, there are common pitfalls for all property sellers.
1. Hiring the wrong agent
One of the most critical decisions early in the process is the selection of agent (if you choose to have one). Not selecting the right agent can significantly affect the outcome of the sale.
Be careful not to select an agent based on commission alone. Afterall, the cheapest agent is the one who can get you the highest net selling price.
Sellers should also be wary of selecting an agent based on an inflated appraisal of the property. This practice is commonly known in the industry as ‘buying a listing’. Another common mistake sellers make is to select an agent who is out-of-area, usually due to a personal relationship or recommendation. Property markets vary greatly and out-of-area agents often lack local knowledge and the ability to interpret market nuances.
Look for an experienced agent who has a proven track record of selling properties in your neighbourhood. Ask for and personally verify references from past clients. Find out how many listings the agent will have in addition to yours and who will be present for the open inspections.
You must pick a selling agent you can trust and can communicate openly with. They are your representative and should work in your best interest at all times. If you don’t trust your agent, any negotiation with a buyer will be a three-way one and won’t lead to an optimal outcome.
2. Unrealistic price expectations
All properties can be sold. It is just a matter of price. Too often, sellers are fixated on a target price based on the net proceeds. This pricing strategy often leads to an overly ambitious price expectations. While a seller can have whatever asking price they want, buyers reserve the right to disagree. At the end of the day, the market value for a property comes down to what the buyer is willing and able to pay today – not yesterday and not tomorrow.
3. Not understanding your rights and obligations as a vendor
It is important that all sellers are educated about their rights as well as their obligations as vendors. Be thorough in reading the fine print in legal documents (such as the Agency Agreement) and don’t hesitate to seek advice from the Office of Fair Trading, or your legal representative if necessary.
4. Not selecting the appropriate method of sale
There are two main methods of sale: private treaty or auction. All sellers will have to make a decision on whether to put a sticker price on the property and sell it via private treaty or take the property to auction. Both methods have pros and cons and neither are foolproof. Much depends on the prevailing market dynamics, which may favour auction in a sellers’ market and private treaty during a buyers’ market, for example. Whether you choose to sell by private treaty or Auction also depends on the type of property being sold. Agents often have a preference for one method of sale over another and sellers should discuss both options with the appointed agent. At the end of the day, sellers need to make an informed choice and be comfortable with the chosen method of sale.
5. Not doing own research and homework
At every step of the process, sellers need to invest time and effort to do their own research. Prior to selecting an agent, go around to nearby open inspections and auctions and see how the agents conduct themselves. Interview at least three agents and be strategic with the questions you ask them. Throughout the selling process, attend as many open inspections and auctions as possible in your neighbourhood. This will help you to get timely first-hand information on market sentiment as well as enable you to analyse competing properties.
6. Not taking presentation seriously enough
When you are selling a property, you are not merely selling bricks and mortar. You are also selling a dream. Therefore, the property needs to be presented in such a way as to appeal to the targeted buyers (be they owner-occupiers or investors). While staging or styling is increasingly common and can be very effective, it is still possible to present a property nicely without a substantial budget. Some of the best return-on-investment can come from de-cluttering, mowing the lawn, improving the curb appeal of the property, painting, etc. Investing in strategic cosmetic fixes can also be rewarding. Be careful, though, not to over-capitalise on any pre-sale renovation.
7. Poor marketing
You can't sell a property if nobody knows about it. Marketing (of which advertising is one key component) is essential to getting people through the door and needs to be managed strategically according to your budget. The amount of money spent on advertising can often be indicative of how motivated the vendor is to sell. The more a vendor spends out-of-pocket on advertising, the more invested they are in the selling process.
Due to the costs, vendor-paid advertising can be a controversial issue as some sellers feel they are paying to promote the branding of the agent/agency. As advertising outcome can also be difficult to track accurately, many sellers are not convinced of the return on investment. The good news is that more and more people are searching for properties online and internet advertising is a cost-effective option.
Irrespective of whether you have a mansion, a unit, a renovator’s delight or just a piece of land, invest in professional photography to make sure your asset is shown in the best light.
8. Getting too emotional and not listening to market feedback
Every home owner thinks their property is better than their neighbours’. Sometimes the emotional attachment to the property can cloud your judgement as a seller and prevent you from listening to genuine market feedback. A property ceases to be a ‘home’ and becomes a commodity as soon as it is placed in the marketplace. It needs to be marketed as a commodity and priced relative to competing properties to be attractive to buyers.
While it is not possible to be entirely objective, sellers need to try to take a step back and assess their situation in a business-like manner and take into account opportunity costs involved with a drawn-out sale. Time is money and there can be significant costs if a property lingers on the market.
9. Not timing the sale
Many sellers want to sell their property when it is looking its best. Hence spring and summer often see more listings than winter. However, timing the sale is not just about picking the nicest season. Sellers also need to consider the level of competition for their property at any given time. Keep in mind that in peak selling periods, your agent is likely to have more listings to look after and may not be able to focus 100% on your property.
10. Not having a Plan B
Sellers are optimists and often make the mistake of not having a Plan B. Make sure you know what your options are if your property does not sell. Having a Plan B is all about control and can prevent you from getting too emotional and from making knee-jerk decisions.
Oliver J. Stier is the director of <a title="OH Property Group" target="_blank" href="https://www.ohpropertygroup.com/">OH Property Group</a>. In addition to being a licensed real estate agent, he is also a chartered financial analyst. You can follow Oliver on Twitter at <a target="_blank" href="https://www.twitter.com/ohproperty">www.twitter.com/ohproperty</a>.
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Top 10 mistakes property sellers make

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Investors have begun snaring some quality industrial properties, as rentals begin to climb following a reasonably static past five years.
<img src="/images/stories/lang-chart-cropped.jpg">
As you can see from the table, this increase in activity has been reflected in the dominance of developers bringing new stock onto the market.
Plus, you'll notice that private investors have emerged as the major category of buyers for industrial property.
The current wave of development is catering for a much larger office component, relative to what is normally provided by industrial developers. So much so, it is now often as high as 40% of the overall building area.
This trend is being driven by occupiers wanting to combine their administration building, in top-quality accommodation, with their distribution facility, rather than leasing an outer-lying warehouse, and having their head office in a more traditional office location.
The bottom line is: many of the larger developments are occurring by way of a fully-integrated business park environment, catering for small- to medium-sized businesses.
 And this is providing investors with the opportunity to acquire affordable industrial properties, surrounded by all the amenities needed by those tenants who occupy them.
Chris Lang is a commercial property investor and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" target="_blank" title="Chris Lang's blog">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
 
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Savvy investors cash in as industrial occupiers change tactics 

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While first home buyer numbers decline, rent-to-invest property buying appears to be on the rise, according market analysts and commentators.
Renter-investors refer to generally younger buyers who choose to forgo the first home owner grant and purchase an investment property as their first home.
Mortgage broker Smartline has noticed a growing number of first-time buyers who are foregoing the grant in order to get into the property market.
Earlier this year, Terry Burke, professor of housing studies at Swinburne University, estimated 11% of all residential properties are purchased by people who rent their own homes.
Burke says the rise of young "renter-investors" mirrors the decline of first home buyers.
According to latest Real Estate Institute of Australia statistics, first home buyers have declined to just 16% of new finance commitments in the March quarter.
At the same time, the number of borrowers taking out investment loans continues to hold steady. According to figures for June 2011 compiled by AFG, property investors still account for more than a third of investment loans (36.2%) recommended by its mortgage brokers.
Chris Acret, managing director of Smartline Personal Mortgage Advisors, says the growing number of renter-investors is being driven by a desire to live nearer to suburbs that suit their lifestyle, with attractions such as beaches, cafés, and city proximity) and nearer to their workplaces.
“With the cost of properties located in these ‘lifestyle areas’ out of reach for many first-home buyers, they’re taking a more creative approach,’ he says.
There are also financial incentives: if properties are held for a longer period of time, investors can draw on the equity to fund a home or additional investment properties and avoid paying selling costs and capital gains tax.
“There are also a range of options available to minimise cashflow shortfalls when owning an investment property, such as making interest only payments, maintaining depreciation schedules, conducting regular rent reviews, and having tax adjustments paid back to you monthly,” Mr Acret explains.
McGrath Real Estate CEO John McGrath has also noted more first home owners entering the market as investors.
Faced with prospect of renting for life to live in desirable lifestyle locations, McGrath says they are choosing to invest in properties outside the CBD inner ring.
He says while they must forgo the first home owner grant, there are significant tax benefits in being negatively geared.
Furthermore, he says strong rental returns make it easier to manage repayments on an investment loan.
“I have long advocated home ownership as a cornerstone investment in people’s financial future. However, I would rather see young Australians buying an investment property than doing nothing at all,” he says.
McGrath says renting-investing is entirely do-able if a buyer is on a good income.
While mortgage broker Mortgage Choice does not have specific data on renter-investors, a survey of 1,000 first home buyers carried out in February suggests a growing number are thinking along those lines.
It found that 14.2% of first home buyers who will purchase a home in the next two years intend to rent out one or more of the rooms, compared with 7.8% of  recent first home buyers who already rent out a room in their homes.
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One in 10 buyers choosing to “rent to invest”

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Subdivision is one of the many ways you can develop property. It involves converting one piece of land or existing dwellings into several.
Raw land subdivision entails legally and physically converting raw, undeveloped land into developed land so that one or more buildings – residential, commercial or industrial – can be constructed.
As you will be changing the land’s usage and appearance, for example, perhaps from a rural zoned paddock into a residential land subdivision, you’ll also be building the infrastructure required, such as roads, paths, drainage systems, water, sewerage and perhaps even public utilities such as a park.
You can also subdivide developed land – much more easily – by simply splitting a block in half.
Subdivision of existing buildings is the conversion of a single title to multiple titles. For instance, a block of 10 units on a single title – often referred to as units ‘in one line’ – can be converted into individual titles, such a strata title. This is a great way to add value to the properties and allows you to sell them individually.
Subdivision is a great development strategy for current market conditions. It gives you flexibility to play it safe and sell off a newly created piece of land to reduce your loan, or to hold and add value to the property by registering the new lots and holding, or further developing, them.
The objective here is to have a creative outlook while searching for potential subdivision sites as it is this creativity that can determine the success of the development.
When to subdivide?
An investor might buy a dwelling on a large piece of land, where they can renovate a house and then subdivide, or perhaps it is a homeowner living on a potential development site where subdivision may be permissible.
The site will, however, need to adhere to the council regulations. The first thing you need to ask the council is the minimum lot size. You can find this out from your council’s development control plan for subdivision and their guidelines.
The minimum lot size will vary from council to council, and in different zonings. For instance, the residential minimum lot size will be smaller than rural-zoned land. One council I work with has a residential minimum lot size of 450 square metres – so we can subdivide a 900-square-metre corner block into two lots.
However, if we had a 900-square-metre piece of land that was not on a corner, we could not subdivide this, as we need to allow for a driveway to access the back lot and the area needed for the driveway is in addition to the minimum 450 square metres. So we would need a block of about 1100 square metres to be able to subdivide and allow for our access handle.
Another type of property to look for is land with two street frontages, so if it is 900 square metres, you can cut it in half and each lot will have its own street frontage.
Different types of subdivision
When looking to develop with subdivision, it’s important you understand the different types of subdivisions. Getting professional advice will help you to make the best decision for your site and also which potential purchase will make the process through the council the smoothest.
Strata subdivision is dividing a property into separate units, apartments or villas. Strata is land title based on the horizontal division of air space and may involve common areas shared by each title holder and usually managed by a strata manager.
Torrens subdivision is dividing one land lot into two or more land titles. This form of subdivision gives the owner autonomy with their land as they don’t have to answer to the strata manager or adhere to strata rules and regulations.
Community subdivision is a development with common property such as roads may be used by all residents.
The figures
When budgeting for your subdivision, you’ll need to start with a realistic target for how much the completed development will be worth, and then subtract costs, to calculate profitability. It’s important to run a feasibility analysis on the subdivision (covered in last week’s article) including possible costs for stamp duty, legal fees, surveyor services, council application and developer charges, civil works and service connections such as gas electricity and water.
Make sure you discuss your subdivision strategy with an accountant and understand the possible tax and GST implications if you are planning to sell. You will also need to estimate your holding costs, such as interest on your loan and rates. Remember, if it’s a straight land subdivision you won’t have an income from the property to help offset your holding costs, so time is money in this type of development.
Location
Getting the location right can make or break your development success. Research is vital here to ensure you are building a property where people in that area want to live. You have to totally remove yourself from the development as you won’t be living in it – your target market will be.
Inner cities are limited with the availability of land, so in this case strata division is being created through developments. Looking up to two hours outside the city allows you to be more creative in your development, plus you can usually create a Torrens subdivision. There may also be more room for growth in the outskirts especially if there is some infrastructure taking place in that area.
Choosing the right property
<ul>
<li>The first thing you need to properly assess a potential subdivision site is a survey. It’s amazing how many sales contracts I review that do not have a survey. So you may need to pay for this before exchanging as you need to be sure of the land size and whether there are any easements affecting it. </li>
<li>Get sewer diagram. You need to know where the sewer is located and if it is feasible, based on the slope of the land, to cost effectively extend it to service a new lot. </li>
<li>Check the slope of the site for drainage issues.</li>
<li>Check the aspect of the site and think ahead about where any new dwellings will sit to take advantage of the aspect.</li>
<li>Research the zoning regulations and read the council’s subdivision guidelines.</li>
<li>Compare market value – is vacant land in demand?</li>
<li>Check service connections – is there sewer available in the area, is there an electricity source close by?</li>
<li>Corner blocks are good for your first subdivision </li>
<li>Structure of property – this is important if you are developing a strata division as the building will need to be structurally sound to handle the requirements, such as firewalls, between units.</li>
<li>Have your solicitor check for restrictive covenants or easements. You may find land in a new estate has a covenant over it that does not allow for further subdivision.</li>
</ul>
 
DA approval 
Getting a surveyor to manage your subdivision DA can save you a lot of time. If you’re researching a new area, start with a local surveyor. They can give you advice on the subdivision process and cost indications. You need to use a surveyor to prepare your subdivision plan.
Once you have abided by the council’s regulations, it is the residents you may need to win over. Generally if the land you’re subdividing meets zoning requirements and you comply with the subdivision development control plan, there should be little your neighbours can do about your subdivision, however it is always a nice gesture to talk to them about your plans.
I always look at the best way to subdivide as part of our development process; the way that will be most cost-effective and not hold up the development process. We have found in many instances it is not the most obvious way.
What may look like a simple subdivision can turn into months and months of complicated work. The plumbing and civil works alone can really blow out a budget, so it’s important to understand the entire process before you embark on your first subdivision.
There are many more things to consider when planning a subdivision, so make sure you engage professionals to assist if you’re a beginner. A development project manager will be able to work with you on every stage of the process and you’ll be amazed at how much you learn along the way.
Jo Chivers is director of <a title="Property Bloom" target="_blank" href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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Subdivision: the most obvious option is rarely the best one

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Lifestyle has always been a priority for young borrowers, but they’re now willing to explore options beyond the first home owner grant to balance property ownership dreams and lifestyle.
Renter-investors, a term coined by several leading property commentators, refers to generally young buyers who choose to purchase an investment property instead of their first home. It may be that while they can’t afford to buy in lifestyle areas, such as popular beach and inner-city locations, they don’t want to live where properties are cheaper.
These buyers are faced with opting out of property ownership and renting for the foreseeable future, or buying as an investor.
This shift in borrowers’ thinking is particularly strong in first home buyers, who are thinking outside of the square and, in some cases, foregoing the first home owner grant in order to get into the property market.
Not only do people want to live in areas that suit their lifestyles – near beaches or cafés or in inner-city suburbs – but they’re also keen to live close to their workplace so the commute to and from work does not eat into their valuable personal time.
With the cost of properties in these ‘lifestyle areas’ out of reach for many first homebuyers, it’s not surprising to see they’re taking a more creative approach.
Developing a strategy is critical
 
While all borrowers need to have a clear strategy, and structure their lending accordingly, it is particularly important for first-time renter-investors.
There are a number of considerations that first-time property investors need to think about.
For example, what is your strategy? Are you looking to buy and sell an investment property within five years or are you planning to purchase and keep it as an investment offering growth over a long period – say 10 or 20 years? Will you then draw equity from it to use as a deposit for a home or another investment property in the future?
It’s important to do your homework. Ask yourself why and where you’re going to buy your investment property, and what the expected capital growth rates and rental returns will be in the areas you’re looking to purchase.
The answers to these questions allow you to run projections of what sort of gains you could expect to make if you sell in the future.
Of course, you would also need to consider a range of costs, including buying and selling expenses, capital gains, tax implications and fees for professional advice.
Going it alone versus seeking advice
 
Property investors also need to consider a range of factors that are best discussed with your mortgage adviser, and then with your accountant.
For example, if you purchase an investment property with a view to selling it within, say five years, you will have to pay capital gains tax.
Conversely, if you’re going to hold the property for longer and draw on the equity to fund a home or additional investment properties, you won’t need to pay selling costs and capital gains tax and, as such, your mortgage broker can help you to structure your lending to suit.
There are also a range of options available to minimise cashflow shortfalls when owning an investment property, such as making interest-only payments, maintaining depreciation schedules, conducting regular rent reviews, and having tax adjustments paid back to you monthly.
Borrowers should discuss this with their mortgage adviser and accountant so they can structure their lending and finances to their advantage.
Apart from the convenience of having someone do all the investigation and legwork on your behalf, borrowers widen their choice of lenders and they receive credit advice from industry insiders – at no cost.
Mortgage brokers have access to a vast array of products and services across a panel of lenders so, unlike lenders, they’re not trying to sell their own products. Rather, they’re trying to tailor a solution that suits your personal requirements.
No two clients’ needs are alike and there is no such thing as a one-size-fits-all approach.
Renting-investing not just for first home buyers
 
Our living circumstances can change for a host of reasons. As such, the renter-investor approach isn’t just for first home buyers.
You may have received a job offer that requires you to move to an inner-city location, or you may just want to live in a suburb that offers the lifestyle you and your family desire. As a result you may decide to rent out your home and make it an investment property.
Likewise, you may live in an area that is currently achieving good capital growth and yielding excellent rental returns for homes like yours, so you decide to rent a smaller property elsewhere in order to rent out your existing home.
There are a range of reasons for choosing to rent while putting your owner-occupier property on the rental market.
Lenders are also keen to capitalise on the renter-investor trend, with a number now offering investment loans on 5% deposits.
Regardless of your circumstances, the advice of a quality mortgage adviser can prove invaluable to help you structure your lending and get the most out of your investment strategy.
Becoming a renter-investor:
 
<ul>
<li>Do your own homework and establish your strategy, property purchase and investment goals</li>
</ul>
<ul>
<li>Discuss these with your mortgage adviser, and then your accountant</li>
</ul>
<ul>
<li>Make a decision about your strategy and seek advice from your mortgage broker to develop a lending structure to complement your investment strategy.</li>
</ul>
<ul>
<li>Conduct regular reviews with your mortgage adviser and accountant.</li>
</ul>
 Chris Acret is managing director of Smartline Personal Mortgage Advisers and has been involved with mortgage broking for almost 20 years.
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Homework the key for growing renter-investor group

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With Little Bay Cove prices to start from $475,000 for apartments, the first soil sod has been turned at the 13-hectare coastal Sydney site, marking the beginning of construction of Sydney’s newest residential coastal community.
Little Bay Cove, set at the southern end of the city’s eastern suburbs coastline, is a $600 million master-planned community being developed by Charter Hall, through its fund, CHOF5, in a development partnership with Malaysian-based, TA Global Berhad.
The site was formerly UNSW’s Little Bay Campus at 1408 Anzac Parade, Little Bay. The university took over the site after sand mining concluded in 1959.
Little Bay hit international headlines when international artists Christo and his wife Jeanne-Claude came to Little Bay in 1969. Jeanne-Claude and Christo put Australia on the map of international art when they wrapped the Little Bay coastline in fabric – reputedly the largest artwork produced anywhere in the world. 
The site’s history dates back to the arrival of smallpox in Sydney in 1881, when the government set up a temporary quarantine station on a coastal bushland site at Little Bay on the La Perouse Peninsula.
The camp was officially commissioned as a hospital and in 1934 it became the Prince Henry Hospital of Sydney – much of which has now become premium coastal housing estates.
The 13.6-hectare community will include 570 dwellings, with a selection of apartments, courtyard homes and vacant land lots for buyers to build freestanding homes.
The architects engaged by Charter Hall include William Smart, SJB, Fox Johnson and Tony Caro.
More than half the estate is intended to be open space, with the public domain featuring parklands, walking trails, coastal lookouts and tree-lined streets. It adjoins the Coast Golf Course.
Upon its purchase the site had existing development consent for a 149-lot residential subdivision from a 2007 application.
Charter Hall joint managing director, David Southon, expects strong interest in the project. Sales are scheduled to begin in October, once formal Randwick Council approvals are secured.
TA Global Berhad’s executive chairman, Datuk Tony Tiah Thee Kian, says the company had been looking for a property development presence in Australia for some time, to add to its holdings in Malaysia, Singapore, China and Canada.
The group, one of the largest listed property development companies in Malaysia by market capitalisation, owns the Westin in Melbourne and the Radisson Blu Plaza Hotel in Sydney.
The current master plan was approved in 2009 by the Land and Environment Court’s Commissioner Murrell, who ruled the proposal was not an overdevelopment.
“There is a great deal of merit for a development that provides for a variety of housing types with a central core area of open space and the proposal will provide for interest and visual differentiation to provide for the identity that should be welcomed and embraced in this particular area,” Commissioner Murrell ruled.
The neighbouring 85-hectare holding, which was the official Prince Henry Hospital site, has been developed by Landcom, Stockland and other developer partners, with a developable 35-hectare area.
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