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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Despite all the good intention, many buyers often make crucial and costly mistakes when buying a property. Based on years of experience as a buyers’ agent, the following are the top 10 mistakes that I see property buyers make on a regular basis, irrespective of whether it is a buyers’ or sellers’ market.

1. Not enough research

Buyers need to do their homework. Unless you have physically inspected 50-100 properties in the target area, you will not be able to accurately gauge what is a “good price”’. Merely browsing through photos and floor plans on the Internet is simply not sufficient and cannot compare with a physical walk-through. Likewise, many buyers rely heavily on data and statistics, which tend to be historical in nature. The only way to accurately gauge the market sentiment at any given point in time is to see as many properties and attend as many Auctions as you can. No report you buy can be a substitute for this legwork.

2. Too much research 

For most people, a property is the single largest purchase and investment they will ever make in their lifetime. So it is understandable that you would want to be as thorough in your research as possible. However, if the research takes too long, you could well miss some really good buying opportunities and end up chasing a market that no longer exists.

3. Spread too thin

It is important to condense the search process to a specific geographical area and time frame. Otherwise you could end up searching across 10 different suburbs over a 12- to 18-month period – which would give you neither an accurate nor reliable picture of the market.

4. Lack of confidence

Some buyers are paralysed by the fear of making such a large purchase decision that they end up not being able to commit to any property. For most buyers, there is also an element of “fear of missing out”, which is driven by the fear that something better may be out there. This fear of making a mistake is a reflection of a lack of confidence, and renders buyers unable to analyse all the information they have gathered in a decisive manner.

5. Not seeing the big picture

With more and more properties being styled for sale, it is easy to fall for the presentation rather than the product being sold. Buyers need to pay attention to details and focus on the important but less glamorous things such as where the sewer is located, whether there are any easements, whether the property is in bushfire- or flood-prone land, the zoning of the property, whether there are any planned developments in the area, etc. Likewise, many buyers get fixated on small issues that are easily fixed instead of looking at the big picture. Focus on the things which cannot be changed (such as the location, position, aspect, etc.) and not on cosmetic flaws (such as an old kitchen or bathroom).

6. Comparing apples and oranges

No two properties are ever alike. At the most basic level, property value is determined by the size of the property (land size and number of bedrooms, etc.) But beyond this, there are so many variables that can even cause two properties with same land size on the same street to vary greatly in price. For example, even-numbered houses on one particular street may be worth more than similar houses on the same street that are odd-numbered. The reason could be that one side of the street may be the high side or may fall into a highly sought-after school catchment. One side of the street may have the highly desired north-facing backyards whereas the houses on the opposite side have south-facing backyards. Or one side may be in bushfire-prone land but the other side is not.

Since most buyers cast a wide net when searching for their dream property, many do end up making the mistake of comparing apples with oranges. This typically happens when buyers compare properties in adjacent or neighbouring suburbs without taking into proper account the subtle differences in demand vs. supply, capital growth and rental potential etc.

7. Not having a good auction strategy

It is always surprising how many buyers show up to an auction with either poor or no strategy at all. Just knowing what your maximum limit is going to be is not sufficient as a strategy. Among others, you will need to have a strategy for dealing with other bidders, the auctioneer, as well as the selling agent who will no doubt be there to put the pressure on. There is no single “ideal” auction strategy. Every auction is different and requires a different approach depending on who the players are on the day and whether the auction will be in-room or on-site. Buyers should not be bidding at an auction unless they have attended and watched at least 15-20 other auctions (both in-room and on-site) to see the myriad of ways it can unfold.

8. Overly focused on getting a bargain

It is always better to pay a fair price for a premium property than to get a bargain for a sub-par property. In the current buyers’ market, too many buyers are focused on getting a bargain rather than on securing the best property possible within their budget. It is not uncommon for a buyers’ ego to get in the way of securing a great property! Holding out on that $5,000 to $10,000 may end up costing you a terrific property that will generate much more return in the long run than any savings you might make in the purchase price.

9. Not asking for help

The most dangerous property buyers are the ones who think they know it all and do not seek appropriate advice. An example would be bidding at an auction. One single mis-bid could cost you much more than the fee to hire a professional to bid on your behalf.

10. Herd mentality

Property buyers are generally cautious about acting when no one else is. At auctions, there is often silence as the auctioneer tries to coax the first bid. It is only when others start bidding that some buyers feel confident enough to join in. Likewise, many buyers are hesitant to submit offers until the selling agent puts the pressure on by saying that there are other interested parties. Savvy buyers are accurately educated, confident, decisive, able to see the big picture and do not subscribe to the herd mentality which is holding back many buyers.

Oliver J. Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">OH Property Group</a>. In addition to being a licensed real estate agent, Oliver is also a chartered financial analyst. You can follow Oliver on Twitter at <a target="_blank" href="https://www.twitter.com/ohproperty" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">www.twitter.com/ohproperty</a>.
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oliverstier-Cu9aF99VRm

Top 10 mistakes buyers make

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All three of the properties Property Observer focused on last Friday were passed in at auction.
<h2>South Australia</h2>
<img src="/images/stories/stephenst.jpg">
6 Stephen Street, Mount Barker, South Australia, 5251
A local landmark, this four-bedroom, two-bathroom house is known to residents in the area as "Stephen's house". Originally a stone cottage built around 1900, the property has been seamlessly updated and extended throughout the years and now has plenty of space. It is only 20 minutes by public transport to Adelaide CBD. The house has a rental potential of $550 to $600 per week. The house was passed in at auction on Saturday, June 25. It is being marketed by <a href="https://www.popenitschke.com.au/?pagecall=property&amp;propertyID=1669895" title="First National Pope Nitschke" target="_blank">First National Pope Nitschke</a> agent Ally Woolcock, with price expectations of $560,000 plus before the auction. Woolcock says the vendors are now saying price on application for the property.
<h2>
<hr class="system-pagebreak">
Victoria</h2>
<img src="/images/stories/stvigeons.jpg">
4/ 43 St Vigeons Road, Reservoir, Victoria, 3073
This one-bedroom unit has a tenant on a secure lease until the end of 2011, making it a good purchase for investors. Average rent in the area for units is $300 per week. The property has a private courtyard, landscaped gardens and timber floorboards, and it is within walking distance of Leslie Reserver, Banff Street shops and Reservoir Views Primary. The unit was passed in at auction on Saturday, June 25. It is being sold by <a target="_blank" href="https://www.raywhite.com/vic/reservoir/618675/">Ray White Reservoir</a> agent John Catanzariti, who said price expectations were about $270,000 plus before auction, but now says the owners are hoping to secure about $315,000 plus. 
<h2> 
<hr class="system-pagebreak">
New South Wales</h2>
<img src="/images/stories/rawsonroad.jpg">
76 Rawson Road, Guildford, NSW, 2161
This renovated, three-bedroom house faces north and is light and airy. It would be a good property for an investor, with rents in the area about $400 per week. The bathroom and kitchen have been updated, and a large back yard means it should be easy to find families to rent it. The house was passed in at auction on Saturday, June 25. It is being sold by <a href="https://www.raywhitegranville.com.au/pol/property/search.asp?f_propertyID=1681204&amp;xsl=3923&amp;f_st=1&amp;f_ct=&amp;f_ps=2" title="Ray White Granville" target="_blank">Ray White Granville</a> agents George Jammal and Gassan Mahfoud, who gave a pre-auction price guide of about $380,000 plus. Now Mahfoud says the owners hope for $429,000 plus.
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cknowlton-QnEa6ntUYP

Form guide wrap: Investors stay on the sidelines

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Hanging from a rock face 30 metres from the ground is not usually the time or place for thinking about your garden.
But for Phillip Johnson it was scaling the heights of the Grampians’ Mt Arapiles that inspired him to take a leap into the world of vertical gardens.
The daredevil-turned-horticulturalist has since taken his love for gardens to the most extreme and unlikely of places – the soaring wall of TRIO apartments in the Sydney suburb Camperdown.
Last month his 33-metre by five-metre vertical garden, which spans 12 storeys and includes 4,528 native plants, picked up the top gong for commercial landscaping at the Australian Landscape Excellence Awards.
<img src="/images/stories/trio.jpg" style="margin: 5px;">
The stunning design (pictured above), and Australia’s tallest living wall, was created in partnership with botanist Patrick Blanc, a flamboyant Frenchman whom Johnson describes as “the grandfather of green walls around the world”.
Their win was described as “pioneering” – a term Blanc knows well but one Johnson will have to get use to.
“It is still very early days in Australia,” he says. “The vertical garden movement is starting, but I say bring on the revolution.”
Johnson believes we are a good 10 years behind Japan and some cities in Europe and North America, which due to high-density living were more prone to greening up irregular spaces like walls and rooftops.
“In Japan idea of green walls is so evolved that they call them bio-lungs, which acknowledges the bio-diversity and the improved air quality they bring to the urban environment.”
Johnson says Australian developers and property investors need to understand that vertical gardens are more than just window and wall dressing.
“We all know what plants do for removing Co2, but these gardens also become living habitats attracting birds and butterflies to their buildings.
“They are also effective for insulating against heat and reducing city noise,” he says.
“Greening up our cities is in everyone’s interest, and contrary to what many people think, it doesn’t need to be complicated. If we use the right systems and have the proper level of maintenance, it can be achieved.
“And we need to show how landscapes like this can add value to property.”
Although it can be difficult and costly to install vertical gardens in existing buildings, the “revolution” depends on developers who see the benefits –but also the commercial viability – of including living green spaces in their new projects.
Frasers Property, the company behind Trio and the planned One Central Park apartments in inner Sydney, is one developer flying the green flag.
“We’ve looked carefully at the installation and operational costs of vertical gardens, and in our experience, they are no more costly to install than commonly used stone-clad facades, but they are clearly more appealing,” CEO Guy Pahor says.
“With respect to ongoing maintenance, when amortised across the 623 apartments at One Central Park, it will become a minor part of the overall building maintenance expense.”
<img src="/images/stories/onecentralpark.jpg" style="margin: 5px;">
The ambitious project (pictured above) led by celebrated architect Jean Nouvel and Patrick Blanc will incorporate 44,000 plants over 23 vertical panels (or 1,100 square metres) and seven linear kilometres of planter boxes containing an additional 150,000 plants.
The gardens are fed by an external hydroponic watering system using water collected from the site.
Pahor is convinced that “organic architecture is global and growing”, but other developers are less willing to meet the start-up and ongoing expenses.
At Hamton’s Eden development in the riverside Melbourne suburb of Abbottsford, installing permanent vertical and rooftop gardens was considered too costly, but also environmentally unsustainable.
“We worked with landscapers to create a look using creepers and planter boxes that softens the façade and blends in with the natural surrounds, but doesn’t require large amounts of water or energy-intensive lights to keep the plants alive,” Hamton managing director Steve Buxton says.
“This will ensure costs are kept down for residents.”
<img src="/images/stories/crystalgarden1.jpg">
A different approach is being taken by CK Designworks, which is designing the Crystal Gardens development in Russell Street (pictured above), in Melbourne’s CBD. The architect has designed the 35-storey building such that it will have a park every six storeys.
“Melbourne consistently rates as one of the world’s most liveable cities, partly due to its expansive parks and gardens, but developers should now look at rooftop gardens and high-rise parks as the next step in the greening of the world’s cities,” CK Designworks partner and project architect Robert Caulfield says.
<img src="/images/stories/skyparkanother.jpg">
Nearby at Melbourne’s Flagstaff Gardens, the planned SkyPark Tower hotel and apartments (pictured above) will include, as the name implies, an activity and fitness park high up on the 32nd floor.
The catch is that this park will be completely covered in synthetic grass and has no plants or vegetation.
Architect Billy Kavellaris, director of Kavellaris Urban Design, says vertical and rooftop gardens are often “good design initiatives”, but are not the only way to produce “good design outcomes”, particularly when it comes to engaging people in open spaces.
“They have become fashionable, but I am concerned they are often added on to justify the lack of other sustainability measures within the overall building or design,” he says.
“The SkyPark offers a critique on this discussion and is a good way to generate debate in the industry.”
<img style="outline-style: none; outline-width: initial; outline-color: initial; padding: 2px; border: 0px initial initial;" src="/images/stories/skypark.jpg">
SkyPark Tower includes a half basketball court, gym, barbecue area and a climbing wall (pictured above), which unlike Johnson’s preferred rock face, will be completely devoid of plants and grasses.
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Up in the air - it's a bird, it's a plane, it's a garden, as residential development goes green

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Measuring socioeconomic status of individuals, families, households, and geographic areas, is not straightforward.
Given socioeconomic status is generally unobserved, proxy measurements are therefore required.
The Australian Bureau of Statistics has recently sought to provide an insight into the perhaps old-fashioned measurement that defines relative socioeconomic advantage and disadvantage.
Income, consumption, wealth, education and employment are among the common concepts considered.
However, their relative importance can change substantially through time and across populations.
Whether a house has or doesn’t have broadband internet connection could now be used as a measure of socioeconomic advantage/disadvantage, albeit a relatively recent phenomenon.
On the other hand, colour televisions have become so ubiquitous that not having one is now more likely to be a choice made by households, as opposed to measuring material wealth.
The lack of access to a car may be highly relevant to socioeconomic status in much of Australia, but in the places where public transport is widely available and many amenities are close by, it is of less relevance.
Ultimately income, consumption, wealth, education and employment are the concluded key concepts used to measure socioeconomic status, according to the ABS.
One concept that predates socioeconomic status is poverty. Those in absolute poverty are generally considered unable to afford basic needs like food, clothing and shelter, whereas those in relative poverty tend not to have access to the minimum economic resources that one would expect in the particular society or economy. The ABS suggests poverty is a slightly different concept than socioeconomic status, as those in poverty are likely to have low socioeconomic status.
However, there are also likely to be a number of people who would be accorded low socioeconomic status based on other indicators, but who would not be considered as being in poverty using a more restricted set of indicators.
Wellbeing, on the other hand, sits as a broader concept than both poverty and socioeconomic status. According to the ABS, wellbeing is “a state of health or sufficiency in all aspects of life”. So, while a person’s socioeconomic status would tend to be a component of his or her wellbeing, a person’s interaction with the natural, built and social environments, as well as physical, mental and emotional health, are also vital components.
A third related concept is that of social exclusion, whose definition is often highly contested and may be interpreted very differently in different contexts.
However, a useful definition of social exclusion is “an individual is socially excluded if he or she does not participate in key activities of the society in which he or she lives”.
Social exclusion, therefore, focuses on a person’s activities or actions, whereas socioeconomic status refers to a person’s access to social and economic resources.
A fourth alternative concept, human development, focuses on ensuring that people have the capabilities to lead lives that they value. Without basic capabilities, such as health care and education, many opportunities in life are inaccessible.
"This is also known as capability deprivation, which is a concept initiated by Amartya Sen as an alternative measure of poverty. Capabilities are influenced by an individual’s characteristics such as age, sex, disability status and educational attainment. Some characteristics, such as having a disability or illness, being on older person or having low educational attainment, can then lead to particular population groups earning lower incomes, which, in turn, lead to being deprived of some basic capabilities and, therefore, potentially to a lower quality of life," the ABS report says.
When it comes to the wealth of housing, the ABS notes it is one of the most commonly used wealth measures.
It points out while not owning one’s own home is a reasonable indication, on average, of low household wealth, the indicator for home ownership misses a large amount of the variation in wealth across Australian households.
It misses remaining assets including superannuation, savings held in a bank and financial equities.
Secondly, it does not take into account the actual value of the home, nor the amount that is still owed on the home.
As this information is not available from most data sources, the ABS acknowledges the limitations of commonly used variables for wealth should be kept in mind when calculating the socioeconomic status of particular households.
It concludes it is often the case that administrative data records include limited person-level information. While some datasets capture age, sex and occupation, they may not have details on income, family composition or educational attainment. Often administrative data sets contain limited demographic information. Without this demographic detail, it becomes difficult to use the administrative datasets for socioeconomic analysis.
For the above reasons, among others, the ABS also undertakes a range of sample surveys. The aim of these surveys is to obtain information from a nationally representative sample on a single topic or range of topics.
There will be perhaps a clearer indication from the Survey of Income and Housing, which will be issued in August.
The SIH is a household survey that collects the amount of income receivable through each source of income, wealth information, housing characteristics and demographic and person-level information for household members. Income data are collected on both a current basis and for the previous financial year. The primary purpose of the survey is to inform on the social and economic welfare of Australians, including the distribution of household income and wealth.
In addition, the data collected contribute to the compilation of key performance indicators for housing affordability that have been agreed by the Council of Australian Governments.
Collecting demographic indicator data and details about the dwelling and the residents in the household is important.
But it is equally important to detect trends such as the fact that over recent decades, households have tended to become smaller as the number of families with relatively large numbers of children has fallen and the number of elderly couples and number of elderly people who live alone have both increased, according to the ABS.
These household compositional changes have generated far greater demand for housing than might be expected from population growth if average household sizes had remained the same. They have also given rise to demand for different housing options.
Details, such as main source of household income, number of employed persons in the household, value of dwelling and household type, provide contextual information required to help plan our collective housing future.
The ABS review involved input from Dr Nicholas Biddle, Research Fellow in the Centre for Aboriginal Economic Policy Research (CAEPR) at the Australian National University.
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jchancellor-FAypfDUnLy

There's more to socioeconomic status than housing

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Institutional developers are showing interest in residential development sites in suburbs and regional areas close to Canberra.
There is particular interest in the ACT region due to a shortage of available land, strong wages growth, unemployment holding steady and overall good local economic conditions, according to Tim Mutton, associate director of consultancy at Colliers.
In addition, private developers are looking to get into a market that has to date primarily been developed by the ACT Government.
Mutton recently negotiated the sale of a 35-hectare site in Ngunnawal to the Village Building Company for $36.25 million in an auction that attracted beds from 11 local and interstate companies.
The sale comes as the ACT Government’s Land Development Agency has announced it will sell the first sites on the eastern side of the Kingston Foreshore project.
CB Richard Ellis agents Mark Nicholls and Andrew Stewart have been appointed to market the three sites in a precinct known as “The Peninsula” with tenders due to close September 29, 2011.
The three blocks, which have a total area of 9,925 square metres, can accommodate approximately 300 residences. They have a mixed-use zoning, allowing for significant flexibility in relation to any future development.
Mutton says the Ngunnawal site is attractive “due to its size, location and likely position within the market when finally developed”.
Another factor in its appeal is its pricing.
Village chief executive Bob Winnel has suggested two bedroom homes will be priced at about $335,000, and the three-bedroom house-and-land packages will be priced from $365,000 to $400,000.
Mutton says there is strong interest in the ACT in retail blocks priced between $400,000 and $450,000.
“The estate was priced at a point where the market is interested,” he says. Furthermore, according to Mutton, the Ngunnawal block is just big enough to attract interest from large institutional developers.
Approximately 475 dwellings will be built on the Ngunnawal site, situated 18 kilometres from the CBD.
The winning bid came from the Canberra Estate Consortium No 30, a subsidiary of the Village, which has committed to providing 122 two-bedroom houses and a further 102 three-bedroom house-and-land packages.
The development will be completed over the next three years and will comprise townhouses, villas, duplexes, free-standing homes and larger residential lots.
In the next few months 131 blocks of land ranging in size from 420 square metres to 900 square metres and priced from $220,000 to $355,000 will go to market.
The Village is currently developing The Fair at North Watson, 6.6 kilometres from the Canberra CBD. It will comprise 316 homes upon completion.
Other Village developments underway include Nexus on Flemington Road in Gungahlin, where 110 one- and two-bedroom apartments are being sold priced between $299,000 and $374,000.
The Ngunnawal auction was conducted by Colliers International on behalf of the Land Development Agency.
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lschlesinger-FZcF9M3vE6

Housing developers showing interest in ACT: Colliers

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Much of the allure of owning one of the 85 Brighton bathing boxes is the bragging rights. There’s also the practicalities of having on-beach storage. But that’s getting costlier, as the newest two Dendy Street bathing boxes in the Melbourne bayside suburb sold at the weekend auction for a record $221,000 and $260,000, for the larger of the two.
Set on one of the most photographed locales in Australia, they are the second and third of four new boxes being built and sold by Bayside Council.
The dearer is 11 square metres, and the other nine square metres.
The 85 boxes are a throwback to the 19th century, when the increasing popularity of sea bathing clashed with Victorian-era prudishness.
The first of the newly built weatherboard-clad structures with gabled roof offerings, reported to cost between $15,000 and $20,000 to build, fetched a record $215,000 at auction in December 2010. 
The weekend auction through Hodges Brighton director Sam Paynter exceeded the previous record, even though four other boxes are currently listed for private sale with $185,000 plus hopes.
“Those prices will go up following the auction,” Paynter says.
Six Brighton ratepayers attended the auctions with a view to purchasing.
The boxes hit $200,000 for the first time in 2007, but during the 2008-2009 global financial downturn there was a $171,000 sale.
“They say the market’s not liquid, but there’s sizable growth since the  GFC,” Paynter says.
The first public auction was in 1999, when a box sold for $60,000.
Bayside Council’s original plan was to sell one a year for six years from 2010 to 2015.
Brighton Bathing Box Association president Chris Carlile says the new bathing boxes are welcome – if the revenue they net is used to repair broken drains, ramps and sand build-ups.
Carlile says he does not think the value of other bathing boxes will be affected by the four new boxes.
The council owns the land for each box and charges an annual licence fee of about $600.
Only Bayside ratepayers or residents are allowed to own one.  They are typically 2.4 metres by two metres by two metres.
There are about 1800 bathing boxes and boat sheds around Port Phillip and Western Port Bay, and in the past the Department of Sustainability and Environment and its predecessor, the Port Phillip Authority, have frequently expressed philosophical objection to private structures on the foreshore.
The Brighton Bathing Box association fought moves in the 1980s under the former Cain Labor government to remove the boxes.
Construction of the scheduled remaining box has yet to begin.
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Record prices for Brighton sales out of the box

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Properties are still selling. It just takes longer, and more are selling prior to or post auction. Sellers with sensible offers prior are more willing to accept them, and buyers are less willing to bid up at auction (and will often negotiate to closure post auction).

The property market has weakened in 2011, with RP Data figures showing a quarterly decline of 2.2% nationally for the March quarter. For Sydney we registered a decline of 1.1%. More specifically, Sydney auction clearance rates have hovered around the 52% to 58% mark in the past few months.

Understandably, many opportunistic buyers are making lowball offers, citing declining market conditions. Vendors who need to sell may choose to accept below-market prices, thereby negatively affecting the prices of neighbouring properties. However, vendors who are able to wait will either hold out for a higher offer or simply take their property off the market. Not surprisingly, the time-on-market for properties right now is longer than a year ago. Many selling agents are now also advising their vendors to sell by private treaty rather than auction.

The data may seem ominous, but is in my opinion a necessary consolidation on the above-average (and unsustainable) gains of 2010. It comes at the same time that Australia has experienced its biggest quarterly contraction since the early 1990s recession, with gross domestic product (GDP) falling 1.2% in the March quarter. This macro data can be attributed largely to the flood impact on Queensland, and it is believed by many that the data indicates it should be a one-off fall in GDP.

So property markets are down in line with GDP, which is expected to rebound shortly. I would expect the same of the property market. Keep in mind also that winter also tends to be a slower season for the property market. As the weather warms up, property action also tends to follow.

Rental yields are now rising (largely due to undersupply of housing). Sydney’s gross rental yield for units is now 5.01% (2.3% quarter-on-quarter growth) and houses 4.38% (2.7% quarter-on-quarter growth) according to March 2011 APM data. We can expect this to continue, and it will bring more investors into the market as the negative cashflow burden (net carrying cost) on property investment lessens.
 While I do not expect on average 10+% capital returns to property ownership over the medium term, I think we can count on a more moderate 6% to 8%, which can be added on top of rental yields of 1% to 2% higher than they have been in the recent past. The cash rate at 4.75% has not been raised by the RBA since November 2010, and recent GDP figures are likely to postpone any rise for a bit longer. This combined return on property investment will be attractive to leveraged property investors and will no doubt pull them back into the market. As a reflection of this, the level of inquiry we have received from investors has increased considerably in recent months.
Despite media reports, what we are experiencing right now is far from a crisis. The only crisis I am seeing is a crisis of confidence as buyers are more risk-averse than before. The herd mentality of buyers also means that many are hesitant to make a move for fear of buying during a downturn (no matter how mild). Many buyers therefore choose to simply sit on the sideline and watch what unfolds. Unfortunately, by the time the market does bounce back, it may well be too late for many buyers, who would have missed out on some genuinely good opportunities.

In a changing market, it is important to stay rational. For example, there have been several news articles on homes that have been heavily discounted (some by nearly $1 million, apparently). One might interpret this as the market going into a total collapse. But a more likely reason behind such heavy discounting is that the property was seriously over-priced to begin with.

Ultimately, if you believe in Australia’s fundamentals, then the current property consolidation phase should be taken as a positive. Nobody likes a bubble that bursts. It is better that we have a pause now and robust growth in the future.



Oliver J. Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank">OH Property Group</a>. In addition to being a licensed real estate agent, Oliver 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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The market is not falling, it is correcting

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We all know that property prices are driven by supply and demand. So on the face of it, reading that the amount of residential stock for sale has increased by 29.7% in the year to May does not sound good – does it?
Even worse, according to new figures released by<a href="https://www.sqmresearch.com.au" title="SQM Research" target="_blank"> SQM Research</a>, the amount of property for sale grew by c<a href="https://www.propertyobserver.com.au/residential/darwin-stock-levels-rise-evidence-of-dicey-market/2011061650506" title="Stock levels down" target="_blank">lose to 60% in Darwin and by almost 50% in Melbourne over the last year</a>.
SQM chief Louis Christopher says the result should be expected, given winter has started and although the amount of stock on the market is now staring to fall, it’s too early to see is this is the beginning of a turnaround.
"We've always said the decline on house prices will be mid to high single digits, and we still hold to that because there is still weakness in demand side, but what this means is that if listings do peak, we will unlikely see falls in the capital cities in the double digits" Christopher says.
How bad is the problem?
The amount of properties now available for purchase is up by a massive 29.7% when compared to the same time last year.
In Melbourne stock levels of houses for sale have increased by a 49.6% when compared to last year, while in Darwin stock has increased by 59.3%.
Canberra stock for sale has risen by 44.6%, Adelaide by 42.4%, Perth by 37.1%, Brisbane by 30.4% and Sydney by 25.5%. Hobart stock has risen by 35.7% across the year.
The question we need to ask ourselves is: does this hangover of unsold properties mean our markets are going to crash?
According to Christopher and other commentators too many properties for sale at a time when many buyers are exhibiting caution will cause property prices to drop prices by as much as 10% in some areas this year.
But let’s clarify things. There is not one property market in Australia. Our markets are behaving differently in different geographic locations and at different price points.
If you look at the Gold Coast, much of the stock for sale is developer stock that is sitting vacant or “discretionary properties” – holiday homes that are now up for sale. Some of these vendors have to sell and are prepared to sell at almost any price. And there are too many top-end luxury properties on the markets in our capital cities for the small number of buyers looking in this prestige segment.
On the other hand many of the mainstream properties for sale in streets of our capital cities are from vendors who would like to cash in on the high prices their neighbours achieved last year. The problem is they are unlikely to attain these types of prices this year, but most vendors are not in a hurry to sell.
Think about it. There is very little distressed stock on the market and few desperate sellers who need to sell at any price. But what is attracting media attention lately is the difference between the asking price (the inflated figure a vendor hopes to get for his property) and what the market is prepared to pay. And clearly this gap has widened compared with a year or two ago, when there were more buyers than sellers.
That’s what happens in a buyer’s market and it means that house prices will meander down slightly in some suburbs and hold steady in others – but there is no property crash ahead.
Michael Yardney is the director of <a target="_blank" title="Metropole Property Investment Strategists" href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a>, a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a target="_blank" title="Property Update" href="https://www.propertyupdate.com.au">Property Investment Update</a> blog.
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Soaring stock levels do not mean prices will crash

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Looking for an auction to attend at the weekend? Property Observer has found four properties going to auction this weekend that would be perfect for investors. 
 
<h2>New South Wales</h2>
<img src="/images/stories/sydneyjune17.jpg">
Unit 67F, 5-29 Wandella Road, Miranda, NSW, 2228
This well-located property with views of the city and bay has polished floorboards, a CaesarStone kitchen and an internal laundry room. The three-bedroom, two-bathroom property has a tenant with an expired lease, who would like to remain in the property. The tenant currently pays $475 per week. The property is being sold by <a target="_blank" title="Highland Property Agents Cronulla" href="https://www.highlandproperty.com.au/buying/NSW/Sutherland/MIRANDA/Apartment/1P2522">Highland Property Agents Cronulla </a>agent Lucas Harwood with an asking price of $449,000. It goes to auction on Saturday, June 18 at 10.30am. 
 
<hr class="system-pagebreak">
 
<h2 style="outline-style: none; outline-width: initial; outline-color: initial; font-size: 18px; font-family: Georgia, Utopia, Palatino, 'Palatino Linotype', serif; line-height: 21px; padding: 0px; margin: 0px;">South Australia</h2>
<img src="/images/stories/southaustraliajune17.jpg">
9/18 Bewes Street, Adelaide, 5000
Currently tenanted at $400 per week to a professional couple who would like to extend their lease, this apartment in the heart of Adelaide offers reverse-cycle air-conditioning, a car park and a balcony. The two-bedroom apartment is listed for sale by <a target="_blank" title="Phillis Real Estate" href="https://www.propertyobserver.com.au/https://www.phillisrealestate.com.au/property/details/403906994">Phillis Real Estate'</a>s Andrew Downing with an asking price of $350,000 plus. The property goes to auction at 11.45am on Saturday, June 18.
<h2>
<hr class="system-pagebreak">
Victoria</h2>
<img src="/images/stories/victoriajune17.jpg">
1/ 15 Petrie Street, Frankston
Only 500 metres from Frankston train station, this recently refurbished apartment in a boutique development has a tenant with a long-term lease paying $295 per week. The two-bedroom, one-bathroom unit has polished timber floorboards, a double carport and an undercover entertainment area. <a target="_blank" title="Bayside Real Estate" href="https://www.baysidere.com.au/properties/view/363/15-Petrie-St/Frankston/Vic/Australia/">Bayside Real Estate</a> agent Darren Dowel is selling the property, which has an asking price of $290,000 plus. It is being auctioned on Saturday, June 18 at 10 am.
<h2>
<hr class="system-pagebreak">
Australian Capital Territory</h2>
<img src="/images/stories/actjune17.jpg">
2/1 McGee Place, Pearce, 2607
In a quiet block in the heart of Pearce, this two-bedroom unit is only a few hundred metres from shops in Pearce. The tenant in the property currently pays $330 per week and has a long-term lease, making the property a good purchase for an investor. <a target="_blank" title="Ray White Woden" href="https://www.raywhite.com/act/pearce/613431/">Ray White Woden</a> agent Scott Crossman is listing the property with an asking price of $295,000 plus. It goes to auction at 10.30am on Saturday, June 18.
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Friday Form Guide: This weekend's investment prospects

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Did you know that women are two and half times more likely to live in poverty in their old age than men? By 2019 on average, women will have half the amount of superannuation than men have, and 40% of women over 50 will be single through choice, divorce or death of their partners.
As at February 2011, the gender pay gap in favour of men was 17.2%, based on average weekly ordinary earnings, and it increases dramatically when we look at different occupations. For instance, professional women are earning 32.4% less than their male counterparts, sales women are earning 39.4% less and community and personal service workers had a gap of 28.9%.
So what can we do about it? We all need to take control of our future and plan ahead for our retirement. Building a property portfolio is a great way to complement our superannuation.
Right now, I’m seeing many women not just buying houses but taking on property developments. My business, Property Bloom, project manages developments for others, and I’ve noticed a massive increase of women taking the next step into developing property.
For every male client I have three female clients. And these women are not afraid to take on a little risk. They are developing up to four properties from one. I think in general, women are in a hurry to build their property empires. This doesn’t mean women are rushing in; they are very astute and carry out extensive research. They can see that property development can boost their portfolios quickly. They are all extremely busy juggling work or their own business and raising children. I can totally relate to that, with two young boys of my own.
It is still very expensive to develop property in many capital cities around Australia. Land prices, building costs, labour and developer charges are high yet, block sizes are small. So Property Bloom focuses on the fast-growing Hunter Region of NSW for development projects.
There are many factors that will cause the Hunter Region to continue to grow. While the resource sector plays a big role in the local economy of these large regional towns, they are certainly not reliant on mining. There are many other sectors making the areas we develop in very diverse. With 133 major projects underway, there are lots of employment prospects. Population growth is also tracking well, with the town of Maitland the fastest-growing inland town in NSW. The Lower Hunter Regional Strategy, a 25-year plan for the region, has earmarked several suburbs as major residential hubs, with significant growth planned. There is a large amount of investment being made in local infrastructure projects such as the Hunter Expressway, a $1.8 billion freeway link that is currently under construction. The cherry on the top is that it is only a two-hour drive from Sydney.
The land in the Hunter is affordable and the long-term growth trends are over 10% in the towns we develop in, with rental markets tight. The area is perfect for investing and developing.
Let’s take a look my client Angela’s three-villa development project. I love Angela’s attitude, she’s an avid property investor, mother of two children and working full time. When I found a large piece of land, just under 2,000 square metres in a growing suburb of the Hunter, I thought it may be too large a project for her. Angela’s budget allowed for a three-villa project; however this land was large enough to build six. So I came up with a plan to subdivide the land and get development approval for three villas on both lots. Then Angela could sell off one of the lots with development approval in place.
Land cost 1900sqm: $265,000
Stamp duty, legal fees, survey: $2,500 (she will save on stamp duty under NSW Builder’s Bonus scheme)
Works for a two-lot Torrens Title subdivision: $30,000
Total: $297,500
Net price after selling DA approved lot @ $180,000 (includes selling costs): $117,500
Design costs to obtain development approval and construction certificate for villas: $15,000
Estimated build cost for three villas: $680,000
Contingency: $10,000
Total cost: $822,500
Estimated end value of each three-bed villa @ $350,000 each x 3 : $1,050,000
Estimated equity to be created (equity less cost): $234,500
The rent on three villas will give a 7% to 8% gross yield. So this will be a great development for Angela. She can choose to use the equity we create to pay down personal debt or for her next investment or development.
Using a project manager to handle your development means you are handing over all the detail to someone with the experience needed to successfully manage your investment. Some of the responsibilities of a project manager include:
<ul>
<li>Source development sites</li>
<li>Run feasibility reports</li>
<li>Brief architects and designers, interpret plans, estimate costs </li>
<li>consult with architects, engineers and other technical workers to make sure that design intentions are met</li>
<li>plan construction methods and procedures </li>
<li>coordinate the supply of labour and materials</li>
<li>direct site managers and subcontractors to make sure standards of building performance, quality, cost schedules and safety are maintained </li>
<li>study building contract documents and negotiate with building owners and subcontractors </li>
<li>control preparation of cost estimates and budgets </li>
<li>make sure that building regulations, standards and by-laws are enforced in building operations </li>
<li>negotiate discounts</li>
<li>assist in finding tenants</li>
</ul>
Jo Chivers is director of <a target="_blank" title="Property Bloom" href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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