Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

Joel Robinson

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

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Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

A collection of just 25 large-format apartments and penthouses overlooking Goodwin Park is entering the Coolangatta market, with <a href="https://www.apartments.com.au/new-apartments/marea-residences-coolangatta-27-27a-dixon-street-coolangatta-qld-4225">Maréa Residences</a> combining a low-density, residential-only approach with uninterrupted park and Pacific Ocean outlooks.

Located at 27 Dixon Street, Maréa comprises three and four-bedroom residences alongside a limited number of dual-level penthouses, with the project positioned between Goodwin Park and <a href="https://www.apartments.com.au/developments/coolangatta-qld-4225">Coolangatta</a>’s coastal precinct.

Construction has commenced, with completion currently estimated for late 2027. Three-bedroom residences are priced from $1.8 million.

[smartcode_project:default project_id=150999 project_image_fid=374005]

The project has been designed around its northern outlook across the park, with the building’s architecture, landscaping and material palette intended to establish a connection with the neighbouring green space. The residences have been configured to maximise natural light and views across Goodwin Park towards the ocean.

Inside, the material palette incorporates timber, stone and brushed brass, complemented by curved detailing and ambient lighting. Kitchens and bathrooms carry the same natural material approach, while residences also include basement parking, storage and lift access.

Maréa’s penthouses are arranged over two levels and include private pools, adding another layer to the project’s focus on larger-format apartment living. Across the development, residences are configured with three or four bedrooms rather than the broader mix of smaller apartment types commonly found in larger projects.

[smartcode_project:default project_id=150999 project_image_fid=374010]

Resident amenity is concentrated at rooftop level, where landscaped entertaining terraces and pools take advantage of elevated views across Coolangatta and the Pacific Ocean.

The project has so far been particularly well received by local owner-occupiers and downsizers, according to Urban Activation Property Sales and Marketing Director Matt George, with the residential-only format, construction quality and northern park outlook among the features resonating with purchasers.

“The uninterrupted northern aspect overlooking Goodwin Park has been a key point of difference, with buyers attracted to the sense of serenity and open space the park provides, while still enjoying easy access to the ocean and being within walking distance of the lifestyle and amenities Coolangatta has to offer,” George said.

[smartcode_project:default project_id=150999 project_image_fid=374002]

“The combination of high-quality construction, a residential-only building, park outlook and proximity to the beach has resonated strongly with the local downsizer market.”

The Dixon Street address is within walking distance of Coolangatta Beach and the broader southern Gold Coast coastline, including the surf breaks at Snapper Rocks and Kirra. Coolangatta’s cafés, restaurants and retail are nearby, while Gold Coast Airport is also within close proximity.

[smartcode_project_cta:default project_id=150999]

Maréa Residences brings parkside apartments to Coolangatta

Melbourne developer PDG has secured Victorian Government approval for its $1.5 billion Southbank development <a href="https://www.apartments.com.au/new-apartments/the-one-1-queens-bridge-street-southbank-vic-3006">The One</a>, clearing the way for the long-dormant riverfront site opposite Crown to finally be developed.

The Minister for Planning has approved the project at 1-29 Queens Bridge Street, with the Department of Transport and Planning issuing the planning permit following its assessment.

The approval will allow PDG to develop the prominent 5,059 sqm site with a major mixed-use tower comprising premium apartments, including branded residences, a luxury hotel and boutique office space.

PDG acquired the site in late 2024, with its position directly opposite Crown's main entrance and near Melbourne's Arts Precinct making it one of Southbank's most significant remaining development opportunities.

<img alt="PDG" data-entity-type="file" data-entity-uuid="3933013e-6332-4386-b9be-089df05caf17" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.22%E2%80%AFAM.png?VersionId=sITIgBqDL0N3VNSMwWEmF5UA.uvcsRyu" />

Designed by COX in collaboration with ODO and PDG, the tower's architecture draws on the movement of the Yarra River, with six vertical pleats running the height of the sculpted facade.

The project will also see the heritage-listed Queens Bridge Hotel restored and incorporated into the development&nbsp;with new hospitality and public uses, including a rooftop venue.

A significant component of The One will be its residential amenity.

More than 5,000 sqm of resident facilities will be delivered across a single level, making it one of the largest consolidated residential amenity offerings proposed in an Australian apartment development.

The planning approval also incorporates a major upgrade of Queensbridge Square, which PDG will deliver in partnership with the City of Melbourne.

<img alt="PDG" data-entity-type="file" data-entity-uuid="73167fcd-1031-4b6f-a408-a064cfe45ed1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%209.29.17%E2%80%AFAM.png?VersionId=Pf1AEWxw6SNmBqR0zQW5lyEze.MtxgFp" />

The existing square will be revitalised as a new civic and pedestrian space along the Yarra River, strengthening the connection between the project, Southbank and the riverfront.

PDG Founder and Managing Director Vince Giuliano said the approval represented a major milestone for a site which has remained largely underutilised for more than 15 years.

“This is the most significant Planning Permit approval Melbourne has seen in recent years,” Giuliano said.

“For more than 15 years, this site has remained underutilised. This approval enables us to deliver a project that will contribute meaningfully to the revitalisation of Southbank, restore and reactivate an important heritage building, and create a new civic and hospitality destination for Melbourne.”

The latest approval follows an earlier planning permit issued by the City of Melbourne covering demolition works across part of the site at 9-29 Queens Bridge Street. Those demolition and early works are already underway.

PDG has also started generating early interest in the residential component from owner-occupiers ahead of a planned public launch in early 2027.

PDG secures approval for $1.5bn Southbank apartment development, The One

Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

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?

National Australia Bank (NAB) has brought forward the timing of the first RBA cash rate cut by three months.

NAB is now expecting a cut in February, in line with ANZ and Westpac, having initially thought a cut wouldn't come until May.

Commonwealth Bank, the nation's largest lender, still thinks the first cut will come in December.

NAB changed its call following the August monthly inflation figures that were released at the end of September, showing it had dropped to 2.7 per cent.

"The risk has been skewed to a first cut earlier in 2025, and today’s change acknowledges the balance of risks has likely shifted sufficiently for the RBA to feel comfortable cutting a little sooner than we earlier expected," NAB noted in its latest update.

They added that the cadence of the cuts may be faster than its central profile.

"Domestic inflation pressures are cooling, but only gradually, and we continue to expect the conditions for a cut will not be in place this year.

NAB believes the easing cycle will end at 3.1 per cent by early 2026, which is five cuts from the current 4.35 per cent cash rate.&nbsp;

CBA also thinks 3.1 per cent will mark the end of the cutting cycle, while Westpac is forecasting 3.35 per cent, and ANZ is the most pessimistic at 3.6 per cent, which would be just three interest rate cuts.

<h2>What would a rate cut in February look like for borrowers?</h2>

According to&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://link.mediaoutreach.meltwater.com/ls/click?upn%3Du001.IVvjJ-2BPT0A8C3VxtqKc6e3bj5hBuw27WFEYqovsYs7kPsgFulYrdOzeP8gI7CybJOya3_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20hPXdLlPP9yD7DvFFDBM5yrTqxvcCiMfAsW1onD-2FcriL628eYdhNQE7bwzYrxcOYnmaYfRhGl-2FEHQ6eK2uQcLxs6Cbu6Dx0bYvpi5A6enmxMWU5TkcRYrP6Z8GbXZYtc5qSoKu6eWFBQR9K7fsjXwHMmby3D3X6Yx-2BxcDcdRruTG&amp;source=gmail&amp;ust=1727774368149000&amp;usg=AOvVaw2vK2ujS77CHs9VRvSSXzLC" href="https://link.mediaoutreach.meltwater.com/ls/click?upn=u001.IVvjJ-2BPT0A8C3VxtqKc6e3bj5hBuw27WFEYqovsYs7kPsgFulYrdOzeP8gI7CybJOya3_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20hPXdLlPP9yD7DvFFDBM5yrTqxvcCiMfAsW1onD-2FcriL628eYdhNQE7bwzYrxcOYnmaYfRhGl-2FEHQ6eK2uQcLxs6Cbu6Dx0bYvpi5A6enmxMWU5TkcRYrP6Z8GbXZYtc5qSoKu6eWFBQR9K7fsjXwHMmby3D3X6Yx-2BxcDcdRruTG" target="_blank">Canstar</a>, if there is a cut in February, a borrower with a $600,000 loan today and 25 years remaining would see their monthly repayments drop by $92.&nbsp;

<table border="1" cellpadding="0" cellspacing="0">
	<tbody>
		<tr>
			<td colspan="3">
			Impact of 0.25% pt cut in February 2025
			</td>
		</tr>
		<tr>
			<td>
			Current loan size
			</td>
			<td>
			Drop in monthly repayment
			</td>
			<td>
			New monthly repayment
			</td>
		</tr>
		<tr>
			<td>
			$600,000
			</td>
			<td>
			-$92
			</td>
			<td>
			$3,907
			</td>
		</tr>
		<tr>
			<td>
			$750,000
			</td>
			<td>
			-$114
			</td>
			<td>
			$4,884
			</td>
		</tr>
		<tr>
			<td>
			$1M
			</td>
			<td>
			-$153
			</td>
			<td>
			$6,512
			</td>
		</tr>
		<tr>
			<td colspan="3">
			Source:&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://link.mediaoutreach.meltwater.com/ls/click?upn%3Du001.xWMOP9hChsvn-2BC9O-2FebBihXIZ4cEzbiuENdxm-2Bx3-2FYEEgYMhZlKWNj5Zzy1YZ56RuASD_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20v2akwr6-2BqLyRrlEgkJ4J-2BCCyY0x189xEHZA4Ylf8c7ChBqNIkhmftZzoFuZKFn43pw3oJVg2o1gumrpdA-2B7MB-2FBtmL2rFCI-2FXORATQHySCLVOMg7Vywv-2BqnnQUAtDz6XkvpwxdHFXh70VwKazzhJsICilEYOvP4ju0sIfi5g6TL&amp;source=gmail&amp;ust=1727774368149000&amp;usg=AOvVaw2qVnp6oqATgqDUi2Frm22q" href="https://link.mediaoutreach.meltwater.com/ls/click?upn=u001.xWMOP9hChsvn-2BC9O-2FebBihXIZ4cEzbiuENdxm-2Bx3-2FYEEgYMhZlKWNj5Zzy1YZ56RuASD_RgrM7qq-2BfK-2FtAHeRBLv5Qrb-2Bii5fzjLeKcP4w-2FkNgJPXygpiRhVUan3WV3QEggcf617UC8Z60RjQJZAqx7PiO7FtVJQSn0D46Zc3iTVP0kAhTTzG51cPpa5hrqz1OkSA-2BiXAxUajQ686MTtiseWBIdMdknd83aB7cOVgXlVTeHCGf3-2BcMHwfvI8TYlkUovqEhn4dj0KXf2eJGpb9-2BBv20v2akwr6-2BqLyRrlEgkJ4J-2BCCyY0x189xEHZA4Ylf8c7ChBqNIkhmftZzoFuZKFn43pw3oJVg2o1gumrpdA-2B7MB-2FBtmL2rFCI-2FXORATQHySCLVOMg7Vywv-2BqnnQUAtDz6XkvpwxdHFXh70VwKazzhJsICilEYOvP4ju0sIfi5g6TL" target="_blank">www.canstar.com.au</a>. Starting rate is the RBA existing average owner-occupier variable rate of 6.36%. Assumes banks pass the cash rate cut on in full the month after the meeting.
			</td>
		</tr>
	</tbody>
</table>

Canstar Data Insights Director, Sally Tindall, says if core inflation continues to track in the right direction, or unemployment starts to accelerate significantly, we could well see a cash rate cut as early as February of next year.

“All four big banks now believe the RBA will be ready to cut the cash rate in just over four months’ time, if not before, in the case of CBA.

“However, the outlook for both inflation and unemployment is still highly uncertain. A couple of wobbly sets of inflation data could see the RBA holding for longer, particularly if unemployment remains relatively steady."

&nbsp;

Commonwealth Bank, the nation's largest lender, still thinks the first cut will come in December.

NAB bring forward first RBA cut to February 2025

<html><body>
More than half of the 37 experts surveyed by comparison website <a href="https://finder.com.au">Finder</a> predict that the Reserve Bank will keep the official cash rate on hold at today's meeting.
The 21 respondents who believe the cash rate will stay at its record low of 2.25% include National Australia Bank's chief economist Alan Oster, who said the effects of last month's 25 basis point cut will "take some time" to become apparent.
Although Oster believes that the interest rate will stay on hold, economists from the other big four banks don't agree. Warren Hogan from ANZ, Michael Blythe of Commonwealth Bank and Bill Evans of Westpac all predict that the cash rate will be cut this month.
In general, the experts surveyed predict a low interest rate environment will continue until June 2016.
</body></html>

jrichardson-uRX5hFdKfN

Experts split on Reserve Bank's March rate move: Finder 

<html><body>
GUEST OBSERVATION
The CAMA RBA Shadow Board is a project by the Centre for Applied Macroeconomic Analysis, based at the ANU, which asks industry and academic economists what interest rate the Reserve Bank of Australia should set. Timo Henckel is the non-voting chair of the board.
<hr>
Timo Henckel is lecturer, Research School of Economics, ANU, and research associate, Centre for Applied Macroeconomic Analysis at Australian National University:
Last month, the Reserve Bank of Australia surprised many by lowering the cash rate from 2.5% to 2.25%, pointing to a likely fall in economic growth over the next 12 months – around 2.25%, well below trend of 3%. Some analysts are calling for another cut tomorrow.
(The RBA Shadow Board had on balance recommended <a href="https://theconversation.com/interest-rates-decision-could-boil-down-to-oil-rba-shadow-board-37037" target="_blank">a policy of no change</a>. Read a further explanation by Shadow Board member and UNSW Australia Business School Professor James Morley <a href="https://theconversation.com/the-rba-cut-rates-we-said-it-shouldnt-heres-why-37666" target="_blank">here</a>.)
Weak labour market data confirms the soft economic outlook, and financial markets are anticipating another possible rate cut during the next few months. The CAMA RBA Shadow Board, however, on balance prefers to hold rates and still considers it necessary that the cash rate is lifted in six-12 months.
In particular, the Shadow Board recommends with confidence that the cash rate be held at its current level of 2.25%; the Board attaches a 64% probability to this being the appropriate policy setting. The confidence attached to a required rate cut equals 14%, while the confidence in a required rate hike stands at 22%.
Recent labour market data underline the cracks in the Australian economy: according to the Australian Bureau of Statistics the unemployment rate jumped to 6.4%, its highest since 2002. The seasonally adjusted labour force participation rate remained at 64.8% but wage growth is weak, 2.5% in nominal terms. Stagnant real wages will put the brakes on consumer spending and make it less likely that GDP growth ticks up again.
The fall of the Aussie dollar has halted at around 78 US¢. There are clear signs the weaker dollar is helping the domestic economy. However, the danger is that Australia is becoming embroiled in the global currency war, whereby countries loosen monetary policy in an attempt to gain international competitiveness.
While feasible for countries individually, collectively the world as a whole cannot devalue (exchange rates are relative prices, not absolute prices), and consequently the world economy becomes inundated with liquidity, leading to all sorts of false price signals and economic dislocations. Such concerns underlie the scepticism towards further rate cuts.
Confidence measures remained mixed. Consumer confidence bounced back in February, with the Westpac Consumer Sentiment Index coming in at 100.70 this month (93.2 in the previous month). Business confidence measures remain largely unchanged, but the most recent estimate of capacity utilisation dropped from 80.53% in December to 79.96% in January. As the economy is rebalancing and trying to come to terms with the many domestic and international uncertainties, consumer and business confidence measures will continue to lack clear direction.
The picture for the global economy looks much the same as in the previous month: Europe is weak while working through a plan to restructure Greek debt, China is steadying, while the US economy remains the only relative highlight in the world economy.
<h2>What the CAMA Shadow Board believes</h2>
The consensus to keep the cash rate at its current level of 2.25% equals 64%. There is little confidence (only 14%) that another rate cut is appropriate whereas the Shadow Board considers it more likely (22%) that a rate hike, to 2.5% or higher, is the appropriate policy decision for this month.
The probabilities at longer horizons are as follows: six months out, the estimated probability that the cash rate should remain at 2.25% equals 31%. The estimated need for an interest rate increase lies at 56%, while the need for a rate decrease is estimated at 13%. A year out, the Shadow Board members’ confidence in a required cash rate increase equals 63%, in a required cash rate decrease 12% and in a required hold of the cash rate 26%.
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73395/width668/image-20150302-16172-4vux6y.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73397/width668/image-20150302-16185-112ii66.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73396/width668/image-20150302-16157-7mpd07.png" alt="">
<hr>
<h2>Comments from Shadow Reserve bank members</h2>
Mark Crosby, Associate Professor, Melbourne Business School:
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73403/width237/image-20150302-16163-1mthovw.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73402/width237/image-20150302-16182-12nndmc.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73401/width237/image-20150302-16185-1wjhvf9.png" alt="">
“The RBA could use up all its ammunition.”
Having unexpectedly cut last month, it would seem to make sense to hold and wait before moving again. International developments remain uncertain but are stable, and I have a concern that the RBA is using up all of its ammunition before it becomes absolutely necessary.
At longer horizons it still seems likely that raising to more neutral levels rather than cutting rates would seem desirable.
<hr>
Bob Gregory, Professor of Economics at Australian National University:
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73405/width237/image-20150302-16188-8dzguj.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73406/width237/image-20150302-16172-197rcfm.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73404/width237/image-20150302-16160-15tliwf.png" alt="">
I did not support the interest rate change last month. Still worried about housing and think we gain very little else from a cut.
<hr>
Guay Lim, Professorial Fellow, Deputy Director, Melbourne Institute of Applied Economic and Social Research at University of Melbourne:
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73409/width237/image-20150302-16157-196pwjp.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73407/width237/image-20150302-16172-tv5kb6.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73408/width237/image-20150302-16175-gh1jx2.png" alt="">
“It’s unclear that further cuts would stimulate real spending.”
It would be difficult to make the case for another cut in the cash rate following so soon after the cut last month. This is not to detract from real concerns that growth remains below trend, but one reason for pause is that it is unclear that further cuts would stimulate real spending.
This is not the appropriate forum to discuss economic research, but it is apposite to note that the relationship between spending (in real terms) and the cash rate appeared to have changed post-global financial crisis. From 1993-2007, lowering the cash rate appeared to have had the desired effect of stimulating growth in real GNE, but post GFC, the evidence is not so apparent.
Unless there are clear signals of worsening economic conditions, it seems prudent to keep rates steady rather than risk fuelling asset-price inflation. And there are signs of improvement! The US economy is recovering steadily and growth in China, though slower, is still robust. Meanwhile, the exchange rate has depreciated and consumer confidence has picked up.
<hr>
Jeffrey Sheen, Professor and Head of Department of Economics, Macquarie University, Editor, The Economic Record, CAMA:
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73411/width237/image-20150302-16175-ohhz8f.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73412/width237/image-20150302-16157-1j2ncz2.png" alt="">
<img src="https://62e528761d0685343e1c-f3d1b99a743ffa4142d9d7f1978d9686.ssl.cf2.rackcdn.com/files/73413/width237/image-20150302-16172-mwkeu5.png" alt="">
“In the absence of a fiscal response, monetary policy carries the burden.”
The Australian economy continues with below-normal activity. There is little on the horizon that might restore normality: the labour market weakened in January with the unemployment rate reaching 6.4% and wage rises showing moderation at 2.7%; planned capital expenditures are showing significant declines, particularly in mining and manufacturing; the TWI appreciated by 3% in February despite continued weakening in commodity prices; and the weighted growth of Australia’s major.trading partners remained modest.
The main downside risk to a further easing of monetary policy is asset price inflation, but this is not an obvious problem at this stage - for example only Sydney and Melbourne housing prices are growing much faster than Australia’s 5%.
The RBA Board judged the evident weaknesses last month to merit a relaxation of monetary policy, and the data releases this month give further support to that judgment. In the apparent absence of a cogent fiscal response, monetary policy needs to carry an even bigger burden for the time being.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>.
</body></html>

TimoHenckel-dMcwuZpzVD

Labour market weakens, but RBA Shadow Board recommends against further rate cut

<html><body>
Falling consumer sentiment is not expected to affect the recovering market for new homes in Victoria.
A decade of our research shows interest rates were a much larger factor in the health of the market.
In many ways falling consumer confidence and interest rate cuts will add stimulus to the market which will then have a positive impact on new home sales in 2015.
Even though the Westpac-Melbourne Institute Consumer Sentiment Index fell in January the market is expected to continue to surge in 2015 on the back of low interest rates and continued strong migration.
We had the best Christmas period we have had for many years and it doesn't look like slowing down. From our perspective there is no need for a further rate cut.
My concern is that a rate cut in first half of 2015, could risk tipping us back into a boom and bust cycle.
<img src="/images/2015/02/26/cip%20feb%2026%20one.png" alt="">
Source: Oliver Hume
The graph above shows that consumer confidence has been falling since September 2013 but land sales for new homes has been growing strongly from just over 600 month (Sept 2013) to more than 1,000 a month in September 2014.
There is a strong link between the record low interest rates in September 2012 with the growth in population that has been propelling the market since sales bottomed around the same period.
The only concern in the economic outlook was Victoria’s unemployment rate that is currently running at 6.8% which could act a break if it continued to rise.
State government figures indicate the Melbourne market will require 161,000 new homes to 2021 with 340,000 new homes to be delivered by 2031 based on state government figures.
There are currently 143 projects across Melbourne’s new communities market with 3,500 blocks actively being marketed.
New land sales are now back to 2009-2010 highs with an average of 1,000 blocks a month sold across Melbourne in the September quarter with a total value of around $600 million.
This is double the sales from the lows of 2011-2012 after the GFC flattened the market and the First Home Buyer Grants stopped.
Housing recovery is being driven by a range of factors including low interest rates and a great perception of value rather than any major government incentives or consumer sentiment.
It has taken three to four years for the first home buyer market to recover and it is now tracking at around 50% of all purchases which is at historic average levels.
I expect the market to continue to perform strongly with Melbourne’s population expected to grow by 90,000 people a year to 2031 with half that from migration.
Paul Ciprian is new communities director with <a href="https://www.oliverhume.com.au/" target="_blank">Oliver Hume</a>.
</body></html>

PaulCiprian-mBo5V8NYCB

Interest rate cuts propelling new land sales: Paul Ciprian 

<html><body>
On Tuesday the Reserve Bank of Australia (RBA) will host its March board meeting, with the outcome of this meeting seemingly hanging in the balance.
At the close on Friday, futures markets priced a cut as more likely than not at a 62% likelihood, with another cut to a cash rate of 2% by May considered all but certain.
Implied yields on November 2015 cash rate futures contracts are now plumbing new depths at just 1.69%, reflective of two further cuts being fully priced in for this calendar year.
<img src="https://1.bp.blogspot.com/-jjQdy6E0Ezc/VPIa0sqb_-I/AAAAAAAATcg/fA3eX9iObMg/s1600/rba.jpg">
Viewpoints are split on this month's decision. Via the medium of Twitter, I enquired of Shane Oliver of AMP if he was sticking with a cut forecast for March, and given that his response was only three letters long he seemed fairly unequivocal.
<img src="https://1.bp.blogspot.com/-Diznv4gA8ts/VPIbZcjHk7I/AAAAAAAATcs/UeaIF__2FYs/s1600/RBA%2Bshane.jpg">
Bill Evans of Westpac has also taken the view that if further rate cuts are indeed deemed necessary then they should be cut now rather than later, perhaps seeing this as the so-termed "path of least regret".
Evans would prefer to see an immediate cut with an explicit easing bias, regardless of whether that bias was later acted upon.
On the other hand, Terry McCrann took to the format of <a href="https://www.heraldsun.com.au/video/id-BlMjJuczrpI2Doztmk7QglEBHVae9MLb/Private-profits-and-public-losses" target="_blank">video</a> on Friday in order to predict rates staying on hold, which at least should keep debate centred upon monetary policy this month rather than his use of <a href="https://www.forexlive.com/!/terry-mccrann-is-a-big-fan-of-forexlive-20150204" target="_blank">punctuation</a>.
Risks to each decision
A number of factors which I have previously looked at in turn in greater detail <a href="https://petewargent.blogspot.com.au/2015/02/all-about-that-baseno-trouble" target="_blank">here</a> suggest that the labour market, investment outlook and inflation may each be soft enough to warrant another cut, but the RBA has itself identified a risk that lower rates could ignite a rocket under Sydney's buoyant housing market.
However, given that markets are presently torn between rates staying on hold or being cut, a decision to stay on hold presumably also risks sending the dollar back up and away from the assumed ~75 cents that the Board would likely prefer to see.
Interest rate history
While interest rate movements and expectations are far from being the sole driver of our property markets, the impacts of adjustments to monetary policy are likely to be felt more keenly than they were prior to the <a href="https://petewargent.blogspot.com.au/2014/05/interest-rates-more-important-than-they" target="_blank">deregulation</a> of financial markets.
Over the past quarter of a century we have seen the commencement of five easing cycles, and in every case dwelling prices have subsequently responded by rising within the following 24 months, although, as one would expect in illiquid markets, there can be a lag.
<img src="https://2.bp.blogspot.com/-RGvWXrHD5-Q/VPIa0k6TnCI/AAAAAAAATcc/yRH1912tvtU/s1600/Rba%2Brate%2Bhistory.jpg"> <a href="https://2.bp.blogspot.com/-RGvWXrHD5-Q/VPIa0k6TnCI/AAAAAAAATcc/yRH1912tvtU/s1600/Rba%2Brate%2Bhistory.jpg"></a>
What we can conclude from the above is that interest rate cuts are rarely "lone wolves" and that they tend to come in a salvo.
The RBA's rhetoric over the past year has certainly indicated a clear preference towards interest rate stability, but after a long period of inaction the February decision to ease by 25bps to 2.25% betrayed a view that more than one cut is deemed likely to be required.
Discount rates and fair values
Just as the <a href="https://petewargent.blogspot.com.au/2014/05/value" target="_blank">Gordon growth model</a> fulfils a simple method of share price valuation, it is of course possible to model a fundamental or fair value for housing markets. Such a model can be used in order to weigh up a rent versus buy decision through discounting expected future cash flows and using real mortgage rates as the discount rate.
However, if you have ever undertaken such an exercise you will have quickly discovered just how sensitive the outcome is to assumptions relating to real rental growth and expected capital appreciation. It has always been my contention that while sustained real rental growth is likely in certain land-locked capital city areas due to growing demand and inelastic supply (e.g. inner ring Sydney), it is unrealistic to expect this to occur in most regional or more elastic outer suburban markets over the longer term.
Assuming real rental growth in a fair value model increases the present value of future cash flows from rental payments (or the implied user cost) net of running costs such as repairs, rates and insurance. These same forces are also what give rise to expected future capital appreciation - although to some extent this is offset by the discounting applied to the final capital gains upon sale.
These two key inputs are inter-related, and generally suggest that home ownership is marginally more attractive than renting where real rental growth is expected, though only for longer term owners due to the high transaction cost associated with Australia housing. While the future of course in unpredictable, a widespread belief that mortgage rates will be lower in the future than they were in the past are a key input into the fundamental value of housing - and by taking on greater household debt, the market has pushed in turn paradoxically pushed the <a href="https://petewargent.blogspot.com.au/2014/04/what-is-neutral-interest-rate-are-low" target="_blank">"neutral" rate</a> of interest lower.
Real estate cycles
Capital city markets with an expanding population will always cycle as construction and therefore dwelling supply ebbs and flows in response to demand.
<img src="https://4.bp.blogspot.com/-CddOt596vnw/VPIj9J3GmDI/AAAAAAAATc8/YGDZrlSbvfw/s1600/AW1.jpg">
But, as I looked at in more detail <a href="https://petewargent.blogspot.com.au/2013/08/market-psychology-sydney-property" target="_blank">here</a>, when it comes to property market psychology expectations of dwelling price movements - and the emotions of fear and greed which these suppositions engender - play at least as important a role in the near term and therefore accentuate the cycles.
This is precisely why another interest rate cut in this easing cycle will likely send Sydney's property market soaring for the stars - with 2015 forecasts already ranging from <a href="https://images-2.domain.com.au/file/2015/02/27/6304392/2015%2520Property%2520Guide.pdf?rand=1425011523149" target="_blank">7 to 12%</a> capital growth and risks to the upside - simply because recent history leads to a critical mass of those active at the margin to an ingrained belief that prices will rise. CoreLogic's preliminary weekend auction clearance rates from Melbourne (and possibly even to a certain extent Canberra) and a huge surge in the <a href="https://petewargent.blogspot.com.au/2015/02/housing-finance-straps-on-jet-pack" target="_blank">latest housing finance data</a> suggest that it is not only folk in Sydney who presently feel this way.
I should add that from the hordes of people I witnessed at viewings on Saturday, the inner ring Brisbane market now appears very likely to heat up too. For all of the above, real dwelling price growth through this cycle outside the largest cities has been weak, suggesting that the easy gains in Australia's housing markets took place further towards the left of the interest rate history chart above. One of the issues facing property market commentary has been recency bias which has led to some unrealistic expectations of real growth in perpetuity in more elastic markets where this was never probable, or even likely. Greater Sydney has suffered from a chronic <a href="https://petewargent.blogspot.com.au/2015/02/sydney-land-it-goes-ballistic-supply-is" target="_blank">supply deficiencies</a> which should have been obvious to observers close to a decade ago, and despite an increase in approvals, the lack of appropriate supply is now coming home to roost. There is an avalanche of data due out this week, so stay tuned for that!
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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Will interest rates fall again on Tuesday? Pete Wargent 

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Economist Paul Bloxham is worried about the Sydney property market.
Speaking at the Australian Mortgage Innovation Summit, HSBC’s chief economist, Paul Bloxham, said the only housing market that the RBA and APRA needed to be cautious of was Sydney.  "In Sydney, this is going to be quite a challenge.
"The rest of the market doesn’t look over inflated. 
"I don’t think there is a housing bubble in Australia. 
"I think that if Sydney sees the same trends as we have seen over the last year or two, that is house prices is running at an annual inflation rate of 13% year on year, then if that continues for very much longer than you will need to see prices at some point will come down.”
The summit was hosted by Asia-Pacific Banking &amp; Finance, and reported on by <a href="https://www.brokernews.com.au/news/breaking-news/economist-doubts-macroprudential-tools-will-cool-off-housing-197298.aspx" target="_blank">Australian Broker Online</a>.
Bloxham said the Reserve Bank should follow New Zealand's macro-prudential policies, in the form of LVR caps. “Those tools were effective for a very short period of time, but then the RBNZ followed up with lifting interest rates,” he said.  “We had the RBNZ lift interest rates by 100bps last year between March and July. It was really probably that lift in interest rates that was the main thing that kept the housing market contained in the end.”
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No Australian housing bubble, but watch Sydney: HSBC's Paul Bloxham

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Pepper Home Loans has announced rate reductions across its non-conforming loan products.
 Brokers will now be able to access non-conforming home loans offering unlimited debt consolidation, unlimited credit impairment, and the ability to payout ATO debts with rates from 5.75% per annum for full documentation and 6.19% per annum for alternative documentation. 
Mario Rehayem, Pepper’s director of sales and distribution, said the pricing was competitive.
The lender was named Australia’s 2015 ‘Best Specialist Lender’ for a third consecutive year at last the 2015 Australian Lending Awards. 
Pepper also took out the 2015 Best Self-Employed Lender award.
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Pepper Home Loans reduces rates for non-conforming borrowers

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All the advertising around low home loan interest rates was stimulating activity, the outgoing head of Mortgage Choice Michael Russell told an investor briefing.
But rates will get to a point where it will not be material enough to bring forward future buying demand, he suggested.
"We have to be getting close to that point now," he added, though not for refinancing loans.
Mortgage Choice Limited today announced its financial results for the six months ending 31 December 2014. 
The company's net profit after tax was $10 million, up 3.3% annually. Total group revenue was $97 million, up 11% on 1H14 with its total loan book reaching $48.4 billion. 
"This was up 4.5% from $46.4 billion at 31 December 2013 and is poised to hit $50 billion by 1H16," Russell advised.
"We are about to smash through the $50 billion milestone," he told the investor briefing. He said the biggest lending boost within their boost had been derived from CUA lending given their sharp lending rates.
Some $6.9 billion worth of housing loan approvals were written in the six months to 31 December 2014, up from $6.2 billion in 1H14. 
It's annual share of new home loans remained at 3.9%, although strong growth was achieved especially on Queensand's Gold Coast were it held a 10% plus market share.
Micheal Russell said the group had adopted a "steely focus" to boost its lending book.
"Victoria was starting to hit its straps," he said in what was the mortgage broker chief executive's swan song half year results.
Mortgage Choice has previously announced the appointment of John Flavell as its chief executive officer, set to join the company in April 2015.
Michael Russell will work alongside Flavell in a transition phase and then depart the business at the end of the 2014/15 financial year.
Russell joined Mortgage Choice as CEO in 2009, developing two three-year plans to expand the company.
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Low interest rates almost at tipping point: Mortgage Choice

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GUEST OBSERVATION
Land tax is a tax levied on the owners of land as at midnight of the relevant date of each year depending on the state in which the property is located (refer below for dates for respective states).
Land tax may apply to land regardless of whether income is earned from the land depending on the state jurisdiction applicable. Each state is responsible for the calculation and collection of land tax and it is only applied to land held in a respective state.  (The tax is not applied to cumulative holdings of land across Australia.)
Assessment Dates     
<ul>
<li>   NSW – 31 December</li>
<li>   VIC - 31 December</li>
<li>   QLD – 30 June</li>
<li>   SA - 30 June    </li>
<li>   WA - 30 June</li>
<li>   TAS - 30 June</li>
<li>   ACT - 30 June</li>
</ul>
Note: NT does not apply land tax
Land Tax Registration
It is a requirement for individuals and entities to register their interests in land with the respective State Revenue Office (OSR).  
In some states this a requirement regardless of whether the individual or entity is below any land tax threshold. For example, many self-managed superannuation (SMSF) trustees have acquired investment property during the past few years (this includes SMSFs that have acquired their own business premises).  
The acquisition of one investment property would often result in the land value of this investment being below the respective land tax threshold. Regardless the SMSF trustee may be required to register the entity’s interest in the property with the appropriate OSR. The same principle applies for all individuals and entities. 
It is not essential to derive income from a property to have it subject to land tax. A holiday home used exclusively by the family may be subject to land tax and be subject to registration.
Land Tax Thresholds and initial rate for values above threshold
<ul>
<li>  NSW: $432,000  -  $100 + 1.6% per $ (scaled)</li>
<li>  VIC: $250,000    -  $275 + 0.2% per $ (scaled)</li>
<li>  QLD: $599,999   -  $500 + 1% per $ (scaled)*</li>
<li>  SA:  $316,000    -  0.5% per $ (scaled)</li>
<li>  WA: $300,00      -  0.11% per $ (scaled)</li>
<li>  TAS: $24,99       -  $50 + 0.55% per $ (scaled)                           </li>
<li>  ACT: $1             -  0.41% per $ (scaled)</li>
</ul>
Refer to the respective state Office of State Revenue (OSR) for further information (website details set out at the end of this article).
* (individuals only)
Other state specific exceptions:
<ul>
<li>  NSW - Special trusts – zero land tax threshold</li>
<li>  NSW - Fixed property trust – individual land tax threshold</li>
<li>  VIC - Special trusts - $25,000 land tax threshold and separate scaled rates</li>
<li>  QLD - $349,999 threshold for trusts, companies and SMSFs.</li>
</ul>
NSW &amp; Victoria apply different rates and thresholds for trusts.
In NSW, trusts (with the exception of fixed property trusts (FPT) and SMSFs) do not receive a land tax threshold and are described as “special trusts”. These include: discretionary, hybrid, unit and Property Investor trusts. Land tax is applied at a rate of 1.6% from the first dollar up to the premium land tax threshold and then at 2% thereafter.
A FPT enables the unit holder(s) to utilise their individual land tax threshold in determining the land tax applicable. In some instances it is possible to have a “special trust” altered to a FPT to obtain the benefit of the land tax threshold in future years.
In Victoria, if you own land as trustee of a trust you are required to pay land tax at the surcharge rate (subject to various exclusions) if the aggregate Victorian land holdings of the trust is valued at or over $25,000. The surcharge rate is 0.375 per cent above the general land tax rate for land holdings valued between $25,000 and $1.8 million. The surcharge rate tapers away for trusts with aggregate land holdings valued between $1.8 million and $3 million and for land holdings valued at or over $3 million, the surcharge rate is the same as the general land tax rate.  Victoria does not differentiate between the type of trust other than SMSFs.
Queensland has a separate land tax threshold for non-individuals (i.e. SMSFs, trusts and companies). Land tax is assessable for land values in excess of $349,999 at $1,450 + 1.7% per dollar (scaled).
OSR Land Tax audits
Some states are undertaking land assessment audit activities.  With the enhancement of computerisation of land records State Revenue Offices are able to cross match land holdings and ownership changes.  We have experienced a considerable increase in NSW OSR audits in recent times.  Interest penalties may be applied to prior year assessments if land tax payment has not been made.
We encourage all clients to check their land holding values and the appropriate jurisdictions website to check whether they should be registered for land tax.
State Office website addresses:
<ul>
<li>NSW:  <a href="https://www.osr.nsw.gov.au/" target="_blank" title="OSR - NSW">https://www.osr.nsw.gov.au</a>
</li>
<li>VIC:    <a href="https://www.sro.vic.gov.au/" target="_blank" title="OSR - VIC">https://www.sro.vic.gov.au</a>
</li>
<li>QLD:   <a href="https://www.osr.qld.gov.au/" target="_blank" title="OSR - QLD">https://www.osr.qld.gov.au</a>
</li>
<li>SA:     <a href="https://www.revenuesa.sa.gov.au/" target="_blank" title="OSR - SA">https://www.revenuesa.sa.gov.au</a>
</li>
<li>WA:    <a href="https://www.finance.wa.gov.au/" target="_blank" title="OSR - WA">https://www.finance.wa.gov.au</a>
</li>
<li>TAS:   <a href="https://www.sro.tas.gov.au/" target="_blank" title="OSR - TAS">https://www.sro.tas.gov.au/</a>
</li>
<li>ACT:   <a href="https://www.revenue.act.gov.au/" target="_blank" title="OSR - ACT">https://www.revenue.act.gov.au</a>
</li>
</ul>
Clive Nelson is a senior partner at <a href="https://www.chan-naylor.com.au/parramatta/" target="_blank">Chan &amp; Naylor Parramatta</a>.
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What you need to know about the approaching land tax deadlines: Clive Nelson

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Lower interest rates may do nothing more than inflate property prices, according to Bank of America Merrill Lynch's Australian economist Saul Eslake.
Eslake suggests further cuts to the cash rate "may be relatively ineffective in directly stimulating improved levels of activity in the economy over the short-term".
However he is tipping a second 25 basis point cut to 2%.
Eslake predicts an increase in the median national dwelling price from an average $469,000 to $497,000 in 2015, along with debt metrics at levels not seen since the heady days before the onset of the global financial crisis.
"Indeed, on the majority of measures and metrics Australia's household debt level is already high compared to our own history and other developed nations," he said.
"The household sector holds more debt than the non-financial business sector and all levels of government combined.
"And as a proportion of GDP [it holds] more than any other comparable developed economy," he said.
Constraints on fiscal spending, the federal government's inability to push through budgetary reforms, and state governments' reluctance to sell public assets had added to pressure on the RBA, Eslake said.
"The RBA finds itself in a difficult position," he told the Australian Financial Review.
"Households with a mortgage continue to pay the same mortgage amount each month with only the principal and interest proportions altered," he said.
"In this way, lower interest rates have largely been cashflow neutral."
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Saul Eslake tips another RBA rate cut, but wonders on its effectiveness

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GUEST OBSERVATION
It’s been 16 months, but the cash rate has finally budged – and it’s in the home owners’ favour.
Lowering the cash rate to 2.25% on 3 February, the Reserve Bank signalled an intent to boost market interest by giving lenders a clear, definitive reason to pass on better rates to customers. If there’s a time to make savings on your home loan, it’s now.
By knowing which lenders have dropped their rates and how to best approach the changing home loan market, you’ll make sure your opportunity to save isn’t just left to chance. Even if you’re happy with your current provider, there are still ways to keep more cash in your pocket.
Here are my top three tips for maximising the cash rate cut.
Tip #1: Compare all home loans on the market
The first tip is to compare home loans on offer, as many lenders have announced their rate cuts this month. With new deals on the market, you may currently be sitting on a home loan that was attractive last year, but not so much this year. Get with the times!
Tip #2: Keep repayments the same
While it might seem counter-intuitive to be forking out the same amount every month, keeping your repayments the same for a variable rate home loan will trim the time it takes to close out your mortgage. This is because your lender will reduce your repayments but asking to keep them higher will top up your surplus.
Worst case scenario and you need to access the extra cash, <a href="https://www.finder.com.au/home-loans-with-free-redraw">loans with free redraw</a> will allow you to reach back into your savings at any time.
Tip #3: Negotiate with your existing lender
Ever since the cash rate began dropping in November 2011, not all lenders have passed on every rate cut in full. This means lenders have a bit of padding you can ask to have carried along into your rate.
A crucial strategy is to find the lowest variable rate on the market that you’re eligible for, and negotiating up from there. While it’s unlikely they will be willing to match the lowest rate if you’re with a bigger bank, you’re starting the conversation to get a better deal.
Before you accept any offer, <a href="https://www.finder.com.au/home-loan-repayment-calculator">calculate mortgage savings</a> you would be making from the negotiation to ensure you’re stretching your money as far as possible.
If you’re looking to find the best home loan for you, here are <a href="https://www.finder.com.au/">finder.com.au</a>’s top three variable rate home loans:
<ol>
<li>
<a href="https://www.finder.com.au/loans-com-au-dream-essentials-home-loan" style="font-size: 12.1599998474121px; line-height: 1.3em;">Loans.com.au Dream Essentials</a>: 4.23% p.a. With consistently competitive rates, Loans.com.au is a hefty contender for people who don’t mind the absence of a physical branch: this lender is solely online. What they might lack in bricks and mortar, they make up for in value by having no ongoing monthly fees and super low rates. Once you work through the $520 worth of setup fees (Settlement of $300 and $220 for valuation), you’re set to hit the market with one of the lowest rates on offer. 
</li>
<li>
<a href="https://www.finder.com.au/hsbc-home-value-loan" style="font-size: 12.1599998474121px; line-height: 1.3em;">HSBC Home Value</a>: 4.48% p.a. Another ‘no monthly fees’ player in the home loan game, this home loan also allows you to split portions of your mortgage – just in case you don’t believe the low rates will be around for long. While it also allows additional repayments, you’re going to be slugged with a $40 fee every time you dip into your savings. If you’re going to choose this loan, make sure you’re committing to realistic contributions that you won’t need down the track. 
</li>
<li>
<a href="https://www.finder.com.au/greater-building-society-discount-ultimate-home-loan#1493" style="font-size: 12.1599998474121px; line-height: 1.3em;">Greater Building Society Discount Ultimate</a>: 4.49% p.a. This low rate loan is available to loans of over $30,000 and for those with a deposit of at least  20%. It allows for a 100% offset account, something that is particularly helpful to maximise savings. However it’s a package product, meaning it’s designed to be take up with other products from this provider. Perhaps the biggest drawback of this package is the $375 annual fee, which will come back to visit you every year.
</li>
</ol>
Michelle Hutchison is spokesperson for comparison website <a href="https://finder.com.au/" target="_blank">finder.com.au</a>.
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