Malaysian developer <a href="https://www.apartments.com.au/developers/s-p-setia">SP Setia</a> is the latest to jump into St Leonards booming Transport Oriented Development precinct.

The developer, which has previously delivered Sapphire by the Gardens apartment development in Melbourne, identified the Atchison Street site in 2023. It filed a Scoping Report around 12 months ago, and now has revealed the designs for the new&nbsp;40-storey mixed-use tower.

The State Significant Development Application covers <a href="https://next-portal.urban.com.au/projects/14650/summary">20-22 Atchison Street</a>, a 1,374 sqm site positioned between St Leonards Station and the new Crows Nest Metro station.

Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, the project would deliver 181 apartments, above a four-storey commercial podium, five basement levels, and new public domain works along Mitchell Street. The apartment mix comprises 35 one-bedroom apartments, 39 one-bedroom-plus-study apartments, 85 two-bedroom apartments, and 22 three-bedroom residences.

The proposal has been lodged as a shop-top housing development under the NSW Government’s TOD planning pathway, which allows increased density around key transport infrastructure. The site sits within the recently rezoned Crows Nest Accelerated TOD Precinct.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b799673d-48e2-46b0-801a-0e33a9330100" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20site.png?VersionId=dPh0UfwfaHpbFL1R7H1cbZNbIW0CHbCC" />

SP Setia acquired the Atchison Street site as part of its continued expansion into the Australian apartment market. In comments made to City &amp; Country (The Edge Malaysia) in 2023, SP Setia President and CEO Datuk Choong Kai Wai described the acquisition as “a strategic move” aligned with the group’s post-pandemic market recovery strategy.

“Our target for this exceptional development is local and overseas buyers, including first-home buyers, downsizers and investors,” Choong said.

The tower has been designed as a slender vertical form rising from a mixed-use podium, with COX Architecture positioning the development as a response to the evolving St Leonards and Crows Nest skyline.

“The purpose of the project is to facilitate the delivery of high-quality housing at a strategically located site and deliver a built tower outcome that is consistent with the desired future character of St Leonards and aligns with the TOD controls,” the design report stated.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="b1a85eee-76f7-436c-a6da-73ba827b9b13" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/atchinson%20entry.png?VersionId=dA9jHGPMcm.dDbwk4QfxqWiY5bfh3UVt" />

The podium would incorporate retail uses fronting Atchison Street, commercial tenancies, landscaped communal areas, and pedestrian improvements along Mitchell Street. Vehicle access and loading would be consolidated via Atchison Lane.

Residents would have access to more than 665 sqm of communal indoor and outdoor spaces, while the development proposes 96 parking spaces across five basement levels.

The proposal also includes a commitment for 10 per cent of residential floor space to be allocated toward affordable housing through a monetary contribution.

COX said the tower form responds directly to the emerging high-density character of the precinct while seeking to maximise solar access, cross ventilation, and outlook from apartments.

<img alt="First look: SP Setia targets St Leonards skyline with 40-storey TOD tower" data-entity-type="file" data-entity-uuid="2163f85c-f63b-4be3-aafa-f8763976cec5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_5.png?VersionId=WiAmtIKJ6.ZQ41EtYEQ1fol7AeorKBlL" />

“The building is orientated towards north,” the Apartment Design Guide compliance report noted, adding that the tower’s slim form was driven by the constrained inner-urban site dimensions.

The design also incorporates landscaped setbacks and communal open space at podium level, intended to soften the interface with surrounding streets and improve pedestrian amenity.

The project adds to a growing wave of redevelopment proposals reshaping St Leonards and Crows Nest following the opening of the Sydney Metro City line and the NSW Government’s push for higher-density housing around major transport nodes.

Last week Stockland filed plans just down the road. They want to build a <a href="https://www.apartments.com.au/new-apartments/601-pacific-highway-st-leonards-nsw-2065">52-storey tower on Pacific Highway</a>.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-stockland-plans-52-storey-538-apartment-st-leonards-tower">First look: Stockland plans 52-storey, 538-apartment St Leonards tower&nbsp;</a>

Joel Robinson

First look: SP Setia targets St Leonards skyline with 40-storey TOD tower

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has revealed plans for a new mixed-use tower at 10 Dangar Street, Wickham, advancing a proposal that would reshape the southern gateway to Newcastle’s city centre with one of the city’s tallest residential buildings.

The State Significant Development proposal, now on exhibition, seeks approval for a <a href="https://www.apartments.com.au/new-apartments/bowline-10-dangar-street-wickham-nsw-2293">43-storey tower</a> immediately adjacent to the Newcastle Interchange. The project would deliver around 200 apartments, including 42 affordable housing dwellings, alongside 99 co-living units, a 171-room hotel, retail space, and new public domain integrated through the site.

The scheme marks a significant escalation of plans previously approved for the site. Urban Property Group took over the prominent 2,904 sqm parcel, where excavation and demolition had already commenced under an earlier consent for a 14-storey mixed-use development.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="58a96dd9-407f-4d20-86b4-94e4bfeef74b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20podium.png?VersionId=LGlf08pdFGAZDzvx_CXC4XakHNZRuEE0" />

Designed by <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, the tower has been conceived as a landmark transit-oriented development anchored to the Newcastle Interchange precinct. The proposal includes 245 build-to-sell apartments across a mix of one, two, and three-bedroom residences, as well as two penthouses. Fifteen apartments and one operational unit are earmarked for NDIS housing. The co-living component would add a further 99 units, while the podium would accommodate retail uses and hotel facilities.

SJB said the site presents “a valuable opportunity to anchor the precinct by setting the standard for design, active ground planes and character at the key southern gateway.”

The architecture responds directly to the site’s position beside major transport infrastructure and within one of Newcastle’s fastest-evolving urban renewal precincts. The tower form sits above a sculpted podium designed to frame new public spaces, including a through-site pedestrian link connecting Station Street to Hannell Street, landscaped plazas, and activated retail edges.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="a7bd6ff0-f7db-4ce8-a6dc-ea56e72c6149" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20lanne.png?VersionId=xzf39VADyhj7zBQY2I9fx9vI62u2tuSb" />

The design report describes the project as part of the broader transition of Wickham into “a vibrant, high-quality mixed-use urban precinct” that leverages proximity to the station, open space, and regional connectivity.

A detailed public art strategy has also been prepared for the development. The strategy positions the project as “a transit-oriented development of state significance at the gateway to Newcastle’s city centre” and outlines a series of integrated artworks responding to Newcastle’s industrial and transport heritage.

Creative Road’s curatorial framework for the project, titled Unveil, draws on “stratified surfaces, carved volumes, and light-filled apertures” while referencing Newcastle’s transformation from an industrial city into a contemporary education and technology hub.

<img alt="First look: Urban Property Group unveils Newcastle’s next supertower at Wickham interchange" data-entity-type="file" data-entity-uuid="77a882bb-14b1-4d28-99ff-9438e39508c0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/wickham%20site.png?VersionId=cevgo_vN0eKPK78P8YcEu3mKPLkpFqE7" />

The proposal is being advanced through the NSW Housing Delivery Authority pathway after being declared State Significant Development in June 2025. The accompanying scoping report states the development aims to “maximise the site’s proximity to the Newcastle Interchange by delivering transit-oriented development” while increasing housing supply and affordable housing provision within the Newcastle LGA.

Urban Property Group’s plans align with the long-term strategic vision established under the Wickham Master Plan, which identified the interchange precinct as suitable for substantial uplift in height and density. The current proposal would significantly intensify that vision, positioning the tower among the tallest developments proposed for Newcastle.

The site sits immediately north of the Newcastle Interchange, bounded by Dangar Street, Hannell Street, and Charles Street. It is surrounded by a rapidly growing cluster of residential towers and mixed-use projects that have emerged following the completion of the light rail and transport interchange.

First look: Urban Property Group unveils Newcastle’s latest tower at Wickham interchange

Bottega House has completed settlement of a landmark riverfront site in Macquarie Street, St Lucia, representing its first major Brisbane development.&nbsp;

Positioned on the banks of the Brisbane River, the <a href="https://www.apartments.com.au/new-apartments/180-macquarie-street-st-lucia-qld-4067">premium site at 180 Macquarie Street</a> features uninterrupted river frontage in one of Brisbane’s most tightly held residential precincts.&nbsp;

The proposed development, currently under assessment with Brisbane City Council, has been designed by <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and will deliver a boutique collection of premium residences positioned specifically for owner occupiers and downsizers.&nbsp;

The residences are set to redefine luxury apartment living in the area, with a focus on architectural quality, refined finishes, landscape integration and elevated amenities including curated wellness facilities, resort-style pools and recreation spaces rarely seen in the local market.&nbsp;

Exclusive sales for the project will be led by Keenan &amp; Byrne, ahead of an anticipated launch later this year.&nbsp;

Bottega House Managing Director Nick Malloch said the project reflects the group’s ambition to deliver a highly curated residential offering within one of Brisbane’s most tightly held precincts.&nbsp;

“This is an incredibly rare riverfront opportunity and one we have approached with a long-term perspective,” Malloch said.&nbsp;

“Our vision from the outset was to create a boutique collection of residences that feel more like private homes than traditional apartments, with generous proportions, refined finishes and exceptional amenity throughout."

Malloch says there is a&nbsp;lack of premium owner-occupier stock of this quality in the market, particularly for downsizers wanting space, privacy and a true lifestyle offering without compromise.&nbsp;

"Demand is expected to be strong given the scarcity of premium riverfront opportunities of this nature within Brisbane’s inner-west."&nbsp;

Bottega House secures landmark riverfront site in St Lucia 

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The arrival of the first piling rig officially marks the commencement of construction at SIERA’s new beachside apartment development, Exhale, in Northcliffe.

<a href="https://www.apartments.com.au/new-apartments/exhale-surfers-paradise-8-enderley-avenue-surfers-paradise-qld-4217">Exhale</a>, a glass-encased tower featuring 54 large-scale apartments at 8 Enderley Avenue, is SIERA’s third Gold Coast development. It follows the recently completed PIPIS Bilinga beachfront project, which achieved suburb-record prices, and the soon-to-be-completed Chevron Island development, Tapestry.

[smartcode_project:default project_id=112661 project_image_fid=359603]

<a href="https://www.apartments.com.au/developers/siera">SIERA</a> Founder and Managing Director Brent Thompson said the arrival of the piling rig represented a significant milestone for the development, which is scheduled for completion in late 2028.

Over the next month, around 260 piles are expected to be installed as work progresses on the basement structure. The building is anticipated to rise above ground level early next year, before unveiling its sculptural glass curtain wall, developed in collaboration with specialist façade engineers.

“The façade was designed to maximise panoramic coastal views while creating a distinctive architectural identity,” Thompson said.

[smartcode_project:default project_id=112661 project_image_fid=355935]

Designed by BDA Architecture, Exhale will comprise just 54 two- and three-bedroom residences across 26 levels, a level of low-density living rarely delivered in this beachside pocket between Surfers Paradise and Broadbeach.

The project has been conceived as a resident-only building, with no short-stay accommodation permitted. SIERA says the model is intended to appeal to long-term owner-occupiers rather than transient holiday demand.

[smartcode_project:default project_id=112661 project_image_fid=361052]

Residences have been designed with large-format layouts and expansive glazing, with most apartments featuring more than 30 metres of glass frontage to maximise natural light and ocean views.

The amenity offering spans two levels and centres on wellness and lifestyle, including a heated magnesium pool, sauna, yoga and Pilates studio, gymnasium, private dining facilities, cinema lounge, and dedicated surfcraft storage.

[smartcode_project:default project_id=112661 project_image_fid=359607]

More than half of the apartments have already sold. SIERA has also opened a sales gallery for Exhale at its Chevron Island commercial premises, near its Tapestry tower and the site of its second Chevron Island apartment development, which is slated to launch in early 2027.
</section>
</section>

[smartcode_project_cta:default project_id=112661]

SIERA kicks off construction at Northcliffe tower Exhale

Local Little Bay residents, along with buyers from premium postcodes across Sydney’s affluent Eastern Suburbs, have dominated purchases in developer-builder Urban Property Group’s first Eastern Suburbs apartment development, <a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a>.

The $250 million coastal project, one of the first new developments in the area in several years, has proven particularly popular with downsizers, especially those from Coogee and Bondi. One Double Bay downsizer paid $4.7 million for a four-bedroom penthouse, setting a new local apartment price record in the process.

Buyers have been attracted to the combination of coastal tranquillity, premium design and amenity-rich neighbourhood living. The walkable village setting, along with proximity to three of Sydney’s leading golf courses, New South Wales Golf Club, St Michael’s Golf Club and The Coast Golf Club, has also been a key drawcard.

[smartcode_project:default project_id=112343 project_image_fid=352689]

Built across two low-rise buildings designed by <a href="https://www.apartments.com.au/architects/hill-thalis-architecture-urban-projects-pty-ltd">Hill Thalis</a> and set along a lush, landscaped green spine, designed by leading landscape architect <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, ESTE Little Bay offers a collection of one, two, three and four-bedroom residences with interiors by Richards Stanisich.

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> Sales Director, Tom McIvor said the response to ESTE has been "nothing short of extraordinary."

“Buyers have been quick to recognise ESTE as a rare opportunity to invest in a coastal sanctuary that offers both seclusion and connectivity to the heart of Sydney,” McIvor said.

[smartcode_project:default project_id=112343 project_image_fid=352687]

<a href="https://www.apartments.com.au/project-marketer/srm-residential">SRM Residential</a> Senior Director, <a href="https://www.apartments.com.au/project-marketer/srm-residential">Clayton Ross</a> said the local market has responded incredibly well, driven by ESTE’s exceptional location and the rarity it offers.

“We’ve seen strong interest from a variety of buyer groups, all of whom are drawn to the exclusivity and quality of the build and construction by the 4.5-star iCIRT-rated builder / developer, Urban Property Group. There’s truly nothing else like it along Sydney’s coastline.”

[smartcode_project:default project_id=112343 project_image_fid=352690]

The project also includes robust buyer protections, including Resilience Insurance’s Latent Defects Insurance, providing 10 years of structural cover, and an independent iCIRT-rating of the developer.

“The iCIRT-rating adds another layer of confidence,” Ross added. “Buyers see it as a safeguard for their investment and their lifestyle.” A highlight of ESTE’s offering is its exclusive wellness amenities, including a heated rooftop infinity pool and outdoor heated spa, a state-of-the-art Technogym fitness centre, and a sauna.

<a href="https://www.apartments.com.au/new-apartments/este-little-bay-jennifer-street-little-bay-nsw-2036">ESTE Little Bay</a> is topped out and is on track to complete towards the end of 2026, with residents moving in before Christmas.

[smartcode_project_cta:default project_id=112343]

Eastern Suburbs buyers snap up ESTE Little Bay apartments

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>
With the Reserve Bank leaving the official cash rate on hold today, it has many property owners wondering whether now is really the bottom of the cycle and how they should make the most of it.
The lower interest rates has seen news come out of <a target="_blank" href="https://www.propertyobserver.com.au/news/perth-landlords-lower-rents-to-dissuade-potential-buyers/2013090264735?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">Perth of tenants breaking their leases to get into the buying market</a>, causing landlords to react by lowering their rents.
However, in other states and territories this isn’t quite the same story and there are opportunities to take a closer look at how to time decisions correctly.
“Perth is the only market where first-home buyers are back to where they historically have been,” said BIS Shrapnel’s Angie Zigomanis.
“Activity in New South Wales and Queensland [from first-time buyers] is so low because of the changes to government initiatives that sucked the demand forward,” said Zigomanis.
This leaves investors in other states able to focus on maximising their investments during this lower interest rate period
When looking towards fixing your loan, however, there may yet be some time to go before it sits at the top of your to-do list.
Zigomanis predicts that there’s the potential for perhaps just one more cut this year.
“But they’ll probably stay stable for all of 2014 and start rising from 2015. The RBA will want to see an upturn in the economy first. Their real concern is that they’d like to see an upturn in construction that it is sustainable,” he said.
“Wait a little longer to fix.”
SQM Research’s Louis Christopher agreed that the end of the rate cutting cycle is getting closer and that investors need to start being diligent about looking out for when increases are likely.
“The first thing we’ll see before an increase will be the banks lifting their four, three and two year fixed rates move to being at a premium to current variable rate, whereas currently they’re on par or at a discount to them.
“When that will happen I’m not sure, but it will happen when the market starts to tip more confidence in the economy, business and consumer,” Christopher said.
However, there’s one unknown factor for investors looking to pick when the next increases may occur.
“Will the RBA need to respond to rapidly rising house prices? It has been a good run so far for existing property investors and owner occupiers and we think the market recovery will continue into 2014,” he said.
In fact, currently the biggest indicator for investors will be the percentage rise by which the property market recovers.
In an address to the Anika Foundation at the end of July, RBA governor, Glenn Stevens said that the outlook for income but also the expectations for asset values, in particular whether housing prices are overvalued, will heavily affect the overall decisions made by the RBA.
“Those who think they are will be drawn to the conclusion that a number of additional years of flat or declining real per capita asset values lie ahead, for non-financial assets at least; those who are not so worried about housing prices may expect that stronger growth, in real per capita terms, might occur,” Stevens said.
“Either way, however, it would seem unlikely that we could bank on a resumption of sustained growth in assets, in real per person terms, of 7% per year over the next few years. It follows that the saving rate is unlikely, any time soon, to decline back to where it was in 2005.”
With this in mind, investors need to be watching the growth figures carefully to predict when the rate cycle might start heading upwards.
“It’s a difficult one to know whether they should fix at all. Timing of these things is very difficult to do. It takes constant research and what your own personal financial situations require,” Christopher said.
“It’s very individual but in our opinion we do believe we are getting very close now to the end of the interest rate cutting cycle. I think when there is more confidence, and it may well come soon after the election, it will be difficult for the RBA to justify the rate setting when house prices are rising beyond 7%.”
</body></html>

jduke-EHk3XBmHkn

RBA leaves interest rates on hold

<html><body>
Many Australian families have built wealth and secured their futures on the back of property investing using negative gearing to help them get ahead.
However, at every election, negative gearing property is raised in the media as the speculators posture over whether or not a future government should tinker with the current system. Can you imagine what would happen to our property market if the rules changed?
The real point of contention is that the Australian taxpayer is forking out billions every year to support a system that was designed to encourage the construction of new property dwellings to add to supply.
However, the statistics presented by Property Australia suggest that only around 8% of the money funding the scheme is for new dwellings, the rest is for established property. So have governments, past and present, allowed a loophole to exist that taxpayers are having to fork out for?
Data suggests that negative gearing, stamp duty and government grants contribute to housing price inflation and make it more difficult for first home buyers to enter the market. Now, I’m not suggesting negative gearing be abolished, however, I am in favour of closing a loophole.
Saul Eslake, former chief economist of ANZ, recently said, "An investor-driven recovery is much more likely to put upward pressure on prices and is less likely to induce new dwelling supply, which is the opposite of what the Reserve Bank wants and what the country needs."
So what do we expect in the market?
Last week, our market moved higher, to 5151 points, before pulling back slightly to complete the trading session at 5100 points. This was seemingly a turnaround for the all ordinaries, following the previous weeks more subdued close at 5038 points, which formed below the open of the week.
Interestingly, over the last four weeks our market has struggled to break clear of the 5100 points barrier, which suggests traders and investors alike are not yet confident in taking the market to the next level. As I reported last week, this lack of confidence is likely to be due, in part, to the unfolding federal election and company reporting season.
Whilst the indecision continues, it is an opportune time for investors to get organised and update their stock watch lists so as to be prepared for trading opportunities likely to unfold over coming weeks.
<hr>
Dale Gilham is the director and founder of <a target="_blank" href="https://www.wealthwithin.com.au/">Wealth Within</a>, an Australian-based company specialising in sharemarket education and independent investment advice.
This article originally appeared on <a href="https://www.smartcompany.com.au" target="_blank">SmartCompany</a>.
</body></html>

dgillham-HaF6suv8eM

Loopholes in negative gearing laws allow new dwelling constructions to slip through the cracks: Dale Gillham

<html><body>
Australians with home loans will most likely have to wait until Melbourne Cup day for the next interest rate cut.
Scott Haslem, the UBS Australia chief economist, recently told APP that the Reserve Bank of Australia was unlikely to move until after the September quarter inflation figures were released on October 23.
He suggests the RBA was unlikely to adjust rates at their September and October meetings, making "November the next live meeting."
The 2.5% cash rate is a new record low for borrowers.
Property Observer gleans the market's lowest variable rate is the Smart Finance Horizons Loan home loan at 4.44% variable (4.77% comparison) and the lowest one year fixed rate is 4.39% from Newcastle Permanent.
The lowest three year fixed rate is 4.69% (5.01% comparison) from HomeLoanHQ.
These are the lowest advertised variable and fixed mortgage rates based on listings on mortgage comparison websites <a target="_blank" rel="nofollow" href="https://www.ratecity.com.au/" style="font-size: 14px;">ratecity.com.au</a>, <a target="_blank" rel="nofollow" href="https://mozo.com.au/" style="font-size: 14px;">Mozo.com.au</a>,  <a target="_blank" rel="nofollow" href="https://www.infochoice.com.au/" style="font-size: 14px;">infochoice.com.au</a> and <a target="_blank" rel="nofollow" href="https://www.homeloanfinder.com.au/" style="font-size: 14px;">finder.com.au</a> as of August 27:
Where the headline rate is the same, the lender with the lowest comparison rate gets preference.
Lowest variable rate offerings:
<table width="469" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="134" valign="top">
Provider
</td>
<td width="125" valign="top">
Loan name
</td>
<td width="93" valign="top">
Rate
</td>
<td width="117" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="134" valign="top">
Smart Finance
</td>
<td width="125" valign="top">
Horizon Loan (Refinance Only)
</td>
<td width="93" valign="top">
4.44%
</td>
<td width="117" valign="top">
4.77%
</td>
</tr>
<tr>
<td width="134" valign="top">
Loans.com.au
</td>
<td width="125" valign="top">
Blackboard special (Purchases only)
</td>
<td width="93" valign="top">
4.49%
</td>
<td width="117" valign="top">
4.51%
</td>
</tr>
<tr>
<td width="134" valign="top">
UBank
</td>
<td width="125" valign="top">
UHomeLoan
</td>
<td width="93" valign="top">
4.62%
</td>
<td width="117" valign="top">
4.62%
</td>
</tr>
</tbody></table>
Lowest one-year fixed-rate offerings:
<table width="469" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="125" valign="top">
Provider
</td>
<td width="113" valign="top">
Loan name
</td>
<td width="84" valign="top">
Rate
</td>
<td width="106" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="125" valign="top">
Newcastle Permanent
</td>
<td width="113" valign="top">
One year fixed rate
</td>
<td width="84" valign="top">
4.39%
</td>
<td width="106" valign="top">
5.38%
</td>
</tr>
<tr>
<td width="125" valign="top">
UBank
</td>
<td width="113" valign="top">
UHomeLoan 1 year fixed rate
</td>
<td width="84" valign="top">
4.48%
</td>
<td width="106" valign="top">
4.86%
</td>
</tr>
<tr>
<td width="125" valign="top">
IMB
</td>
<td width="113" valign="top">
Fixed Home Loan ($250k - $500k)
</td>
<td width="84" valign="top">
4.59%
</td>
<td width="106" valign="top">
5.52%
</td>
</tr>
</tbody></table>
Lowest three-year fixed-rate offerings:
<table width="473" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="133" valign="top">
Provider
</td>
<td width="130" valign="top">
Loan name
</td>
<td width="95" valign="top">
Rate
</td>
<td width="115" valign="top">
Comparison rate*
</td>
</tr>
<tr>
<td width="133" valign="top">
HomeloanHQ
</td>
<td width="130" valign="top">
3 Year Fixed Rate Special
</td>
<td width="95" valign="top">
4.69%
</td>
<td width="115" valign="top">
5.01%
</td>
</tr>
<tr>
<td width="133" valign="top">
AMP
</td>
<td width="130" valign="top">
Fixed Rate Loan (over $250k) (Professional Package)
</td>
<td width="95" valign="top">
4.69%
</td>
<td width="115" valign="top">
5.56%
</td>
</tr>
<tr>
<td width="133" valign="top">
UBank
</td>
<td width="130" valign="top">
UHomeLoan 3 year fixed rate
</td>
<td width="95" valign="top">
4.73%
</td>
<td width="115" valign="top">
4.79%
</td>
</tr>
</tbody></table>
 
<hr>
Picture courtesy of <a id="yui_3_7_3_3_1377649112978_1036" href="https://www.flickr.com/photos/silverstack/">SilverStack</a>/ flickr.
 
</body></html>

dleow-BGaNPbHWyK

The cheapest rates ahead of the next likely RBA rate cut on Melbourne Cup day

<html><body>
Just got around to reading the latest missive from one of my favourite blogs, Ricardian Ambivalence.
<a href="https://ricardianambivalence.com/2013/08/21/rba-tries-again-with-easing-bias/" target="_blank">The blog explains why futures markets have all but discounted an interest rate cut in September</a> (only a 7% chance is presently priced in) and don't expect to see any cuts for a few months, implying perhaps on balance not even until early next year.
The RBA's <a target="_blank" href="https://www.propertyobserver.com.au/https://www.rba.gov.au/monetary-policy/rba-board-minutes/2013/06082013">Minutes from its Monetary Policy</a> stated:
"...with growth expected to remain below trend for longer and inflation to remain within the target even with the effects of a lower exchange rate, members concluded that a lower level of the cash rate would better contribute to achieving sustainable growth in demand consistent with the inflation target.
Regarding the communication of this decision, members agreed that the Bank should neither close off the possibility of reducing rates further, nor signal an imminent intention to reduce rates further. The Board would continue to examine the data over the months ahead to judge whether monetary policy was appropriately configured."
As Ricardian Ambivalence points out, while the next move for interest rates could be down, there is no urgent rush for the trigger to be pulled again.
Firstly, because lower interest rates are having some effect on the areas of the economy which tend to be impacted, and secondly, because the drop off in mining capital investment - to date at least - has not been sharp.
The last round of ABS figures showed that mining capex may yet fall in a more measured fashion.
As a recap, these are the actual and expected figures for total capital expenditure:
<a style="text-decoration: none; color: #7f7f7f; clear: left; float: left; margin-bottom: 1em; margin-right: 1em;" imageanchor="1" href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/1ecf42b5ec12e8bcca2573460014f2df/Body/0.1304!OpenElement&amp;FieldElemFormat=gif"><img style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; float: left;" width="470" src="https://www.abs.gov.au/AUSSTATS/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/1ecf42b5ec12e8bcca2573460014f2df/Body/0.1304!OpenElement&amp;FieldElemFormat=gif" height="174" alt="Financial year actual and expected expenditure - Total Capital Expenditure "></a>
 
 
 
 
 
 
 
Source: ABS
And this is part of the same data set for mining only capital expenditure, actual and expected:
<img style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;" width="470" src="https://www.abs.gov.au/AUSSTATS/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/1ecf42b5ec12e8bcca2573460014f2df/Body/1.3C70!OpenElement&amp;FieldElemFormat=gif" height="177" alt="Financial year actual and expected expenditure - Mining Capital Expenditure">
Source: ABS
The estimates in the March quarter implied that the RBA still has some time on its hands before another cut will be needed.
The data for the next quarter will be released on August 29, so it will be interesting to note whether the June quarter figures hit expectations or whether we are on a steeper downward trajectory than feared.
However, as noted by RA, if unemployment does rise back to 6%, then that would likely be a trigger for another cut.
Best guess therefore: interest rates on hold for a couple/a few months, until a slowing of capital expenditure or an uptick in the unemployment rate sees another cut in the official cash rate to a new cyclical low of 2.25%.
<hr>
Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.  His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' is released on 1 September 2013. 
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Will the RBA keep interest rates on hold? Pete Wargent

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It concerns me that many mortgage holders are not responding to the very low official interest rate.
In the 1990s the official interest rate set by the Reserve Bank never went below 4.75%. During the 2000s, the lowest official rate was 3.0%, for only six months at the end of the decade.
Now we’re at 2.50% and the challenge for mortgage holders is ensuring they get the best out of this scenario, because it won’t last forever.
The starting point for any reviews on finance should always be information: ensuring you have accurate information, that the information is current, and that you understand it well enough to compare apples with apples.
While this makes sense, you might be surprised at the discrepancy between what people think they know and what they really know.
Yellow Brick Road has just completed a survey of mortgage attitudes and the results were an eye-opener.
The first number that grabbed my attention was the 62% of respondents who had not even looked at how their home loan compared to others in the past 12 months. And 35% had not considered refinancing to get a better mortgage deal.
The RBA’s cash rate has dropped by 2.25 percentage points in the past two years, to historically low levels. That so many mortgage borrowers are not even investigating how they could get a better deal is quite extraordinary.
There was a strong streak of inertia portrayed in this survey.
For instance, 56% of respondents said they had a home loan from one of the major four banks, yet 66% of respondents surveyed believed a competitive home loan rate is 4.9% or less. But hang on: none of the major four banks advertise a variable rate in the sub-4.9% range.
The discrepancy is jarring and it says something about attitude versus behaviour.
There was also a large number who didn’t really know what a good deal looked like, such as the 27% who said they believed a competitive mortgage rate would be 5.0 – 5.4%.
These information gaps and inconsistencies are hardly academic. A person who believes a good mortgage deal is over 5%, could be paying way too much – and that’s money that could be used or invested elsewhere.
By way of example, the savings on a rate of 5% compared to 5.25% on an average 30 year, $350,000 loan would be approximately $20,000. Anyone can go to an online mortgage calculator and work out the savings on their own home loan.
Australia’s current low rates are a bonus for those who are motivated. But it starts with you knowing the market. And a low interest rate environment is no time to be complacent.
I leave readers with this challenge: are you paying what you should for your mortgage?
What do you think?<a target="_blank" href="https://twitter.com/markbouris"> Talk to me on Twitter</a>. 
<hr>
Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
Photo courtesy of commons/flickr.
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Are you paying what you should for your mortgage? Mark Bouris

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Mortgage Choice has announced an above-target result for 2013 with a net profit after tax of $15.8 million – up 5%. 
“Delivering solid, above target results for this financial year, the group has exceeded many of its financial goals,’’ the Mortgage Choice chief Michael Russell says.
Russell says the group is expecting ‘’an uplift in confidence’’ next year.
‘’The property market is already showing signs of improvement in terms of property price growth, strong auction clearance rates and steady increases in housing finance commitments, which is reflected in our recent, strong home loan approvals.”
‘’Our core mortgage broking business also achieved a solid result, posting its best cash result on record and the highest annual settlements since 2010.
‘’At the same time we expanded the network of mortgage brokers by 2.3% to reach a franchise footprint of 395 - the highest count since February 2009.
Group revenue on a cash basis was $150 million - up 4.2% on the year – and the cash gross profit rose to $57 million - up 6% on the year.
Russell says shareholders ‘’will be pleased yet again with the dividend result’’ - a fully franked dividend of 13 cents per share, the same as last year.
‘’This solid result continues to reflect the group’s disciplined investment in our diversified businesses,’’ he says.
Other financial highlights:
<ul>
<li>The total Mortgage Choice loan book - loans written by brokers in its franchise network and its aggregation arm, LoanKit - was $47.7 billion. This is up 5.8% from $45.1 billion last year. </li>
<li>$11.9 billion worth of housing loan approvals were written - up from $11.2 billion last year.  </li>
<li>Core business loan approvals were $10.4 billion - up from $10.1 billion. </li>
<li>Annual share of new home loans remained at 4.6%. Mortgage Choice’s core business market share was 4.0% - down 0.2%.</li>
<li>Group net profit after tax was $18.7 million, up 1.4% on $18.5 million last year. </li>
<li>Earnings per share stood at 15.2 cents compared to 15.4 cents last year.</li>
<li>Total group revenue was $156.5 million, down 0.3% on last year. </li>
</ul>
“We are pleased to report a 5% increase year on year in cash profit after tax, which takes into account our after-tax investment in our exciting new financial planning business,” Russell says.
“These are all excellent results, which were achieved while operating in a period of dampened consumer and business confidence.’’
The group invested in its diversified businesses, aggregator LoanKit, comparison website HelpMeChoose.com.au, and the new Mortgage Choice Financial Planning business.
LoanKit has continued to show a marked improvement year on year with regards to the settlement number, loan book growth and recruitment count, Russell says.
‘’ However, the group has accepted a binding term sheet to sell LoanKit. This will enable management to further focus on its core mortgage broking business, HelpMeChoose.com.au and Mortgage Choice Financial Planning,’’ he says.
HelpMeChoose.com.au had a 61% improvement in net profit after tax on a cash basis in 2013.
“We are excited about the HelpMeChoose.com.au business and its capacity for growth,” Russell says. The financial planning business recruited 11 advisers over the year, against a target of 8 to 10.
“The progress of Mortgage Choice Financial Planning is pleasing. We have a unique proposition for our franchisees, advisers and customers and we are looking forward to a consumer launch in the not too distant future,” Russell says.  
The group will focus on executing its ACT strategy, building a ‘’compelling and differentiated customer experience’’ and providing sustainable earnings for our shareholders.
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Mortgage Choice expects uplift in confidence after another year of dampened consumer and business confidence

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If you are currently paying land tax then you must be doing something wrong.  
You could potentially own 18 properties before paying any land tax as long as you plan things out properly.  
The old saying "one does not plan to fail, one fails to plan" is true in most things in life including the amount of land tax you pay.  
For example if you buy a property in partnership between two people then you have lost one whole land tax threshold.  
In NSW that will cost you an extra $6,000 in land tax for no reason when if the second property is in your spouse’s name then you have doubled your land tax threshold or saved $6,000 a year in land tax.  
That's a lot of money because property is a long term investment and over 10 years that's $60,000 or $120,000 over 20 years of land tax that need not have been paid if you had taken proper tax advice and planned things out before putting the wrong name on that Contract of Sale.  
Since land tax is a state tax, once you have "used up" your land tax threshold in one state, than by buying property in another state the land tax threshold starts again.
You could potentially have 18 properties around Australia before you need to pay any land tax at all.  
A word of caution.
You should get proper tax advice before investing in property because if the property is negatively geared it should be in the name of the person who is paying the higher income tax no matter what the land tax threshold is because you will lose more in income tax than land tax payable if held in the wrong name.  
If the property is positively geared then it should be in the person’s name who is currently paying the lower income tax which will help your land tax planning.  
As you can see its quite complex and in 50% of the cases you should hold it in a trust which will also save you land tax in some states.  
Please remember to take advice before you exchange contracts and not after you exchange contracts. Once you have exchanged contracts it's too late.  
The best time to take advice is when the contracts of sale is in your solicitors hands and they are doing the conveyance.  
You can contact <a href="https://www.chan-naylor.com.au/">Chan-Naylor.com.au</a> to determine the right name to put on that contract and it could be the last thing the solicitor does before exchanging contracts.
 
<hr>
 Ed Chan is a founding partner of <a rel="nofollow" target="_blank" href="https://www.chan-naylor.com.au/">Chan &amp; Naylor</a> accountants and a leading property tax specialist.
He has co-authored three best-selling books as a seasoned property investor who understands the relationship between property investment and tax.
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You could own 18 investment properties before paying any land tax: Ed Chan

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Concerns at the rate of New Zealand house price growth - and the potential risks that posed to the financial system - has prompted the NZ Reserve Bank to impose restrictions on the loan-to-value ratio (LVR) for housing mortgage loans within lending banks from October 1.
The banks will need to restrict new lending with LVRs of more than 80% to no more than 10% of the dollar value of their new housing lending flows.
House prices increased by 16% and 10% respectively in Auckland and Christchurch over the past year (three-month moving average to July 2013 over the same period in 2012).
They increased by 4% over the rest of New Zealand overall, with considerable variability among regions.
But here in Australia the growth isn't at these levels, and doesn't seem set to get any cap on loan-to-value ratios (LVRs) under the RBA governorship of Glenn Stevens.
Last year Dr Luci Ellis, head of the RBA’s Financial Stability Department, stressed borrowers needed to provide some deposit when they buy a home. 
Dr Ellis noted a cap would have little impact on buyers trading up, but certainly squeeze first-home buyers out of the market.
 
{module Should the RBA follow the Reserve Bank of New Zealand and introduce limits on bank lending as a property cooling measure?}
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Should the RBA follow the Reserve Bank of New Zealand and introduce limits on bank lending as a property cooling measure?

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New Limited economics columnist Terry McCrann says the RBA board is worried about a "property bubble.’’
He says the RBA is concerned that the only stimulus that would come from even lower rates was "to the second-hand property market and the bank accounts of real estate agents’’.
"In short, it's worried about "stimulating" a property bubble, McCrann wrote in his column today on the prospect of any further cash rate cuts.
He says the RBA ‘’is hostage’’ to what the US Federal Reserve does which will impact the US dollar and, indirectly, the Australian dollar.
The right moves would see our dollar slide to the 80s ‘’and hopefully stay there’’.
He says that would rule out any further rate cuts, although <a target="_blank" href="https://www.heraldsun.com.au/business/rba-may-cut-rate-further/story-fni0d8gi-1226700920257">China was another wildcard</a>.
McCrann is one of a less than a handful of economic commentators credited with<a target="_blank" href="https://www.propertyobserver.com.au/economy/rba-independence-on-the-line-in-complex-cup-day-scenario-christopher-joye/2011102752092"> insider RBA access</a>.
 
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RBA worried it's close to stimulating a property bubble: Terry McCrann 

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The QBE Group has raised its lenders mortgage insurance (LMI) premiums by 9% this year.
Despite falling mortgage default rates, its chief John Neal, told a media briefing yesterday that QBE anticipated more volatility in the housing market in years to come.
‘‘Our assumptions are not that there’s going to be a housing price crash in Australia,”  Neal advised.
“But... if you look out beyond certainly the next two to three years, there’s a little bit more volatility. So hence adjusting the prices now for products that will actually be in force right the way through to 2023 to 2025,’’ Australian Broker Online reported.
QBE and Genworth enjoy 75% of the market.
‘‘When someone pays us a premium in 2013, we think the life of the policy is between nine and ten years…So you’re trying to look forward into the market place and make sure you’ve charged the right premium today over quite an extended period.’’
Last month <a target="_blank" href="/news">Property Observer noted </a>borrowers who don’t have a 20% deposit will be forced to pay higher lenders mortgage insurance (LMI) premiums following the two dominant providers.
LMI is a one-off premium that protects lenders if a borrower defaults on their home loan - if the property sells at a loss, the lender can make a claim against its LMI provider for the shortfall.
LMI can added thousands of dollars to the cost of buying a home and is particularly an issue for first-home buyers given the 20% deposit requirement.
Calculations using the Genworth LMI premium estimator show that a first-home buyer borrowing 95% on a house valued at $500,000 (so a $25,000 deposit) would be required to pay an LMI premium of close to $16,000 on a 30 year variable-rate loan.
A 10% deposit would reduce the premium to just under $8,000.
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