Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

What does it really mean for a building to be 'green'?

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>

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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?

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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Melbourne’s residential rental vacancy rate sat at 2.4% in February, but with a clear trend of higher vacancies the closer landlords were to the CBD.
Suburbs within four kilometres of the CBD reflect a vacancy rate of 2.7%, according to the latest Real Estate Institute of Victoria data. That is the same result as in December.
Within suburbs between four kilometres and 10 kilometres of the Melbourne CBD, the vacancy rate is 2.6% compared with 2.1% in December.
The middle suburbs have a 2.2% rate compared with 1.2% in December.
Vacancies in the outer suburbs have tightened from 2.1% to 1.6%.
REIV chief Enzo Raimondo notes the availability of rental homes in regional Victoria remains very low,  with a vacancy rate at 1.4%.
Within the main regional Victorian cities, the Ballarat region has a 1% vacancy rate, and Bendigo continues to be one of the most difficult places to find a rental home in Victoria, with a vacancy rate of 0.6%.
The highest regional level of vacancies is in the Geelong region, where 2.% of rental homes are vacant.
 
 
 
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jchancellor-FAypfDUnLy

Rental vacancy increasing in middle Melbourne suburbs: REIV

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Llloyds International, the Australian arm of British giant Lloyds Banking Group, has posted a $1.2 billion loss for 2011.
Poorly performing commercial property loans were mostly responsible, according to documents lodged with the Australian Securities and Investments Commission published by The Australian.
Lloyds made an operating profit of $403 million in 2011 but wrote off $1.6 billion in commercial property loans.
In 2010 the bank made a $1.6 billion loss after it wrote off $2.3 billion in loans.
Lloyds, which has some 200,000 Australian customers, had $12.6 billion of loans and advances outstanding at the end of 2011, which was down from the $19 billion in the previous year.
The bank's net property exposure contracted 66% over the year to $2.6 billion, helped by a $1.6 billion sale of impaired loans in troubled Gold Coast and New Zealand property markets.
Lloyds' financial statements advised its portfolio had been exposed to Australian non-metropolitan real estate markets, "where market conditions and asset valuations in 2011 have continued to remain weak".
Despite the ongoing losses, chief executive David Smith told The Australian the business had a good future in Australia.
"We are on top of our balance sheet now as a result of dramatically reducing our exposure to commercial property loans," Smith says.
Its parent company Lloyds Banking Group posted a recent £2.8 billion ($4.1 billion) loss for 2011, compared with a £320 million loss a year earlier.
In 2009 the British government bailed out the banking group and still owns some 41%.
 
 
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Lloyds International blames poor commercial property loans for $1.2 billion loss

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During the 2011 calendar year, the number of housing finance commitments to first-home buyers increased by 0.6% compared with 2010 volumes.
In 2011 there were 94,437 housing finance commitments by first-time buyers. Although the volume of commitments was up compared with 2010, during the calendar year the number of commitments was quite low on an historical basis.
Over the calendar years between 2001 and 2011 there has been an average of 120,226 first-home buyer finance commitments each year. This result shows that first-home buyer activity in 2011 was 21% below average. In comparison to the record numbers of first-home buyers in 2009, activity in 2011 was 50% lower in 2011. In comparison, non-first-time owner-occupier buyers were up 2.5% in volume over 2011 compared with 2010 and the value of investor commitments was down 7%.
Click to enlarge
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The above-average levels of mortgage rates throughout most of 2011 is one of the major factors behind the low level of activity by first-home buyers. The other influences can probably be tied back to the generally low levels of consumer confidence and the overall soft housing market conditions where there is little urgency to rush into a purchase decision.
Over the 2011 calendar year home values across the combined capital cities fell by 3.6%. This fall in home values was the largest annual fall recorded over any year over the last decade. The fall in values was also accompanied by a decline in the volume of transactions, which is estimated to be 6% lower than it was in 2010. Despite the decline in values and transaction numbers, first home buyer volumes largely remained unchanged over the year with a slight improvement.
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There are two main reasons why we haven’t seen a further decline in first-home buyer activity. Firstly, certain state governments have offered their own incentives for first-home buyers. For example, changes to stamp duty rules in New South Wales provided an incentive for first-time buyers to enter the market. Secondly, with volumes depressed and values falling at a time when rents are rising, some first-home buyers would have been attracted to entering the market, albeit at fairly low levels on a historical basis.
Across individual states, the activity by first-home buyers has varied greatly. As already mentioned, across the country the number of first-home buyer finance commitments has increased by 0.6% over 2011. The number of finance commitments by first home buyers rose in Northern Territory (18.5%), New South Wales (12.5%), Western Australia (10.7%) and Queensland (4.9%). On the other hand, first home buyers were less active than in 2010 in Victoria (-14.3%), South Australia (-11.3%), Tasmania (-6.0%) and the Australian Capital Territory (-5.9%).
Click to enlarge
<a href="/images/stories/lawlessfeb273.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/lawlessfeb273thumb.gif"></a>
Interestingly, first-home buyer activity increased in New South Wales, Queensland and Western Australia, and these are the three states with the greatest deficiency of housing supply according to the latest Housing Supply Council report for 2011.
On a monthly basis, housing finance commitments in December 2011 accounted for 20.9% of all owner-occupier finance commitments. This proportion was the highest since January 2010 (22.8%). In December 2011, the proportion of first-home buyer finance commitments was slightly higher than the five-year average.
The increase in first-home buyer finance commitments is largely the result of a surge in activity across New South Wales, however, volumes also increased over the month in Victoria, Queensland and the Northern Territory, just not to the same extent. The large jump in New South Wales is most likely due to the stamp duty exemptions for first-home buyers, which became available at the end of 2011 (these concessions expired on Jan 1, 2012). Given this, we expect first-home buyer sales in NSW to slip in the new year; to what extent will be interesting to monitor.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/lawlessfeb274.gif"><img src="/images/stories/lawlessfeb274thumb.gif" style="border-style: initial; border-color: initial;"></a>
Given the circumstances of the increase in volumes we would expect some easing of first-home buyer activity in 2012. However, this will be offset somewhat by the fact that interest rates have fallen and are more likely to ease further than they are to increase.
Overall, we expect a fall in first-home buyer volumes after December 2011. However, over 2012 we expect a greater volume of first-home buyer activity than that recorded in 2011.
 Tim Lawless is research director at <a href="https://www.rpdata.com/" target="_blank">RP Data.</a>
This article originally appeared on<a href="https://www.smartcompany.com.au/index.php" target="_blank"> SmartCompany.</a>
 
 
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tlawless-5VLUrbAk9s

First-home buyer activity to pick up: Tim Lawless

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As you will appreciate, being able to sleep at night is one of the key objectives for any commercial property investor.
And that's what many property investors refer to as staying below your "threshold of insomnia".
There can be several things that might cause you to lose sleep. One is over-borrowing, and the others are making a poor assessment of the market and the property itself.
Six tips on what you should do:
<ol>
<li>Always maintain sufficient cash reserves in order to cover several months' mortgage repayments — just in case you were to lose a tenant, or the tenant is simply late in paying for some reason.And keep a sharp eye on smaller items like any equipment and maintenance bills, which can quickly add up.</li>
<li>Make sure you have an investment plan you're comfortable with, and then follow it. In other words, set realistic goals and go after them. More goals have been missed through lack of planning than through the plan itself failing.</li>
<li>Get yourself a financial calculator or access to a good software program. And learn to use it to generate a realistic projected cashflow on an after-tax basis.</li>
<li>Always keep yourself up to date with various trends within the marketplace. Make sure you monitor the news and legislation affecting real estate, undertake courses, attend seminars and read books on commercial property. Knowledge will reduce your risks and improve your profits.</li>
<li>Identify and engage a top team of consultants (property, legal, finance, construction, etc). The money you pay them will be more than returned to you through the deals they will help you put together.</li>
<li>Wherever possible ensure your mortgages to not require you to provide a personal guarantee. Always strive to make them non-recourse loans.</li>
</ol>
Six tips on what to avoid:
<ol>
<li>Do not be tempted to invest a large proportion of your funds into speculative investments. They may appear glamorous on the way in, but they are often painful on the way out.</li>
<li>Never do deals on a handshake — always put them in writing, for your own protection.</li>
<li>Avoid entering into joint ventures or partnerships without taking detailed advice from your advisors.</li>
<li>Never commit funds from the sale of one property to finance another until settlement on the first one occurs. Too many "sure deals" have an uncanny habit of coming unstuck.</li>
<li>Avoid mortgages with variable payments. There are too many elements outside your control, such as a sudden surge in interest rates. Ideally, choose a fixed- rate mortgage. But at worst, have a 50/50 split between a fixed-rate and variable-rate mortgage. </li>
<li>Shy away from properties that have substantial negative cash flows (where your expenses considerably exceed your income from the property). The return on equity may be greater, but you can leave yourself rather exposed — much like share traders discovered with their margin calls. Just settle for neutral gearing; and then maximise your depreciation benefits.</li>
<li> </li>
</ol>
Bottom Line: With commercial property investing, always live within your means and reinvest profits. It is far better to be inconspicuously wealthy than ostentatiously poor.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" title="Chris Lang's blog" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
 
 
 
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chrislang-EQKojcgJPV

Six do's and don'ts for commercial property investment

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Commercial property REIT Cromwell Property Group will continue with its strategy of investing in high-yield CBD and core fringe offices after its office portfolio helped drive up earnings by 13% for the six-month period to December 31, 2011.
Cromwell reported first half operating earnings of $37.0 million compared with $32.8 million in the first half of 2011, with office property income rising 8% from $43.5 million to $47 million.
The fund has an office portfolio comprising 23 buildings worth $1.73 billion, with a weighted average lease term across the portfolio of 6.3 years and an occupancy rate of 99%.
The vast majority (85%) of the office space in the portfolio is leased to either government or listed companies.
Its highest-earning office asset is Tuggeranong Office Park in the ACT, which contributed $9.5 million income, followed by 700 Collins Street in the Melbourne CBD, which brought in $6.8 million.
Over the course of the six-month reporting period Cromwell acquired North HQ in Fortitude Valley for $186 million and also agreed to terms to re-acquire Bundall Corporate Centre, Gold Coast for $63.4 million.
The Fortitude Valley office building comprises 28,000 square metres of A-grade office space over 11 levels and is fully occupied for the next four years.
Cromwell previously sold the Bundall Centre for $107 million in October 2007 after initially acquiring it for $52.9 million in 2005.
“Since selling the property in 2007 an additional 8,000 square metre office building has been built on the site and it now supports a passing income of $7.4 million, equivalent to a yield of 11.5% on the purchase price,” says Cromwell chief executive officer Paul Weightman.
In his presentation to investors following the release of the results, Weightman says the trust will continue to invest in “high-quality office assets in predominantly CBD / core fringe markets”.
Weightman says the fund will seek assets which offer the “potential for superior returns through active asset management”.
Weightman says Cromwell will continue to build on its record of market outperformance by focusing on assets that offer the potential for superior returns through active management.
In December, Cromwell launched a $49 million equity raising for the new Cromwell Ipswich City Heart Trust (ICH) which owns the land and will fund construction of the $93 million Ipswich City Heart building in Ipswich, Queensland.
The trust is a seven-year single property syndicate that will commence distributions at 7.75% per annum paid monthly and forecast to increase to 8% per annum from July 2013 and 8.25% from July 20142. The trust’s income is underpinned by a pre-commitment from the Queensland government for a 15-year lease over 91% of the building’s net lettable area
Cromwell has also announced a move into wholesale funds management with the launch of Cromwell Real Estate Partners, which will concentrate on delivering superior risk-weighted returns to wholesale investors through opportunistic real estate investment.
“There is now growing demand from many of the more astute wholesale investors for some exposure to higher return property investments, if risk is managed by partners with a strong track record of risk management and project delivery,” Weightman says.
 
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lschlesinger-FZcF9M3vE6

Office portfolio helps Cromwell deliver 13% increase in earnings

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Australia seems to make half-hearted appeals to encourage regional migration.  I say half-hearted because despite “generous” housing grants offered to those who venture out into these comparatively desolate locations, there is little to entice migrants to make the move into neighbourhoods crying out for growth. The expectant short-sighted and stubborn belief that building new housing and granting one-off incentives will have consistent migrational effect is futile, without investing first and foremost into infrastructure, transport, education, health and most importantly jobs. 
These are the only innovations that can open the door to a wider demographic and thereby ease inner-city inflation.  However, all of this comes at a cost, which is hard for governing powers to justify short term, therefore we’re condemned through need – and subsequently desire – to live in metropolitan locations, which are now beginning to strain at the seams. This places a tremendous responsibility on the shoulders of our town planners to get it right, as it’s their job to redesign Australia’s capitals and make the topographical alterations that will bare effect on our cultural progression. If they get it wrong, we can wave goodbye to the yet distinctive allure that sets Australian cities apart.
For the vast majority of buyers (roughly 70% of them according to the stats) purchasing a property is about purchasing a “home” and therefore a “lifestyle”.  So far we’ve been lucky in Australia.  Our cities are the essence of “liveability” – those who haven’t travelled overseas may not think it, however spend some time in the world’s other hotspots such as London, for example, and you’ll soon get tired of the comparatively high levels of crime, traffic congestion, pollution, cold winters, vandalism, unmanageable population, and the modern monstrosities architects have created in order to prove the point.  Australians love travel, but no matter how enjoyable the vacation, it’s rare to hear an Aussie express a strong desire to live elsewhere. Our national anthem says it all: here is always “home”.
For this reason, Melbourne, Sydney, Peth and Adelaide commonly drop into the top 10 of the “world’s most liveable cities” (according to The Economist's yearly survey).  A large part of this is due to our “walkability”. In the inner- and middle-ring metropolitan locations, there’s easy access to transport, schools, parks, and shops. However, this alone doesn’t make us liveable – what truly makes our cities liveable is the interaction we have with the people who share our neighbourhoods.   
This interaction comes in various forms and fosters a valuable sense of community.  Shopping strips lined with small coffee shops and cultural delicacies, corner pubs offering live music, ample parklands, bike paths, museums, sporting events, theatres, festivals, backyard barbecues, conversations over the garden fence, those we meet on an summers evening stroll – the list goes on.  It’s interactions like this that nurture empathy and without getting too detailed, ultimately keep crime rates low and people grounded. However, this cultural interaction is only possible and sustainable because our unique architecture over the decades has evolved to allowed it. Height restrictions, heritage overlays and green bans protecting parkland have all played their part. However, this is now rapidly changing.
I remember Prince Charles daring to speak out over the subject of how “modernists” were ruining the look of England’s cities. He was correct in as much as he shared the majority opinion of local residents struggling to cope with all too wilful destruction of their local communities. London – home to some of the most magnificent architecture in Europe – has largely been destroyed by mountainous glass towers, which disproportionately squash as many citizens as possible into confined square boxes. The bigger the population, the greater the temptation to provide these quick-fix relatively low-cost answers, and the result is a move away from enabling the population to physically and socially meld with their local environment. Quaint rows of terrace houses (holding similar appeal in the UK to some of Australia’s streets, which are lined Victorian and Edwardian terraces) quickly lose their attraction when surrounded by these monstrous constructions and despite various heritage overlays and supposed safeguards, Australia is heading down the same route.
There has been many a discussion in Melbourne over the disastrous development in Docklands.  It was to be one of many golden answers to Melbourne’s shortage of supply. But why hasn’t it worked? Of all the inner-city suburbs in Melbourne, Docklands (along with Southbank) consistently holds the highest vacancy rates and lacks any lasting appeal for home buyers. It’s not just down to the type of housing provided – important oversights were made from the outset such as lack of schooling, parks, trees, open spaces, community centres, pubs and so forth. However, considering the largest demographic living in the neighbourhood are young singles, you would have thought close proximity to city amenities would have quashed any negative effects this oversight caused?  Not so! The most common, encapsulating, comment you’ll hear from unhappy residents is “it lacks soul”. 
There is no diversity of housing stock in Docklands to attract a varying demographic.  The abundance of high-rise accommodation (which I admit has its place in any city and is obviously needed in proportion) fosters no social interaction whatsoever.  Children playing in the street, dogs going for a walk or residents popping down to the milk bar to stock up on essentials – you won’t find these things in Docklands.  Who wants to pop out for a stroll when it involves waiting for a lift that stops at multiple floors on the way down and puts you onto a comparatively deserted street with no perceptible verve or spirit? Had planners envisaged the suburb to involve a “useable” range of accommodation options and community facilities that nurture a wider demographic and subsequently interaction (thus thinking beyond the cost benefit of simply squashing as many people as possible into each small square metre of land), it would have eventually evolved into the success story as planned. However what a tragic (arguably) waste of residential land it’s proven to be.
For a timeless success story in architectural design, you don’t have to look far from home. As any real estate professional will tell you, the housing that attracts the broadest demand from the general population is that which holds period appeal. Although many of these homes at the time of construction were built subject to a strict budget, they engaged with the environment around them enough to maintain their attractive street aspect and keep the localities thriving.  Commonly, the main attraction to buyers of these timeless designs is the rare and opulent period detail, which is now costly to replicate. However at the point of construction, space was just as much an issue to town planners as it is now. These properties weren’t created for backyard barbecues – Victorian terrace housing is essentially the forerunner to the modern townhouse. It was (at the time) a “cheap” space-saving option. However, it maintained a balanced connection and sense of proportion to ensure the community atmosphere continued to thrive. 
For example, the veranda became an extension of the living areas – a place to welcome guests or sit in the shade on a warm summer’s eve.  Then, riding on the back of the industrial revolution, Modernist thinkers of the 1950s arrived and so did what’s often termed “Brutalist architecture” (or “streets in the sky”) – thereon followed a slow but steady demise. The tower blocks – options created by the new mass supply of building materials such as steel and concrete – were intended to be “protective and integrating” for residents, but when developed in abundance (providing accommodation for 150-plus residents), they proved just the reverse. Dark stairwells littered with rubbish, broken-down lifts, high levels of crime – even as design improved, lack of connection with the neighbours was a constant stranglehold on community participation.
Don’t get me wrong; I am not against high-density housing, nor do I have the curse of NIMBYism.  There is as much a place for apartment blocks as there is for the traditional Aussie house in the burbs – but when it’s developed vastly out of proportion with the local surrounds, it’s not conducive to society and there’s a point at which mass development must redirect its focus.
So what to do?  For those sitting behind local government desks, modern towers are the perfect solution to population growth. Like student housing, they have a place. For first-home buyers they’re a stepping stone to something bigger. For a growing population they’re essential. But step over that fine visionary balance and our cities will no longer have the appeal to top the most “liveable”.  The sustainable population debate has no easy answer – or I should probably re-express that as “no cheap answer”. Metropolitan locations will always be favoured by a majority, however we’re selling ourselves short if we don’t make the necessary efforts to unlock regional towns and encourage a broader pattern of growth.
For example, why not force large companies to locate their central offices in the smaller satellite cities that already have a strong established culture? Start to invest seriously into fast transport systems that link regional locations to the major capital cities thereby open up options for buyers.  Give back control to communities and allow local government to do what it’s essentially there to do – listen to the people and respond to residential needs.
All too often our local councils are bullied into submission by overriding federal control that never looks beyond short-term gain. All too often neighbourhood protests are ignored, because squashing more and more residents into a suburb takes a priority.  Australia has tremendous potential to be a lasting “garden of Eden” and envy of the southern hemisphere. No one needs fear population growth if we manage where we grow – however this growth must now move forward with a regional agenda.
Catherine Cashmore is senior buyer advocate, property manager and market analyst for <a href="https://www.elitebuyeradvocates.com.au/">Elite Buyer Advocates</a> and also Channel Ten’s property expert onThe Circle.  With extensive experience in all matters regarding real estate, Elite Buyer Advocates successfully purchases, assesses and negotiates more than $200 million worth of property each year for its clients.
 
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catherinecashmore-6LXia3pPQj

It's time to get serious about encouraging housing in regional areas

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Australia’s big four banks are more profitable and more liquid then they were a year ago, according to the latest banking figures from prudential regulator APRA.
Between September 2010 and September 2011 the combined profit margins of NAB, Commonwealth Bank, Westpac and ANZ have improved from 31% to 35%, the figures show. The major banks' lending books combined are now worth $1.11 trillion, and they added $72 billion worth of new loans in the 12 months to September 2011.
Over the same period the major banks’ ratio of net loans to deposits has fallen from 120% to 115.6% as the bank sector deleverages and improves its cash holdings in line with new global banking requirements. 
Key numbers as of September 2011:
<img src="/images/stories/1point11t.jpg">
The combined mortgage lending books of the major four banks
 
<hr>
 
<img src="/images/stories/1point27t.jpg">
The combined mortgage books of all 56 Australian banks
 
<hr>
 
<img src="/images/stories/87per.jpg">
Major banks’ share of Australian home lending as of September 2011
 
<hr>
 
<img src="/images/stories/72b.jpg">
 
The total new mortgage lending of the major banks over the 12 months to September 2011
<img src="/images/stories/82b.jpg">
The total mortgage lending of all banks over the 12 months to September 2011
 
<hr>
 
<img src="/images/stories/88per.jpg">
Major banks’ share of new home lending over the 12 months to September 2011
 
<hr>
 
<img src="/images/stories/8point4per.jpg">
Growth in mortgage books of major banks over this period
 
<hr>
 
<img src="/images/stories/59point1.jpg">
Home loans as a percentage of all lending down by the banking sector
 
 
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Eight signs major banks are becoming more profitable

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The Richmond headquarters of Australian fashion label Country Road has been listed for sale with a price tag of about $30 million.
The two- and three-storey office complex known as “Building 3” is located at 658 Church Street within the Richmond Corporate Park and was once the former Richmond Power Station, constructed in 1891.
<img src="/images/stories/countryroad2.jpg">
The building is being sold by the Australian Property Growth Fund (APGF), which values it at $29.75 million. Members of the board of APGF include managing director Geoffrey McMahon, a 22-year property industry veteran and non-executive chairman Neil Summerson, current chairman of the Bank of Queensland and former managing partner of Ernst &amp; Young (Queensland).
It was acquired by APFG in 2003 for $23.2 million and is the only asset in its Property Syndicate No. 4.
<img src="/images/stories/countryroad3.jpg">
In the mid-1990s it was extensively refurbished by Metier 3 Architects specifically for Country Road and now features an office space arranged over three interconnected buildings with lofted ceilings, floor-to-ceiling windows and creative open plan fit-outs.
It measures 8,205 square metres (70% of which is tenanted by Country Road until 2014) and sits on more than one hectare (10,276 square metres) of land on an elevated site adjacent to the Monash Freeway and overlooking the Yarra River.
 It includes 228 car spaces allocated between the basement and on-grade areas.
The building currently returns net rent of around $2.71 million per annum.
<img src="/images/stories/countryroad4.jpg">
Recent sales in the corporate car park include lot 2, measuring around 13,500 square metres, which sold for $42 million in April last year and lot 1, measuring 7,064 square metres, which sold to a private investor/developer consortium headed by Bill Boerkamp for $16.75 million in November 2009.
The fully tenanted building is being marketed by Colliers International directors Peter Bremner and Rob Joyes in conjunction with agents Andrew Dawkins and Walter Occhiuto, of Dawkins Occhiuto.
In addition to Country Road, the other tenants are advertising agency Clemenger Harvie Edge and marketing group Mood Media, while other companies based in the office park include the Just Group, Mattel, Pacific Brands and Hardie Grant.
<img src="/images/stories/countryroad5.jpg">
Bremner says the office building represented an outstanding opportunity for high net worth private investors, syndicators, fund managers or future owner-occupiers.
“This property offers the chance for low-risk investment, with the building being 100% leased to long-standing established tenants,” he says.
Andrew Dawkins says the “solid fundamentals of the Richmond market” should appeal to buyers.
“Richmond has a tight vacancy rate of less than 5% and is home to many companies involved in the fashion, marketing, advertising and publishing industries,” he says.
The property is for sale by expressions of interest closing Thursday March 15, 2012 at 4pm.
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Property fund seeking $30 million for Melbourne Country Road headquarters 

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Housing affordability improved by 2.2% over the December 2011 quarter, rising to just below levels last seen in December 2009, according to the latest HIA-Commonwealth Bank Housing Affordability Index. 
The overall index rose from 57.2 to 58.5, the fourth consecutive quarter (since March 2011) that housing affordability has improved. 
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/hiafeb27.gif"><img src="/images/stories/hiafeb27thumb.gif"></a>
The improvement in housing affordability was led by a 7.9% gain in Brisbane, followed by Canberra (6.1%), Melbourne (4.6%), Perth (4.1%), Sydney (3.5%) and Hobart (3.1%).
Adelaide was the only capital city to buck the trend, with housing affordability declining by 3.6% over the quarter.
Sydney continues to have the highest required monthly loan repayments ($3,635) among capital cities, while in the non-metro regions, WA repayments are the highest ($2,843).
The two RBA rate cuts in November and December were the primary reason affordability improved, with average interest rates falling from 7.05% to 6.8% and monthly mortgage repayments dropping from $3,007 to $2,955 despite the median dwelling price rising from $470,600 to $473,000.
Outside of the capital cities, affordability improved in New South Wales (up by 0.5%), Victoria (up by 7.8%), and Tasmania (up by 0.3%).
Non-metro affordability declined in Queensland (down by 0.1%), South Australia (down by 2%), and Western Australia (down by 5.5%).
“A decrease in mortgage lending rates and continued earnings growth more than offset a modest increase in the median dwelling price to further improve housing affordability in the December 2011 quarter,” says HIA’s senior economist Andrew Harvey.
“As expected, the interest rate cuts in November and December of last year saw housing affordability continue to trend in the right direction. When the recent improvements in affordability are considered alongside the easier access to skilled trades as home building activity has eased, it increasingly looks like a good time to buy a new home for those financially able to do so,” he says.
In the most recent quarter average weekly ordinary time earnings posted growth of 0.5% and mortgage lending rates were down by 0.25%.
Meanwhile, home prices rose by 0.5% in the December quarter although they were down by 1.8% over the year.
 
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Housing affordability at near two-year high, led by Brisbane gains: HIA

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One of my favourite investment philosophies comes from a statement made by the great Warren Buffett that states, “Be fearful when others are greedy and greedy when others are fearful”. 
Typically, when the residential property market has been riding high and strong, many amateur investors and buyers for primary residence follow the herd with hopes not to miss out on the buying frenzy. It feels absolutely safe and normal to buy when everyone is buying, the timing seems just perfect. Do people ever stop to consider whether prices are inflated with such a growing increase in demand – is the market timing really that perfect? 
Last year proved to be a very interesting year for the real estate market across Sydney. There was a general lack of uncertainty floating in the air, which over time became uncomfortable. There was constant speculation of the world ending and the Sydney market collapsing.
This ultimately created a general lack of confidence, which affected the real estate market dramatically. This all in hindsight lead to a significant decrease in buyer activity and demand. All of a sudden, people were reluctant to buy as it did not feel safe to play ball in a market that was no longer competitive.
It was fascinating, while the market was dropping in value, in several eastern suburbs areas between 10% and 20%, it was like people in a position to buy were waiting for the herd to return to give them back their boost of confidence. It was the savvy buyers who became greedy and could sense the fear that were able to capitalise on the excellent buying opportunities. 
This year presents an exciting year with great opportunity for property buyers. It appears buyers again are sitting in the front seat with more control. 
Is it the year to become greedy or are you going to follow the herd?
Ben Handler is a Sydney-based entrepreneur. Ben is the co-founder and director of <a href="https://www.chbuyersagents.com.au/" target="_blank">CohenHandler</a> - an exclusive buyers agency in Double Bay, Sydney. CohenHandler is one of Sydney's leading buyers' agencies since inception only two years ago. Ben is a buyer specialist in the eastern suburbs, being involved in residential transactions up to $15 million.
 
 
 
 
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