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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Stability is an underrated virtue. Or, put a little more eloquently, exercising the “option to wait” is often underprized or overlooked completely. Human nature means that we tend to be in perpetual mental motion during our waking hours. Sitting, listening and patiently observing does not come easily to us (and this author is the worst offender).
For a taxpayer-owned bank like the RBA, which tries to control the market price of money, there is always a risk of doing too much, of over-tooling its tremendously powerful policy instrument. Weighed against this is the RBA’s odd board composition, which in addition to the Treasurer’s proxy includes six highly conflicted private sector representatives. A new addition to this cabal is the manufacturing industry lobbyist Heather Ridout. Committees are natural breaks on action.
In one of her first post-appointment statements Ridout unwittingly came out and undermined the RBA’s contemporary policy mandate, as stipulated in the <a href="https://www.rba.gov.au/monetary-policy/framework/stmt-conduct-mp-5-30092010" target="_blank">five agreements</a> signed by the RBA and the Treasurer of the day since the inaugural “Statement on the Conduct of Monetary Policy” in 2006.
In an interview with Bloomberg, Ridout described herself as a “growth girl”. And “asked if she was a so-called dove, the word used to describe a policy maker who leans toward economic growth over fighting inflation, Ridout agreed she is,” Bloomberg controversially reported.
The RBA and successive Liberal and Labor governments have gone to great lengths to make it clear that the RBA is an “inflation-targeting” central bank. Price stability is its main goal. Other objectives embedded in its original 1959 legislation, such as full employment and the long-term prosperity and welfare of the nation, flow as natural consequences, in the RBA’s view, from it first-order priority of delivering “price stability”.
Indeed, there is a well-known short-term conflict between maintaining low inflation and fostering growth. Over the long-run, however, no such trade-off exists. In the words of the RBA, “price stability is a crucial precondition [emphasis added] for sustained growth in economic activity and employment”. One begets the other. This is endorsed by academic research, which arrives at the obvious conclusion: the most successful central banks focus on a single policy goal, rather than two or three.
Talk of a “dual mandate” among some economists, egged on by oblique public relations-style references by the governor to the full employment objective in the RBA’s 1959 Act, are – or at least for the past 20 years, have been – a furphy.
It’s quite simple: if Australia has a serious inflation problem, the RBA will use interest rates to staunch those price pressures without consideration for the short-term employment costs. If and only if core inflation is within the RBA’s 2% 3% target band, or expected to fall back into the band, will the bank then contemplate reducing rates to foster more rapid employment growth. It’s an open question whether Heather Ridout appreciates the nuances associated with this distinction.
Returning to my opening remark, there is much to be said for the RBA having an extended pause until the weight of credible economic evidence pushes it in one direction or another. This could involve continued appreciation of the currency (and the trade-weighted index). It could mean a marked deterioration in the labour market signalled by a sustained rise in the unemployment rate. It might involve withering shocks from overseas.
As I’ve argued for years, today’s world is a far more complex, and information-rich, place than it ever has been before. I believe financial markets are getting more volatile (or noisy) as the speed with which information is transmitted has accelerated. There is also a serious question as to how the human brain, having had centuries of conditioning to steady information collection and processing, is currently coping with our new world order in which it is constantly bombarded with conflicting, high-velocity data, much of which is of dubious, unedited quality.
You only need to look at the online headlines run by some of our major newspapers to visualise the problem. These are deliberately designed to shock and awe, and are often misleading. Journalists who consistently peddle the end of the world prosper by grabbing the most eyeballs, which partly explains Steve Keen’s popularity.
I have no hard opinion as yet on what the RBA will do next month. Neither does the bank. Our probabilities shift every day as we learn more about the state of the world. If you want a “point estimate”, I can tell you that the financial markets think the RBA will cut rates in March. My only other contribution at this juncture is that in the absence of new view-changing data, interest rate stability would be a good thing.
In the RBA’s latest Statement on Monetary Policy, the bank has helpfully summarised the current level of lending rates. What we learn is that prior to the circa nine basis point out-of-cycle hike in rates this week, the cost of home loans was slightly below their average since the mid-1990s. The cost of small business and corporate loans was about bang-on average (see the two charts below). This is contextualised against an economy growing “at trend”.
<img style="display: block; margin-left: auto; margin-right: auto;" src="/images/stories/joyerba1.jpg">
<img style="display: block; margin-left: auto; margin-right: auto;" src="/images/stories/joyerba2.jpg">
Maybe the bank could do a bit of fine-tuning and chisel rates one notch further. Its cut in December is increasingly looking like a misstep – in the sense that it was not really needed, and may have been better squirreled away for another rainy day. That said, one rate move does not normally change the price of eggs in China. And the out-of-cycle increases by the banks this week actually get the RBA to where it reportedly wanted to be back in December, having (incorrectly) assumed that the banks would only pass on about half the cut. And if we further suppose that the global economy in February is in slightly better shape than the RBA expected in December, rates are possibly a little ahead of where they need to be.
What I will say is that the attempt by ANZ to try and set lending rates independently from the RBA is not overly helpful. Doubtless it helps if you are a bank looking to always maximise your margins unilaterally in order to exceed shareholder return expectations. I have no beef with that.
However, as Steve Muchenberg, the head of the Australian Bankers Association, a little surprisingly notes in the AFR today (in response to <a href="https://www.propertyobserver.com.au/finance/our-banks-are-too-big-to-fail-too-few-to-be-competitive-mark-bouris-and-christopher-joye/2012020853307" target="_blank">Mark Bouris and my op-ed</a>), banks need government support to survive. They are not run-of-the-mill private companies.
With this in mind, Bouris made a comment yesterday that resonated with me. He said, “It’s bad enough that 2 ½ million home owners hold their breath on the first Tuesday of every month in anticipation of the RBA’s rate decision. Now with all of the major banks hitting customers with out-of-cycle rate hikes, mortgage holders are feeling more confused and nervous than ever before.”
Initially, I thought this was just rhetoric. Reflecting a bit further, Bouris’s argument stimulated an insight that I don’t think has been tendered before.
When banks talk about funding cost pressures, they are usually referencing the price of money they borrow from institutional investors. When banks borrow from retail depositors, we give them our money without really thinking about, or charging, a “credit spread” or “risk premium”. We don't say to ourselves, “Gee whiz, ANZ is riskier than Westpac, so I am going to ask for a higher savings rate from ANZ”. Institutional investors, on the other hand, do exactly this.
Yet if we assume that credit spreads are generally stable – that is, there are not large daily swings in the market’s perception of Australian bank risk (given their government guarantees) – then changes in the cost of money that banks borrow should, in fact, be most frequently determined by the RBA’s cash rate, and expected future changes in that rate (as captured by changes in the yield curve). This, after all, is the underlying benchmark rate upon which the banks’ borrowing are priced.
This tells us that most of the time the RBA should control changes in lending rates. But not all of the time. The banking ructions of the past few years have been the exception to this rule. Setting aside the all-important question of what returns government-guaranteed banks need to deliver to their shareholders (likely lower than those the majors currently target), the banks are justified in adjusting their own product costs for changes in funding costs.
But should they try and price their products completely independently of the main driver of that price: the RBA’s monetary policy settings? I don't think so.
Years ago I argued that these out-of-cycle bank moves would make the RBA’s job more difficult and harder to predict. Some dismissed this, claiming that the RBA always determines lending rates and would simply adjust the cash rate until it gets the lending rates it desires.
There is, of course, a delicious contradiction here: on the one hand, we are told that the RBA ultimately sets lending rates; on the other, we are informed that the RBA’s cash rate only influences a minority of bank funding costs. Go figure.
Even with stable bank credit spreads, we have no assurance the oligarchs will comply. With four institutions controlling 80% to 90% of the market, they can simply continue expanding margins. In practice, public pressure will likely prevent this from occurring.
The issue I am more interested in is the RBA’s policy path. It is now undeniable that Australia’s central bank has a much pricklier challenge on its hands with the quasi-private major banks setting lending rates independently of its cash rate.
Ironically, this only serves to underscore the power of the oligopoly. I think it would be smarter public policy and commercial strategy for the banks to embrace Bouris’s suggestion and set rates in lock-step with the RBA with a get-out-of-jail card. If funding costs change to the point where they cannot hit reasonable shareholder return expectations, then they can make their unilateral adjustments.
This, I think, is the way it should be. It would afford much more certainty to the millions of Australian families and business borrowers who are looking over their shoulders right now scared about when the next hike really will arrive. As far as they are concerned, the banks can slam them at any time.
More give, less take, guys…
Christopher Joye is a leading financial economist and a director of Rismark International and Yellow Brick Road Funds Management. The above article is not investment advice.
 
 
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chrisjoye-JYhJsTrNRC

Banks’ out-of-cycle rate rises exception, rather than rule: Christopher Joye

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Ever had one of those days when you’re feeling a sensation beyond common understanding? Superstitious uncertain elements in our lives leave us with the uncomfortable feeling that some unknown, uncontrollable, pre-dictated event is “meant to be”.  It might not be the foundation of your belief; however, it’s a common feeling that most of us experience at some point in our lives and often bears unruly influence on the path we follow.  It’s particularly influential in the purchase of residential property – often stemming from elements that are buried deep in our subconscious memory.
We have the unfortunate ability to learn and speculate on future events based on influences that may or may not be working to our advantage, yet in order to really take control of our future, it’s futile to try and divorce ourselves totally from this questionable influence. The trouble remains, that all investment choices are – to some extent – speculation.  Using the recent financial catastrophe as an example, it’s possible (with savvy use of Google) to seek out those who predicted the fall and those who totally missed it.  With so much uncertainty circulating financial markets now, how enticing is it to bet on their other predictions to see if they also came to fruition?  Especially as the overriding sensation when looking at US or European residential markets is to think similar events could happen here – even if they were to occur under different circumstances.
However in Australia, when it comes to property investment there are certain things you can “speculate” on and be as close to 100% certain as speculation can get. Australia has the most transparent property market in the world.
In detailed surveys conducted by Jones Lang LaSalle, Australia consistently ranks as number one out of 81 markets across America, Europe, Asia Pacific, the Middle East, and North Africa.  For those interested, the survey covers, performance measurement, market fundamentals, listed vehicles, regulatory and legal environments and detailed elements of the transaction process. As Jones Lang LaSalle correctly point out, rising levels of transparency are important in terms of attracting both local and foreign investment and also ensuring market regulation.
However, while transparency doesn’t prevent elements that lead to market crashes, the free (or at least readily available) flow of information has the ability to speed up recovery in markets where transparency bears a priority – and Australia bears the best example.  The information available to our property investors is sight to the blind. In fact such is the detail contained in various property reports, including detailed suburb specific statistical information, the probability of walking into a property disaster is diminished considerably. Careful analysis of the data will also enable investors to time the market and purchase at the correct stage of the property cycle.  All in all, we have information and qualified advice available to ensure one of the top rules in real estate investment is adhered to: not over-paying in the first place.
Another sure thing in Australia is population growth.  In Australia, we’re averaging higher immigration than China, the US, Canada, Indonesia, Saudi Arabia and most other.  Furthermore, a quick analysis of information collected and free to all from the Australian Bureau of Statistics reveals exactly where our population is heading – the capital cities.  Even though we consistently rank in the top five for the least number of inhabitants per square kilometre, due to the unique topography of our land and climate, 85% of our population live within 50 kilometres of the coast in urban landscapes.  Well over 70% of our population is squeezed into the capital cities, with some growing faster than others.  The demands on infrastructure and existing amenities along with the challenges associated with sourcing skilled labour to build the accommodation needed to meet demand ensures consistent uprising pressure on existing property prices.
While it would be remarkably foolish to use these statistics to totally weather against the possibility of a “popped” market in some localities, it’s possible to pinpoint areas where demand will be consistent and land will remain in short supply and therefore continue to be a highly sort after asset.  A brief look at the 2030 plans of each capital city will give some scope of the relatively swift changes that are set to occur in our demographic structure, and this information will ensure educated assessment of the other major influence of property prices – supply verses demand.
If you get the supply/demand equation right, with the right property, suited to the right demographic,  you’re assured – even in the worst times – you’ll attract consistent tenancy and in the best times, solid capital growth.
For property investors, any confusion over the particular buyer market to target is another major deliberation that needs to be taken into account to ensure long-term demand.  However, risks of missing approaching trends can easily be diminished when evaluating the makeup of the future Aussie purchaser.   For example, by 2050, the Asian market is expected to dominate the Australian population.  <a href="https://www.propertyobserver.com.au/demographics/how-australia-s-changing-demographics-are-affecting-the-property-market/2011112852579">As I’ve pointed out in previous articles</a>, Asian buyers have a completely different emotional relationship to property than the now influential Australian/European purchaser.  Trends include a preference to modern interior designs, apartment living, or in areas of prestige, trophy home mansions designed to impress.
Providing you’re familiar with the local state or suburban landscape, it’s easy to pick out areas where this type of buyer market will have prominence.  Other considerations – such as school zones for example – indicate that buyer trends will incline towards family homes rather than units or townhouses.  It may be time consuming, however detailed information on local markets, developing infrastructure, buyer trends, zoning and heritage overlays, are free and accessible to anyone who cares to seek out the data, thereby cutting out the need for risky speculation.
Providing the purchase is a long-term acquisition of 10-plus years, all the major rules to diminish risky property investment are covered:  What to pay, where to purchase, and what to buy. However, other elements, dependant on real future unknowns, will certainly bear effect on short-term price movements (hence why property investment must always be a long-term plan).
It’s largely agreed that buyer and investor uncertainty has played a major part in the recent slump in Australia’s property cycle. When the RBA come out with statements such as “global uncertainty”, it’s effectively code for “we just don’t know”. From the recent overwhelming “expert” consensus that rates would drop to the out-of-sync movements between of the major banks and the RBA, it seems leading economists would have better odds betting on the Melbourne Cup than they would educating the general population.
Furthermore, in less than four years, we’ve gone from a generation that had no physical memory of recession and an $80 billion government surplus to some $153 billion of budget deficit and a global economy that looks a deeper shade of black.   Major retailers such as Borders have closed their doors, not to mention the scores of small traders and businesses who can’t keep their heads above water.  Job losses in manufacturing and a ridiculously high dollar just add to the mix.  It’s all very well stressing the strength of our mining sector, population growth, and  rosy outlook in comparison to other markets – however, short-term uncertainty has a far greater effect on  a society used to changing jobs every few years and milk-fed on Australia’s class-free “anyone can make it” mindset.
Warren Buffet is poetry in motion when it comes to giving quality advice in a single statement.  Here’s a few for property investors:
<ol start="1">
<li>“I buy on the assumption that they could close the market the next day and not reopen it for five years.” (Be prepared for an extended period of time, property only beats the odds if it’s a long-term bet)</li>
<li>“I don't look to jump over seven-foot bars: I look around for one-foot bars that I can step over.”  (Put financial buffers in place. Never invest on impulse and insure against short-term job loss and unexpected rate rises.) </li>
<li>“It's far better to buy a wonderful company at a fair price than a fair company at a wonderful price.” (Follow the fundamental rules of A-grade property investment – pay the right price, purchase in the right location, buy for the right demographic.)</li>
<li>“Only when the tide goes out do you discover who's been swimming naked.” (The naked are those who thought they could break the rules or skip the queue to overnight riches.)</li>
</ol>
 
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 on The 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

Don't be swayed by superstition - property is as close to a sure thing as an investment can be

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One of the pillars of the Australian financial system, the independence of the Reserve Bank of Australia to set interest rates, is crumbling. It will soon be apparent to all that if anyone outside the big banks has the power to set interest rates in Australia, it is Treasurer Wayne Swan.
Successive Australian treasurers, including Swan, have endorsed the independence of the Reserve Bank and this new power is not one that the current treasurer desired. And I am not sure that either he or Treasury have fully grasped that the game has changed.
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With the benefit of hindsight we should have realised that the ability of the Reserve Bank to be the main determiner of interest rates was weakened when Australian banks in the last two decades – but particularly in the last 10 years – turned their back on using local Australian savers but rather funded their growth by massive overseas borrowing on the wholesale banking market.
At the time, they could obtain funds overseas much more cheaply than local savings and this was a contributor to the large growth in bank profits and the Australian economy. But if we had thought about it, we would have realised that we had greatly lessened our power over Australia’s interest rate destiny.
On two occasions in the last four years, international events have boosted the cost of this wholesale funding and it is possible the current high cost of overseas bank money will continue for a long time.
Right now the fundamental change is being obscured by a treasurer playing politics and blaming the banks. I am sure Wayne Swan knows that if the banks allowed their profits to fall at this time, the cost of this overseas money would skyrocket further, forcing even higher interest rates. But the government is under pressure so Swan must do his part and pass on blame to the nasty banks.
As it happens the Reserve Bank‘s recent analysis of the Australian economy is suspect. They almost raised interest rates around the April-July period of 2011 but thanks to the stand of Business Spectator and later Westpac economist Bill Evans, they were saved from making a major error. I have stepped back because the Reserve Bank began lowering rates, but its latest statements have rekindled my fear that it is again out of touch with what is happening in the real, non-mining Australian world. But let us not make that judgement yet.
But even if the Reserve Bank reduced interest rates, it only affects part of the bank funding base. In other words, the RBA no longer has full power. In my view the only person with that power is Wayne Swan. Overseas investors are scrambling to buy Australian government paper and the government can borrow at much lower rates than the banks. Swan should be ready to tap that market and fund maturing overseas bank borrowing at much lower rates. This would enable banks to lower interest rates. He would make a profit and set some conditions about pass on, etc. Swan would boost the economy and may even lower the dollar.
No treasurer in modern history has had this power and Wayne Swan has not sought it. But when unemployment in non-mining Australia starts to jump, it will be time to exercise.
This article originally appeared on <a href="https://www.businessspectator.com.au/" target="_blank">Business Spectator.</a>
 
 
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rgottliebsen-VjLFh9nsD4

Swan song for the RBA: Gottliebsen

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Owning your own house, regardless of its location, is still the best way to accumulate wealth over the long term, according to McGrath Real Estate boss John McGrath.
Blogging on switzer.com.au, McGrath points to December 2011 data from the ABS about household wealth, which shows “the rising value of people’s homes, or their net equity in their homes, represents the largest proportion of their household wealth at 41%”.
“Next in line is superannuation, then other property holdings such as residential investments,” he says.
“The ABS figures show that average household net worth in 2009-10 was 14% higher than in 2005-06 and 30% higher than in 2003-04.”
McGrath says another statistic to emerge from the ABS data is that when you look at increased household wealth over the past six years, “the family home accounts for a third of that increased wealth in both metropolitan and regional areas”.
“This is really encouraging especially for young buyers in coastal or country communities where property is far more affordable, yet its importance for growing wealth creation is just as high as it is for city dwellers in more expensive markets,” he says.
According to McGrath there are “exceptional opportunities in the market right now if you’re intending to buy and hold long term”.
McGrath also notes the increasing numbers of investors interested in property at the moment as seen in figures from mortgage broker AFG, which show an average of 36% of all new loans went to investors each month in 2011.
“If you can afford to get involved in property at a young age, I would really encourage it. Over the long term, it is a very safe and stable asset class that will become your most valuable financial investment for the future.
“Yes, it is also the most expensive asset class and does make up the highest proportion of household debt. But we get a lot of help with the capital gains exemption on family homes and negative gearing on investments. Not to mention the availability of finance and the first home owner’s grant for younger buyers,” he says.
Besides good buying opportunities, McGrath says interest rates are heading down and there are also some “attractive fixed loans available right now”.
“Right now, fixed rates are very competitive and this has attracted a surge in fixed rate deals. People have also been concerned about cost-of-living pressures and economic events overseas, so they’ve sought the security of a fully fixed or part-fixed loan,” he says.
Buying activity from McGrath’s mortgage broking arm Oxygen Home Loans reveals that most customers are opting for a split loan with a portion of their loans on the variable rate.
Whether you choose a fixed, variable or part fixed/part variable loan, McGrath says borrowers should seek loans that have the following these features:
<ul>
<li>Your lender must allow you to make repayments at any time without penalty. </li>
<li>Your lender should also offer multiple methods of repayment to suit your lifestyle. </li>
<li>You should also have the flexibility to make your regular periodic repayments either weekly, fortnightly or monthly. </li>
<li>Ensure you have a redraw facility in case something happens and you suddenly need extra cash for an emergency.</li>
</ul>
McGrath’s faith in the market is reflected in the real estate group’s continued expansion with a new office in Frenchs Forest on Sydney’s Northern Beaches set to open in February following the acquisition of long-established local agency W. E. Jamieson Real Estate. 
The new office will be the group’s seventh in the Northern Beaches, having opened its first office in Manly in 2003. It will service the suburbs of Forestville, Frenchs Forest, Killarney Heights, Belrose and Davidson.
 
 
 
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lschlesinger-FZcF9M3vE6

Owning a home still the best way to generate wealth: John McGrath

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Fairfield, six kilometres north east of the Melbourne CBD, topped the list of suburbs to record inflation-busting rental growth for the year to January 2012 with rents rising 13.4% according to property manager Run Property.
In total 28 Sydney suburbs, 23 Melbourne suburbs and two Brisbane suburbs recorded rent rises above inflation (4.8%) over the 12 month period.
The list only includes those suburbs where RUN has sufficient data to give an indication of rental movement.
The rental component within the CPI recorded a 4.8% increase during the 2011 calendar year, according to the Australian Bureau of Statistics.
The full list is:
New South Wales  
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="116" valign="top">
Suburb
</td>
<td width="116" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="116" valign="top">
Jan 2012 weekly rent average
</td>
<td width="116" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="116" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="116" valign="top">
EDGECLIFF
</td>
<td width="116" valign="top">
$389.26
</td>
<td width="116" valign="top">
$438.28
</td>
<td width="116" valign="top">
$49.02
</td>
<td width="116" valign="top">
12.6%
</td>
</tr>
<tr>
<td width="116" valign="top">
CREMORNE
</td>
<td width="116" valign="top">
$469.92
</td>
<td width="116" valign="top">
$524.97
</td>
<td width="116" valign="top">
$55.04
</td>
<td width="116" valign="top">
11.7%
</td>
</tr>
<tr>
<td width="116" valign="top">
SURRY HILLS
</td>
<td width="116" valign="top">
$495.16
</td>
<td width="116" valign="top">
$551.96
</td>
<td width="116" valign="top">
$56.79
</td>
<td width="116" valign="top">
11.5%
</td>
</tr>
<tr>
<td width="116" valign="top">
BELLEVUE HILL
</td>
<td width="116" valign="top">
$434.99
</td>
<td width="116" valign="top">
$479.98
</td>
<td width="116" valign="top">
$45.00
</td>
<td width="116" valign="top">
10.3%
</td>
</tr>
<tr>
<td width="116" valign="top">
COOGEE
</td>
<td width="116" valign="top">
$588.83
</td>
<td width="116" valign="top">
$649.57
</td>
<td width="116" valign="top">
$60.73
</td>
<td width="116" valign="top">
10.3%
</td>
</tr>
<tr>
<td width="116" valign="top">
RANDWICK
</td>
<td width="116" valign="top">
$555.48
</td>
<td width="116" valign="top">
$611.05
</td>
<td width="116" valign="top">
$55.58
</td>
<td width="116" valign="top">
10.0%
</td>
</tr>
<tr>
<td width="116" valign="top">
RYDE
</td>
<td width="116" valign="top">
$346.19
</td>
<td width="116" valign="top">
$380.41
</td>
<td width="116" valign="top">
$34.22
</td>
<td width="116" valign="top">
9.9%
</td>
</tr>
<tr>
<td width="116" valign="top">
NEUTRAL BAY
</td>
<td width="116" valign="top">
$446.15
</td>
<td width="116" valign="top">
$489.46
</td>
<td width="116" valign="top">
$43.31
</td>
<td width="116" valign="top">
9.7%
</td>
</tr>
<tr>
<td width="116" valign="top">
BONDI
</td>
<td width="116" valign="top">
$552.38
</td>
<td width="116" valign="top">
$601.14
</td>
<td width="116" valign="top">
$48.76
</td>
<td width="116" valign="top">
8.8%
</td>
</tr>
<tr>
<td width="116" valign="top">
RUSHCUTTERS BAY
</td>
<td width="116" valign="top">
$584.35
</td>
<td width="116" valign="top">
$635.47
</td>
<td width="116" valign="top">
$51.11
</td>
<td width="116" valign="top">
8.7%
</td>
</tr>
<tr>
<td width="116" valign="top">
LANE COVE
</td>
<td width="116" valign="top">
$408.76
</td>
<td width="116" valign="top">
$444.38
</td>
<td width="116" valign="top">
$35.62
</td>
<td width="116" valign="top">
8.7%
</td>
</tr>
<tr>
<td width="116" valign="top">
BRONTE
</td>
<td width="116" valign="top">
$499.04
</td>
<td width="116" valign="top">
$541.44
</td>
<td width="116" valign="top">
$42.40
</td>
<td width="116" valign="top">
8.5%
</td>
</tr>
<tr>
<td width="116" valign="top">
ROSE BAY
</td>
<td width="116" valign="top">
$466.21
</td>
<td width="116" valign="top">
$504.98
</td>
<td width="116" valign="top">
$38.77
</td>
<td width="116" valign="top">
8.3%
</td>
</tr>
<tr>
<td width="116" valign="top">
NEWTOWN
</td>
<td width="116" valign="top">
$532.41
</td>
<td width="116" valign="top">
$576.16
</td>
<td width="116" valign="top">
$43.75
</td>
<td width="116" valign="top">
8.2%
</td>
</tr>
<tr>
<td width="116" valign="top">
GLEBE
</td>
<td width="116" valign="top">
$492.92
</td>
<td width="116" valign="top">
$531.67
</td>
<td width="116" valign="top">
$38.75
</td>
<td width="116" valign="top">
7.9%
</td>
</tr>
<tr>
<td width="116" valign="top">
WOOLLOOMOOLOO
</td>
<td width="116" valign="top">
$503.66
</td>
<td width="116" valign="top">
$542.57
</td>
<td width="116" valign="top">
$38.91
</td>
<td width="116" valign="top">
7.7%
</td>
</tr>
<tr>
<td width="116" valign="top">
CHIPPENDALE
</td>
<td width="116" valign="top">
$592.24
</td>
<td width="116" valign="top">
$636.35
</td>
<td width="116" valign="top">
$44.11
</td>
<td width="116" valign="top">
7.4%
</td>
</tr>
<tr>
<td width="116" valign="top">
DARLINGHURST
</td>
<td width="116" valign="top">
$512.71
</td>
<td width="116" valign="top">
$550.51
</td>
<td width="116" valign="top">
$37.80
</td>
<td width="116" valign="top">
7.4%
</td>
</tr>
<tr>
<td width="116" valign="top">
PYRMONT
</td>
<td width="116" valign="top">
$612.42
</td>
<td width="116" valign="top">
$655.61
</td>
<td width="116" valign="top">
$43.18
</td>
<td width="116" valign="top">
7.1%
</td>
</tr>
</tbody></table>
 
Victoria
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="108" valign="top">
Suburb
</td>
<td width="108" valign="top">
Jan 2011 weekly rent average
</td>
<td width="108" valign="top">
Jan 2012 weekly rent average
</td>
<td width="108" valign="top">
Average weekly rent difference in dollars
</td>
<td width="108" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="108" valign="top">
FAIRFIELD
</td>
<td width="108" valign="top">
$292.89
</td>
<td width="108" valign="top">
$332.11
</td>
<td width="108" valign="top">
$39.22
</td>
<td width="108" valign="top">
13.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
EAST MELBOURNE
</td>
<td width="108" valign="top">
$376.26
</td>
<td width="108" valign="top">
$414.26
</td>
<td width="108" valign="top">
$38.00
</td>
<td width="108" valign="top">
10.1%
</td>
</tr>
<tr>
<td width="108" valign="top">
FITZROY
</td>
<td width="108" valign="top">
$337.27
</td>
<td width="108" valign="top">
$368.94
</td>
<td width="108" valign="top">
$31.67
</td>
<td width="108" valign="top">
9.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
RICHMOND
</td>
<td width="108" valign="top">
$343.74
</td>
<td width="108" valign="top">
$375.94
</td>
<td width="108" valign="top">
$32.20
</td>
<td width="108" valign="top">
9.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
ARMADALE
</td>
<td width="108" valign="top">
$328.95
</td>
<td width="108" valign="top">
$358.33
</td>
<td width="108" valign="top">
$29.38
</td>
<td width="108" valign="top">
8.9%
</td>
</tr>
<tr>
<td width="108" valign="top">
PRAHRAN
</td>
<td width="108" valign="top">
$359.29
</td>
<td width="108" valign="top">
$390.25
</td>
<td width="108" valign="top">
$30.96
</td>
<td width="108" valign="top">
8.6%
</td>
</tr>
<tr>
<td width="108" valign="top">
FITZROY NORTH
</td>
<td width="108" valign="top">
$410.92
</td>
<td width="108" valign="top">
$445.60
</td>
<td width="108" valign="top">
$34.68
</td>
<td width="108" valign="top">
8.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
SOUTH YARRA
</td>
<td width="108" valign="top">
$361.03
</td>
<td width="108" valign="top">
$390.72
</td>
<td width="108" valign="top">
$29.69
</td>
<td width="108" valign="top">
8.2%
</td>
</tr>
<tr>
<td width="108" valign="top">
HAWTHORN
</td>
<td width="108" valign="top">
$344.52
</td>
<td width="108" valign="top">
$371.02
</td>
<td width="108" valign="top">
$26.50
</td>
<td width="108" valign="top">
7.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
NORTHCOTE
</td>
<td width="108" valign="top">
$412.05
</td>
<td width="108" valign="top">
$443.64
</td>
<td width="108" valign="top">
$31.59
</td>
<td width="108" valign="top">
7.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
CARLTON NORTH
</td>
<td width="108" valign="top">
$399.47
</td>
<td width="108" valign="top">
$429.61
</td>
<td width="108" valign="top">
$30.14
</td>
<td width="108" valign="top">
7.5%
</td>
</tr>
<tr>
<td width="108" valign="top">
KENSINGTON
</td>
<td width="108" valign="top">
$365.27
</td>
<td width="108" valign="top">
$392.48
</td>
<td width="108" valign="top">
$27.21
</td>
<td width="108" valign="top">
7.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
ST KILDA EAST
</td>
<td width="108" valign="top">
$366.57
</td>
<td width="108" valign="top">
$391.50
</td>
<td width="108" valign="top">
$24.93
</td>
<td width="108" valign="top">
6.8%
</td>
</tr>
<tr>
<td width="108" valign="top">
MALVERN EAST
</td>
<td width="108" valign="top">
$377.66
</td>
<td width="108" valign="top">
$402.50
</td>
<td width="108" valign="top">
$24.84
</td>
<td width="108" valign="top">
6.6%
</td>
</tr>
<tr>
<td width="108" valign="top">
BRUNSWICK
</td>
<td width="108" valign="top">
$362.21
</td>
<td width="108" valign="top">
$385.75
</td>
<td width="108" valign="top">
$23.54
</td>
<td width="108" valign="top">
6.5%
</td>
</tr>
<tr>
<td width="108" valign="top">
MALVERN
</td>
<td width="108" valign="top">
$391.60
</td>
<td width="108" valign="top">
$415.64
</td>
<td width="108" valign="top">
$24.04
</td>
<td width="108" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="108" valign="top">
CLIFTON HILL
</td>
<td width="108" valign="top">
$391.11
</td>
<td width="108" valign="top">
$414.99
</td>
<td width="108" valign="top">
$23.88
</td>
<td width="108" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="108" valign="top">
ESSENDON
</td>
<td width="108" valign="top">
$299.75
</td>
<td width="108" valign="top">
$317.63
</td>
<td width="108" valign="top">
$17.88
</td>
<td width="108" valign="top">
6.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
BRUNSWICK WEST
</td>
<td width="108" valign="top">
$263.60
</td>
<td width="108" valign="top">
$278.85
</td>
<td width="108" valign="top">
$15.25
</td>
<td width="108" valign="top">
5.8%
</td>
</tr>
<tr>
<td width="108" valign="top">
MOONEE PONDS
</td>
<td width="108" valign="top">
$308.91
</td>
<td width="108" valign="top">
$326.57
</td>
<td width="108" valign="top">
$17.65
</td>
<td width="108" valign="top">
5.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
GLEN IRIS
</td>
<td width="108" valign="top">
$378.82
</td>
<td width="108" valign="top">
$399.69
</td>
<td width="108" valign="top">
$20.87
</td>
<td width="108" valign="top">
5.5%
</td>
</tr>
</tbody></table>
 
Queensland
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="121" valign="top">
Suburb
</td>
<td width="97" valign="top">
Jan 2011 weekly rent average
</td>
<td width="109" valign="top">
Jan 2012 weekly rent average
</td>
<td width="109" valign="top">
Average weekly rent difference in dollars
</td>
<td width="109" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="121" valign="top">
NUNDAH
</td>
<td width="97" valign="top">
$290.57
</td>
<td width="109" valign="top">
$310.50
</td>
<td width="109" valign="top">
$19.93
</td>
<td width="109" valign="top">
6.9%
</td>
</tr>
<tr>
<td width="121" valign="top">
AUCHENFLOWER
</td>
<td width="97" valign="top">
$324.71
</td>
<td width="109" valign="top">
$341.18
</td>
<td width="109" valign="top">
$16.47
</td>
<td width="109" valign="top">
5.1%
</td>
</tr>
</tbody></table>
Source: RUN Property
 
 
 
 
 
 
</body></html>

Investor opportunity: 53 suburbs where rent rises are beating inflation

<html><body>
The latest figures for the national housing market in January from Residex indicate a continued easing, with a 1.2% decline in the median national house price to a $424,500 median. There was a lesser 0.67% fall in the median unit price to a $395,500 median.
Residex chief John Edwards says there was little evidence of recovery.
House prices slipped 1.65% in Melbourne, 1.18% in Sydney and 0.32% in Perth.
"Prices continued to weaken in almost every capital city over January,” Edwards notes.
“Our data suggests we are moving beyond the bottom of the cycle, however the trend is not pronounced," he says.
The less affordable end of the market, along with house and land, remained weak.
"On an Australia-wide basis we do not look as if we are through the worst of the correction phase.
“In most capital cities, while we may have reached the bottom of the cycle, there is no strong movement towards positive territory," he says.
He said the Reserve Bank's decision not to cut rates last week was a “missed opportunity” to inject confidence among buyers and sellers.
"The property market is on a knife edge. A rate cut would have had an important impact on affordability and boosting confidence," he says.
“While Australia’s property market does not face the same risks as those that led to the collapse in US housing prices, we face continued headwinds including the high Australian dollar and the high cost of housing. We need to encourage home ownership otherwise we will arrive at a situation where the cost of rentals is unacceptably very high.” he says.
 
</body></html>

jchancellor-FAypfDUnLy

Housing prices ease in January: Residex

<html><body>
The sheriff’s office had a confirmed kerb-side valuation of $630,000 for Zhiping Zhou’s Braybrook house, which was sold for $1,000 in December 2010. 
Kell Griffin, the real estate officer of the Victorian Sheriff who conducted the auction, testified that he knew Zhou held equity of $165,000 in the six-bedroom Braybrook property and that Zhou owed his “judgement creditor” $125,000 when Griffin accepted a bid for $1,000 from Ronald Kousal. 
Griffin also confirmed that the $1,000 paid by Kousal did not cover the $1,152 costs incurred by the sheriff’s office in having the property valued and advertising it in the Herald Sun and the Government Gazette. 
The $630,000 valuation by Brendan Smith of WBP valuers was up from the $585,000 assessment made by the Maribynong Council in 2008. 
Griffin testified during day three of the trial that on the day of the auction, December 16 2010, there were two bidders in attendance. 
Kousal made the first bid at $100 and was followed by a counter-bid for $200 by the second bidder (not named), before <a href="https://www.propertyobserver.com.au/auctions/melbourne-vendor-goes-to-court-over-%241000-no-reserve-sheriff-s-auction-of-his-braybrook-home/2012020953319">Griffin accepted Kousal’s third bid of $1,000</a>. 
Griffin said that he had followed out his duties “to the letter of the law”. 
He said he was “looking for more bidders” but had accepted Kousal’s bid because it was the highest bid and there were no further bids. 
The judge ruled that Griffin was not qualified to answer the question <a href="https://www.propertyobserver.com.au/auctions/sheriff-selling-%24630000-braybrook-house-for-%241000-had-duty-to-obtain-fair-price-court-told/2012021053330">of whether or not he believed he had obtained an equitable price for the property.</a> 
Under Victorian law, the sheriff’s office cost’s are paid first, then creditors and any remaining money would then be distributed to the defendant.
 
 
</body></html>

Victorian sheriff knew Braybrook house had $630,000 valuation when it sold for $1,000

<html><body>
The Royal Island Beach Club on The World's Lebanon island, in Dubai, is set to open any day now after its completion by the Indian entrepreneur Wakil Ahmed Azmi.
It’s part of the many islands built as part of The World project, which epitomised Nakeel Dubai's boom-time ambition. Construction on most of the offshore projects ground to a virtual standstill in the wake of the economic downturn.
Indian entrepreneur Wakil Ahmed Azmi bought the island in 2008. The Dubai-based entrepreneur moved to the emirates 35 years ago and his main business is the re-export of electronic goods.
Wakil Ahmed Azmi has spent around AED68 million ($17.3 million) on buying and developing the island, according to the Arabian Business website.
<img src="/images/stories/lebanon1.jpg"> 
The beach club includes a 100-seat restaurant, cabanas, a lounge area and entertainment facilities.
Guests will pay a set fee of AED200 ($51) to visit the island, and Saturdays will cost about AED700 ($178) with an all-inclusive brunch.
The <a href="https://www.arabianbusiness.com/photos/first-look-world-islands-nightclub-444847" target="_blank">Arabian Business website</a> gives the first look at the tropical island beach club.
The Royal Island Beach Club will be accessible via a 25-minute journey on a private yacht or RTA water taxi.
Nakheel launched a cruise ship service to ferry tourists around the Palm Jumeirah last month.
Nakheel has advised 70% of the 300 man-made islands were sold and that building work remained the responsibility of the buyers.
A number of island buyers are in default.
 
</body></html>

Man-made Dubai island becomes pricey beach club

<html><body>
The fashionable Melbourne suburbs of St Kilda (4.4%) and (Toorak 3.3%) were among 18 in the city where rents did not rise more than rental inflation for the year to January 2012, according to property manager Run Property.
The list only includes those suburbs where RUN has sufficient data to give an indication of rental movement.
The rental component within the CPI recorded a 4.8% increase during the 2011 calendar year, according to the Australian Bureau of Statistics.
Victoria
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="108" valign="top">
Suburb
</td>
<td width="108" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="108" valign="top">
Jan 2012
weekly
rent average
</td>
<td width="108" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="108" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="108" valign="top">
CARLTON
</td>
<td width="108" valign="top">
$371.09
</td>
<td width="108" valign="top">
$388.62
</td>
<td width="108" valign="top">
$17.53
</td>
<td width="108" valign="top">
4.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
PARKVILLE
</td>
<td width="108" valign="top">
$488.64
</td>
<td width="108" valign="top">
$510.19
</td>
<td width="108" valign="top">
$21.54
</td>
<td width="108" valign="top">
4.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
ST KILDA
</td>
<td width="108" valign="top">
$368.29
</td>
<td width="108" valign="top">
$384.42
</td>
<td width="108" valign="top">
$16.13
</td>
<td width="108" valign="top">
4.4%
</td>
</tr>
<tr>
<td width="108" valign="top">
CHADSTONE
</td>
<td width="108" valign="top">
$387.50
</td>
<td width="108" valign="top">
$404.03
</td>
<td width="108" valign="top">
$16.52
</td>
<td width="108" valign="top">
4.3%
</td>
</tr>
<tr>
<td width="108" valign="top">
SOUTHBANK
</td>
<td width="108" valign="top">
$485.48
</td>
<td width="108" valign="top">
$505.75
</td>
<td width="108" valign="top">
$20.27
</td>
<td width="108" valign="top">
4.2%
</td>
</tr>
<tr>
<td width="108" valign="top">
PORT MELBOURNE
</td>
<td width="108" valign="top">
$526.78
</td>
<td width="108" valign="top">
$548.74
</td>
<td width="108" valign="top">
$21.96
</td>
<td width="108" valign="top">
4.2%
</td>
</tr>
<tr>
<td width="108" valign="top">
CLAYTON
</td>
<td width="108" valign="top">
$312.81
</td>
<td width="108" valign="top">
$325.43
</td>
<td width="108" valign="top">
$12.62
</td>
<td width="108" valign="top">
4.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
NORTH MELBOURNE
</td>
<td width="108" valign="top">
$398.80
</td>
<td width="108" valign="top">
$414.83
</td>
<td width="108" valign="top">
$16.03
</td>
<td width="108" valign="top">
4.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
FLEMINGTON
</td>
<td width="108" valign="top">
$304.69
</td>
<td width="108" valign="top">
$316.68
</td>
<td width="108" valign="top">
$12.00
</td>
<td width="108" valign="top">
3.9%
</td>
</tr>
<tr>
<td width="108" valign="top">
TOORAK
</td>
<td width="108" valign="top">
$346.65
</td>
<td width="108" valign="top">
$357.94
</td>
<td width="108" valign="top">
$11.29
</td>
<td width="108" valign="top">
3.3%
</td>
</tr>
<tr>
<td width="108" valign="top">
PRESTON
</td>
<td width="108" valign="top">
$344.56
</td>
<td width="108" valign="top">
$354.56
</td>
<td width="108" valign="top">
$10.00
</td>
<td width="108" valign="top">
2.9%
</td>
</tr>
<tr>
<td width="108" valign="top">
HAWTHORN EAST
</td>
<td width="108" valign="top">
$392.65
</td>
<td width="108" valign="top">
$402.37
</td>
<td width="108" valign="top">
$9.72
</td>
<td width="108" valign="top">
2.5%
</td>
</tr>
<tr>
<td width="108" valign="top">
MELBOURNE
</td>
<td width="108" valign="top">
$483.43
</td>
<td width="108" valign="top">
$493.73
</td>
<td width="108" valign="top">
$9.72
</td>
<td width="108" valign="top">
2.0%
</td>
</tr>
<tr>
<td width="108" valign="top">
KURUNJANG
</td>
<td width="108" valign="top">
$267.43
</td>
<td width="108" valign="top">
$272.00
</td>
<td width="108" valign="top">
$4.56
</td>
<td width="108" valign="top">
1.7%
</td>
</tr>
<tr>
<td width="108" valign="top">
MOUNT WAVERLEY
</td>
<td width="108" valign="top">
$377.42
</td>
<td width="108" valign="top">
$382.92
</td>
<td width="108" valign="top">
$5.50
</td>
<td width="108" valign="top">
1.5%
</td>
</tr>
<tr>
<td width="108" valign="top">
KEW
</td>
<td width="108" valign="top">
$526.14
</td>
<td width="108" valign="top">
$529.22
</td>
<td width="108" valign="top">
$3.08
</td>
<td width="108" valign="top">
0.6%
</td>
</tr>
<tr>
<td width="108" valign="top">
PAKENHAM
</td>
<td width="108" valign="top">
$321.89
</td>
<td width="108" valign="top">
$322.79
</td>
<td width="108" valign="top">
$0.90
</td>
<td width="108" valign="top">
0.3%
</td>
</tr>
<tr>
<td width="108" valign="top">
TARNEIT
</td>
<td width="108" valign="top">
$301.35
</td>
<td width="108" valign="top">
$301.67
</td>
<td width="108" valign="top">
$0.33
</td>
<td width="108" valign="top">
0.1%
</td>
</tr>
</tbody></table>
 
New South Wales
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="149" valign="top">
Suburb
</td>
<td width="84" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="86" valign="top">
Jan 2012  weekly rent average
</td>
<td width="85" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="85" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="149" valign="top">
BONDI JUNCTION
</td>
<td width="84" valign="top">
$579.03
</td>
<td width="86" valign="top">
$606.83
</td>
<td width="85" valign="top">
$27.80
</td>
<td width="85" valign="top">
4.8%
</td>
</tr>
<tr>
<td width="149" valign="top">
LEICHHARDT
</td>
<td width="84" valign="top">
$610.33
</td>
<td width="86" valign="top">
$634.99
</td>
<td width="85" valign="top">
$24.66
</td>
<td width="85" valign="top">
4.0%
</td>
</tr>
<tr>
<td width="149" valign="top">
WATERLOO
</td>
<td width="84" valign="top">
$470.95
</td>
<td width="86" valign="top">
$486.43
</td>
<td width="85" valign="top">
$15.48
</td>
<td width="85" valign="top">
3.3%
</td>
</tr>
<tr>
<td width="149" valign="top">
MOSMAN
</td>
<td width="84" valign="top">
$612.91
</td>
<td width="86" valign="top">
$631.47
</td>
<td width="85" valign="top">
$18.57
</td>
<td width="85" valign="top">
3.0%
</td>
</tr>
</tbody></table>
 
Queensland
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="121" valign="top">
Suburb
</td>
<td width="97" valign="top">
Jan 2011 weekly rent average 
</td>
<td width="109" valign="top">
Jan 2012  weekly rent average
</td>
<td width="109" valign="top">
Average weekly rent difference in dollars
 
</td>
<td width="109" valign="top">
Percentage average weekly rent difference
 
</td>
</tr>
<tr>
<td width="121" valign="top">
ST LUCIA
</td>
<td width="97" valign="top">
$374.39
</td>
<td width="109" valign="top">
$391.07
</td>
<td width="109" valign="top">
$16.68
</td>
<td width="109" valign="top">
4.5%
</td>
</tr>
<tr>
<td width="121" valign="top">
TOOWONG
</td>
<td width="97" valign="top">
$364.20
</td>
<td width="109" valign="top">
$377.55
</td>
<td width="109" valign="top">
$13.35
</td>
<td width="109" valign="top">
3.7%
</td>
</tr>
<tr>
<td width="121" valign="top">
TARINGA
</td>
<td width="97" valign="top">
$356.15
</td>
<td width="109" valign="top">
$368.29
</td>
<td width="109" valign="top">
$12.14
</td>
<td width="109" valign="top">
3.4%
</td>
</tr>
<tr>
<td width="121" valign="top">
LOGAN CENTRAL
</td>
<td width="97" valign="top">
$235.29
</td>
<td width="109" valign="top">
$242.65
</td>
<td width="109" valign="top">
$7.35
</td>
<td width="109" valign="top">
3.1%
</td>
</tr>
<tr>
<td width="121" valign="top">
INDOOROOPILLY
</td>
<td width="97" valign="top">
$384.65
</td>
<td width="109" valign="top">
$396.62
</td>
<td width="109" valign="top">
$11.97
</td>
<td width="109" valign="top">
3.1%
</td>
</tr>
<tr>
<td width="121" valign="top">
BEENLEIGH
</td>
<td width="97" valign="top">
$249.25
</td>
<td width="109" valign="top">
$254.50
</td>
<td width="109" valign="top">
$5.25
</td>
<td width="109" valign="top">
2.1%
</td>
</tr>
<tr>
<td width="121" valign="top">
ENOGGERA
</td>
<td width="97" valign="top">
$274.44
</td>
<td width="109" valign="top">
$280.00
</td>
<td width="109" valign="top">
$5.56
</td>
<td width="109" valign="top">
2.0%
</td>
</tr>
<tr>
<td width="121" valign="top">
EAGLEBY
</td>
<td width="97" valign="top">
$257.69
</td>
<td width="109" valign="top">
$261.54
</td>
<td width="109" valign="top">
$3.85
</td>
<td width="109" valign="top">
1.5%
</td>
</tr>
<tr>
<td width="121" valign="top">
EDENS LANDING
</td>
<td width="97" valign="top">
$287.89
</td>
<td width="109" valign="top">
$288.42
</td>
<td width="109" valign="top">
$0.53
</td>
<td width="109" valign="top">
0.2%
</td>
</tr>
</tbody></table>
Source: RUN Property
 
</body></html>

Investor alert: Where rental properties aren't keeping pace with inflation

<html><body>
Multiple bathrooms are the most essential feature that buyers are seeking in their house purchases, according to a recent survey.
The survey found 42% seek more than one bathroom – followed by 41% who desire a quiet street.
A decent-sized backyard – with grass – was next most sought by about 34% of buyer, according to a survey of 114 estate agents.
The survey was commissioned by Turf Australia, the representative body of the turf industry, comprising more than 200 turf producers.
It concluded that home buyers are paying up to $75,668 for their backyard lawns.
The survey found Victorian lawns offer the highest value (19%) to a home, ahead of New South Wales (16%), Queensland and South Australia (12%), and Western Australia (9%).
It concluded in Sydney a lawn could add $83,600 to a $440,000 price, while Melbourne buyers could pay $79,800 more on a home of $420,000.
It found it wasn’t just the look the lawn added to the feel of a home, but more that buyers wanted a safe playing area for their children.
The Turf Australia report noted while Australians had changing ideals of a backyard – to incorporate strata living – that buyers nonetheless preferred real grass over pavers, synthetic grass, decking and concrete.
Apparently the turf industry felt the need to undertake the survey following recent media attention towards “nationwide community concern regarding the potential dangers of rubber, lead and other carcinogenic toxins often found in synthetic turf”.
It also wanted to point out that new types of grass are “not as thirsty as many believe,” and, of course, all have great environmental benefits.
The estate agents were asked to give rankings to the importance of just five chartacteristics: decent-sized backyard, quiet street, close to bus route/shops, off-street parking; and more than one bathroom.
Value of turf national real estate agent survey - summary of statistics:
<div align="center">
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td width="290">
Value a lawn adds to a property – averages: • National – 18% $75,668 on $420,375 home • Victoria – 19% $79,800 on a $420,000 home • New South Wales – 16% $83,600 on a $440,000 home • Queensland – 12% $48,600 on $405,000 home • South Australia – 12% $43,200 on $360,000 home • Western Australia – 8% $40,050 on $445,000 home
</td>
<td width="298">
House hunters want a lawn because: • Safe playing area for the kids – 73% • Adds to the look and feel of the property – 34% • For relaxation – 32% • Increases the re-sale value of a property – 25% • Environmental benefits – 11% • Gardening is a hobby – 14%
</td>
</tr>
<tr>
<td width="290">
Elements of a property most valuable to buyers: •More than one bathroom – 42%t •Quiet street – 41% •Decent sized backyard – 34% •Close to bus route / shops – 20% •Off-street parking – 13%
</td>
<td width="298">
Other interesting stats: •95% of Aussie buyers want real grass in their backyard •17% of house hunters ask their real estate agent for a lawn •80%  of Australians want a lawn at least 30% of their total property size
</td>
</tr>
</tbody></table>
</div>
Source: Turf Australia
 
 
 
</body></html>

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