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

<html><body>
It looks like the Australian housing market will be a “tug-of-war” this year with low interest rates pulling hard on one end of the rope and economic uncertainty joining forces with subdued prospects for economic, income and employment growth at the other. 
I expect the economic side of the equation to win out in the near term, influenced in the first half of 2012 at least by continuing global financial turbulence. This is likely to cause the RBA to drop interest rates once or twice in the first half of the year, and this should underpin our property markets. 
However, renewed economic strength is likely to return in 2013, and with it higher interest rates. 
Among all the bad news, there is always good news…
 
While I can see value of some properties falling further in the first half of this year (2012 is likely to be another bad year for top-end and holiday property), prices have stabilised in some suburbs and they haven’t stopped rising in others – in particular Sydney’s inner-suburban market.
What’s ahead? 
The long-term trend of our property markets is fuelled by the fundamentals of supply and demand (and this will be driven by our population growth) and our ability to pay more for housing (which will be underpinned by a nation that is going to become wealthier as the resources boom takes hold.) 
However in the short term, market sentiment will affect our property markets, as it always does. 
Last year ongoing economic uncertainty, the worry of rising interest rates for much of the year, decreasing affordability and political uncertainty were a volatile mix that stalled the property markets. 
So here are the factors that will affect our property markets that I’m going to watch out for this year. 
1. The European situation.
Every time it seems that our friends in Europe have reached agreement on a deal to solve their problems another bogeyman jumps out from the shadows.
If the European Union breaks up or the region slumps into a prolonged recession, the consequences could be:
<ul>
<li>A further dampening of general business and consumer confidence</li>
<li>A knock-on effect to other economies including the US and China, which both export a significant amount of goods to Europe. The eurozone only accounts for less than 10% of Australian exports, but we could be affected by the impact on our trading partners in Asia.</li>
<li>Effects on the global financial system. It is possible that it will be more difficult to get loans from Australian banks because international inter-bank lending could freeze up as it did at the beginning of the GFC. </li>
</ul>
What this means is that now may be a good time to top up your financial buffers while you can, even if you don’t intend to buy more properties this year. 
Topping up your line of credit shouldn’t cost you anything, and of course you don’t pay interest on your unborrowed limits. 
Wise investors use these lines of credit to buy themselves time. Maybe that’s what you need, just in case 2012 pans out to be a difficult time for Aussie banks. 
2. A slowing in China 
China’s growth and its requirement of our resources have bolstered the Australian economy. 
China’s economy is slowing down now and catching its breath, and this won’t be helped if Europe falls into recession. 
By the way, it looks like the US is turning around and should strengthen over the year (with a US election looming), however unforeseen global events could slow the US economic recovery. 
3. Interest rates
Interest rates are likely to remain low worldwide, and I expect the Reserve Bank to try and bolster both consumer and business confidence by dropping interest twice more in the first half of this year. 
This plus flat property prices should underpin housing affordability and put a floor under property prices. 
One question many are asking is: will the banks pass on all of these rate cuts? 
4. Inflation
One of the reasons the Reserve Bank lowered interest rates is because inflation sat within its “safe range”, and local inflation should again remain under control for much of next year. 
However, our improving economy and the ongoing resources boom may cause inflation to take off again over the next few years, which could make things more difficult to live with if you’re in the “low-speed” non-mining part of the economy. 
The time may come to lock in some of your loans and take advantage of fixed interest rates when they are historic low levels. 
It may also be a good time to get set for the next stage of the economic and property cycle and buy the right type of property – one that will be a good hedge against inflation. 
5. Watch out for the X factor
Many years ago I learned from economist Don Stammer that we need to allow for an X factor: the big influence that had not been generally predicted or allowed for but that comes out of the woodwork and has a marked effect on the economy and our investment markets. 
This means I’m going to allow for uncertainty and surprises throughout the year. 
What does all this mean?
There’s no sugar-coating it: last year most of Australia was in the slump stage of the property cycle, but this year the cycle will move on, as it always does. And the next stage is the stabilisation phase of the cycle.
<img src="/images/stories/yardneygraph.jpg">
You see, the markets don’t move directly from the downturn phase to a property upturn. There is a period of time where buyers return and take up the slack before prices start rising. 
And I expect more buyers to return to the market this year when they realise prices won’t fall any further. 
By the way, the stabilisation phase is a great time for savvy investors to get set for the upturn stage of the cycle.
 
This year may be a good time to buy property – I have always found it a good time to buy when everybody tells you that property is a bad investment. Now is the time to get set for the future. 
Michael Yardney is the director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
For more forecasts for 2012, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-property-forecasts-for-2012">download our free eBook</a>.
 
 
 
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myardney-DFoGhGbSJX

What 2012 has in store for Australia's property markets

<html><body>
<table width="341" cellpadding="0" cellspacing="0" border="1"></table>
<table width="341" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="bottom" nowrap width="101">
Postcode
</td>
<td valign="bottom" nowrap width="101">
Suburb
</td>
<td valign="bottom" nowrap width="139">
Median unit price
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2600
</td>
<td valign="bottom" nowrap width="101">
DEAKIN
</td>
<td valign="bottom" nowrap width="139">
$785,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2600
</td>
<td valign="bottom" nowrap width="101">
YARRALUMLA
</td>
<td valign="bottom" nowrap width="139">
$784,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2602
</td>
<td valign="bottom" nowrap width="101">
AINSLIE
</td>
<td valign="bottom" nowrap width="139">
$725,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2603
</td>
<td valign="bottom" nowrap width="101">
FORREST
</td>
<td valign="bottom" nowrap width="139">
$700,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2600
</td>
<td valign="bottom" nowrap width="101">
BARTON
</td>
<td valign="bottom" nowrap width="139">
$600,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2605
</td>
<td valign="bottom" nowrap width="101">
GARRAN
</td>
<td valign="bottom" nowrap width="139">
$542,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2607
</td>
<td valign="bottom" nowrap width="101">
ISAACS
</td>
<td valign="bottom" nowrap width="139">
$522,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2605
</td>
<td valign="bottom" nowrap width="101">
HUGHES
</td>
<td valign="bottom" nowrap width="139">
$515,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2611
</td>
<td valign="bottom" nowrap width="101">
DUFFY
</td>
<td valign="bottom" nowrap width="139">
$498,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="101">
2612
</td>
<td valign="bottom" nowrap width="101">
TURNER
</td>
<td valign="bottom" nowrap width="139">
$485,000
</td>
</tr>
</tbody></table>
Source: RP Data
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cknowlton-QnEa6ntUYP

Top 10 most expensive ACT suburbs for units: RP Data

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Aussie entrepreneur Dick Smith has promised to do all he can to devalue the electronics brand that still bears his name if Woolworths sells the business to foreign owners.
Woolworths has said it will close more than 100 stores in the chain and look to offer consumers electronic products through its own stores and discount brand Big W following years of underperformance.
Smith, who is also a "Buy Australian" campaigner, says there will be a “real problem if Woolworths do sell it to a foreign-owned company”.
"I'll rubbish them the whole time. They wouldn't want to pay much,” he told Fairfax media.
As a “proud Australian” Smith is opposed to foreign ownership of Australian brands.
"I would just point out all the time that this is further destruction of Australia,” he says.
Smith says he understands why Woolworths wants to sell
“I think they're doing a sensible thing and they've owned Dick Smith for 30 years and made a fortune out of it, but once the growth is gone, which I think it has in that field, I can understand them selling it."
 
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lschlesinger-FZcF9M3vE6

Dick Smith promises to undermine Woolworths if it sells his brand to foreign owners

<html><body>
<table style="width: 351px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="101" nowrap valign="bottom">
Postcode
</td>
<td width="114" nowrap valign="bottom">
Suburb
</td>
<td width="136" nowrap valign="bottom">
Median house price
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4005
</td>
<td width="114" nowrap valign="bottom">
NEW FARM
</td>
<td width="136" nowrap valign="bottom">
$1,250,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4006
</td>
<td width="114" nowrap valign="bottom">
NEWSTEAD
</td>
<td width="136" nowrap valign="bottom">
$1,167,750
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4000
</td>
<td width="114" nowrap valign="bottom">
SPRING HILL
</td>
<td width="136" nowrap valign="bottom">
$865,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4101
</td>
<td width="114" nowrap valign="bottom">
SOUTH BRISBANE
</td>
<td width="136" nowrap valign="bottom">
$820,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4064
</td>
<td width="114" nowrap valign="bottom">
PADDINGTON
</td>
<td width="136" nowrap valign="bottom">
$780,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4101
</td>
<td width="114" nowrap valign="bottom">
HIGHGATE HILL
</td>
<td width="136" nowrap valign="bottom">
$780,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4169
</td>
<td width="114" nowrap valign="bottom">
KANGAROO POINT
</td>
<td width="136" nowrap valign="bottom">
$750,000
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4006
</td>
<td width="114" nowrap valign="bottom">
HERSTON
</td>
<td width="136" nowrap valign="bottom">
$727,500
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4102
</td>
<td width="114" nowrap valign="bottom">
DUTTON PARK
</td>
<td width="136" nowrap valign="bottom">
$727,500
</td>
</tr>
<tr>
<td width="101" nowrap valign="bottom">
4101
</td>
<td width="114" nowrap valign="bottom">
WEST END
</td>
<td width="136" nowrap valign="bottom">
$695,000
</td>
</tr>
</tbody></table>
Source: RP Data
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Top 10 most expensive Brisbane suburbs for houses

po-LsXgBTHBmX

Perth sales volume up 23% on this time last year: REIWA

<html><body>
Woolworths has signalled that it will sell off the troubled Dick Smith chain following a structural review of the business, also announcing that it will close up to 100 stores over the next two years.
The announcement comes after an analysts' report from CSLR that predicted the company would close over 100 stores in the chain.
According to a statement this morning, Woolworths said that its consumer electronics chain will remain important for Woolworths through its Big W chain and its multichannel offer.
"A strategic review, announced in November 2011, concluded that Woolworths' main strengths are primarily in larger format, multichannel, high volume retail segments with market-leading positions," the company said in a statement.
"The future of the Dick Smith business, which is profitable, experiencing positive sales growth and has a strong brand position, could be better realised through new ownership."
The review found that investment and management attention given to Dick Smith "has been disproportionate relative to its position within the Woolworths' group".
With the company now focused on increasing activity in core trading divisions, the company agrees separating the model from the company is the best option.
"A divestment of Dick Smith will enable the Woolworths group to focus more investment on serving customers in its core business with a strong multichannel offer, backed with market leading fulfilment systems and an effective store network," chief executive Grant O'Brien said in a statement.
Staff affected by the closures will be moved around in the Woolworths group, the company said.
Recently CSLA analysts David Thomas and Richard Barwick <a target="_blank" href="https://www.propertyobserver.com.au/retail/analysts-predict-dick-smith-to-close-190-stores-as-pressure-weighs-on-retail/2012012353112">suggested Woolworths close 190 Dick Smith stores.</a>
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
 
 
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pmcstafford-pr9eMARWoN

Woolworths to sell struggling Dick Smith chain and close 100 stores

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Capital city dwelling prices fell 0.2% in December on a seasonally adjusted basis, with Melbourne dwelling values down 0.5% and Perth values down 1.6%, according to the latest RP Data- Rismark Home Value Index.
The small national drop in dwelling values in December follows an upwardly revised 0.4% rise in dwelling values in November (preliminary data showed a 0.1% increase).
Over the 2011 calendar year, capital city dwelling prices are down 3.6% while regional values are down 2.9%.
For the December 2011 quarter Melbourne dwelling prices were down 1.4% while Perth values were down 2.1%, making the WA capital the weakest capital city market.
There are now two reports suggesting Melbourne dwelling prices are continuing to decline, <a href="https://www.propertyobserver.com.au/residential/mixed-messages-in-melbourne-s-data-as-house-prices-increase-slightly-apm/2012012553140" target="_blank">with one suggesting they are increasing</a>.
Sydney housing has been the nation’s best performer, with dwelling values up 0.4% in December and by 0.7% over the quarter.
<img src="/images/stories/rpjan31.gif">
Melbourne has the weakest rental market, with gross rental yields of 4% for houses and 4.3% for units.
Darwin is returning property investors the strongest rental yields – 5.6% for houses and 6% for units.
Rismark director Christopher Joye expects the Melbourne and Perth figures to be cast in “a more positive light” when they are revised in February.
According to Joye, preliminary estimates for December and January can be difficult to interpret due to lower sales volumes and tardiness in some city valuer-generals’ offices in transferring transaction information over the holiday season.
“It just so happens that these cities’ valuer-generals are probably the worst offenders when it comes to the timely transmission of data,” Joye says.
“What makes the Melbourne and Perth numbers especially suspect is that they come on the back of solid seasonally adjusted gains in November, which have been reconfirmed with RP Data-Rismark’s latest index analysis.
Previous house price data has sent out mixed messages about where Melbourne house prices may be heading.
Last week, Australian Property Monitors (APM) surprised most pundits by reporting that Melbourne house prices increased 1.1% over the December 2011 quarter to a median of $538,000, the best result for all capital cities and the first quarterly rise since December 2010.
End-of-year figures put out Residex in mid-January show that <a href="https://www.propertyobserver.com.au/residential/melbourne-leads-nationwide-drop-in-house-prices-in-second-half-of-2011-residex/2012011753062">Melbourne house prices fell sharply in the second half of 2011</a> to be down 3.28% annually having recorded positive annual growth of 1.58% by mid-2011.
According to Residex, Perth house prices declined by 3.76% for the year, having been down 2.21% for the year six months ago.
Raw RP Data- Rismark  results (not taking into account seasonal factors) show capital city dwelling prices down 1.2% over December with Perth values down 1.9% and Melbourne values down 1.7%. According to the Austalian Bureau of Statistics (ABS) seasonally adjusted figures provide a more accurate month-on-month comparison.
"Seasonal adjustment allows for and removes the regular, reoccurring influences that could distort the short term view of what is happening," says the ABS.
 
 
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Dwelling prices down 0.2% in December 2011, with Melbourne and Perth hit hardest: RP Data-Rismark

<html><body>
Financial adviser and breakfast TV presenter David Koch stands firmly behind his assessment that the Sunshine and Gold coasts are “catastrophes” and says investors should not trust the views of local estate agents and journalists.
Koch has hit back after local newspapers and estate agents told him to do his homework before making such remarks about these markets.
Both the <a target="_blank" href="https://www.propertyobserver.com.au/queensland/sunshine-coast-mayor-slams-kochie-for-catastrophic-warning-to-property-investors/2012012353114">Sunshine Coast mayor and the head of the local real estate institute</a> say Koch is wrong about their market, pointing to a recent turnaround in building approvals and reeling off a string of famous residents as evidence.
Writing on his blog, Kochie.com.au, he acknowledges that he and his wife Libby have “upset Gold Coast and Sunshine Coast real estate agents” but says they has done the necessary research and the numbers stack up.
“The local real estate agents took to the Sunshine Coast Daily and Gold Coast Bulletin to ‘correct us’ with some stern comments about our view… They told me I should do a little more homework before making statements like this,” Koch says.
“Well let me assure you I had already done my homework and have the necessary fodder to back up my statements,” he says He says the following market facts support his view:
“Gold Coast house prices are down 15.1% from their peak in March 2010, falling from $568,000 to $482m500.
“Home units also peaked in March 2010 at $400,000, and have since fallen 15% to $340,000 in the December 2011 quarter
“On the Sunshine Coast house prices are down 13.9 % from their peak in December 2009 falling from $505,000 to $435,000
“Home units peaked in June 2010 at $367,500 and have dropped 16% to $309,000 at December 2011.
“SQM Research (an independent property research firm) is predicting another 7% to 9% across-the-board fall in value in the region in 2012.
Kochie also points out: “In any survey of trustworthiness real estate agents and journalists always appear at the bottom of the list.
“So dear reader you haven’t got much to choose from. But please note that I have no reason whatsoever to be making inaccurate statements. I have no issue with this area, but it’s my job to tell it how it is. And the bottom line is that property investments in these two locations are historically volatile, and right now in pretty bad shape,” he says.
“There are still massive amounts of stock on the market and it’s not going down.”
While he acknowledges that that building approval figures “rattled off” by Coast newspapers are “well and good”, he says the region “is already suffering a major oversupply, and having building approvals is no proof of a healthy market. It just means more supply in a low-demand area. Places are being built, but they’re not being bought.”
“Property is always about demand and supply. If there’s a lot of supply and weak demand then pressure is on prices to fall to attract buyer interest.”
He also includes a chart from SQM Research which shows Gold Coast listings are just as high as back in 2008, “though there has been a slight down trend in recent months.
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/gold.gif"><img style="border-style: initial; border-color: initial;" src="/images/stories/goldthumb.gif"></a>
Click to enlarge
As far as the Sunshine Coast market is concerned, Kochie says stock levels are “still clearly rising”.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/sunshine.gif"><img style="border-style: initial; border-color: initial;" src="/images/stories/sunshinethumb.gif"></a> 
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Kochie sets his sights on estate agents and journalists in Queensland property 'catastrophe' stoush

<html><body>
Australian banks are more concerned about political interference and regulation than their global counterparts, according to the PricewaterhouseCoopers (PwC)/Centre for the Study of Financial Innovation latest Banking Banana Skins survey. 
The 13 Australian banks that took part in the survey agreed with their global counterparts that macroeconomic risk – the crisis within the global financial system and Europe in particular – is the biggest threat to their operations. 
But Australian banks rated political interference and regulation as far bigger risks than foreign banks, while being less concerned about credit risk and capital availability.
Banking anxieties: Australia vs the world
<table style="width: 470px;" border="0"><tbody>
<tr>
<td>Top Five Global banking risks</td>
<td>Top Five Australian banking risks</td>
</tr>
<tr>
<td>1. Macroeconomic risk</td>
<td>1. Macroeconomic risk</td>
</tr>
<tr>
<td>2. Credit risk</td>
<td>2. Political interference</td>
</tr>
<tr>
<td>3. Liquidity</td>
<td>3. Liquidity</td>
</tr>
<tr>
<td>4. Capital availability</td>
<td>4. Regulation</td>
</tr>
<tr>
<td>5. Political interference</td>
<td>5. Credit risk</td>
</tr>
</tbody></table>
The findings are telling coming just over a week before the RBA meets on February 7 to decide on interest rates and following the December rate cut debacle when some banks took two days before eventually deciding to cut rates in line with the RBA’s 25-basis-point reduction.



After the December rate announcement some banks slammed the government for putting pressure on them to pass on rate cuts in full (in the face of higher funding costs) culminating in <a href="https://www.propertyobserver.com.au/economy/anz-keeps-rates-unchanged-in-first-independent-call/2012011353034">ANZ de-coupling its rate decisions from the RBA</a>, with Bendigo and Adelaide Bank also considering making independent interest rate decisions.



Aside from the political pressure banks have also warned that new capital holding requirements under Basel III as well as a proposal from the International Monetary Fund that they adopt even tougher capital requirements to guard against a collapse in the country's property market would lead to credit rationing and higher interest rates.



One Australian respondent commented as part of the survey: “Excessive / over regulation could reduce lending support from banks, and potentially lead some banks to increase credit risks to offset costs from regulation. Protectionist policies ... stifle banking competition”.



In December last year, then Commonwealth Bank boss Ralph Norris warned that regulator APRA’s hard-line stance on enforcing new global banking rules could result in higher interest rates and a credit squeeze.



According to the PwC, the Australian results reflect “uncertainties in the economic environment and the long journey the Australian banks still have to navigate through ongoing regulatory reforms that are still taking shape”. 



Overall, the global survey of more than 700 banks, regulators and market observers found globally anxiety levels are at their highest levels since they were first collected by the Banking Banana Skins survey 13 years ago. 



PwC says the rise in anxiety levels is not surprising “given the global financial system, and Europe in particular, is skirting on the edge of a fresh crisis”. 



“Certain developed economies are fighting hard to gain momentum amidst painful austerity measures. Regulators, both here and offshore, have responded by unleashing an unprecedented amount of new, often highly complex, regulations. 



However, while Australian banks are better prepared for a global crisis (scoring 3.21 versus 2.96), they are more anxious (3.28 versus 3.15) than their global banking peers.



“What will surprise many is how acute the anxiety is for Australia’s bankers, especially when the relative resilience of the nation’s banks and wider economy are considered,” comments PwC.



“To some extent this no doubt reflects the increasing gloom that bankers – no matter which country they work in – regard the immediate future. On a deeper level, it reflects uncertainties in the economic environment and the long journey the Australian banks still have to navigate through ongoing regulatory reforms that are still taking shape.”



“Despite the higher levels of anxiety, Australian bankers feel more prepared to deal with these risks than overseas counterparts. However, the response in Australia came exclusively from bankers; whereas countries with lower scores had input from observers and regulators who tended to be more sceptical.”

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Australian banks worried about government intervention but not so much borrowers' credit risk: PwC survey

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Will commercial property investors and businesses be starved of ready funds during 2012?
The banks seemed to be protesting about the increased cost of offshore borrowing and are using that as their excuse for not wanting to pass on any future RBA rate reductions in full.
But are they really telling you the whole truth?
Since 2008, the banks have reduced their dependence upon offshore funding by a third — now providing only 20% of their funding needs. In turn, they have raised (from 40% to 50%) their contribution from domestic deposits.
As such, their overall exposure to the European crisis has been significantly reduced. But what if things were to get worse? How would it look then?
During the early stages of the GFC, the Australian dollar fell as commodity prices collapsed.
But our dollar has now proven itself to be a safe haven — with foreign governments eagerly buying Australian 10-year bonds. This has driven yields down from 5.5% per annum early last year to where they currently sit, at around 3.8% per annum.
Unlike most Western countries, Australia still enjoys an envied AAA credit rating. And the Gillard government wants to ensure banking stability, along with a steady flow of funds throughout the system.
Therefore, if global conditions were to worsen or there were any suggestion of a funding shortage frustrating the banks, the government would undoubtedly extend its guarantee facility to them — as it did during the GFC.
That would have a twofold benefit:
The banks would then be able to borrow cheaply, backed by the AAA rating of the Australian government.
Plus any reduction in the cash rate by the RBA would immediately be passed on in full — given that the taxpayers would effectively underwrite the banks' wellbeing.
Bottom line: Because of Australia's rather unique economic position, it is well placed not only to survive any further global upheaval but actually emerge stronger as a result of it.
Therefore, as a commercial property investor, you need to grasp this window of opportunity and secure some well-let property now, ready to ride the underlying growth wave over the next five to six years.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a target="_blank" title="Chris Lang's blog" href="https://his-best.biz/">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
 
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