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.

&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

[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>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

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>
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, according to Australian Property Monitors.
The December quarter result helped lift Melbourne to the position of second best-performing housing market in 2011 (behind Sydney) and the best-performing unit market.
Andrew Wilson, senior economist at APM, says the Melbourne improvement is being driven by increased buyer activity at the top end of the market while Sydney buying activity is coming from those at the bottom end.
Wilson says this result is significant “as it shows an end to a recent trend of falling prices over the past year, with the realistic potential for a sustained turnaround in some markets”.
“Looking forward, 2012 will provide mixed outcomes for housing markets, with some capital cities set to revive while others will remain flat.”
However, Monique Sasson Wakelin, managing director of Wakelin Property Advisory, disagrees that prestige buyers are pushing up Melbourne house prices.
“I disagree that it is being driven by the top-end prices. My view is the increase has been driven by upgraders with equity. It’s that group which have tended to anticipate the decline in interest rates,” she told the Australian Financial Review.
She maintains a cautious outlook, forecasting growth of 1% to 3% over 2012.
Recent December quarter figures put out by the <a target="_blank" href="https://www.propertyobserver.com.au/residential/melbourne-metro-house-prices-5.2-cheaper-than-a-year-ago-reiv/2012012253107">Real Estate Institute of Victoria </a> show a 36% increase house prices in affluent Kew and 14% gain in Prahran, but also strong gains in less affluent suburbs West Footscray (up 6.2%).
The outlook appears less rosy for Melbourne’s property investor market, with the <a target="_blank" href="https://www.propertyobserver.com.au/residential/the-nation-s-strongest-and-weakest-capital-city-rental-markets-sqm/2012012453139">latest rental vacancy figures from SQM Research</a> showing the Melbourne vacancy rate rising to 4.4% in December with more than 16,000 properties now available for rent – up from 3.4% and 12,300 vacant rental properties in November 2011.
Melbourne’s vacancy rate is more than twice that of Sydney (2%) and significantly higher than the national vacancy rate of 2.5%.
The figures also coincide with data released today by ING showing that <a target="_blank" href="/news">Victorian mortgage confidence plummeted</a> during the December 2011 quarter.
Overall, house prices were unchanged over the December quarter according to APM, while unit prices declined marginally, down by 0.5%.
Hobart (0.5%) and Adelaide (0.5%) were the two other capital city markets to record price gains over the quarter, while Sydney house prices were unchanged at $637,000.
The worst-performing housing markets over the past three months were Brisbane and Perth, both recording a decline of 1.2%.
<img src="/images/stories/apmjan251.gif">
Nationally house prices were down 3.5% over the year led by Brisbane (down 7.5%), Darwin (7%) and Perth (5.2%). The best-performing housing market for the year was Sydney, with prices down a marginal 1.3%, followed by Melbourne, where house prices were down 3.1% in 2011.
Canberra was the strongest-performing market for units in the December 2011 quarter with a 2.9% increase in prices to a median of $414,000, followed by Perth (up 2.1%) and Darwin (1.1%)
Melbourne unit prices in Melbourne fell by 0.9% during the December 2011 quarter to just under $400,000 while Sydney unit prices softened by 1.1% to just under $450,000.
Nationally, units outperformed houses during 2011, with prices falling just 1.6%
Melbourne unit prices were virtually unchanged over 2011, down just 0.2% for the calendar year.
By far the worst-performing unit market was Hobart, with prices down nearly 16% for the year.
Of the big-city markets, Brisbane registered a 5.8% drop for the year, but a slight recovery in the December quarter with a 0.4% gain.
<img src="/images/stories/apmjan252.gif">
 
</body></html>

lschlesinger-FZcF9M3vE6

Mixed messages in Melbourne's data as house prices increase slightly

<html><body>
Melbourne
16,007 vacancies representing a 4.4% rental vacancy rate compared with 12,937 vacancies a year earlier in December 2010. 
Sydney 
11,106 vacancies representing a 2% rental vacancy rate compared with 9,504 vacancies a year earlier in December 2010.
Brisbane
6,278 vacancies representing a 2.5% rental vacancy rate compared with 6,908 vacancies a year earlier in December 2010. 
Adelaide
2,731 vacancies representing a 1.9% rental vacancy rate compared with 2,040 vacancies a year earlier in December 2010. 
Perth
1,565 vacancies representing a 1% rental vacancy rate compared with 2,339 vacancies a year earlier in December 2010. 
Hobart
559 vacancies representing a 2.4% rental vacancy rate compared with 303 vacancies a year earlier in December 2010. 
Canberra
482 vacancies representing a 1.1% rental vacancy rate compared with 389 vacancies a year earlier in December 2010. 
Darwin
405 vacancies representing a 1.7% rental vacancy rate compared with 665 vacancies a year earlier in December 2010.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/sqmjan25large.gif"><img src="/images/stories/sqmjan25.gif"></a>
Source: SQM Research
</body></html>

jchancellor-FAypfDUnLy

The nation's strongest and weakest capital city rental markets: SQM

<html><body>
For most of this year Australians have had to read asinine media articles reporting purported experts predicting catastrophically large 20%, 40% and, <a target="_blank" href="https://www.propertyobserver.com.au/residential/incredible-prediction-of-australian-property-bloodbath-excites-twitter/2012012053102">last week</a>, 60% falls in domestic house prices. 
The fact that these individuals have no experience successfully forecasting housing market conditions seems to be utterly inconsequential to the journalists desperately seeking to peddle doom and gloom. 
The best information we have today suggests that Aussie house prices will have tapered by around 3.5% over the course of 2011. That’s right: less than one-tenth the decline sensationally predicted by the closely covered doomsayers (no prizes for guessing who I am referring to here). 
Wiser readers will realise that this is history repeating itself: the same individuals expressed the same opinions during the global financial crisis only to see Aussie house prices surge over 2009 and 2010. 
And now we have mounting evidence that the housing market is staging a slow recovery, as I’ve projected in these pages for some time. The key catalyst appears to have been the RBA’s decision to swing 180 degrees from expecting to hike interest rates to cutting them in November and again in December. A low core inflation result from the ABS today would significantly increase the prospect of a third delicious rate cut for home owners at the RBA’s February board meeting. 
The first tangible signs of the recovery derived from RP Data-Rismark’s November house price index release, which reported a marginal 0.1% increase in seasonally adjusted dwelling prices. This was the first rise in capital city home values since December 2010. Importantly, even stronger capital growth was found across Australia’s “regional” (i.e., non-capital city) markets. 
A key question that will be resolved next week is whether this November data was a once-off or indicative of a more sustainable theme. More specifically, will the preliminary November month result revise up or down, and what will the index tell us about the highly seasonal month of December? 
Today a second leading house price index provider, Australian Property Monitors, has echoed these findings, reporting that nationwide house prices actually ground out a tiny gain over the December quarter (the three months inclusive of October, November and December). 
The main take-away here is not that home values are inflating again: it is, on the contrary, that they are not falling, or falling at an accelerating rate, as Steve Keen has predicted. 
In today's release, APM comments, “Median house prices have risen nationally for the first time since September 2010, indicating early tentative signs of recovery in the housing market… The rise in the national median house prices reflects activity in the Sydney and Melbourne housing markets over the December quarter.” 
APM’s chief economist, Dr Andrew Wilson, adds: “This result is significant as it shows an end to a recent trend of falling prices over the past year, with the realistic potential for a sustained turn-around in some markets.” 
The coincidence between the APM and RP Data-Rismark house price index paths is especially encouraging because they use markedly different methodologies. APM’s index is based on a “stratified median” technique pioneered by Dr Anthony Richards (and colleagues) at the RBA. RP Data-Rismark uses a more sophisticated hedonic regression approach. Over the long term, the two indices tend to move very closely together. 
The recovery in housing activity, which seems to be occurring more rapidly than perhaps even I forecast, is entirely understandable. 
Australians have benefited from a tremendous improvement in housing affordability. Capital city house prices have not increased since May 2010. In fact, they have tapered by a cumulative 4.5% (one bad day for the share market!). At the same time, disposable incomes per household have risen by about 14%. On a longer-term basis, Rismark’s analysis suggests that disposable incomes per household have outpaced capital city dwelling prices by more than 15% since the end of 2003. 
The final nail in the affordability argument is, of course, mortgage rates. The RBA’s munificence has bequeathed borrowers with home loan rates that are now well below their 15-year averages. Ubank is offering variable rates of 6.14% and fixed rates of just 5.93%. 
If the RBA cuts again in February, and further thereafter, as some analysts believe they will, expect to see the return of rapid house price appreciation. As I've said before, housing (and bank-intermediated credit growth) will be the chief beneficiary of any interest rate relief.
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.
</body></html>

chrisjoye-JYhJsTrNRC

Aussie house prices could be on the rise again: Christopher Joye

<html><body>
The total land value of the Coffs Harbour local government area sits at $6.558 billion, a 3.6% jump over the July 2008 valuations, according to NSW Valuer-General Philip Western.
New land values have been issued to the council today to use in the determination of rates of the 26,518 properties in the Coffs Harbour local government area.
Over the three-year period the value of residential land throughout central, west and south Coffs Harbour, Toormina, Boambee and Sawtell generally remained steady. In the last year the median residential holding was steady at $165,000.
Some residential land in the northern beaches area showed a slight decrease in value, the Valuer-General says.
Sustained demand for a limited supply of available good-quality property has resulted in slight increases in values of rural residential land across most areas, particularly throughout the well-regarded Crossmaglen, Bonville, Middle Boambee, Karangi, Korora, Sapphire and Moonee localities.
Commercial land values had remained steady.
The median business landholding was steady at $530,000 over the most recent financial year.
Industrial land values have generally shown a slight increase, with the exception of industrial land in the Orlando Street/Lawson Crescent locality, which has decreased slightly over the three-year period in the face of increased competition from other industrial centres.
The median industrial value rose over the last year by 1.3% from $288,000 to $293,000.
The value of larger rural holdings, including retreat homesites, grazing and horticultural holdings, has generally shown a slight increase over the three-year period. In the past year there was a small jump from $258,000 to $259,000 for the median rural landholding.
Land values for grazing and larger rural homesite holdings throughout the Orara Valley, Bucca and eastern Dorrigo Plateau localities have increased slightly as demand generally continues to exceed the limited supply of good quality properties.
Western says the 2011 valuation program included the analysis of 352 residential sales, 10 commercial, 22 industrial and 127 rural sales.
Typical residential land values were:
<ul>
<li>809 square metres at Thirteenth Avenue, Sawtell valued at $261,000 </li>
<li>1,014 square metres at Cutter Drive, Coffs Harbour valued at $295,000 </li>
<li>700 square metres at Abel Tasman Drive, Coffs Harbour valued at $150,000 </li>
<li>500 square metres at Thrower Avenue, Coramba valued at $125,000</li>
<li>646 square metres at Barnes Street, Woolgoolga valued at $155,000 </li>
<li>843 square metres at Burns Crescent, Corindi Beach valued at $145,000 </li>
<li>570 square metres at Rutland Street, Bonville valued at $155,000 </li>
<li>697 square metres at Paperbark Street, Sapphire Beach valued at $320,000 </li>
</ul>
Typical commercial land values were:
<ul>
<li>544 square metres at First Avenue, Sawtell valued at $510,000 </li>
<li>397 square metres at Harbour Drive, Coffs Harbour valued at $715,000 </li>
<li>498 square metres at Harbour Drive, Coffs Harbour valued at $560,000 </li>
<li>1012 square metres at Park Avenue, Coffs Harbour valued at $635,000 </li>
<li>323 square metres at Beach Street, Woolgoolga valued at $428,000 </li>
</ul>
Typical industrial land values were:
<ul>
<li>2,100 square metres at Craft Close, Toormina valued at $250,000 </li>
<li>1,853 square metres at Lawson Crescent, Coffs Harbour valued at $315,000 </li>
<li>1,623 square metres at Featherstone Drive, Woolgoolga valued at $195,000 </li>
<li>2,028 square metres at Isles Drive, North Boambee Valley valued at $410,000 </li>
</ul>
Typical rural land values were:
<ul>
<li>30.9 hectares at Ferretts Road, Nana Glen valued at $375,000 </li>
<li>66.1 hectares at Grafton Street, Lowanna valued at $325,000 </li>
</ul>
Typical rural residential land values were:
<ul>
<li>6,054 square metres at Fig Close, Bonville valued at $240,000 </li>
<li>6,021 square metres at McRae Close, Boambee valued at $270,000 </li>
<li>8,094 square metres at Mt Bishop Road, Karangi valued at $245,000 </li>
<li>1.262 hectares at Heritage Drive, Moonee Beach valued at $240,000 </li>
<li>3,166 square metres at Shearer Drive, Woolgoolga valued at $180,000 </li>
<li>1.1 hectares at Red Rock Road, Corindi Beach valued at $265,000 </li>
</ul>
Typical hobby farm land values were:
<ul>
<li>10.1 hectares at Irvines Road, Bonville valued at $430,000</li>
<li>10 hectares at East Bank Road, Coramba valued at $326,000</li>
</ul>
 
</body></html>

Coffs Harbour land values up 3.6% over three years

<html><body>
As economists tell the Australian government to ready for another round of economic stimulus, Australians for Affordable Housing is calling on state and federal governments to make creating more affordable housing a national priority. 
This follows the release of the annual Demographia International Housing Affordability survey of 325 global housing markets, which classified Australia as having no affordable markets in 2011, with the <a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-and-melbourne-in-the-top-five-least-affordable-cities-in-the-world-demographia/2012012353110">majority of those markets classified as “severely unaffordable</a>”. Housing is the biggest cost-of-living issue in Australia, and this report is further evidence of the need for proactive government action on this issue. 
Australia has the worst housing affordability of any national market outside of Hong Kong, which is a terrible indictment and shows just how serious this problem is. 
The survey classified Melbourne and Sydney as “severely unaffordable”, with the cities’ median house price 8.4 times and 9.2 times the median income respectively. 
Although Australia’s national unaffordability ratio reduced from 6.1 times in 2011 to 5.6 times this year reflecting a slight fall in house prices, we must not ignore the fact that this still leaves Australia’s housing as “severely unaffordable”. 
This makes it the right time for governments to prioritise spending on affordable housing and prepare a stimulus plan focused on social housing, in anticipation of further economic problems in Europe. 
Social housing spending was the unheralded success story of the last stimulus package.  It didn’t just keep builders employed but delivered massive social benefits to some of our most vulnerable and disadvantaged people. 
By contrast the boost to the first-home owner’s grant simply supported house prices at record levels delivering a boost to those vendors who sold rather than providing benefits to renters seeking to get into the market.
Sarah Toohey is campaign manager of <a target="_blank" href="https://housingstressed.org.au/">Australians for Affordable Housing</a>.
</body></html>

stoohey-Wf4skQJiAL

Government intervention is needed to solve affordability crisis

<html><body>
I predict that this is going to be a boom year! 
But before you start wondering what I’m “on” to make a comment like that, let me explain: I believe this is going to be a boom year for fright. 
There is no shortage of scary stuff in the media. Things like "House prices are unaffordable!"; "Property prices will crash"; "Europe’s financial system will fall apart”; “Which economy will topple next?”; “It’s China’s turn for a property bubble”; “Will America go into recession again?"; "Britney Spears does it again!" 
Every year is a boom year Of course just about every year is a boom year for fright.
As far back as I can remember there have always been scary stories in the media.
And looking back over the years I have invested through many property slowdowns, share market crashes, periods of double-digit interest rates and periods when people thought housing was unaffordable or would never go up in value again. Yet despite all of this the value of my properties keeps doubling, allowing me to refinance and buy even more properties.
Like I said, there’s always bad news in the media. I remember in the late 1980s the cry was, "Don't buy houses... they can't go up in value. Your kids will never be able to afford them." Then there were similar headlines in late 2003 and predictions of our property markets collapsing in 2008.
There always seemed to be scary headlines about a grim future that could have given me plenty of reasons not to invest in property. Before the global warming crisis there was an over-population crisis with politicians, environmentalist and economists predicting massive food shortages, rioting in the streets and an impending collapse of society.
I even recall a panic about global cooling.
Of course, the media gets more mileage out of this type of story. Journalists find it hard to get readers’ interest reporting on the unemployment rate being well below the long-term average, an economy that is the envy of most nations, a resources boom the likes of which we haven’t seen in a century and 19 years of continuous economic growth for Australia. This is boring.
Take a long-term view As a property investor you need to take a long-term view and refuse to be scared by the next boogey man jumping out from behind the bushes.
To be successful you need to step back and take a big-picture view.
The fact is, this week somebody's getting married, somebody's looking forward to having a baby, somebody's getting promoted, somebody's getting transferred, somebody's getting divorced. A lot of people are happening to get rich.
This year more than 150,000 new households will be formed in Australia and they are all going to have to live somewhere. Those who can’t afford to buy will have to rent.
This means the long-term fundamentals – in fact the medium-term fundamentals – for our property markets are very sound. And if you take a long-term perspective, you'll be able to spot and act on opportunities that arise this year, as many potential home buyers and investors get scared by this boom year for fright.
Is this a year of opportunity? This could well be a year of opportunities for property investors who are willing and able to see the big picture.
But remember: what you look for is what you see.
If you look for bad news you’ll find it. On the other hand if you look for opportunities, you will find them. And boy, are there opportunities out there at present.
What determines property prices? While many factors, including supply and demand, affordability, interest rates and the economy, affect property values, I have observed:
<ul>
<li>Short-term property price movements (one to three years) are usually determined by market sentiment (which is currently very low)</li>
<li>Medium- to long-term property price movements are determined by two main factors: population growth and the wealth of the nation.</li>
</ul>
Despite what some people would like, strong population growth in Australia is a given (to replace our ageing baby boomers) and as a matter of fact so is our increasing wealth. I don’t think that anyone would argue that as a nation Australia will become wealthier over the next 15 years.
Australia is well positioned to benefit from the growth of Asia, which represents 50% of the world’s population. We have vast resources that will be required by our growing neighbours and we’re at the beginning of the mother of all resources booms.
However, rising property prices, decreasing affordability, changing sentiment and fluctuating supply were a volatile mix that caused our property markets to slump. And now we are in a buyers’ market.
But the funny thing is that buyers don’t buy in a buyers’ market – yet smart investors do! They recognise that the current market presents them with a smorgasbord of opportunities and they step up and take advantage of them.
I’ve found that when there’s lots of bad news people believe times are going to be tough forever, just like when things are good people forget the bad times ever existed and think that things are going to remain good forever.
Neither case is true!
In fact during booms people are most confident when they should probably be the least confident, as things can’t continue travelling at breakneck speed and above average rates of growth. Similarly, during the market slowdowns, things eventually turn around. Ironically, people have the least confidence when it’s more likely that things are going to improve – that is, when markets are near their lowest point.
Now is the right time to educate yourself and get set to take advantage of the opportunities that this stage of the cycle presents.
Yes, things have slowed, and property prices have fallen over the past 18 months. And they will continue to fall in some areas. But this is a normal part of the ups and downs of the property cycle. As always, while some people worry about the bad news and sit on the sidelines, astute investors will set themselves up for the next stage of the property cycle by purchasing well-located real estate.
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.
</body></html>

myardney-DFoGhGbSJX

This year will be a boom year – for scaremongering

<html><body>
The inclusion of Sydney in Savills landmark World Class Index highlights the city’s emerging standing in the world of prestige international property offering a safe haven for international investors, particularly from Asia.
The 2011 Savills report on the world’s 10 leading prestige property locations for international investors suggests Sydney is positioned to benefit from the both the “old” and “new” world economies that it bridges.
Savills NSW research director Simon Hemphill believes Sydney is seen as a stable old-world investment choice with a well-established luxury housing market, while also in close proximity to the booming new-world economies of Asia Pacific.
Luxury Sydney property also represents very good value on the global stage, according to Savills, which ranks Sydney as the cheapest location for global billionaires, while also offering the largest size of homes for the super-wealthy, at almost 1,900 square metres.
“Overall, Sydney still offers international investors great value and is extremely well-located to take advantage of Asian wealth if and when its policies restricting international buying are relaxed,” Hemphill says.
“Sydney is geographically very well placed to benefit from investment from frustrated Chinese and other Far Eastern investors, but they will need to open up their markets to such investors to trigger this,” according to Savills international research.
“The city’s undersupply of accommodation and high in-migration plus restrictions on new development, due to zoning and geography, are likely to keep prices the highest of any Australian city.”
Savills describes Sydney as beginning to display many of the common characteristics of the World Class city – constrained land supply, increasing pressure from overseas investors and high demand for prime accommodation – but it is unusual in offering very spacious living accommodation in relation to other leading international investment locations.
“Asian interest in residential developments within the Sydney metropolitan area is at an all-time high, with both Asian developers and private investors making substantial investments in the market,” Hemphill says.
“Anecdotally, almost a third of residential projects in the Sydney metropolitan area currently under construction or being actively marketed are owned by Asian development companies.
“Private investors from Asia also make up a significant portion of buyers for inner-city residential developments, such as the Frasers Property Central Park development in Broadway, in the Sydney market. Indeed, circa 25% of purchases made so far in the Central Park development were by south-east Asian private investors. This trend is set to continue, given the nature and location of a number of developments currently mooted in and around Sydney,” he says.
For more about Asian investors in Australian property, <a target="_blank" href="https://register.propertyobserver.com.au/foreign-investment-in-australian-property-markets/">download our free eBook.</a>
 
 
 
</body></html>

Sydney a ‘World Class’ city and a safe haven for Asian investors: Savills

<html><body>
Westfield has been awarded rights to develop, lease and manage the retail space at the Los Angeles airport, LAX, the sixth-busiest airport in the world and third in the US.
It’s a 17-year agreement with the Los Angeles Board of Airport Commissioners.
The forecast minimum revenue to Los Angeles World Airports (LAWA) is US$331.1 million over the full term, which comprises a two-year development period and a 15-year operational period.
Westfield and its concessionaires must invest no less than US$81.9 million in initial improvements and US$16.4 million in mid-term refurbishment improvements to four facilities: the existing Tom Bradley International Terminal (TBIT), the new TBIT currently under construction, Terminal 2 (LAX’s second-busiest international terminal), and the airport’s iconic Theme Building. The landmark Theme Building opened in 1961 with the building with observation level resembling a flying saucer on four legs.
The agreement covers a minimum of 7,828 square metres of concession area.
“Los Angeles World Airports is undertaking a US$4.11 billion modernisation program at LAX to improve customer service, safety and security at one of the most significant international gateways in the world,” advised LAWA executive director Gina Marie Lindsey in a Moodie Report update.
“Westfield is very proud to be selected to partner with Los Angeles World Airports in the transformation of Los Angeles International Airport,” says Westfield Group Chief Executive Officer Peter Lowy. “We are fully committed to bringing our global resources and development expertise to deliver an iconic, world-class airport experience.”
Westfield Concessions Management LLC was selected from three bidders.
Airport officials are planning to award another concessions management contract for terminals 1, 3 and 6 later this year.
Westfield currently has similar operations at nine other US airports, including New York/John F. Kennedy International, Boston/Logan International, Ronald Reagan/Washington National, Washington/Dulles International, and George Bush Intercontinental/Houston.
Westfield’s airport retail division has 16 years of airport concessions development and management experience at major US airports.
The group has investment interests in 122 shopping centres in Australia, the United States, the United Kingdom, New Zealand and Brazil, with a total value of assets under management in excess of US$59 billion.
In the US it has 55 shopping centres that are home to 9,000 specialty stores and comprise 5.85 million square metres of leasable space across the US.
In the Los Angeles area, it owns and operates nine shopping destinations including Westfield Century City, Culver City and Topanga.
LAX offers more than 600 daily flights to 91 domestic cities and more than 1,000 weekly nonstop flights to 56 cities in 32 countries on nearly 75 air carriers.
</body></html>

Westfield wins contract for LAX retail space

<html><body>
Tomorrow’s fourth-quarter inflation data is typically a key milestone for Australians focused on the future course of interest rates (i.e., savers and borrowers). Yet recent ructions in credit markets make the RBA’s decision-making process vastly more complex.
On the one hand, the RBA may throw caution to the wind and cut rates further and faster in order to have its desired effect. Alternatively, Australia’s central bank could conclude that its two cuts in November and December, which have been passed on by the banks, have supplied sufficient relief for the time being, and it can wait to gather better information. There is, after all, something to be said for stability. And there is little doubt that a rate cut that was not passed on by the banks could prove damaging and destabilising to community confidence.
But more on these nuances later. I want to begin by dealing with tomorrow’s data. The first chart below shows the path of core inflation in Australia since the middle of 2010 using the RBA’s published estimates. What you can see is that for five consecutive quarters core inflation was heading in one direction. The RBA ignored the two very high core inflation prints over the first half of 2011 (having pre-emptively raised rates in November 2010), and then cut rates twice in November and December partly on the basis of the very low 0.3% result in the third quarter.
Click image to enlarge
<a href="/images/stories/jan241.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/jan241thumb.gif"></a>
The RBA targets keeping core inflation between 2% and 3% per annum “over the cycle”. Since Glenn Stevens was appointed governor in September 2006, quarterly core inflation has, based on the RBA’s data, averaged 0.8%, or circa 3.2% per annum. Any credible judge would concede that the RBA would be uncomfortable with this track record.
Most analysts think the RBA will cut rates in February if the average of the two core inflation numbers prints at or below 0.6% tomorrow. Assuming no further revisions to the first three quarters of 2011, which is a critical rider, a 0.6% result would mean annual core inflation is sitting around 2.5%.
Ordinarily, the RBA would have to see core inflation falling towards, or below, the lower bound of its target band to justify cutting rates into stimulatory territory. If the core number comes out at, say, 0.5% or 0.6%, the RBA can argue that the six monthly pace of inflation is in the lower half of its band, and, further, that it is forecasting weak outcomes over 2012 and 2013.
Since Treasury estimates that the “natural rate” of unemployment is around 5% and the latest ABS estimate is 5.2%, which is around where it has been for the last 12 months, it is not necessarily the case that the labour market provides the RBA with the smoking gun it needs.
As the two question marks in the chart above highlight, the curve ball for the RBA will be if the third-quarter inflation numbers revise up materially, which is not something it would want to see, and the fourth quarter prints at 0.7% or higher. This would both put core inflation in the top half of the RBA’s target band, and perhaps more worryingly, suggest that the low third-quarter result was an anomaly that did not supply grounds for subsequent rate cuts.
No economists are forecasting core inflation greater than 0.7% tomorrow, so this would be a big surprise. Indeed, almost all economists believe that the risks are skewed to the downside, with the possibility of a very low, say, sub-0.3% outcome.
One issue is that the quarterly standard deviation in core inflation since 2000 has averaged about 0.2 percentage points. It is, as a consequence, plausible that we get a result that is well below, or well above, the “consensus view”.
As someone with a substantial home loan, I would instinctively like to see mortgage rates fall further. Let’s nevertheless suppose that it evolves into a line-ball decision for the central bank. There are some additional wrinkles that make this situation especially challenging.
The first relates to financial market stresses. When the RBA cut rates in November, it argued via its media voice-pieces that this was to be a once-off, technical adjustment to the cash rate to get it back to “neutral”. It pointed to the very low third-quarter inflation data as justification for this striking change in its position.
When the RBA then resolved to follow this cut up with another in December, it claimed that this was both a 50:50 call, and, further, not warranted by domestic economic conditions, which it stated were cruising along “at trend”. Its main focus was Europe, and the need to provide the financial system with insurance against adverse outcomes over the New Year period, especially since it was not planning on holding a board meeting in January.
One of the real-time measures of Australian financial market stress that the RBA says it watches closely is the “ITraxx credit default swap index”. Simply put, this gives an indication of investors’ daily estimates of the likelihood of Australian banks and companies defaulting on their loans. My next chart below illustrates the changes in the ITraxx index since the RBA’s November board meeting.
Click image to enlarge
<img src="/images/stories/jan242thumb.gif">
The good news is that the index has plummeted 17% since December 6th (when the RBA last met), and is 12% below its level at the time of the November meeting.
From a pure financial stability perspective, the RBA’s worst fears have not borne out. The eurozone has not collapsed, and the cost of government debt for most European nations has recently declined given the success of the ECB’s long-term funding operations. As a final helpful point, the run of data out of big trading partners, like China, India and the US, has been much better than most forecasters expected.
There is, however, a flipside to this slippery subject. While the credit default index has fallen strikingly, the new year has brought with it a dislocation in Australian bank funding markets.
Whereas the major banks were previously raising five year, AA- rated senior, unsecured funding at about 1.5 percentage points above the benchmark swap rate, that has now risen closer to two percentage points. This is primarily because of the <a href="https://www.propertyobserver.com.au/economy/stand-by-for-world-s-first-daily-house-price-index-christopher-joye/2011111552360">introduction of “covered bonds”</a>, which have forced a repricing of the cost of all Australian corporate debt in the last week or two.
In contrast to other bank debts, covered bonds are “secured” (as opposed to “unsecured”), and rated AAA rather than AA- (in the case of the four majors). They are, therefore, far safer than anything the banks have issued in the past with the exception of securitised home loans (known as residential mortgage-backed securities or RMBS, which also attract a coveted AAA rating).
Covered bonds have several advantages over RMBS, including: (1) they give investors recourse to both the bank and the assets (whereas RMBS only offers recourse to the assets); (2) the banks “overcollateralise” the bonds, which means investors are given security over assets worth more than the value of their capital commitment; and (3) investors can compel the banks to replace impaired assets with good ones (whereas in an RMBS issue you are stuck with the assets you get).
The problem for the banks is that even with all these advantages, AAA-rated covered bonds are pricing at about 1.7 percentage points over the benchmark swap rate, which means that everything else – which has lower ratings and higher risk – must price higher again. So we have seen, and could continue to see, a secular increase in the cost of corporate debt since the introduction of CBA’s covered bond into the domestic market last week.
The biggest casualties of this new dynamic are the non-major banks, which will not issue covered bonds because they are too expensive to do so. The short explanation as to why is that the non-major banks start with much lower credit ratings than their bigger cousins (because the latter are regarded as “too big to fail”), and in order to lift one of their covered bonds to a AAA rating, they would have to provide substantially more security (i.e., pledge more assets). In the words of one smaller bank CFO, it is simply “non-economic” for them to do so.
The bad news is that the cost of all the non-majors’ unsecured debt is now soaring, because it is regarded as so much riskier than the majors’ covered bonds. This will likely force many smaller banks to boost their deposit rates and focus on raising funds in the retail market, which is not a bad outcome for savers.
This is but a simple sketch of what is going on in bank funding land. It means that if the banks want to preserve their historic net interest margins, they would currently struggle to pass on a standard RBA rate cut of 0.25 percentage points. That in turn creates uncertainty for the RBA.
How much should they cut by if they want to do so, and how much community angst will this process create if they cut by, say, two standard moves (or 0.5 percentage points), and the banks only pass on one? Does a double rate cut send confusing signals to Australians about the prospects for the local economy (i.e., exacerbating the doom and gloom peddled by popular media)? And should monetary policy be used as tool to support bank margins, or are there more surgical solutions (such as public insurance)?
This is also complex for the banks, since the dislocation created by the advent of covered bonds creates extreme uncertainty for the major and, particularly, non-major banks as to what their “steady-state” cost of funds will ultimately be. The bottom line is that nobody knows.
If core inflation settles at around the mid-point of the RBA’s target band and the European imbroglio looks to be sorting itself out, there is a case for the RBA remaining on the sidelines until it gets better information on the effectiveness of its own policy. If, on the other hand, core inflation surprises on the downside, we should get more rate relief one way or another, which would be a welcome boon for borrowers and the housing market.
The ramifications of a high fourth-quarter inflation number and upward revisions to the low third-quarter print are possibly quite calamitous for our independent central bank.
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.
</body></html>

Inflation milestone: The RBA is in uncharted territory in deciding next rate movement: Christopher Joye

<html><body>
The glut of property sitting unsold on the market means 2012 buyers could find reduced prices in capital city markets given vendors face lengthy blowouts in the number of days on market before sale.
Premium housing has recorded the highest blowout in the average time on market before sale, according to a RP Data survey.
Perth’s Cottesloe houses are currently taking up to 160 days to sell, up by 74 days over the year.
The prestigious suburb of Mosman Park on Perth’s Swan River recorded a 59 day blowout in days on market with homes in the suburb currently taking about 123 days to sell.
“The inner areas of each capital city have often recorded some of the largest increases in the average selling time,” says senior researcher at RP Data Cameron Kusher.
“This reflects the broad trend of premium housing markets recording weaker conditions than lower-priced markets.”
“In regional areas – although coastal markets have been the weakest performers in terms of value growth – these markets have generally been underperforming for some time and in many instances have not recorded a substantial increase in time on market over the past year,” he says.
The data records the greatest increase over the 12 months to October 2011.
According to Kusher, with housing markets transitioning out of a growth cycle over the past 12 months and value falls experienced across most regions, vendors have found it increasingly difficult to sell their properties.
“We are now seeing an increase in the amount of stock available for sale where it has risen to record highs over the year.
“Vendor discounting levels have increased and the negotiation process has taken longer.
“Subsequently, the average time on market has risen across most regions,” he says.
Kusher notes unit markets within the outer suburbs recorded the greatest increase in time on market.
Across regional Australia, Plantagenet in south-west Western Australia has recorded the greatest increase in the average time on market for houses, with the average selling time increasing by 123 days over the past 12 months. The Plantagenet council area also has the highest average selling time for houses of all Australian council areas, at 235 days.
Regional areas of Western Australia, South Australia and New South Wales account for the vast majority of council areas highlighted.
The Central Coast council area on Tasmania’s northern coastline sandwiched between Burnie and Devonport recorded the greatest increase in the average time to sell for a unit over the year, with units now taking 166 days.
The time it takes to sell has increased by 104 days over the past year.
Across the regional areas of the country, seven council areas in both New South Wales and Victoria have been among those to record the greatest increase in average time on market, followed by six in South Australia.
 
 
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News