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

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

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

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

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

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

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

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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Why are some property investors able to grow significant wealth while others who have the same information, the same opportunities and the same resources are just not able to make a success of their investments?
Here's why: While certain knowledge, techniques and strategies are critical in becoming a successful property investor, it is just as, if not more important, to have the right mindset.
The fact is that both poverty and riches are the result of a state of mind, which means you must develop a prosperity consciousness and become financially successful in your thinking before you can achieve it in reality.
<h3>Why you must change first</h3>
One of the most important steps you can take along your road to financial independence is a change in your mindset, your way of thinking. This must happen before anything else happens, because most of us were programmed to fail in our early childhood.
Much of what we know about money is based on false assumptions because we've been taught a range of myths and misconceptions about what it takes to create wealth.
Most Australian's were taught to think "poorly" by their parents, teachers and the media. And they just take for granted what they were told in much the same way as others assumed the world was flat. As a consequence only a small percentage of Australia's join the ranks of the wealthy.
How can they? They are building their foundation of wealth on a shaky groundwork.
Let's have a look at some of the false assumptions you may have been taught.
<h3>1. A good job will make you wealthy</h3>
Many of us were taught to get an education, find a good job and work hard at it. But this rarely leads to wealth. You become rich when small efforts produce large results. Poverty is when large efforts produce small results.
You should see a job as a temporary inconvenience, a method of generating cashflow for living expenses while you grow your property portfolio, which will eventually become your source of financial independence.
<h3>2. Saving is good</h3>
How many millionaires do you know who became wealthy by saving their money? Don't get me wrong – saving is a required discipline when you begin your investment journey because you need to save your funds to develop a big enough kitty to invest in growth assets, but you can't save your way to wealth.
<h3>3. Debt is bad</h3>
While there is some truth to this, it depends on what kind of debt you are talking about. Consumer debt is bad, so avoid borrowing money to buy things that go down in value. But borrowing money to invest is another story. You can not become wealthy without some form of investment debt. Borrowing to purchase investment properties is a wise use of investment debt.
<h3>4. Failure is bad</h3>
I have had my share of failures and mistakes and I used to be ashamed of them, until I realised that failure is a part of success. A very important part.
If you develop a positive mental attitude about failure you can learn a great deal from it. One of my early mentors had gone broke three times before he became one of Australia's most successful property developers. In fact, I don't know any successful people who have not risen to the top without some failures.
Successful people often have more failure than failures do. But they keep going. Failure is not bad. In fact, one good failure can teach you more about success than years of studying at university. Failing can be the best thing that ever happened to you
<h3>5. Wealth is measured by material possessions</h3>
It took me many years to realise that wealth is much more than money. Money is just one of the appearances of wealth, which is really a state of mind, an attitude. Wealth is your thoughts, not your things. You can become wealthy without having lots of money and you can be rich yet not wealthy.
<h3>6. Abundance not scarcity</h3>
Successful investors have a feeling of abundance, while many Australians have a scarcity mindset. They see wealth as a win/lose game. A dirty business in which the rich take advantage of the poor. That's why they have come up with the expressions such as "filthy rich" or "dirty money".
The truth is, whatever amount you get has nothing to do with how much or how little anybody else has. It never has and it never will. Those with an abundant mindset believe they don't have to steal from your pile in order to get create a larger pile for themselves. Your wealth is in addition to and not in subtraction to anybody. Unless you truly believe this you will always suffer from wealth inhibition.
The sad reality of life is that because of their programming many people assume that wealth is the result of luck, connections or inheritance. The last thing they want to hear is the plain truth that the rich think differently from the average Australian, or that they have a different mindset and different expectations when it comes to money.
<h3>How do you develop a wealthy mindset?</h3>
The first step is to understand how your programming as a child has caused you to make certain assumptions that have now become your reality – the way you filter what comes into your mind from the outside world.
Then you need to model wealthy people who have gone before you and done what you want to do. Look at successful investors and study what they do, how they behave and how they think, and then do the same.
And guess what? By taking this approach you can often repeat their success.
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.
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myardney-DFoGhGbSJX

Six ways successful property investors think differently

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Canberra landlords, capitalising on the housing supply shortage, increased asking rents rising 6.4% in the final three months of 2011.
Data from Australian Property Monitors shows asking rents for Canberra houses rose $30 to a median of $500 a week.
The four other capital cities to notch house rental rises over the quarter were Brisbane, up 2.7% to $380, Perth, up 2.6% to $400, Adelaide, up 1.5% to $340, and Sydney, up 1% to a $500 median weekly asking rental for houses.
<img src="/images/stories/rentapm1.jpg">
Melbourne, Darwin and Hobart recorded no increases in median asking weekly house rentals over the December quarter.
<img src="/images/stories/rentapm2.jpg">
APM concluded that nationally rentals had resumed upward growth after flat results over the previous two quarters.
The national median weekly asking rents for houses rose by 1.1% in the December quarter, with rents for units rising by 1.4%.
The increased rentals over the December quarter for both houses and units indicated increased competition for accommodation particularly from first-home buyers struggling to secure property in the marketplace, APM senior economist Dr Andrew Wilson says.
<img src="/images/stories/rentapm3.jpg">
“The Sydney, Perth and Canberra rental markets have been characterised by chronically low vacancy rates and, with ongoing low levels of new construction, this situation is expected to continue with upward pressure on rentals.
“The Brisbane rental market also remains highly competitive for tenants reflecting ongoing consequences of the devastating floods of early 2011 and the slow progress of reconstruction.
“Melbourne continues to be Australia’s most tenant-friendly rental market with a wider choice of properties courtesy of nation-leading dwelling construction and no growth in rentals for both units and houses over the December quarter.”
<img src="/images/stories/rentapm4.jpg">
APM notes that rising rentals combined with a general softening in prices has resulted in increases in gross rental yields for most capitals over 2011.
Units continue to provide higher gross rental returns compared with houses in all the mainland capitals despite units generally outperforming houses in the sales market.
Capital city house rental yields range between 3.95% in Melbourne to 5.09% in Hobart.
Unit yields range from 4.44% in Melbourne to 5.38% in Canberra. 
Canberra rental agents report there is always a much higher demand for properties over the November to February months, hence the increase in rents due to demand. 
“This demand falls over the winter months, so there is a delicate balancing act with respect to price,” one managing agent suggests.
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jchancellor-FAypfDUnLy

Canberra landlords seek higher rents in response to housing shortage

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Dwelling approvals rebounded in November 2011, rising 8.4% to 11,424 dwellings mainly as a result of a big jump in apartment and unit approvals.
The November rise reverses falls of 14.8% and 10% in September and October, according to the latest ABS data.
The seasonally adjusted estimate for private-sector units increased 17.2% in November 2011 following a fall of 10% in the previous month, and estimates for houses rose 4.8% following a fall of 9.6% in the previous month.
Building approval figure have see-sawed up and down throughout 2011, but the overall trend has been a significant decline, with total dwelling units down 18.9% for the year to November 2011. Units were down 27.8% and houses down 9.6%.
Building approvals have fallen in eight of the past 12 months on a seasonally adjusted basis up until November 2011.
HSBC chief economist Paul Bloxham says the “broad story” in the figures is that housing construction is still declining.
He described the November improvement as a bit of a tick back after the steep declines of September and October.
Victoria recorded a 39.9% seasonally adjusted jump in total building approvals in November, but this followed two months of steep declines in September (-13%) and October (-18.4%).
In absolute terms, approvals of houses in Victoria increased to 1,707 in November compared with just 930 in October, while unit approvals rose to 4,484 from 3,366 in October.
Putting the November result into perspective, there were 5,664 unit approvals in March 2011, but since then monthly approvals have all been below 5,000 units.
In Queensland, where the $10,000 building boost <a href="https://www.propertyobserver.com.au/residential/queensland-government-to-extend-building-boost-until-april/2012011253029">has now been extended to April</a> after gathering some momentum, building approvals improved by 6.6%.
NSW registered a 2% increase in building approvals, and there was a 16.9% drop in Western Australia.
Also released were construction figures, which revealed that seasonally adjusted residential building work done fell by 1.6% to an annualised level of $45.5 billion in the September 2011 quarter. 
HIA chief economist Harley Dale says: “Leading housing indicators looked very weak in late 2011, but ahead of this period actual residential construction activity had already been trending down for 12 months”. 
“A three-pronged attack is required to resurrect activity in residential building, an industry which has a large multiplier impact in terms of output and employment across the wider domestic economy,” he says. 
“There is an urgent need for further cuts in borrowing costs for both businesses and mortgage holders, short-term government stimulus, and renewed action on the longer-term housing policy reform front.” 
However, CBA chief economist Michael Blythe is forecasting dwelling construction to lift from 148,000 units in 2011 to 155,000 in 2012. 
“Part of the thinking behind this forecast is the idea that there is a ‘natural’ level of construction activity around which actual dwelling starts cycle,” he says.
“Over the past 15 years that natural level has sat in a 150,000-to-160,000 per annum range. The level reflects factors such as land release, manufacturing capacity, construction company appetite and competition for labour and resources from other construction activities. 
“Various factors drive the cycle around the natural level. But much of the divergence is associated with changes in government housing policy and exogenous ‘shocks’ such as the GFC. 
“For the past five years the demographically driven demand for new housing has run well ahead of new supply. As a result, there is an excess demand for dwellings and a pent-up or accumulated demand as well. Low residential vacancy rates and above-average growth in dwelling rents are the visible signs of this imbalance. This demand-supply mix suggests that there is limited downside to residential construction in 2012,” he says.
Other factors such as improved housing affordability Blythe says are “trending in the direction of upside risks to our 2102 call”.
 
 
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lschlesinger-FZcF9M3vE6

Building approvals jump in November due to pick-up in units: ABS

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It’s hard to avoid concluding that both employment and commercial property returns in Australia are going to come under a lot of pressure this year and beyond. The banks are clearly preparing for some big redundancy rounds because of slower lending growth and higher funding costs, and retailers have been closing down and reducing staff for a while already and are going to keep doing it. Meanwhile, the manufacturing industry is hanging on by its fingernails, through government funding of the car industry. These industries are Australia’s three biggest employers, and each is now in a downturn for both the same and different reasons. They are going to need fewer workers and less real estate – offices, shops and factories. This week a big report on the banks by Jonathan Mott of UBS got a lot of attention when he predicted that 7,000 jobs would go in the banking industry. He said the banks’ staff numbers have increased from 141,000 to 179,000 over the past 10 years, and would be cut to 172,000 over two years. And the rest. As Stephen Bartholomeusz pointed out in Business Spectator yesterday (<a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/ANZ-McFarlane-job-cuts-banks-CBA-NAB-WBC-pd20120117-QL3MP?OpenDocument&amp;src=sph">Brace for a bank jobs blitz</a>, January 17), banks will have to reshape their business models, if not reinvent them, because credit growth has fallen permanently, the cost of funds has increased and online banking is now fully established. As with retailing and manufacturing – all businesses in fact – the first of those is the most important. Banks have already disconnected themselves from the Reserve Bank’s interest rate moves and will be cutting their mortgage rates by less than official cash rates this year. In fact, they might even increase rates while the RBA cuts. Cost increases can generally be passed on to customers, but if demand for your product is down there is nothing you can do but reduce costs, and for banks, retailers and manufacturers, that means staff. Jonathan Mott says the banks have been “lax” on costs, increasing staff by 7% a year for a decade, compared with 2.7% a year the previous decade. They were “investing for growth”. That growth – 14% to 16% compound annual growth in lending – has now evaporated and the banks have entered a new era of low volume growth as their customers retrench debt. The only sector that is investing and borrowing large sums in Australia is mining and energy, and the local banks haven’t got much of a foothold there – the big projects are funded globally. And mortgage rate cuts only tend to accelerate the reduction in lending growth because 80 per cent of mortgagees don’t reduce their repayments: they just increase their principal repayments and keep the monthly mortgage payments the same. That offsets any growth in new lending, which is pretty weak these days anyway. And the fact is that almost everybody is using ATMs and internet banking these days. Branches and face-to-face contact with customers are still important for sales and client relationships – especially big clients – but nobody’s going into branches to get cash, transfer money or pay bills any more. A revolution has happened in banking that is not yet reflected in the way they operate. I suspect the reduction in banking employment will be a lot more than 7,000 over the next few years. Likewise retailing. I drove down the clothing precinct of Bridge Road, Richmond yesterday and in a few hundred metres counted six closing down sales and three empty stores. While the big malls are still reporting near-100 per cent occupancy, most strip shopping centres are being hollowed out by online shopping combined with weak consumer spending. The retail revolution has only just begun but it’s happening with a rush now, helped by the strong Australian dollar. With customers doing a big part of their shopping online, a lot less shop staff will be needed to help them decide what to buy. As for manufacturing, the Australian dollar is not coming down in a hurry so exporting and competing with imports will remain difficult, if not impossible. The car industry patient is being kept alive by government life support, but at some point, you’d think, the respirator will have to be turned off, or at least down. Even with the subsidies, parts of the industry will die. Empty offices, empty shops, empty factories… who’d want to own commercial property these days?
This article originally appeared on <a href="https://www.businessspectator.com.au/" target="_blank">Business Spectator</a>.  
 
 
 
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akohler-TyLfJGrMb8

Commercial property under pressure due to job cut trend: Alan Kohler

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<img style="border-style: initial; border-color: initial;" src="/images/stories/48586.gif">
The number of properties on the market in Melbourne in December 2011, according to SQM Research. This is up 43% from 33,865 in December 2010.
 
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<img src="/images/stories/342581.jpg">
The number of properties on the market in Sydney in December 2011, according to SQM Research. This is up 23% from 27,956 in December 2010.
 
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<img src="/images/stories/29211.gif">
The number of properties on the market in Brisbane in December 2011, according to SQM Research. This is up 3% from 28, 389 in December 2010.
 
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<img src="/images/stories/19579.gif"> 
The number of properties on the market in Perth in December 2011, according to SQM Research. This is up 1% from19,292 in December 2010.
 
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<img src="/images/stories/17953.gif">
The number of properties on the market in Adelaide in December 2011, according to SQM Research. This is up 26% from 14,242 in December 2010.
 
<hr>
 
<img style="border-style: initial; border-color: initial;" src="/images/stories/4689.gif"> 
The number of properties on the market in Hobart in December 2011, according to SQM Research. This is up 52% from 3,090 in December 2010.
 
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<img src="/images/stories/1907.gif">
The number of properties on the market in Canberra in December 2011, according to SQM Research. This is up 21% from 1,578 in December 2010.
 
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<img src="/images/stories/1542.gif">
The number of properties on the market in Darwin in December 2011, according to SQM Research. This is down 1% from 1,554 in December 2010.
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cknowlton-QnEa6ntUYP

How much property is on the market in your capital city? A state-by-state analysis

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Encouraging signs for the housing market have emerged in the January Westpac-Melbourne Institute Index of Consumer Sentiment.
The sub-index tracking responses on “whether now is a good time to buy a dwelling” jumped by 6.5%, representing a 14.1% gain in sentiment over the past year.
But with pessimists outnumbering optimists for six out of the last seven months, overall consumer sentiment edged up only slightly in January. The survey was conducted from January 9 to January 12.
Despite rising expectations about the broader economy through 2012, economists say European debt woes and concerns over the labour market took the shine off falling interest rates.
A 2.4% increase took the Westpac-Melbourne Institute of Consumer Sentiment index to 97.1, still below the long-term average of 101.8 and well below the 120.1 result this time last year. The index is calculated from the results of several subindexes.
The rise in the overall index was largely due to an almost 10-point jump in the subindex measuring expectations of economic conditions over the next 12 months.
However, the subindex measuring family finances in 2011 suffered a 2.5-point drop, and the subindex measuring expectations of family finances over the next year rose only 0.7 points.
The release noted divergence between the sentiments of consumers regarding their own spending and their views of the wider economy – it says economic behaviour is more likely to be influenced by the latter.
"We've been resilient to external shocks, and that's become part of the way Australian consumers see Australia and our economy," Westpac senior economist Matthew Hassan says.
"There may be a disconnect between the mining-driven broader economy and what consumers are actually seeing."
The bank describes the result as "disappointing", as it showed the two interest rate cuts had only a minor effect on consumer sentiment.
"We've had quite an abrupt shift on interest rates," says Hassan.
"The RBA went from a tightening bias to cutting rates, with an expectation of further rate cuts on the way."
"Ordinary, if you move like that, you hope to get a sustained bounce in consumer sentiment."
"We have seen a rise, but the level of the index suggests the initial bump may be starting to fade."
Hassan says the steady drip of bad news from Europe may have played a role in the weaker-than-expected result, as might ongoing concerns around labour markets.
The RBA board will next meet on Tuesday February 7. Westpac expects the board to again cut rates by 0.25 percentage points.
Additional reporting by Myriam Robin of<a target="_blank" href="https://www.smartcompany.com.au/index.php"> SmartCompany</a>.
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Time to buy a dwelling index jumps in January: Westpac-Melbourne Institute Index

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Three regional Queensland markets head RP Data’s top 10 list of locations with the highest proportions of homes with negative equity, according to the latest quarterly report.
The situation is particurlarly acute in far north Queensland, where more than one in five home owners (20.2%) had negative equity in their homes in the September 2011 quarter, up from 13.5% in the previous quarter.
This region, which includes Cairns, Palm Cove, Port Douglas, Innisfail, Weipa and Atherton, “has been noticeably weak and has felt the full brunt of the economic downturn”.
“Prior to the onset of the financial crisis this region was benefitting from surging demand due to strong population growth, and property values were subsequently rising strongly.
“As a result, the vast majority of home owners that have purchased since 2008 are likely to be in a negative equity position,” says RP Data.
Second and third on the list are the Gold Coast (14% of homes in negative equity) and the Sunshine Coast (13.5% in negative equity) while the Wide Bay-Burnett region – the coastal and hinterland areas between Caloundra and Gladstone – also makes it onto the list with, just under one in 10 homes in negative equity. 
The proportion of homes with negative equity on the Gold Coast is up from 9.9% in the previous quarter, highlighting “the ongoing weakness across the market, with no signs of a recovery in property values to date across the region”. 
Western Australia regional areas are also prominent on the list, with more than 10% of properties in negative equity in four locations. 
Two Victorian regional areas – Ovens-Murray and the Mallee – round out the top 10.
<img src="/images/stories/negativeequity1.gif">
Across Australia (<a href="https://www.propertyobserver.com.au/residential/melbourne-leads-nationwide-drop-in-house-prices-in-second-half-of-2011-residex/2012011753062" target="_blank">and in line with a decline in property values</a>) nearly one in 20 home owners (4.9%) find themselves owning properties that are worth less than when they bought them, up from 3.7% in the previous quarter.
At the opposite end of the spectrum, the top 10 regions with the lowest levels of negative equity have less than 3.5% of all properties in a position where the current value is lower than the purchase price. 
Canberra has the lowest proportion of properties in a negative equity position, with just 1.2%, up from 1% in the June quarter, with Melbourne and Sydney also making the list of regions with the lowest instances of negative equity.
Outside of these three locations, most regions on this list are “heavily linked to the resources sector or they are agricultural areas” says RP Data.
<img src="/images/stories/negativeequity2.gif">
Overall, Victorian households enjoy the strongest equity position, with 68.5% of home owners having at least 50% equity in their property, down from 71.4% last quarter.
Households in the Northern Territory (60.6%) and the Australian Capital Territory (60.5%) also enjoy relatively strong positions.
RP Data estimates equity accumulation by measuring the difference between the original purchase price of home and the current valuation for individual properties around the country.
It therefore does not take into account the size of people’s mortgages in relation to the value of their homes – the typically understood definition of negative equity.
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FNQ, Sunshine and Gold coasts dominate RP Data negative equity list

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Although the <a target="_blank" href="https://www.propertyobserver.com.au/residential/melbourne-leads-nationwide-drop-in-house-prices-in-second-half-of-2011-residex/2012011753062">pace of house price declines increased over the last six months of 2011</a>, Residex CEO John Edwards expects the overall housing market to recover in 2012 and “exit a period of negative adjustment”.
Edwards says the price adjustments in 2011 were necessary, because markets were overvalued and affordability remained a problem.
This correction, he says, should ensure “we avoid the speculated housing ‘bubble bust’”.
“Our housing markets ended 2011 in a better position to where they started and I am confident that the year ahead will be better for residential property owners compared to last year,” he says.
He bases this view on the fact that in December 2010 house prices declined by 1.10% while they only declined by 0.72% in December 2011.
“Most owners should see their assets hold value or increase and this year could in fact be a good time for investor activity provided the world economy doesn’t move into severe recession as a consequence of the problems in Europe.
According to Edwards, examining the monthly trend for house and unit prices in Australia over the past two years suggests markets are “exiting a period of negative adjustment”.
<img src="/images/stories/residexjan181.gif">
“However, in my view, we should not expect any rapid uplift in housing values because current economic conditions are not capable of supporting strong consumer activity. Retail activity during the Christmas period certainly suggests that consumers are cautious,” he says.
Looking at the monthly growth trends on a capital city basis shows that Melbourne, Hobart and Perth are improving while the Canberra, Darwin, Sydney and  Brisbane markets heading down.
<img src="/images/stories/residexjan182.gif">
<img src="/images/stories/residexjan183.gif">
The bottom line, according to Edwards, “is that we have achieved a good result, and it looks like an overall improving position may be the trend in the coming year.” 
“Overall, the outcome for the year ahead will depend on interest rates, the eurozone crisis, inflation, the employment level and the carbon tax,” he says. 
Edwards says even further housing price falls in 2012 would provide opportunity. 
“Australians are much better placed than many other people in the world, and the adjustment period we have recently seen, with a clear upswing in our markets in the last few months, means that there is a reasonable chance that our markets will advance positively, albeit by a relatively small amount, in the current year,” he says. 
“Additionally, in this situation there will be bargains for the astute house hunter along with quality growth in many suburbs,” he says.
For more expert forecasts about what 2012 has in store for Australia's property market, <a target="_blank" href="http://propertyobserver.com.au/ebooks/free-ebook-property-forecasts-for-2012">download our free eBook</a>.
</body></html>

Australian housing market set to recover in 2012: Residex's John Edwards

<html><body>
Renters of houses in Sydney are paying an average of $55 more a week than they were six months ago, with median house rents rising from $500 to $555 in the space of six months, according to the latest Residex data.
Sydney recorded a 6.73% increase in median house rents over the course of 2011, the biggest increase of all the capital cities.
Brisbane was the only capital city market to record a decline in house rents over 2011 with renters paying $375 per week on average (an decrease of 2.6% over 2011) compared to $380 six months ago.
Perth recorded the second biggest capital city increase, with house rents rising 5.26% over the past 12 months to a median of $400. On average Perth renters are paying $10 more than they did a year ago.
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top">
Area
</td>
<td valign="top">
Rate month ending Dec 2011
</td>
<td valign="top">
Month ending Dec 2011
</td>
<td valign="top">
Year change
</td>
</tr>
<tr>
<td valign="top">
ACT
</td>
<td valign="top">
4.78%
</td>
<td valign="top">
$480
</td>
<td valign="top">
3.23%
</td>
</tr>
<tr>
<td valign="top">
Adelaide
</td>
<td valign="top">
4.33%
</td>
<td valign="top">
$330
</td>
<td valign="top">
0.00%
</td>
</tr>
<tr>
<td valign="top">
SA Country
</td>
<td valign="top">
5.02%
</td>
<td valign="top">
$255
</td>
<td valign="top">
6.25%
</td>
</tr>
<tr>
<td valign="top">
Brisbane
</td>
<td valign="top">
4.59%
</td>
<td valign="top">
$375
</td>
<td valign="top">
-2.60%
</td>
</tr>
<tr>
<td valign="top">
QLD Country
</td>
<td valign="top">
5.25%
</td>
<td valign="top">
$370
</td>
<td valign="top">
2.78%
</td>
</tr>
<tr>
<td valign="top">
Darwin
</td>
<td valign="top">
5.82%
</td>
<td valign="top">
$540
</td>
<td valign="top">
3.85%
</td>
</tr>
<tr>
<td valign="top">
Northern Territory
</td>
<td valign="top">
5.95%
</td>
<td valign="top">
$525
</td>
<td valign="top">
0.96%
</td>
</tr>
<tr>
<td valign="top">
Hobart
</td>
<td valign="top">
4.55%
</td>
<td valign="top">
$340
</td>
<td valign="top">
0.00%
</td>
</tr>
<tr>
<td valign="top">
TAS Country
</td>
<td valign="top">
4.84%
</td>
<td valign="top">
$250
</td>
<td valign="top">
-3.85%
</td>
</tr>
<tr>
<td valign="top">
Melbourne
</td>
<td valign="top">
3.45%
</td>
<td valign="top">
$380
</td>
<td valign="top">
1.33%
</td>
</tr>
<tr>
<td valign="top">
VIC Country
</td>
<td valign="top">
4.78%
</td>
<td valign="top">
$305
</td>
<td valign="top">
1.67%
</td>
</tr>
<tr>
<td valign="top">
Perth
</td>
<td valign="top">
4.45%
</td>
<td valign="top">
$400
</td>
<td valign="top">
5.26%
</td>
</tr>
<tr>
<td valign="top">
WA Country
</td>
<td valign="top">
5.00%
</td>
<td valign="top">
$335
</td>
<td valign="top">
4.69%
</td>
</tr>
<tr>
<td valign="top">
Sydney
</td>
<td valign="top">
4.40%
</td>
<td valign="top">
$555
</td>
<td valign="top">
6.73%
</td>
</tr>
<tr>
<td valign="top">
NSW Country
</td>
<td valign="top">
5.29%
</td>
<td valign="top">
$340
</td>
<td valign="top">
3.03%
</td>
</tr>
<tr>
<td valign="top">
Australia
</td>
<td valign="top">
4.43%
</td>
<td valign="top">
$365
</td>
<td valign="top">
-1.35%
</td>
</tr>
</tbody></table>
 
Darwin remains the second most expensive city to rent a house, with rents increasing by 3.85% to $540 per week.
Outside of Brisbane, Country Tasmania was the only other market to register a decline in rents over the year with the median rent falling 3.85% to $250 per week.
Capital city rent changes over past six months:
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="205">
 
</td>
<td valign="top" width="205">
Median weekly rent Dec 2011
</td>
<td valign="top" width="205">
Median weekly rent June 2011
</td>
</tr>
<tr>
<td valign="top" width="205">
Sydney
</td>
<td valign="top" width="205">
$555
</td>
<td valign="top" width="205">
$500
</td>
</tr>
<tr>
<td valign="top" width="205">
Darwin
</td>
<td valign="top" width="205">
$540
</td>
<td valign="top" width="205">
$520
</td>
</tr>
<tr>
<td valign="top" width="205">
Canberra
</td>
<td valign="top" width="205">
$480
</td>
<td valign="top" width="205">
$480
</td>
</tr>
<tr>
<td valign="top" width="205">
Perth
</td>
<td valign="top" width="205">
$400
</td>
<td valign="top" width="205">
$390
</td>
</tr>
<tr>
<td valign="top" width="205">
Melbourne
</td>
<td valign="top" width="205">
$380
</td>
<td valign="top" width="205">
$380
</td>
</tr>
<tr>
<td valign="top" width="205">
Brisbane
</td>
<td valign="top" width="205">
$375
</td>
<td valign="top" width="205">
$380
</td>
</tr>
<tr>
<td valign="top" width="205">
Hobart
</td>
<td valign="top" width="205">
$340
</td>
<td valign="top" width="205">
$350
</td>
</tr>
<tr>
<td valign="top" width="205">
Adelaide
</td>
<td valign="top" width="205">
$330
</td>
<td valign="top" width="205">
$320
</td>
</tr>
<tr>
<td valign="top" width="205">
Australia
</td>
<td valign="top" width="205">
$365
</td>
<td valign="top" width="205">
$370
</td>
</tr>
</tbody></table>
Source: Residex
 
 
</body></html>

Sydney house rents up $55 per week in six months, but Brisbane rents down: Residex

<html><body>
Australian house prices deteriorated considerably over the last six months of 2011, according to Residex, with Melbourne showing the greatest deterioration over this period.
In its latest report, Residex data reveals that across Australia house prices declined by 3.18% in 2011, compared with an annual decline of just 1.19% at the end of June 2011. 
Six month ago, Melbourne house prices were actually up 1.58% on annualised basis, but the latest report shows they are now down 3.28% over the past 12 months to a median value of $574,000. 
The rate of decline in Sydney house prices has also picked up, although the city recorded the smallest drop of the major capital city markets, with values falling 2.54% for the year to a median of $656,000. Six months ago Sydney house prices were down just 0.47% for the year. 
December figures suggest the decline in Brisbane house prices appears to be slowing, with the city recording an annual fall of 6.7% over 2011 to $427,500. Six months ago Brisbane prices were down 5.66% for the year. 
Perth house prices declined by 3.76% for the year, having been down 2.21% for the year six months ago, while Adelaide price falls accelerated, falling 3.17% over 2011. Adelaide prices were down 1.38% at the end of June 
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="205">
 
</td>
<td valign="top" width="205">
Annual change in house prices as of December 2011
</td>
<td valign="top" width="205">
Annual change in house prices as of June 2011
</td>
</tr>
<tr>
<td valign="top" width="205">
Melbourne
</td>
<td valign="top" width="205">
-3.28%
 
</td>
<td valign="top" width="205">
1.58%
</td>
</tr>
<tr>
<td valign="top" width="205">
Sydney
</td>
<td valign="top" width="205">
-2.54%
 
</td>
<td valign="top" width="205">
-0.47%
</td>
</tr>
<tr>
<td valign="top" width="205">
Brisbane
</td>
<td valign="top" width="205">
-6.70%
 
</td>
<td valign="top" width="205">
-5.66%
</td>
</tr>
<tr>
<td valign="top" width="205">
Perth
</td>
<td valign="top" width="205">
-3.76%
 
</td>
<td valign="top" width="205">
- 2.21%
</td>
</tr>
<tr>
<td valign="top" width="205">
Adelaide
</td>
<td valign="top" width="205">
-3.17%
 
</td>
<td valign="top" width="205">
-1.38%
</td>
</tr>
<tr>
<td valign="top" width="205">
Australia
</td>
<td valign="top" width="205">
-3.18%
</td>
<td valign="top" width="205">
-1.19%
</td>
</tr>
</tbody></table>
 Source: Residex
While Melbourne house prices continued to fall in 2011, country Victoria prices rebounded, rising by 3.38% in the year to median of $332,000. The only other markets to record price increases over the year were Hobart (up 0.32% to $389,000) and country South Australia, where prices increased by 0.49% during 2011 to $264,000. 
According to Residex, sales activity across Australia dropped by 6.32% in 2011, however buyers showed interest in Melbourne, Canberra and Darwin, where sales increased by 14.95%, 7.38% and 7.30% respectively. 
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top">
Area
</td>
<td valign="top">
Median house price
</td>
<td valign="top">
10 years % p.a.
</td>
<td valign="top">
Year ending Dec 2011
</td>
<td valign="top">
Last quarter
</td>
<td valign="top">
Last month
</td>
</tr>
<tr>
<td valign="top">
ACT
</td>
<td valign="top">
$526,500
</td>
<td valign="top">
8.47%
</td>
<td valign="top">
-2.03%
</td>
<td valign="top">
-1.84%
</td>
<td valign="top">
0.51%
</td>
</tr>
<tr>
<td valign="top">
Adelaide
</td>
<td valign="top">
$395,500
</td>
<td valign="top">
8.34%
</td>
<td valign="top">
-3.17%
</td>
<td valign="top">
-0.43%
</td>
<td valign="top">
0.79%
</td>
</tr>
<tr>
<td valign="top">
SA Country
</td>
<td valign="top">
$264,000
</td>
<td valign="top">
8.60%
</td>
<td valign="top">
0.49%
</td>
<td valign="top">
3.09%
</td>
<td valign="top">
2.42%
</td>
</tr>
<tr>
<td valign="top">
Brisbane
</td>
<td valign="top">
$427,500
</td>
<td valign="top">
8.65%
</td>
<td valign="top">
-6.70%
</td>
<td valign="top">
-2.54%
</td>
<td valign="top">
-0.49%
</td>
</tr>
<tr>
<td valign="top">
QLD Country
</td>
<td valign="top">
$367,000
</td>
<td valign="top">
8.75%
</td>
<td valign="top">
-3.41%
</td>
<td valign="top">
0.09%
</td>
<td valign="top">
-0.67%
</td>
</tr>
<tr>
<td valign="top">
Darwin
</td>
<td valign="top">
$484,500
</td>
<td valign="top">
10.15%
</td>
<td valign="top">
-6.11%
</td>
<td valign="top">
-1.25%
</td>
<td valign="top">
-1.70%
</td>
</tr>
<tr>
<td valign="top">
Northern Territory
</td>
<td valign="top">
$462,000
</td>
<td valign="top">
10.21%
</td>
<td valign="top">
-4.72%
</td>
<td valign="top">
-0.98%
</td>
<td valign="top">
-1.51%
</td>
</tr>
<tr>
<td valign="top">
Hobart
</td>
<td valign="top">
$389,000
</td>
<td valign="top">
10.94%
</td>
<td valign="top">
0.32%
</td>
<td valign="top">
1.14%
</td>
<td valign="top">
2.81%
</td>
</tr>
<tr>
<td valign="top">
TAS Country
</td>
<td valign="top">
$269,500
</td>
<td valign="top">
10.43%
</td>
<td valign="top">
-1.89%
</td>
<td valign="top">
-0.30%
</td>
<td valign="top">
0.03%
</td>
</tr>
<tr>
<td valign="top">
Melbourne
</td>
<td valign="top">
$574,000
</td>
<td valign="top">
8.07%
</td>
<td valign="top">
-3.28%
</td>
<td valign="top">
-1.01%
</td>
<td valign="top">
-0.10%
</td>
</tr>
<tr>
<td valign="top">
VIC Country
</td>
<td valign="top">
$332,000
</td>
<td valign="top">
8.19%
</td>
<td valign="top">
3.38%
</td>
<td valign="top">
1.76%
</td>
<td valign="top">
-0.89%
</td>
</tr>
<tr>
<td valign="top">
Perth
</td>
<td valign="top">
$469,000
</td>
<td valign="top">
9.52%
</td>
<td valign="top">
-3.76%
</td>
<td valign="top">
0.41%
</td>
<td valign="top">
-1.11%
</td>
</tr>
<tr>
<td valign="top">
WA Country
</td>
<td valign="top">
$350,000
</td>
<td valign="top">
9.66%
</td>
<td valign="top">
-2.72%
</td>
<td valign="top">
1.75%
</td>
<td valign="top">
-2.11%
</td>
</tr>
<tr>
<td valign="top">
Sydney
</td>
<td valign="top">
$656,000
</td>
<td valign="top">
4.97%
</td>
<td valign="top">
-2.54%
</td>
<td valign="top">
-1.78%
</td>
<td valign="top">
-0.24%
</td>
</tr>
<tr>
<td valign="top">
NSW Country
</td>
<td valign="top">
$334,500
</td>
<td valign="top">
6.31%
</td>
<td valign="top">
-2.78%
</td>
<td valign="top">
-1.09%
</td>
<td valign="top">
0.40%
</td>
</tr>
<tr>
<td valign="top">
Australia
</td>
<td valign="top">
$429,500
</td>
<td valign="top">
8.05%
</td>
<td valign="top">
-3.18%
</td>
<td valign="top">
-1.00%
</td>
<td valign="top">
-0.72%
</td>
</tr>
</tbody></table>
 
 
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