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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New valuations have been released for the 60,422 properties in the Sutherland local government area.
They show the total land value of the shire – residential, commercial and industrial –was $37 billion, a 12% increase on the 2008 valuation, which had a $33 billion determination.
There was an annual increase in the shire’s residential median land value of 5.8% in the latest year.
The value of residential land had generally shown a moderate increase over the three-year period, with the exception of waterfront properties, which had shown little to no movement during the period, NSW Valuer-General Philip Western notes.
The value of commercial and industrial land had generally shown a slight increase since July 2008, he says.
The notice of valuation showing the land value of a property as at July 1, 2011 will be used by the council in the determination of rates. The valuations are also used to determine how much land tax will be paid on investment properties. 
“Real estate analysis in the Sutherland LGA has been comprehensive during the course of the 2011 valuation program, with 455 residential, 114 commercial, 98 industrial sales analysed,” Western says. 
Typical residential land values were:
<ul>
<li>664 square metres at Bernie Street, Bundeena valued at $440,000 </li>
<li>552 square metres at Bridges Street, Kurnell valued at $390,000 </li>
<li>552 square metres at Gardenia Street, Cronulla valued at $980,000 </li>
<li>556 square metres at Havelock Avenue, Engadine valued at $408,000 </li>
<li>594 square metres at Lynch Avenue, Caringbah South valued at $624,000 </li>
<li>782 square metres at Marsden Road, Barden Ridge valued at $431,000 </li>
<li>673 square metres at Prior Close, Illawong valued at $470,000 </li>
<li>670 square metres at Rickard Road, Oyster Bay valued at $510,000. </li>
</ul>
Typical commercial land values were:
<ul>
<li>186 square metres at Cronulla Street, Cronulla valued at $1,350,000 </li>
<li>221 square metres at Kingsway, Caringbah valued at $630,000 </li>
<li>240 square metres at Kingsway, Miranda valued at $635,000 </li>
<li>253 square metres at Loftus Avenue, Loftus valued at $275,000 </li>
<li>278 square metres at Old Princes Highway, Engadine valued at $350,000 </li>
<li>139 square metres at Old Princes Highway, Sutherland valued at $450,000.</li>
</ul>
Typical industrial land values were:
<ul>
<li>2,206 square metres at Bath Road, Kirrawee valued at $1,400,000 </li>
<li>2,210 square metres at Parraweena Road, Caringbah valued at $1,500,000 </li>
<li>1.23 hectares at Parraweena Road, Miranda valued at $5,200,000 </li>
<li>1,022 square metres at Taren Point Road, Caringbah valued at $1,000,000 </li>
<li>44.6 hectares at Sir Joseph Banks Drive, Kurnell valued at $30,000,000.</li>
</ul>
 
Western says landowners wishing to know more about their land value or the land valuation system could call toll free on 1800 110 038 or visit the <a href="https://www.lpi.nsw.gov.au/valuation" target="_blank">Land and Property Information website</a>.
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jchancellor-FAypfDUnLy

Sutherland Shire values show 12% growth over past three years, but waterfront values wane

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After three weeks of zero tasking, it is finally time to kick off the new year.
We’d like to wish you a very happy 2012 and to share with you some of the stats from the Matusik Missive throughout 2011.
You may already have some sense that the Louvre Museum has 8.5 million visitors per year.  But what you won’t know is that the <a target="_blank" href="https://matusikmissive.wordpress.com/">Matusik Missive</a> was viewed about 89,000 times in 2011, which means that, if it were an exhibit in the Louvre, it would take about four days for that many people to see it.
In 2011, there were 68 new posts, bringing our archived collection to 149.
The busiest day of the year was October 19th with 2,196 views of <a target="_blank" href="https://www.propertyobserver.com.au/residential/overseas-buyers-must-be-encouraged-to-help-our-housing-market/2011101851983">this post</a>.
The top five Missives for the year:
1.  <a target="_blank" href="https://www.propertyobserver.com.au/residential/overseas-buyers-must-be-encouraged-to-help-our-housing-market/2011101851983">Overseas buyers must be encouraged to help our housing market</a>
2.  <a target="_blank" href="https://www.propertyobserver.com.au/developments/a-tale-of-two-queensland-buildings-an-investment-property-s-worth-should-be-determined-by-income/2011111552374">A tale of two Queensland buildings: An investment property's worth should be determined by income</a>
3.  <a target="_blank" href="https://www.propertyobserver.com.au/landlords/investors-should-consider-buying-nras-properties-michael-matusik/2011112252487">Investors should consider buying NRAS properties</a>
4.  <a target="_blank" href="https://matusikmissive.wordpress.com/2011/03/09/the-most-overvalued-in-the-world/">The most overvalued in the world!</a>
5.  <a target="_blank" href="https://matusikmissive.wordpress.com/2011/07/13/the-black-knight/">The Black Knight</a>
Our readers came from near and far.  Most, of course, were from Australia, followed by the United States and New Zealand.
But 2011 also saw readers from:
Asia – Singapore, Hong Kong, Qatar, Malaysia;
The Middle East – United Arab Emirates;
Europe – The United Kingdom, Germany, Russia, Poland and Italy;
Africa – South Africa,Tanzania, Sudan and Algeria;
North America – Canada, Cayman Islands, Mexico and the British Virgin Islands; and
South America – Brazil, Chile, Paraguay and Ecuador.
Proud of us!  We are chuffed – being so bleeding edge and all.  But we must admit that until yesterday, we didn’t know that the British Virgin Islands even existed.
Thanks for following the Matusik Missive.  Please feel free to share it with your friends and colleagues – or send us their contact email addresses and we’ll ask them if they’d like to be added to the Missive list.
We welcome your comments – always!  Just keep them clean (well, somewhat) and be honest.
We’d like to think we can make a difference – and with your readership and support, we will.
Oh… and before we leave you, don’t forget about our <a target="_blank" href="https://www.propertyobserver.com.au/residential/how-to-use-your-second-home-to-secure-a-dream-vacation-michael-matusik/2011120452664">3rd Home offer</a>.  It still applies, but not for much longer.
Now back to our work spasm.
PS Zero-tasking means doing nothing.  Bleeding edge is something even more cutting edge than cutting edge and a work spasm is the productive but short period of time after a holiday.  Two days back today and bring on Easter and quick smart!
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a href="https://matusikmissive.wordpress.com/" target="_blank" title="Matusik's Missive">Matusik's Missive</a>.
 
 
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michaelmatusik-49YzLvdmNv

A look back over 2011's most successful columns

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Builders surveyed by Master Builders Australia expect overall residential and commercial construction activ­ity to be lower over the next six months, <a href="https://www.propertyobserver.com.au/residential/new-housing-outlook-bleak-for-2012-hia/2012010852981" target="_blank">in line with a bleak forecast released earlier by the Housing Industry Association</a>.
In MBA’s December quarter survey, builder sentiment sits below the neutral or satisfactory 50 mark with both residential and non-residential sectors experiencing poor conditions despite some recent stabilisation following the November rate cut. 
Sentiment is particularly poor for residential construction with the index for current conditions falling again in the December quarter to 36.3 close to levels reached during the GFC. The index picked up in the December quarter but remains at a level indicating that builders expect residential building conditions to decline over the next six months. 
In the non-residential sector, the index measuring cur­rent conditions registered 38.1 in the December quarter, down on the previous reading and well below the satisfactory level. Non-residential builders face the prospect of falling activity levels with the conclusion of government stimulus programs. 
Sentiment is clearly being influenced by declining profit levels with overall industry profitability also sitting below the 50 mark, not far from lows reached during the GFC.
<img src="/images/stories/mbajan10.gif">
Source: Master Builders Australia
“Builder sentiment remains gloomy, not helped by disappointing sales and display centre traffic/enquiries. Builders are not seeing any pick up in private sector demand to replace government economic stimulus programs,” MBA reports. 
As a consequence of a drop in activity and profits, builders surveyed by MBA say that they may need to reduce levels of employees and subcontractors in the period ahead. 
In line with <a href="https://www.propertyobserver.com.au/residential/new-home-sales-rise-6.8-in-november-as-interest-rates-decline-but-experts-warn-still-more-work-to-do-in-2012/2012010952984" target="_blank">figures from the HIA showing new home sales rose by 6.8% in November</a>, the December MBA survey, which took into account the November rate cut, does reveal “some early signs of improvement in a number of the indicators, an early indi­cation of a possible turnaround in sentiment related to the November rate cut”, but overall the picture is downbeat. 
Responding the December quarter survey results, MBA chief economist Peter Jones says the RBA should consider further rate cuts to make sure a private sector recovery is able to gain momentum.
“Builder sentiment remains gloomy with the latest survey revealing poor profitability as well as disappointing sales and display centre traffic/enquiries,” Jones says.
“The building industry is struggling, with little evidence of the pick-up in private sector demand needed to fill the gap left as government economic stimulus programs end.”
“The building and construction industry has lost the cushioning effect of government stimulus programs whilst the credit squeeze and other regulatory constraints continue to affect business operating conditions,” Jones says.
“The national survey confirms how weak conditions have become, with the December quarter revealing significant excess capacity in the industry as well as evidence that builders are experiencing very little difficulty finding labour resources.”
“The latest readings do not auger well for activity in the building and construction industry over the next six months and with profits under pressure it is little surprise that builders are indicating they may reduce levels of employees and subcontractors in the period ahead,” he says.
 
 
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lschlesinger-FZcF9M3vE6

Builders gloomy about year ahead: MBA

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Consecutive interest rate cuts have boosted the property sector with new figures from the Housing Industry Association showing new home sales rose by 6.8% in November, in a second consecutive monthly rise in sales. 
However, the result comes alongside a pessimistic result from the Australian Industry Group-HIA performance of construction index, which showed that although the pace of activity continued to improve, industry activity still contracted.
HIA economist Harley Dale says the improvement is directly tied to last year's consecutive interest rate cuts.
"The improvement is being driven by an increase in detached house sales, with the multi-unit market quite weak again."
"But this shows we've had two months of improvement, a modest rise in October and quite a healthy one in November."
The figures show detached sales rose by 0.9%, driven by sales in New South Wales and Victoria. Multi-unit sales, however, fell by 17%.
Detached sales rose by 22.8% in New South Wales, 11.6% in Victoria, 5.7% in Western Australia and 4.7% in Queensland. Sales fell by 11.3% in South Australia.
However, Dale points out this is coming from a low base – sales in September were at their lowest in several years, and the construction industry is still suffering. But he also says that despite the industry recovering from such a low base, the statistics are encouraging.
"The interest rates are what we're putting it down to. And really, if we hadn't had a recovery afterwards that would have been more surprising. We're encouraged that the first month of a rate cut we see an increase."
"The question remains, however, can this be sustained in the long-term? We still have a long way to go."
Economists suspect the RBA could even cut interest rates again next month. Dale says another rise in sales for December, coupled with a February interest rate cut, would start the year off on a good note.
"If we see that, we can start talking about the fact we're moving in the right direction. It's nice to have some better news to release at the start of the new year."
However, it isn't all good news. The performance of construction index increased by 1.4 points to 41 in December, still below the 50-point level separating expansion from contraction. Engineering construction rose to 51.3, but home building fell to 32.9.
Australian Industry Group director of public policy Peter Burn said in a statement the result shows how the multi-speed economy is still playing out, with the engineering sector speeding ahead thanks to the mining boom while residential construction lags behind.
"The increased pace of contraction in the house building sub-sector in December remains deeply concerning."
"Nevertheless, the easing of the pace of contraction in overall activity and in new orders across all sub-sectors, serve as glimmers of hope that 2012 may see a return to more balanced growth across the industry."
Dale says although he hopes for more sales in December, "the PCI is still looking very weak, and reinforces how much work there is left to do in 2012".
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_blank">SmartCompany</a>.
 
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pmcstafford-pr9eMARWoN

New home sales rise 6.8% in November as interest rates decline, but experts warn still more work to do in 2012

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It's almost impossible to accurately estimate the number of homeless in Australia. According to the 2006 census there were 105,000 – that's 5,100 more than recorded in the in the 2001 census, which counted 99,900 without a permanent abode.  Of course there are many reasons individuals find themselves without shelter.  Some come from abusive families, many being women and children, and some are what are commonly known as “couch surfers” – sleeping a night here and there.
However, as the price of housing increases, not to mention the shortage of affordable rental accommodation, we can expect an increasing number to join the queue. It's inevitable, because although housing affordability has improved slightly throughout 2011 with marginal falls across our capital cities, subsequent interest rate cuts, with more predicted later this year, will slowly swing the balance of power back into the hands of the vendor as part of the typical cyclical nature of the “property clock”.
The primary reason we have such a shortage of affordable housing is down to limited supply in the places people want and more importantly, need to live – the city.  More than 65% of Australia's population lives in and around our major capitals. Australia is a mere teenager compared with Europe, which has evolved with a network of smaller towns and cities to soak up a comparatively even spread of businesses and thus job opportunities. Due to a consistent underestimate of our growing population from those who plan for growth, we haven't prepared effectively for the population surge.
For example, unlike in other countries, most of the job centres are centralised in and around the capitals. On the outskirts of the city where land is in abundance, the cost of housing is pushed up by limited land releases and hefty development overlays, which are designed to compensate for the current lack of facilities such as schools, shops, parks, and transport – which are needed to create a much-needed sense of community for those moving into the new estates. As a consequence housing in the areas stretching beyond the train lines fails to attract the demand needed to produce an adequate turnover of stock or attract the surplus of buyers.
Consequently inner-city areas are growing in density with a dramatic increase in high-rise accommodation often going against complaints from councils and residents who protest in vain as their once leafy suburban localities start to evolve into something akin to Manhattan – they no longer have a choice.
Those that commute daily into the CBDs have to leave extra time to battle traffic, or accept standing room only on the local train/tram network.  Many home buyers have accepted the traditional Aussie house with a backyard for games of cricket and a family barbecue has been replaced with either a flat or small subdivision and courtyard at most. For those who want a larger property the compromise is usually a move into an outer-suburban estate and accept being far from friends, family, and work – plus slower capital growth. Most first-home buyers stuck on the rental ladder are only able to afford to enter the housing market if they have either help from family/friends to raise a deposit, or meet someone with whom to combine wages and savings.
Rents have increased more than 4% this year in some areas, and it's unlikely that this will ease as the trend towards saving rather than spending continues to place a strain on affordability. And furthermore, it's been predicted that by 2020 we'll have a shortfall of 105,000 much-needed social housing homes – homes to house the neediest in our society.
Therefore it may surprise some to hear of the massive numbers of vacant residential stock we have in <country-region><place>Australia</place></country-region>. In the 2006 census about 10% of the current housing stock was recorded as vacant. Due to difficulties in collecting the data, such as assessing which properties are “reserved” as holiday homes, temporary rental accommodation or are simply in the process of renovation, it's hard to correctly assess the numbers – however it’s fair to assess a significant minority have been abandoned altogether and are therefore magnets for vandalism and short term squatters – most residents can point to at least one vacant property in their streets.
Considering the stresses caused by a shortage of available accommodation outlined above, I doubt anyone would argue that wherever possible, vacant accommodation should always be used to house those who need it most.
 
<hr class="system-pagebreak">
 
Neither is the problem limited to Australia. In the UK there are 930,000 empty homes, 350,000 of which have been vacant for six months or more.  Therefore, there's been a massive innovation to bring derelict homes that have been inherited, or acquired – but due to financial constraints sit vacant and unused – back to liveable condition.  In some cases where families are unable or unwilling to renovate, grants have been offered by various government schemes to assist the process, and in some circumstances, properties have been re-acquired for the purpose of social housing.
More concerning however is a growing trend – particularly among Chinese investors – to acquire housing as a safe place to bank funds with no intention of ever marketing for tenancy. It's a practice common in <country-region><place>China</place></country-region> where the population have been used to a lengthy housing boom, and until recently, no taxes on property.  For these investors, there’s little benefit in struggling to find a good tenant, it’s more important to keep the property in tip-top condition for when they decide to sell. Neither do they limit their acquisitions to China, the trend is also popular in the US and Australia, where flats and luxury houses sit vacant for extended periods of time. Australian houses are “affordable” in comparison to those in the major Chinese capitals.  In China property rights don’t allow ownership of the actual land, and therefore owning a genuine piece of Aussie dirt where their money can be safely stored away from government hands is an attractive investment model.
It’s true we have strict rules regarding foreign ownership of established residential property – however it’s also sadly true that loopholes in the system are easy to navigate and the number of foreign investors entering the market is a mystery to all who attempt to find out – an issue aptly highlighted in Chris Vedelago’s recent <a target="_blank" href="https://bit.ly/ymAXTG">article</a>. Furthermore, there are few restrictions on purchasing new homes and many are just happy to soak up the abundance of freshly built high-rise accommodation that is commonly sold with promises of rental guarantees and above-market rates regardless of whether the unit sits vacant during or even after the guarantee has expired.
We should encourage investment in residential property, providing the consequence is an increase in available rental supply that can keep vacancy levels more in balance with affordability.  However, too many investors are using our precious limited housing supply merely as a bank account with no intention of navigating the difficulties associated with finding an appropriate long-term occupant.  There should be restrictions on this practice and also more energy focused on initiatives to make use of disused or neglected homes.
Identifying where the derelict homes are would be the first step – thereafter perhaps government initiatives could be proposed to set a plan in place to encourage practical moves toward getting the home occupied. After all, it’s far more cost-effective (and environmentally friendly) than building from scratch. I would go so far as to suggest there should be a named person on every council working on the issues. Property can be an excellent investment, however its primary purpose should never be neglected and therefore there should be a requirement on every home owner, wherever possible, to ensure the houses do not remain vacant without valid reason, for extended periods of time.
Yes, we have a homeless issue in Australia; however, we have arguably enough empty properties to provide housing for all. Let’s start making use of the thousands of homes that are left empty and abandoned and make 2012 a year of new positive initiatives for housing.
Catherine Cashmore is senior buyer advocate for <a target="_blank" href="https://www.elitebuyeradvocates.com.au/">Elite Buyer Advocates</a>. With extensive experience in all matters regarding real estate, Elite Buyer Advocates purchases and negotiates more than $100 million worth of property each year for its clients.
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catherinecashmore-6LXia3pPQj

Empty homes should house those who need accommodation: Catherine Cashmore

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There is likely to be little respite for residential builders in 2012, with the Housing Industry Association forecasting further declines in new housing starts – possibly to levels last seen in the wake of the GFC.
The bleak outlook comes despite a<a href="https://www.propertyobserver.com.au/residential/new-home-sales-rise-6.8-in-november-as-interest-rates-decline-but-experts-warn-still-more-work-to-do-in-2012/2012010952984"> 6.8% i</a><a href="https://www.propertyobserver.com.au/residential/new-home-sales-rise-6.8-in-november-as-interest-rates-decline-but-experts-warn-still-more-work-to-do-in-2012/2012010952984">ncrease in new home sales in November</a> driven by interest rate cuts - and likely to offer only a short term respite.


In its January 2012 note on new housing conditions, the industry body expects housing starts to decline by 10.4% for the 2011-12 financial year (ending June 2012) to a level of 141,159, before recovering by 5.6% to a level of 149,007 in 2012-13. 



Detached house starts are forecast to fall by 6.6% to 90,488 in 2011-12 before growing by 5.6% in 2012-13 to 95,535. 



Starts for “other dwellings” are forecast to drop by 16.4% in 2011-12 to 50,671 before increasing by 5.5% to a level of 53,472 in 2012-13.
<img src="/images/stories/hiajan9.gif">
Source: HIA
 
These forecasts follow a September 2011 quarter where seasonally adjusted housing starts fell by 6.8% to 35,672, the lowest level in two years. On annualised basis, housing starts were running at an annualised level of just under 142,690 in September 2011, a level only 4,000 above the 138,690 dwelling starts recorded in 2009. 
On the back of these forecasts and recent performance, the HIA paints a bleak picture and renews its call for the government to implement short-term stimulus measures. 
“Since the release of the Spring edition of the HIA’s National Outlook at the end of September 2011 and the summer edition released on December 19 2011, residential land sales appeared to have bottomed at a woefully low level, as did new home sales volumes, while local government building approvals experienced accelerated weakness, which took them back toward GFC levels,” the HIA says. 
“New housing finance had, encouragingly, tracked sideways for some months, but remained 2.5% down on the equivalent levels in 2010.” 
“This is not an auspicious start for the new home building sector amidst the heightened weakness and uncertainty that the European debacle has assumed since mid-2011.” 
According to the HIA, what is needed is “direct, short-term stimulus to new home building within an over-arching, renewed focus on structural reform to reduce the disproportionately high, inefficient and inequitable cost base of new homes throughout Australia”. 
“Housing is shelter, it is a necessity of life. Australia doesn't provide enough of it, in an affordable fashion, for renters or owners. 
“So, kill three birds with one stone. Stimulate the new home sector to ensure the short term provision of a larger amount of a necessity good. Create a positive multiplier impact to the wider domestic economy during a time of fragility and uncertainty. Engender a medium/long term level of new home building more commensurate with the requirements of Australia's population which will create efficiency gains and inter-generational equity improvements in the Australian economy. It seems so simple. 
“Nothing is simple, of course, but neither should the housing policies Australia so desperately needs be as difficult to enact as recent inertia implies they are.” 
According to the most recent ABS figures, building approvals slumped by 10.7% nationwide in October led by a 19.5% drop in building approvals in Queensland.
There were also big falls in approvals in Victoria (18%), Tasmania (12.9%) a modest decline in South Australia (3.3%) and flat growth NSW (0.4%) and the ACT (0%). The only state to register an increase was Western Australia, where approvals were up 2.1%.
 
 
  
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New housing outlook bleak for 2012: HIA

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Prime holiday times like January can present opportunities for those looking to buy a house, which can translate to lower prices and more flexible conditions for a better buy. 
Holiday periods are definitely slower times in the market cycle, when many people are tied up with vacations and families. 
Fewer buyers mean less competition and the added benefit for buyers to shop around for what suits them best. 
What you also find at this time of year is that many people who have bought in December are more likely to be under pressure to sell in January. 
With fewer people in the marketplace looking, there are more opportunities for astute buyers to get out there and pick up a bargain. 
It doesn’t mean a property will definitely sell for a ridiculously low price, but it can certainly work to your advantage. 
It is particularly important at this time for buyers to understand the market in order to buy at the right price. 
It makes sound financial sense to consult an expert when making what is for many people the most costly investment decision they are ever likely to make. 
Buyers’ agents know the property market better than anyone. 
They have the ability to research the data needed to know what is the right value for the property and to determine what is a bargain and what is not. 
Warwick Brookes is the president of the <a title="Real Estate Buyers Association of Australia" target="_blank" href="https://www.rebaa.com.au/">Real Estate Buyers' Association of Australia</a>
 
 
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Why January can be a good month to buy property

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Sydney has ranked as the seventh most attractive city for offshore investors to buy commercial real estate, according to a survey carried out by the US-based Association of Foreign Investors in Real Estate (AFIRE).
Australia’s biggest city ranked above Asian rivals Hong Kong, Shanghai and Singapore and just behind Paris and San Francisco in the annual survey, which is based on votes cast by  the 200 investment groups that comprise AFIRE membership (from 21 countries).
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Globally, New York remains the top city for foreign investors to buy real estate, with London second and Washington DC third.
The biggest jump was Sao Paulo, Brazil, which improved from 26th place to fourth in the space of a year.
Australia’s global property credentials were also reinforced in the survey, with the country ranking as the fourth best for capital appreciation and also fourth in the rankings of the best places to buy a stable and secure investment.
The survey also reveals the diminishing appeal of UK real estate for offshore buyers and the growing attractiveness of Brazil (in line with the performance of its largest city, Sao Paolo) as a place for capital appreciation.
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China ranked as the second best emerging market behind Brazil followed by Turkey, India and Vietnam.
“Cross-border investors still regard North America and Europe as being the most stable and secure markets,” says Barbara Knoflach, chief executive of SEB Asset Management and AFIRE’s newly elected chairwoman.
“But with foreign investors having a diminished confidence in the recovery, interest is broadening and emerging markets are attracting more notice.”
 
 
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Sydney seventh best city for commercial property investment: Survey

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Pauline Hanson has bought former hotel premises on the main street in the NSW Hunter town of Maitland.
The One Nation party founder has bought the former Exchange Hotel property in partnership with a business partner. It sold late last year through Rhonda Nyquist at PRD Nationwide for about $449,000.
While <a href="https://www.realcommercial.com.au/property-retail-nsw-maitland-500082991" target="_blank">the 1940s P&amp;O-style premises</a> has no liquor licence and there is ‘‘no intention’’ to seek one, Hanson says she'd briefly considered the premises for returning to her days flinging fish and chips in Ipswich.
‘‘I’ve got to say the thought crossed my mind,’’ she says.
‘‘There’s always room for a good takeaway, and I can’t believe the price of a piece of fish now.’’
But neither will she completely rule it out.
At this stage Hanson says the downstairs part of the old pub willbe leased out commercially.
Located on the southern end of the mall, the 300-square-metre ground-floor premises with 70-square-metre cellar are listed for lease at $28,000 a year through PRD Nationwide Hunter Valley. There is a current antique shop occupant for some of the premises.
“Let’s see what happens down there first,” Hanson told The Maitland Mercury.
“It would need a lot of work done. At the moment, no, I have got a lot of other things on my plate.”
She says the business partners have plans to renovate the building and lease the upper level as residences.
The former 1940s Tooths hotel dates back to 1866 and closed in the early 1990s.
Hanson says she invested in Maitland because she believes it is a growing city.
“I think that end of town, although it was dying in the past, I think in time it will come good slowly,” she says. “I think it has a lot of potential.”
Hanson said yesterday that the pair had already started advertising for a commercial tenant to lease the building’s ground floor, which sits on the corner of Lee and High streets.
Maitland mayor Peter Blackmore welcomed Hanson’s investment in the city’s centre.
Hanson says she chose the former hotel after a search ‘‘over the years’’ and based her decision it on Maitland’s growth and the potential to add units to the site.
She says she also considered selling her bayside home for the Coalfields.
‘‘I’m enjoying it [in Port Stephens] but I have come from the land – I have had 500 hectares around me – and I’d like to go back to that,’’ Hanson says.
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Pauline Hanson buys former Maitland pub premises - and won't completely rule out her return to fish and chips

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Meriton boss Harry Triguboff has kicked off 2012 by demanding that the banks pass on future rate cuts quickly. 
Triguboff describes  the argument banks put forward by the major banks (following the December rate cut delay debacle) that they may not be able to pass on future rate cuts in full as “nonsense”. 
“Our interest rates have dropped, not risen. So the banks are better off again when they borrow,” Triguboff writes on Business Spectator. 
His attack follows a promise made last year that he would find out why “our famous banks” aren't passing on all of the RBA rate cuts (after NAB passing on only 20 out of the 25 basis points in November’s rate cut). 
"I don't completely understand why at the moment, but I will find out the answers and then we will see what I do,” he said at the time. 
According to Triguboff banks are shooting themselves in the foot by being slow to pass on rate cuts. 
“The banks should reduce interest rates quicker than the Reserve Bank, not drag the chain,” he says. 
“Being slow in reducing rates is bad for the banks themselves. There are many people who owe more than their properties are worth and they will only be able to service their loans comfortably and pay them back when the market starts rising again and repayments drop. 
“People then will not be able to waste money on high interest and still spend money on other items,” he says. 
“And that is why the economy requires the banks to borrow overseas. For some unknown reason our 10-year government bonds are 3.74% and America’s are 2.01%, Japan’s are 0.97%, Britain’s are 2.04% and Germany’s are 1.94%. Are the American and British economies so much better?” 
The Meriton boss (and <country-region><place>Australia</place></country-region>’s seventh-richest man) also questioned the offshore buying habits of Australian banks and says they would be “wise to borrow in currencies with cheaper interest rates. And that would allow them to charge less”. 
Triguboff also continues where he (and other property developers) left off last year by again criticising the role local councils play in hampering property developers. 
“One of the reasons that people overseas say our housing is overpriced is because of the high repayments which are caused by inefficient councils and high interest rates. 
“Our councils are still under the delusion that people are against apartments. How come people flock to our apartments and are disinterested in outer cottages? 
“This trend towards inner city apartments is worldwide. And it won’t change in a hurry. So councils must make codes which are economically feasible. And they must give certainty of floor space and speedy processing. 
“This trend has already begun, but unfortunately it is uneven. 
“Even though <state><place>Queensland</place></state> has more efficient councils, the Chinese don’t buy there. In <city>Sydney</city>, we are only now awakening slowly, so developers run to <state><place>Queensland</place></state>, where they get approvals. <state>Queensland</state> will have too many units approved, and <state>Queensland</state> does not have the demand of <city><place>Sydney</place></city>. So by being slow in <city>Sydney</city> we will create a glut in the <place><placename>Sunshine</placename><placetype>State</placetype></place>.”
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