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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It’s that time again.  We are all inevitably turning our minds to what may materialise over the 2012 horizon. The market for predictions is – nay, has always been – characterised by very high demand. And countless so-called "experts" seek to supply it.
Forecasting the future is, however, an exceedingly difficult game, and, in some respects, far more challenging than making money. I explained why <a href="https://www.businessspectator.com.au/bs.nsf/Article/markets-economists-traders-interest-rates-invest-pd20111117-NNVW4?OpenDocument&amp;src=sph" target="_blank">here</a>. The Reserve Bank has such little faith in its forecasting ability that it prefers to spend more time engaged in what Glenn Stevens’ recently described as "nowcasting". That is, forget the future – let’s try to work out what is actually happening in the present. I find that it’s useful to reflect on the past. Who got it right. Who got it wrong. And why… The best calls of 2011 – Anyone who anticipated the extraordinary increase in eurozone sovereign yields, the spectre of the collapse of the eurozone itself and the dire knock-on effects across global debt markets, including <country-region><place>Australia</place></country-region>’s. Judging from the dismal performance of global macro hedge funds, which recruit the best and brightest geopolitical minds but were, on average, down 3.65% in 2011, few really got this one right. – Anyone who expected the equally remarkable rise in the value of Australian government bonds to record levels as global central banks diversified away from the traditional reserve currencies – such as the US dollar, Swiss franc, and yen – in order to get access to one of the least risky, yet highest yielding, AAA credits (ie, Australia). – The four major banks, which convinced Standard &amp; Poor’s that their taxpayer-backed, ‘too big to fail’ status warranted a credit rating that was two notches higher than it would otherwise be, because they are able to rely on a ‘lender of last resort’ (ie, taxpayers) during an emergency. Fannie Mae or Freddie Mac, anyone? To<a target="_blank" href="https://christopherjoye.blogspot.com/2011/12/standard-poors-major-banks-have-lower"> quote</a> Standard &amp; Poor’s, “Our counterparty credit rating on Commonwealth Bank is two notches higher than the [stand-alone credit rating], reflecting our view of a high likelihood of extraordinary government support in a crisis. This reflects our view of CBA's high systemic importance in <country-region><place>Australia</place></country-region>, and our assessment of the Australian government as highly supportive of institutions core to the national economy.” But bad luck if you are a smaller regional bank, like the Bank of Queensland, which Standard &amp; Poor’s assumed (incorrectly in my mind) would not receive the same taxpayer support. Recent history suggests otherwise. – Fairfax’s new chief executive, Greg Hywood, who finally bit the bullet, and embraced my manifesto – published by the ABC in this<a target="_blank" href="https://www.propertyobserver.com.au/https://www.abc.net.au/unleashed/43774"> op-ed</a> – on how to revitalise the chronically underperforming Australian Financial Review. A critical part of this plan was the appointment of a new leadership team in the form of young whippersnapper, Brett Clegg, and the leviathan of the hard right, Michael Stutchbury. – Anyone who went long ‘volatility’. In December 2010 I wrote a column claiming that our ‘new normal’ would be one characterised by far less predictable monetary policy. Specifically, I<a target="_blank" href="https://christopherjoye.blogspot.com/2010/12/volatility-is-good-thing"> argued</a>, “Australia’s economic destiny over the next 10-20 years is likely to be much more uncertain and volatile than it has been in the last two decades… One consequence of Australia’s heightened uncertainty will be that the two major levers of economic management, monetary and fiscal policy, will become more complex to set, and thus more difficult for investors to anticipate. Such uncertainty also engenders opportunity. Investors will probably face a wider distribution of potential outcomes, and thus more chances to make or lose money depending on their ability to divine our economic destiny.” And so it proved true. At the start of 2011 no Australian economist was forecasting that the RBA would cut rates twice. Ironically, some of the most hawkish economists this time last year are amongst the most vocally dovish today.  – The private European banks that persuaded the ECB to give them a new three-year term funding facility at a low 1% interest rate. As soon as the facility was available, European banks immediately borrowed €489 billion from the ECB. In effect, European taxpayers are stepping into the breach left by private capital markets and directly funding their own wobbly banks via magic money (ie, the ECB’s printing press). The genius behind the ECB initiative is that it opens up a near riskless ‘carry trade’ to European banks, whereby they can borrow for up to three years at 1% and immediately reinvest that money in eurozone government bonds yielding between 2-6% per annum. This satisfies both the banks’ ‘liquid asset’ requirements under Basel III and European governments’ desire to stimulate demand for their liabilities. – Again, credit must go to Australia’s four major banks, which, having astutely retained the services of one former RBA governor and two former Treasury Secretaries (and RBA board members), managed to convince APRA, the RBA, and Treasury to lobby furiously on their behalf for exemption from holding the extra capital required of the world’s 30 largest banks, which Australia’s majors all rank amongst, under Basel III. The only explanation local regulators could offer their overseas contemporaries was that they were not systematically important global institutions because they have no significant overseas exposures (with a wink and a nudge to Mike Smith and ANZ’s pan-Asian expansion plans). – Kudos also to the four majors, for persuading APRA, the Treasury and the RBA to permit them to be exempted from the standard ‘liquid asset’ test that will apply to all other global banks under Basel III. Instead, <country-region><place>Australia</place></country-region>’s banks will have the unique benefit of a direct ‘line-of-credit’ from taxpayers, which they can tap during any emergency. Specifically, the RBA is supplying them with a new ‘Committed Liquidity Facility’ (instead of the standard Basel III requirement of holding sovereign debt), which for a tiny cost of 0.15% per annum local banks will be able draw on if they face a funding crisis. – Of course Westpac’s Bill Evans, who pulled off the forecasting coup of the year. On the July 15, Evans turned 180 degrees from projecting further RBA rate hikes to a total of four cuts, commencing in December. It is one indication of how difficult forecasting really is that while Evan’s switch is universally hailed as highly prescient, the timing and magnitude of the forecast itself were wide of the mark. (In the article <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/markets-economists-traders-interest-rates-invest-pd20111117-NNVW4?OpenDocument">Fighting a false forecasting war</a>, published November 17, I explained the poorly understood differences between forecasting and investing.<a href="https://www.businessspectator.com.au/bs.nsf/Article/markets-economists-traders-interest-rates-invest-pd20111117-NNVW4?OpenDocument&amp;src=sph"></a>) Immediately after Evans’ radical change of tune, which was triggered by an overseas trip, the second quarter inflation numbers printed at a stonkingly high 0.9% (after a similarly high first quarter result). Were it not for the <country-region><place>US</place></country-region> debt ceiling crisis, the RBA would have hiked rates in August. Instead, the RBA ended up lowering rates in November and December. The first cut was rationalised by the RBA’s willingness to shift monetary policy back to ‘neutral’ on the basis of the one (anomalously low) third-quarter CPI print. The December cut, which tipped policy into stimulatory territory, was justified not by a weak domestic economy, which the RBA repeatedly claimed was tracking ‘at trend’, but rather by the desire to give financial markets some insurance against a deterioration in the European situation.  – Anyone who had the foresight to express concerns about the durability of the ‘independent’ central banking and inflation-targeting models that had prevailed for 15-20 years prior to the GFC, and, more particularly, voice apprehension about the likelihood that sovereign states would seek to politicise (or ‘fiscalise’) their central banks by compelling them to monetise government debts. The RBA is, for the time being, one of the last remaining examples of a nearly extinct species.  – Anyone who acted on Rismark's now fashionable yet long-standing portfolio construction advice of reducing exposures to listed Australian and global equities, and increasing portfolio weights to Australian government bonds and cash. Over 2011 the Australian sharemarket, including the reinvestment of dividends, declined by about 15%. In comparison, the UBS Composite Bond Index, which proxies for the broad Australian fixed-income market, rose by a stunning 11% while bank bills returned over 5%. – Those economists who held firm on their optimistic economic and household income growth forecasts in the face of numerous 2011 storms. In the second and third quarters of 2011, real GDP growth has averaged a way-above-trend 4.8% (annualised). And the flood-affected fourth quarter of 2010 has been consistently revised up, with real GDP growth now estimated to have been a trend-like 0.8% even with a 0.5% drag attributed by Treasury to natural disasters. Real per capita disposable income has been similar impressive, expanding at an 8.8% annualised pace over the six months to September. – Anyone who rejected the relentless lobbying by vested commercial interests and those pushing doomsday scenarios about the so-called ‘retail recession’ and weak consumer spending. It turns out that Australian consumer spending has been rising at a healthy rate. Based on the latest ABS national accounts data, consumer spending averaged 4.4% over the half-year to September, and 3.7% over the past 12 months. The RBA has noted that consumer spending, which is the single largest driver of economic growth, has merely substituted towards services and away from traditional retail goods. The chart below shows the quarterly pace of Australian consumer spending in real terms, which is currently expanding at a rate well-above its long-term average since the end of 1989.
<img src="/images/stories/joyeabs.gif">
– Rismark’s September 2010 forecast for ‘modest’ declines in Australian house prices if the RBA lifted rates – we got a double hike in November 2010 – combined with ‘de facto’ hikes in 2011 care of extreme consumer hawkishness (documented in numerous surveys) with the average family budgeting for two to three rate increases. Over the first 11 months of 2011, Australian capital city dwelling prices only fell by 2.8% (in actual raw terms), and by 3.7% on a seasonally-adjusted basis. The November house price data released on December 30 shows the first actual rise in both capital city and regional dwelling prices since December 2010. – The pioneering use of animated cartoons to spoof the decision-making of the RBA and <country-region><place>Australia</place></country-region>’s major bank oligopoly. To date, there have been over 5,500 unique views of these cartoons, which average over five minutes each. By far the most popular has been <a href="https://www.xtranormal.com/watch/12784379/leaked-secret-video-of-two-major-bank-ceos-chat">this skit</a> of a dialogue between Westpac’s Gail Kelly and NAB’s Cameron Clyne.
Next page: The worst calls of 2011
 
<hr class="system-pagebreak">
 The worst calls of 2011 – Wayne Swan’s unprecedented decision to break with 20 plus years of convention and take the pay-setting powers away from the RBA’s independent board members, led by the highly-respected Jillian Broadbent, and put them under the government’s control. Prior to doing this, Broadbent wrote to Swan, <a href="https://christopherjoye.blogspot.com/2011/09/knee-capping-aussie-central-banks">arguing</a> "[C]hanging current responsibilities on remuneration would jeopardise the calibre of the Reserve Bank officers and the bank's high standing...The board believes that the current remuneration framework for the bank is crucial to the bank's continuing capacity to carry out its duties to the standards required, and would see any move to unwind it as undermining the capacity of the Bank to do so." Swan’s complaint was that Glenn Stevens gets paid too much – that is, one-fifth what the average top 12 executives at a major bank receives. – Muammar Gaddafi’s decision to knock back the opportunity to go into exile in Venezuala, Zimbabwe, Angola, Burkina Faso, Chad, or Equatorial Guinea. Likewise, the decision of Egyptian president Hosni Mubarak to resist his Arab Spring. The smarty-pants in the Middle East looks to have been <country-region>Tunisia</country-region>’s former president, Zine El Abidine Ben Ali, who simply relocated to <country-region><place>Saudi Arabia</place></country-region>. – The chorus of commentators and analysts who claimed the major banks would not be able to pass on the RBA’s December rate cut in full because of higher funding costs. – The consensus economist projection at the start of 2011, which yours truly subscribed to, that the RBA would raise rates several times over the year on the back of high core inflation. We got the high core inflation in the first six months, but a conflictingly low print in the third quarter. The RBA showed us that it finds lifting rates into restrictive territory hard work, while cutting them on the back of more mixed evidence seems to be an easier decision. This could be related to the fact that the RBA board is dominated, unusually, by six political appointees from the private sector plus a government representative in the form of the Treasury Secretary. Read about how the RBA’s decision-making process really works <a href="https://www.businessspectator.com.au/bs.nsf/Article/Dont-expect-the-unexpected-from-this-RBA-pd20111207-PAU9M?OpenDocument&amp;emcontent_spectators">here</a>. – Doomsayers who confidently claimed that the eurozone was certain to collapse. (This may yet prove true!) – News Ltd’s Terry McCrann, who called a certain hike in August 2011, and the AFR’s Alan Mitchell, who argued the RBA would not cut in December unless there was a demonstrable deterioration in European conditions. – Bill Gross’s decision to sell PIMCO’s holdings of US Treasuries on the basis that money printing by the Federal Reserve (hit) would stimulate inflation pressures (hit) and a decline in the perceived creditworthiness of the US sovereign (hit with Standard &amp; Poor’s dutifully downgrading the US to a AA rating), and the resulting surge in US yields (miss) forcing a decline in the value of US bonds (miss). Gross arguably underestimated the power of risk-aversion. – The Commonwealth Treasury’s 2011-12 budget deficit forecast, which after only six or seven months had to be revised up by another $14.5 billion (between the May budget and the November MYEFO). – Steve Keen’s mid 2010 prediction of ‘accelerating’ declines in Australian house prices, which have fallen by less than 3% and look to be decelerating based on today’s data. – The droves of sharemarket spruikers who once again forecast stunning gains for Australian equities. While they are too many in number to list here, representative examples include AMP and UBS’s calls for the ASX 200 to rise to 5,500 and 5,600 points, respectively, by end 2011 (ie, gains of circa 20% before accounting for dividends). Today the bourse is sitting near 4,000 points. – Finally, the oft-quoted interest rate futures market, which at various times during the year has predicted more than one RBA hike and five RBA cuts. Of course, we got neither. As I explained in<a href="https://christopherjoye.blogspot.com/2011/10/financial-markets-pricing-of-rba-rate" target="_blank"> this column</a>, market pricing for future RBA rate changes is both highly volatile, and biased by various influences. While economists get panned for changing their views, the truth is that market is far more temperamental.
 
Click to enlarge
<a href="/images/stories/joyedec6.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/joyedec6thumb.gif"></a>
Christopher Joye is a leading financial economist and a director of Rismark International and Yellow Brick Road Funds Management. The above article is not investment advice.
This article originally appeared on <a target="_blank" href="https://www.businessspectator.com.au/">Business Spectator</a>. 
 
 
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Best and worst calls for 2011: Christopher Joye

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The government could bring back the first-home owner’s boost scheme as early as this year to help stimulate the property market and win 2013 election votes, according to Aussie Home Loans founder John Symond.
Symond says it is generally true that “in any run-up to an election the government throws money around”.
“Probably my cynical self says six to 12 months ahead of the next election, it would not surprise me that the government might stimulate housing by helping first-home buyers and they may possibly introduce a bonus or a boost to the first-home owner’s grant,” he says.
The earliest date for the next federal election is August 3, 2013 (unless the government calls an early election) and an election must be held by November 30, 2013, meaning if Symond’s prediction proves accurate the boost to the first-home owner’s scheme could return in the latter half of the year.
The original scheme ran from October 2008 to December 2009 with the aim of “cushion[ing] the Australian economy from the worst impacts” of the GFC.
Up until September 30, 2009, it provided first-time buyers with an extra $7,000 to purchase an existing home and $14,000 if they purchased a newly constructed home or built a new home. The scheme operated in tandem with the $7,000 on offer as part of the first-home owner’s grant, which is still in effect.
Between October 2009 and December 2009, the first-home owner’s booost was halved, with $3,500 available for the purchase of established homes and $7,000 for the purchase of new homes.
Symond says while no one can be certain of the boost returning, he tips that “come federal election time there might be some handout for first-home buyers”.
Regardless of that, he says the market is looking good for first-home buyers, with “all the ducks lining up – lower price values, lower interest rates, makes it easier to save and easier to get into home ownership”.
“The environment for first home owners going forward is looking pretty good,” Symond says.
Symond plans to grow broker numbers by 25% in 2012 to more than 1,000 after posting strong 2011 results with profits soaring to $52 million.
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First-home owner's boost could return this year: John Symond

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Less than a month remains for Queenslanders to take advantage of the state government’s $10,000 handout for those buying or building a new home.
Home buyers and investors wanting to take advantage of the incentive need to have entered into a contract to purchase or build a new home by January 31 – although they have until May 31 to submit their application to the Queensland Office of State Revenue.
The Building Boost was launched by the Queensland government on August 1 with the aim of the “igniting” new home construction in the state following the January 2010 floods but has to date failed to generate much momentum, with less than 10% of the $140 million allocated to the scheme taken up by buyers.
At the start of December, Stockland CEO Matthew Quinn highlighted the poor take-up of the grant, with just 1,200 applications lodged, equating to $12 million in handouts.
However, Stockland Residential CEO Mark Hunter says the Building Boost is driving enquiries “if you have right product”. The boost helped push up new home sales by 16% in the first two months of the scheme (August and September), albeit off a low base.
Stockland has heavily promoted the Building Boost in its new community developments in <state><place>Queensland</place></state> and has been lobbying the government to extend the scheme beyond January 31.
A spokesperson for the company told Property Observer: “Queenslanders needed this boost and they need it extended. It is getting people into homes faster and creating construction jobs across the state. We’ve responded with some great offers like those at <place><placename>North</placename><placetype>Lakes</placetype></place>, where house-and-land packages are starting at just $268,000.
“Like many others in the industry, we’re urging the Queensland Treasurer to consider an extension beyond January 31.”
However with no indication that the scheme will be extended, Master Builders Australia is urging buyers to act soon to take advantage of the $10,00o incentive.
“To get to a stage where a firm price contract can be prepared, there is a lot that has to happen, and this process can take a number of weeks,” says Master Builders executive director Graham Cuthbert.
Cuthbert says home buyers should have been talking to builders before Christmas.
“To date, the boost has not had a significant impact on the building industry and, while there are several issues at play, we believe many people are leaving things to the new year, with the mistaken belief that starting the process early in January will give them time to get a contract signed by the deadline,” he says.
“Consumer confidence is certainly another issue that is impacting the number of applications for the boost, and we have recently learnt of an emerging problem that is seeing low valuations causing some new home contracts to crash,” he says.
According to official ABS figures for October, the sunshine state recorded a 19.5% drop in building approvals for the month, leading a 10.7% nationwide slump.
The state recorded a strong improvement in building approvals in the first month of scheme with the total number of dwelling unit approvals rising from 1,900 in July to more than 2,800 in August. However these numbers slumped to just under 2,300 in September and to just over 1,800 in October due to a combination of high interest rates and poor consumer confidence.
Putting those figures into perspective, dwelling finance approvals just for first-home buyers in <state><place>Queensland</place></state> reached their peak of 4,000 in March 2009 following the introduction of the far more successful First Home Owners Boost in October 2008.
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Less than a month remains for Queensland's underused Building Boost scheme

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A luxury penthouse at Lumiere Residences in the Sydney CBD has been sold for $8.1 million in a sign of continued interest from Asian investors in top-end residential Australian property. 
<img src="/images/stories/lumiere1.jpg">
The 54th-floor apartment, developed by Frasers Property <country-region>Australia</country-region>, was sold by Savills <country-region>Australia</country-region> in conjunction with Savills <country-region><place>Thailand</place></country-region>. 
Set opposite St Andrew's Cathedral, the <a target="_blank" href="https://lumieresydney.com.au/lumiere/html3/home/home/index">Lumiere Residences building</a> was designed by Australian architects PTW in collaboration with international award-winning British architect Lord Norman Foster of Foster + Partners. 
Shayne Harris, Savills <country-region><place>Australia</place></country-region> head of residential, says the sky penthouse was purchased by a wealthy Asian investor. 
“This is a significant sale for <city><place>Sydney</place></city>’s CBD market, secured at approximately $27,000 per square metre,” Harris says. 
“It highlights that Asian investors continue to actively seek opportunities to acquire premium properties at the top end of <country-region><place>Australia</place></country-region>’s residential market. 
“They are attracted to the very best properties in the best locations, and the world-class Lumiere development in the Sydney CBD certainly meets these requirements.” 
Located in <city><place>Sydney</place></city>’s mid-town precinct at <street><address>101 Bathurst Street</address></street>, Lumiere is a multi-award-winning development based on a vertical village design that encompasses retail, commercial offices, the luxurious Fraser Suites Sydney apartment hotel and Lumiere Residences. 
It’s been marketed as “<place><country-region>Australia</country-region></place>’s first vertical village”.
<img src="/images/stories/lumiere2.jpg" style="border-style: initial; border-color: initial;">
“"Residents will have everything there that they can find in a horizontal village like Paddington,” the developer Dr Stanley Quek advised during 2006 off-the-plan marketing.
Frasers Property is now undertaking the construction and marketing of the Central Park eco-friendly project on a 5.8-hectare former brewery site at the southern end of the city.
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Luxury Lumiere Residences Sydney CBD penthouse fetches $8.1 million through Savills Australia/Thailand

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<city><place>Melbourne</place></city> inner-city apartments priced under $750,000 are forecast to be the city’s best-performing asset class in 2012, according to CBRE.
“Well-located properties with good access to public transport and amenities continue to be the most resilient in the current conditions. Properties in the sub-$750,000 price bracket continue to perform well with demand levels remaining quite resilient,” says CBRE director of residential valuations Jarrod Frazer.
According to realestate.com.au, there are about 1,600 inner-city apartments for sale under $750,000.
Among the new inner-city developments, Lend Lease is selling one-bedroom apartments for about $465,000 in its <a href="https://www.propertyobserver.com.au/developments/lend-lease-sells-over-100-units-in-convesso-concavo-docklands-development-in-a-month/2011120552677" target="_blank">Convesso Concavo project in Docklands</a> while two-bedroom apartments in Pan Urban’s Lacrosse project (also in Docklands) are priced around the $530,000 mark.
For advice on investing off the plan, <a href="http://propertyobserver.com.au/ebooks/free-ebook-10-tips-for-investing-off-the-plan" target="_blank">download our free eBook</a>.
Outside of the CBD, the unit market is expected to continue to perform in line with the overall subdued <city><place>Melbourne</place></city> residential market.
<img src="/images/stories/cbrejan5.gif">
In its November update, RP Data-Rismark calculated that <city><place>Melbourne</place></city> unit prices increased 3.1% in November to help ease an overall decline during which unit prices fell 3.3% over the past 12 months.
In comparison <city><place>Melbourne</place></city> house prices continued to slide, falling by 0.4% in November to be down 6.3% year on year.
Even if prices don’t appreciate in 2012, Melbourne investors can still expect some level of return in the form of rising rents due to a low overall vacancy rate of just 2.2% (well below market equilibrium of 3%), with rental yields hovering around 4.5%.
“Residential vacancy rates, although increasing slightly, are still relatively low at 2.2%.  This has driven rental growth with yields for investors continuing to see some upward pressure,” says CBRE.
According to RP Data-Rismark, <city><place>Melbourne</place></city> units are returning median yields of 4.3% while houses are returning 3.7% – the lowest across all capital cities.
Reilly says a prolonged period of low vacancy could result in renewed interest from investors as upward pressure is placed on rents.
“The market remains soft across all sectors, with the current low levels of demand ensuring negotiating strength is clearly in favour of buyers.  As has been the case recently, strong selling features are crucial to completing sales, with proximity to public transport, schools and employment very important.  Properties that lack these key features are seeing selling times extended,” he says.
Investors might need to venture outside of <city>Melbourne</city> into country <state><place>Victoria</place></state> for better investment prospects.
According to Residex, country <state><place>Victoria</place></state> unit values recorded increases of 3.5% over the 12 months to the September quarter 2011 to reach a median of $260,000.
The average rent for units also increased by 15.2% over the year, which drove strong yield growth to 5.3% and a median asking rent $265 per week for rural and regional <state><place>Victoria</place></state> property.
Overall though CBRE global research and consulting manager Sam Reilly expects residential market conditions in <state><place>Victoria</place></state> to remain subdued in the short term until a sustained period of economic stability and improved buyer confidence returns.
“The level of available stock remains low as vendors avoid taking properties to market where possible. While demand has eased the lack of quality stock entering the market is also affecting sales volume,” he says.
According to CBRE, the prestige sector is under most pressure at present, with longer selling periods and adjusted prices now becoming evident in most areas with prestige real estate valued at more than $2 million.  In order to make a sale, vendors must meet the market.
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Inner-Melbourne units under $750,000 best prospects for investors: CBRE

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Steven Sewell, the current CEO of Charter Hall Retail REIT, has been handed the responsibility of guiding the restructured Centro Group – now known as Central Retail Australia – in 2012.
Sewell will replace incumbent chief executive Robert Tsenin on April 2 (or possibly earlier subject to agreement) after Tsenin announced last year that he would retire following the restructure.
Sewell will take the job with some experience of the Centro culture and management already under his belt. Earlier this month Sewell oversaw Charter Hall Retail’s $32.5 million purchase of Centro’s Kangaroo Flat shopping centre in <city><place>Bendigo</place></city>.
Sewell says he is excited at the prospect of guiding Centro through the next stage of its evolution and is “looking forward to capitalising on the opportunities that existed in the extensive portfolio of well-located shopping centres”.
He will manage a REIT comprising 99 shopping centres, with Woolworths and K-Mart the biggest tenants.
“Centro has an impressive portfolio of assets, diversified across <country-region><place>Australia</place></country-region>, with excellent opportunities for income and capital growth.  I look forward to working with the team to convert these opportunities and grow the company for the benefit of all stakeholders,” Sewell says.
Tsenin will leave the company with a great deal of satisfaction having steered it through a highly complex restructure that staved off the threat of administration.
<a target="_blank" href="/news">Centro Retail Australia officially started trading on the ASX on December 5</a> at a share price of $1.70 and a market capitalisation of $2.3 billion.
At close of trading on Wednesday, the stock was trading at $1.85, up 3¢ on the day.
Centro received the green light to commence trading following a four-year battle to find a way out of financing problems dating back to the GFC after <a href="https://www.propertyobserver.com.au/industry-news/centro-restructure-gets-final-nod-of-approval/2011120252651" target="_blank">former auditor PricewaterhouseCoopers decided not to appeal a NSW Supreme Court decision </a>in favour of the restructuring plan.
This followed major shareholders and bond holders agreeing to the restructuring of the company and the formation of the new retail fund on November 22, guaranteeing them a payout of about 5¢ per share.
As part of the restructure, the $2.7 billion owed to Centro’s senior lenders that was due to be paid by December 15 will be cancelled in exchange for substantially all of Centro’s Australian assets and interests being transferred to these lenders.
 
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Charter Hall Retail boss to lead restructured Centro

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Investigations into allegations that wealthy investors were duped into buying multimillion-dollar properties on Mermaid Beach on the Gold Coast as part of an elaborate price-fixing scam are continuing.
The Queensland Office of Fair Trading has confirmed to Property Observer that it is continuing to investigate such allegations.
The inquiry dates back to May 2010 when then Queensland Minister for Fair Trading Peter Lawlor and current Labor member for Southport brought allegations of investment scam to the attention of the Queensland Police.
At the time Lawler came to the conclusion that the transactions “stink to high heaven”.
“There's a fictitious component in the transactions. It makes you wonder what went on with all of those [Mermaid Beach beachfront] properties.
“The values in that area went crazy over a short period of time. There was almost a stock market-like frenzy about it as people were getting in and out and making a couple of million dollars at a time the agents were also receiving very big commissions,” Lawler said at the time.
Real estate agent Rod Lambert made the allegations in late May 2010.
Lambert, who personally lost millions on a redevelopment of flats on Albatross Avenue, claims prices in Mermaid Beach had been inflated by “a handful of sophisticated investors using an elaborate scheme involving ‘put and call options’” – a legal way of buying a house then reselling it before settlement.
In the case of Mermaid Beach transactions it is alleged that the scheme was used to inflate prices with the money for the higher-priced second sale never changing hands, but the higher sales price recorded in the official property records.
Lambert claims that property valuers were misled about the worth of Mermaid Beach properties because official sale contracts and registry data contained fictitious information about previous sales prices achieved.
<a href="https://www.propertyobserver.com.au/residential/the-8-biggest-losses-on-mermaid-beach-s-millionaire-s-row-show-no-post-gfc-recovery-in-sight/2011113052610" target="_blank">Owners who bought properties on Mermaid Beach before the GFC continue to sell their investments at massive losses</a>.
Recent falls have included <a href="https://www.propertyobserver.com.au/queensland/summer-beach-spotlight-rowen-craigie-s-mermaid-beach-misgamble/2012010252949" target="_blank">a three-bedroom Hedges Avenue beachfront cottage that sold post-auction in late December</a> at a discount of about 46% on its 2008 purchase price and another property also on Hedges Avenue selling at a loss of close to $10 million.
In an earlier version of this article, Property Observer incorrectly reported that Queensland Police and Australian Crime Commission were jointly investigating property scams on Mermaid Beach.
There is a joint operation which resulted in the disruption of a serious and organised investment scam run by a company known as West Trade or Atlas Lead Generation, based on the Gold Coast.
This investment scam is entirely separate from the Mermaid Beach property scam.
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Investigation into alleged price fixing on Mermaid Beach to continue in 2012

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Investors and cashed-up first-home buyers are set to push up <city>Sydney</city> and <city><place>Perth</place></city> property values by up to 5% in 2012, Raine &amp; Horne CEO Angus Raine has forecast.
According to Raine, price rather than the traditional real estate mantra of “location, location, location” will drive the buying decisions of investors and owner-occupiers over the course of the year.
“In <city><place>Sydney</place></city>, the market between $400,000 and $650,000 will continue to show positive signs in 2012, with investors re-entering the market, replacing the expected shortfall of first-home buyers due to the end of the stamp duty concessions on existing homes,” Raine says.
“It’s a misnomer that real estate investing is only about location, location, location.
“Price, price, price will drive the buying decisions of those owner-occupiers and investors considering homes in <city><place>Sydney</place></city> below $650,000 next year.
“As such, it’s also fair to expect that traditional apartment markets, where investors compete with first-home buyers, such as Eastwood, Ashfield/Burwood, Hurstville and Dee Why, will show plenty of form in 2012,” he says.
He also predicts investment activity in inner-ring suburbs such as Bondi, <city>Newtown</city> and <place><placename>Neutral</placename><placetype>Bay</placetype></place>, with sales volumes expected to increase markedly from the second quarter of 2012 onwards.
In 2011, regional locations outperformed the capital city market <a href="https://www.propertyobserver.com.au/residential/sydney-and-canberra-best-for-investors-in-2011-rp-data-rismark/2012010252951">(according to RP Data- Rismark)</a>, with prices falls of 2.5% compared with big-city falls of 3.5%
Raine expects “regional centres with decent facilities for green- and sea-changers” will enjoy some capital growth.
“Baby boomers will look to regional centres that not only have excellent health and lifestyle facilities, but also to towns such as Tamworth, Orange and Port Macquarie, which have airports that make it easier for friends and families to visit,” he says.
Sean Green, operations manager at Raine &amp; Horne, expects <city><place>Brisbane</place></city> house prices to stabilise in 2012 with some parts of the market already showing signs of recovery on the back of the interest rate cuts in November and December.
“It’s fair to say that 2012 will be the first time in a number of years that Brisbane real estate values won’t fall,” says Green.
Green says investors have their sights focused on inner-ring suburbs such as <city><place>Fairfield</place></city> and New Farm.
According to the Raine &amp; Horne New Farm office, 20 groups inspected a refurbished three-bedroom apartment at <street><address>5/84 Moreton Street</address></street>, New Farm in early December on the market for $399,000 and with rental expectations of $400 per week.
Outside <city><place>Brisbane</place></city>, Green nominates the Noosa hinterland as a potential growth star in 2012.
“The Noosa hinterland is about 26 kilometres from the Maroochydore airport, which is an important consideration for baby boomers.”
In <city>Perth</city>, Raine &amp; Horne is predicting 5% growth for <city><place>Perth</place></city> suburbs such as Cannington, which has relatively easy access to Curtin University of Technology and the Kwinana Freeway, as well as affordable Kenwick and Kelmscott in the south east.
“We also expect to see more investors in the <place>North Perth</place> market in 2012,” says Green.
“A recently renovated two-bedroom home unit at 
<address>
<street>10/6-8 York Street</street><city>Inglewood</city>
</address>, which is listed with Raine &amp; Horne North Perth, attracted strong investor attention in December.”
Over the last few weeks of 2011, there were more than 40 enquiries about the <street><address>York Street</address></street> apartment, with about 60% of enquiries from investors seeking healthy rental returns, according to Green.
“It’s a completely renovated apartment in a traditional 1970s red-brick block, which is on the market for $349,000 and is expected to generate a weekly rent around $350,” he adds.
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Perth and Sydney prices to rise 5% in 2012: Angus Raine

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The takeover of the Charter Hall Office REIT by a consortium of international and local institutional investors is one step closer after the trust’s management entered into a “binding scheme implementation agreement” with the prospective new owners.
The independent directors’ committee that manages the trust has unanimously recommended that shareholders accept the offer and will vote in favour of the scheme at a shareholders’ meeting scheduled for March 15.
Charter Hall Office Management independent chairman Roger Davis says the offer represents “the most compelling and certain value proposition” to shareholders.
Should 75% of shareholders vote in favour of the takeover, the REIT will be sold to the consortium on March 30, subject to terms and conditions, including the completion of the sale of its <country-region><place>US</place></country-region> portfolio.
Shareholders will also be entitled to proceeds from the sales of the remaining<country-region><place>US</place></country-region> assets held by the fund that occur after January 1. The trust has been offloading its <country-region>US</country-region> portfolio of office properties since August 2011, with a building in <place><city>Tampa</city>, <state>Florida</state></place> selling before the Christmas break.
The consortium, made up the Government of Singapore Investment Corporation, Canada’s Public Sector Pension Investment Board and the trust’s head stock Charter Hall, has been seeking to acquire the REIT since the end of August last year following <a target="_blank" href="https://www.propertyobserver.com.au/news/proxy-votes-in-charter-hall-office-reit-battle-line-up-to-reject-takeover-proposal/2011072750930">a failed attempt by a group of hedge fund investors to wrestle management control</a> a month earlier.
The consortium made its first offer of $2.39 a share on August 29, sweetening the deal to $2.43 in October before raising it again to the current offer price of $2.49 per share.
The offer is a 4.2% discount to the estimated pro forma net tangible asset value of the Australian office portfolio of $2.60 per share.
The portfolio has been externally valued at $1.84 billion with <street><address>2 Park Street</address></street> in the Sydney CBD, the most expensive property, valued at $370 million.
Other notable assets include <street><address>2 Martin Place</address></street> (valued at $232 million), <street><address>150 Lonsdale Street</address></street> in <city>Melbourne</city> ($150 million) and <street><address>175 Eagle Street</address></street> in <place><city>Brisbane</city></place>($115 million).
In its 2011 A-REIT Survey, accountanting firm BDO ranked the Charter Hall Office REIT its top performer of the year managing a total unit-holder return of 43%, the highest return of any of the S&amp;P/ASX 200 Property Index members.
“Consistent with the strong performance exhibited by the office sub-sector through the year, the A-REIT delivered increased earnings, higher distributions, lower debt and strong portfolio management metrics,” noted BDO.
“Units in Charter Hall Office REIT (CQO) also demonstrated a high level of liquidity, with CQO being one of the most actively traded REITs on the ASX during the 2011 financial year.”
Among the key achievements noted by BDO include Charter Hall Office REIT increasing in statutory earnings to $69.2 million, up from a loss of $91 million in 2010 financial year, reducing look-through gearing from 45% to 43% and repaying, refinancing or removed all debt due to mature before the 2014 financial year.
At 3pm on Tuesday, January 3 shares in the REIT were up 0.71% for the day to $3.535 against a benchmark index rise of 1.14%.
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Charter Hall Office REIT reaches binding agreement on takeover bid

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One of the biggest question marks facing Australia in 2012 is whether global banking turbulence will affect Australian property prices. The international bears say we are very vulnerable. For example, the International Monetary Fund says that Australian house prices are overvalued by between 10% and 15%. The Economist magazine reckons the overvaluation is closer to 50%. By contrast, Property Observer columnist Christopher Joye from Rismark believes our dwellings are not overpriced.
The last word we got from 2011 was RP Data-Rismark November capital city home value index, showing a rise of 0.1% in November – its first lift in 11 months.
The factor to watch in 2012 is the willingness of our banks to lend. The tightening of Australian bank lending for housing is one of the reasons we have seen a small fall in the housing market in 2011. If banks were to tighten further there would be a more marked decline.
Of course, closely related to the availability of bank lending is the level of employment. If there is a rise in unemployment and therefore a rise in problem housing loans, not only will it tighten bank lending, but it will also increase the supply of houses as people can't keep up with their mortgages.
The banks' lending criteria is also closely related to the level of interest rates. If rates rise, banks become more cautious because people can't afford to repay the loans. Urged on by our politicians, Australians have come to link Reserve Bank official interest rates with the level of home loan rates.
There is grave danger that in 2012 this nexus will be broken.
Historically, Australian banks have made substantial profits by borrowing money on the overseas wholesale market and using that money to fund about 40% of our home loans. European banks are headed for a substantial money squeeze and that may spread to the US, particularly if US state and local governments get into trouble. If that happens then Australian banks will have to either pay the going wholesale rate, bid up the local deposit interest rates to attract local savings or curtail their lending.
Each of those alternative actions will affect the value of Australian dwellings. One of the looming dangers in the banking sector is the exodus of European banks from Australia.
As they withdraw funds from a large number of medium-sized businesses, those enterprises will lower employment levels, although the accelerated mining boom will take up a lot of the slack.
The aim of Australian banks in 2012 will be to attempt to take advantage of the sharemarket turbulence to entice people to put money in bank deposits and without paying substantially higher interest rates.
If they can do that, it will contain the higher interest rate pressure and be of great value to the dwelling market.
Banks have to be careful because if they take actions that reduce the value of dwellings by a substantial amount, they will in turn cause a big rise in bad debts as people throw in the towel and the subsequent foreclosures create bank losses and further house price declines. Accordingly, if banks are smart enough to understand these forces, they should be able to restrict any housing decline to relatively small amounts.
But there is an Australian dwelling factor outside of our banking system and domestic economy.
Mainland Chinese have dominated the purchases of inner Sydney apartments and, to a lesser extent, Melbourne apartments. In the last month or so the Chinese have halved their buying of apartments and if that accelerates, it will push down the prices of apartments in our two major cities (primarily in Sydney). We could be looking at a 10% fall. In turn, that will spread to apartment blocks outside the inner city and ordinary houses. But again the effect is manageable.
The greatest danger is that a sizeable proportion of the multitude of inner Sydney and Melbourne apartments that have been bought off the plan by mainland Chinese are not consummated and the Chinese simply walk away and accept the loss of their deposit.
That will create a pall of unsold dwellings over the Melbourne and Sydney markets in much the same way as contracts reneged in the Sunshine and Gold Coast have affected property values.
The Chinese have honoured almost all contracts to date but we all need to understand that there is a danger. Australia has one of the best banking systems in the world because we have not gambled with depositors' money as occurred with European and US banks.
But that doesn't mean we don't face important challenges in 2012.
This article originally appeared on <a target="_blank" href="https://www.businessspectator.com.au/">Business Spectator</a>. 
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