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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Rothesay, the very grand 1896 Victorian Italianate home in Bellevue Hill, which was passed in at $12 million at last month’s auction, has now been sold at an unconfirmed $13 million-plus price.
It last traded in 1998 when the founder and executive chairman of the St Hilliers group, Tim Casey, and his wife, Anne Marie, daughter of the thoroughbred trainer Bart Cummings, bought Rothesay for $4,606,000 in 1998 from the Jagelman family.
Having been extensively remodelled, Rothesay was listed with price hopes of more than $13 million through Ray White Double Bay selling agents Michael Finger and Craig Pontey.
The sale will sit within the top 10 sales across Sydney this year.
<a target="_blank" href="https://www.propertyobserver.com.au/auctions/italianate-mansion-rothesay-passed-in-for-%2412-million-at-auction/2011111052315">The three-level residence</a>, crowned by a classic Italianate turret, has Thomas Hamel interiors and gardens by William Dangar.
Last year Casey's St Hilliers was ranked 91 in BRW's list of Top 500 Private Companies.
The company, founded by Casey in 1989, ranks as one of Australia's leading providers of property and construction services.
 
 
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jchancellor-FAypfDUnLy

Grand Bellevue Hill mansion Rothesay sells for more than $13 million

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The wide diversity of people’s trades and professions ensures that everyone can earn a living in their own way. 
Each of us has something different to offer, from the carpenter to the doctor. We have our tools of the trade and we have our special skills, and we use these in daily life to earn our bread and butter. 
When the carpenter uses his hammer, the doctor his stethoscope or the writer his pen, they offer specialist skills which others do not have. They also have the benefit of years of experience and are talented in what they do. They have all learnt their skills “the hard way”. That is, they have gained experience by learning from their mistakes along the way. 
It is not enough to hold a hammer in your hand or wear a stethoscope around your neck unless you know how to use it. And in the case of politicians if their tongue is their skill, let them be silent unless they know when and how to use it. 
One of the greatest skills of all is the art of negotiation. 
We learn instinctively to negotiate from the time we are born and we build and hone this skill as time go by. But let’s face it: negotiation is not everyone’s forte. You have to learn how to negotiate. You need to have competed and lost and won many times over before you have the advantage over an opponent through experience. 
In real estate transactions win-win negotiation is paramount. When the stakes are high and you have to admit you may not be the best negotiator in your own interest I recommend you engage a buyers’ advocate (or buyers’ agent) to do the job for you. 
buyers’ agents know their stuff. They have learned the hard way how to close a winning deal and they have earned that special skill of successful negotiation.
Tim Mansfield is founder and principal of Sydney-based buyers' agency <a target="_blank" href="https://www.primepropertybuyer.com/">Prime Property Buyer</a>.
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tmansfield-Rk8rBecHRA

Buyers' agents are experts in negotiation

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Whether it was due to political pressure or a desire to protect their brands by avoiding a pre-Christmas shellacking, the major banks and their subsidiaries all passed on the full RBA rate cut last week.
At 7.35pm on Thursday, Westpac announced that it was passing on the rate cut in full, following on from the Commonwealth Bank announcement just over an hour earlier.
Bankwest came to the party at 9.15pm with St George the last of the major bank brands at 10.13am on Friday morning, setting perhaps a new benchmark for time taken to make an interest rate announcement.
The Commonwealth Bank sent out a single abrupt paragraph:
“The Commonwealth Bank announced today that it will lower its Standard Variable Home Loan Interest Rate by 0.25% per annum to 7.31% per annum, effective for new and existing customers from 19 December 2011.”
This was in contrast to lengthier announcements from the other major banks, which, while highlighting the deteriorating situation in Europe and the impact on their funding costs, said they had made the “difficult” decision to pass on the full rate cut in the interests of their customers.
The kindest words came from NAB’s Lisa Gray, who said the bank wanted to “put money back in the hands of our customers and assist with supporting the Australian economy this Christmas”.
However, ANZ boss Mike Smith was clearly not happy about the amount of political pressure being placed on the banks to pass on the rate cuts in full:
“If there is one lesson the first round of the global crisis taught us, it is that a strong banking sector and well-managed government finances are the best protection the economy can have to avoid a co-ordinated downturn,” he wrote in the Financial Review.
“We simply have to have a broader and more informed public discussion about these issues as they affect all parts of the economy, including ­banking.”
Smith’s comments follow the ANZ announcing it will no longer adjust its mortgage rates following official RBA cash rate decisions.
“Bank funding costs are now largely unrelated to movements in the Reserve Bank’s official cash rate. We have therefore taken a decision to announce future pricing changes for retail and small business variable interest rates on the second Friday of each month,” said ANZ chief executive Australia Philip Chronican. 
“This provides a measure of predictability for customers on when rate changes will occur and it provides us with the flexibility to reflect movements in funding costs across the full spectrum of funding sources – not solely in response to the Reserve Bank’s cash rate.” 
A move out of step with the RBA was flagged Alan Kohler, who said he had suggested just such an idea to the major banks. 
Writing for <a target="_blank" href="https://www.businessspectator.com.au/bs.nsf/Article/RBA-monetary-policy-cash-rate-Reserve-Bank-news-ce-pd20111208-PBR86?OpenDocument&amp;emcontent_Kohler">Business Spectator</a> on Thursday Kohler said: “Here’s a mad suggestion for the bank managers: level with your customers. Explain how your funding costs work and then when there’s a change in the price of the 26% or so of funds that come from wholesale financial markets, change the interest rate on your loans then, rather than waiting for the first Tuesday of the month, when the RBA board meets. “I have suggested this to each of the banks and to their lobbyists, and each of them agreed it would be a good idea. But then they shrug with a helpless smile. Banks hunt in packs, you see.” 
Kohler later tweeted following the ANZ announcement: “ANZ has taken my advice, and will set rates on 2nd Friday of each month, not just when the RBA moves.” 
Here’s a rundown of the interest rate changes announced by the banks and when they kick in: 
<table style="width: 470px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="205" valign="top">
Bank
</td>
<td width="205" valign="top">
New standard variable rate
</td>
<td width="205" valign="top">
When it kicks in
</td>
</tr>
<tr>
<td width="205" valign="top">
ING Direct*
</td>
<td width="205" valign="top">
6.22%
</td>
<td width="205" valign="top">
December 13
</td>
</tr>
<tr>
<td width="205" valign="top">
ME Bank
</td>
<td width="205" valign="top">
6.74%
</td>
<td width="205" valign="top">
Immediately
</td>
</tr>
<tr>
<td width="205" valign="top">
Heritage Bank
</td>
<td width="205" valign="top">
6.94%
</td>
<td width="205" valign="top">
December 16
</td>
</tr>
<tr>
<td width="205" valign="top">
Bankwest
</td>
<td width="205" valign="top">
7.20%
</td>
<td width="205" valign="top">
December 19
</td>
</tr>
<tr>
<td width="205" valign="top">
NAB
</td>
<td width="205" valign="top">
7.22%
</td>
<td width="205" valign="top">
December 16
</td>
</tr>
<tr>
<td width="205" valign="top">
ANZ
</td>
<td width="205" valign="top">
7.30%
</td>
<td width="205" valign="top">
December 16
</td>
</tr>
<tr>
<td width="205" valign="top">
St.George
</td>
<td width="205" valign="top">
7.30%
</td>
<td width="205" valign="top">
December 19
</td>
</tr>
<tr>
<td width="205" valign="top">
CBA
</td>
<td width="205" valign="top">
7.31%
</td>
<td width="205" valign="top">
December 19
</td>
</tr>
<tr>
<td width="205" valign="top">
Westpac
</td>
<td width="205" valign="top">
7.36%
</td>
<td width="205" valign="top">
December 19
</td>
</tr>
<tr>
<td width="205" valign="top">
Bank of Queensland
</td>
<td width="205" valign="top">
7.36%
</td>
<td width="205" valign="top">
December 16
</td>
</tr>
</tbody></table>
 
*applies to its Mortgage Simplifier product
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lschlesinger-FZcF9M3vE6

Unhappily perhaps, banks pass on full rate cuts 

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The Woolworths St Albans supermarket in Melbourne’s north west has sold at auction to a private investor for $7.24 million, significantly above expectations, demonstrating the <a href="https://www.propertyobserver.com.au/retail/woolworths-coles-key-to-attracting-sydney-retail-investors-htw/2011120952767">appeal of suburban shopping centres anchored by Woolworths or Coles.</a>
The sale reflects a yield of 5.7% on annual rental of over $481,000
More than 100 bids were submitted.
Agents Kliger Wood Real Estate and TBM Commercial, who marketed the store, had expected a price around the $6 million mark
Kliger Wood director Eugene Wood says the supermarket offered investors long-term income security with a leading national retailer as the sole tenant.
“The St Alban’s store is a strong performer having recorded consistent annual sales growth since 2006.
“The property was also extensively refurbished about five years ago and services a growing residential area from a prominent and easily accessible site.
“We were expecting offers in the region of $6 million as commercial investments of this scale and sole tenancy profile will attract the attention of larger private investors or superannuation funds.”
Woolworths is the sole tenant on the 6,348 square metre property located within a Business 1 zone and in close proximity to the St Albans railway station and a major bus interchange. It includes a liquor outlet which has a building area of 2,520 square metres.
The lease which is to Woolworths Limited commenced in June 2004 for a 15-year term plus 10-years, followed by four further option terms of five years, which would provide a lease currency until June 2049.
There is a base rent payable monthly in advance which is currently set at $472,183 gross with a turnover rent which is calculated at a reducing percentage per benchmark levels of retail turnover.
The turnover rent is also subject to a review calculated every five years to the average of the previous three years base rent plus turnover rent.
The breakeven point for the turnover rent is currently set at $23,609,184 and the turnover rent contribution in the financial year ended June 30, 2011 was $9,352.
 
 
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St Albans Woolworths sells for $7.24 million

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Sydney shopping centres anchored by either Woolworths or Coles have proven attractive to retail property investors in 2011, according to the December property market report by Herron Todd White. 
The report notes that outside of the Sydney CBD market investor interest returned over 2011, with a number of transactions on investment-grade properties. 
“This heightened activity follows on from a strong 2010, which saw the re-emergence of private investors and property syndicates, previously priced out of the market,” the December report notes. 
“The increase in investor interest has been focused firmly on properties in the $5 million to $25 million range, which feature a strong anchor tenant, generally a Woolworths or Coles supermarket.” 
Recent shopping centres transactions outside of the Sydney CBD include the sale in October of Dee Why Market for $22 million, on an initial yield of 8.8% and 248 Church Street Parramatta for $19.55 million, on an initial yield of 7.9%. 
The Dee Why Market is anchor tenanted by Woolworths, while Parramatta centre is anchored by rival Aldi. 
Both these sales, says HTW, have “reaffirmed the strength of this sector”. 
“Outside of this price range, sales activity has been limited.” 
Currently up for sale is the 3,900 square metres Woolworth’s Neutral Bay store on the Sydney North shore bringing in net income of $1.9 million per year and fully leased by the supermarket until 2014. The expressions of interest campaign run by Savills agents Simon Muirhead and Ben Stewart ends on December 14. 
Herron Todd White valuers are by no means the only ones to note the value Coles and Woolworths bring to shopping centres. 
In its October annual report, Charter Hall Retail REIT said it would continue to re-weight its shopping centre portfolio in <a href="https://www.propertyobserver.com.au/retail/charter-hall-has-a-taste-for-coles-and-woolies/2011100451775">favour of Australian shopping centres anchored by Coles and Woolworths</a> after the supermarket groups helped the REIT deliver profits of $62.9 million for the year off a portfolio valued at $1.93 billion. 
Similarly, in August Mirvac said its retail portfolio has defied the current retailing gloom by delivering solid growth, with food majors <a href="https://www.propertyobserver.com.au/news/coles-and-woolies-help-mirvac-deliver-30-profit-increase/2011082351258">Coles and Woolies accounting for a quarter of rental income.</a> 
The picture is less rosy in the Sydney retail strip market where increased vacancy and concerns over the rental growth outlook has restricted the level of demand from investors. 
“Demand from owner occupiers also remains low, with the dual impact of weak retail sales and high lending costs preventing new start ups and limiting expansion plans. 
“There are however a few exceptions to this rule. Quality properties in locations with minimal vacancy remain in high demand. For example a strata retail suite in Potts Point sold for $850,000, equating to $9,043 per square metre. 
“At the top end of the market the dual impact of a lack of properties being actively marketed and a reduction of potential buyers has resulted in a continued lack of property transactions.
“Over the past 11 months the most expensive retail property sold in Sydney was for ($42.8 million) Bridgepoint, Mosman. 
The report notes that while the Westfield Sydney City technically opened in December 2010, the majority of the stores including the much hyped ‘Zara,’ opened their doors in the first half of 2011. 
“Westfield, coupled with the redevelopment of the Mid City Centre in 2010, has revitalised the Pitt Street Mall precinct, luring high end and international retailers to Sydney. 
“Despite the initial relocation of many prime retailers into the new developments from properties surrounding Pitt Street Mall, super prime retail rents remain firm, with new retailers eager to benefit from location near these new centres.” 
According to a September report by Cushman &amp; Wakefield, retailers on Pitt Street Mall are paying <a href="https://www.propertyobserver.com.au/retail/pitt-street-mall-closing-in-on-fifth-avenue-retail-rents/2011090151391">33% more per square metre than 12 months ago</a> with the average rent equating to more than $10,000 per square metre.
 
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Woolworths, Coles key to attracting Sydney retail investors: HTW

<html><body>
<table width="285" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="bottom" nowrap width="69">
Postcode
</td>
<td valign="bottom" nowrap width="123">
Suburb
</td>
<td valign="bottom" nowrap width="93">
Median house price
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5081
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">MEDINDIE</a>
</td>
<td valign="bottom" nowrap width="93">
$1,505,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5061
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">UNLEY PARK</a>
</td>
<td valign="bottom" nowrap width="93">
$1,457,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5067
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">ROSE PARK</a>
</td>
<td valign="bottom" nowrap width="93">
$1,192,750
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5065
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">TOORAK GARDENS</a>
</td>
<td valign="bottom" nowrap width="93">
$1,128,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5068
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">LEABROOK</a>
</td>
<td valign="bottom" nowrap width="93">
$1,072,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5006
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">NORTH ADELAIDE</a>
</td>
<td valign="bottom" nowrap width="93">
$1,045,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5022
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">TENNYSON</a>
</td>
<td valign="bottom" nowrap width="93">
$1,045,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5065
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">TUSMORE</a>
</td>
<td valign="bottom" nowrap width="93">
$1,030,500
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5070
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">JOSLIN</a>
</td>
<td valign="bottom" nowrap width="93">
$980,000
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="69">
5061
</td>
<td valign="bottom" nowrap width="123">
<a href="/news">MALVERN</a>
</td>
<td valign="bottom" nowrap width="93">
$970,000
</td>
</tr>
</tbody></table>
Source: RP Data
 
 
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awalsh-7Ub9EypybQ

Top 10 most expensive suburbs in SA for house prices: RP Data

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RBA governor Glenn Stevens says the RBA has been forced to set the cash rate at lower than it would have been otherwise due to the banks increasing their profit margins on home loans since the onset of the GFC.
“I've said this countless times, and it's usually ignored, but, yes, the spread between the cash rate and major home loan rates has risen by something like 100 basis points since about 2007," Stevens said as part of a speech in honour of former University of Sydney economist Warren Hogan.
"For that reason, the cash rate is roughly lower than it would have been otherwise, to offset that.
"We have broadly offset that change in the margin by setting our instrument appropriately."
Since 2007, the banks have been able to increase their home loan margins by increasing rates independent of official RBA increases or by not passing on full rate cuts.
This was most in evidence in December 2009 when Westpac raised interest rates by 0.45% on its variable rate mortgages, 20 basis points above the RBA’s official rate increase of o.25%.
Yesterday, ANZ said it would no longer wait until monthly RBA announcements, but would instead make future pricing decisions on the second Friday of every month.
Stevens’ comments follow the major banks taking two full days to eventually decide to pass on the full rate cut to borrowers.
However, all the major banks hinted that they were under pressure to pass on future rate cuts in full by making reference to the increasing cost of raising wholesale funding overseas and in particurlar the problems being experienced in Europe.
During his speech, Stevens delved into what he called the extensive program of regulatory reform under way in Europe and said the most far-reaching proposals recently endorsed at the G-20 summit to protect banks “too big to fail at an international level”, otherwise known as “Globally Systemically Important Financial Institutions, or G-SIFIs”.
“Some 29 individual banks have been identified as fitting the criteria to be labelled G-SIFIs at present, though the list is not a fixed one: banks can enter and leave it over time.
“There will, in due course, be a framework for globally systemic insurance companies with parallel criteria. The intention of the policy is to make the failure of such entities less likely by requiring additional capital, and to make the consequences of failure less dramatic by developing better tools to resolve entities that have failed or are on the point of failure.”
To make this work Stevens says would require “considerable co-operation across jurisdictions at moments where everyone's instinct is to protect creditors and counterparties in their own jurisdiction”
He also suggested that a new era of tighter bank regulation might be dawning as there was now a “certain tendency towards the financial repression that was a feature of the post-war world in which Warren Hogan first studied economics”.
“A legacy of the 1930s was a much tighter regulatory regime for banks, elements of which lasted for decades.”
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RBA governor Glenn Stevens says cash rate is lower to offset bank margins

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Sales of houses and units bounced back in October following falls in September, according to latest HIA - JELD-WEN New Home Sales Report. 
Detached house sales increased by 5.1% in October 2011 following a 3.3% decline in September while sales of multi-units rose by 9% in October following a 5.5% dip in September. 
The volume of detached house sales improved in four out of five mainland states in October 2011, rising by 20.8% in Queensland (helped by the $10,000 Queensland Government building boost), 4.9% in Western Australia, 1.4% in South Australia and 1.1% in New South Wales. Sales fell by 1.2% in Victoria.
<img src="/images/stories/hiadec9.gif">
Overall, the total number of new homes (detached and non-detached) sold in the month of October 2011 increased by 5.5%, although sales remained down by 8% over the three months to October.
HIA chief economist Harley Dale described the “modest” improvement in October as encouraging start for the December quarter. 
“With falling interest rates, a competitive building market, and a greater availability of skilled trades amidst soft housing conditions, now is certainly a good time to build a new home for those who are financially set to take that decision,” says Dale. 
“As it stands the profile for new home sales remains very weak, despite this latest monthly increase. In October 2011 the volume of detached house sales was 29% below the average of the last 15 years."
 “Any logic behind achieving a swift return to budget surplus in 2012-13 is spurious given current global economic conditions.”
 
 
 
 
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New home sales recover ‘modestly’ in October: HIA

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Recently I spent a few weeks in America and attended the annual National Association of Realtors (NAR). NAR is the largest real estate conference in the world and had more than 19,000 people attend.  The delegates come from far and wide and whilst there were only a few Aussie', I met delegates from Canada, Brazil, Asia and England. 
When you think the largest Australian real estate conference has been 2,000 and 3,000 delegates – this is one mammoth event! 
As this was my first time of attending the conference, I wanted to look at how other countries ran and operate their property management companies and departments. Along with seeking new ideas that could be implemented within the Australian market, to see how they have implemented technology into their businesses and hear about what hasn't worked during the past 12 months. 
The American realtors have had an enormously tough market in the past few years, however did you know that up until the end of October there have been more than 4.1 million sales so far for the year? That equates to 13,452 per day and is an increase of 11.3% from the same time last year. Furthermore, in 2012 they expect real estate sales to be in excess of 6 million. 
What I found amazing about these figures was the media fails to share this.  Surely this information is a good sign of a country working albeit slowly to a recovery in the real estate market? 
Property management is undertaken very differently throughout America. Similarly to Australia, every state of America has different legislation to abide by. In some states, the property manager isn't legally allowed to attend court to claim a tenant’s bond, or take action for rent arrears. The property manager prepares the file but the owners must employ an attorney (or solicitor as we know it) to present the case. 
Some of the other differences I noted were: many companies still only disburse monies to owners once a month. Tenants all pay their rent on a common due date, the agency management fee is somewhere between 8% and 10%, and most of the agencies own the maintenance businesses that undertake the repairs for the owners. 
Over the past 10 years in Australia we have seen the growth of stand-alone property management businesses. They specialise and are seen as experts in their field – yet in the States, many of the businesses are struggling to grasp the technology available, have systems and procedures to follow or to be seen as a true expert! 
I am very proud to say property managers in Australia are certainly well ahead of the rest of the world.
Leah Calnan is the director of <a href="https://www.metropm.com.au/" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
 
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Australia is a world leader in property management 

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<img src="/images/stories/mahaquote.gif">
- Maha Sayour, the sister of Kings Cross identity John Ibrahim, told police during raids when $2.86 million in cash was found hidden in the ceiling of her South Wentworthville house.
She has pleaded not guilty to dealing recklessly with the proceeds of crime after the stockpile of banknotes was seized.
None of the 13 finger and palm prints found on the money bags matched hers. In a video recording played to the court, Sayour is heard telling police that her brother John gave her $500 a week to help with the mortgage. 
She also said that she had been renovating the house for several years and had "one kitchen for looking and one kitchen for cooking".
The house cost $159,950 in 1991.
 
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