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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Investors in NSW and Queensland will have the opportunity to acquire more than 10,000 properties that qualify for the government’s national rental affordability scheme (NRAS) following the launch of the latest round of the program.
The two states have received more than half of the 17,000 incentives including for properties to be built in areas impacted by floods.
According to the latest government records, 54 applications have been approved to build a total of 4,800 dwellings in NSW, taking its total since the inception of the scheme to 6,800.
The most successful NSW applicant is property developer Frasers, which has been granted a licence to build 828 dwellings.
In Queensland, 62 applicants have been approved to build a total of 5,700 dwellings with the not-for-profit Queensland Affordable Housing Consortium granted a licence to build over 1,300 dwellings.
The state has been the biggest beneficiary of the scheme to date with 11,200 properties qualifying for government incentives.
Applications to build 2,300 dwelling have been approved in Western Australia (taking the total to 5,000) and over 1,000 in Tasmania (a total of 1,600). Around 900 qualifying homes will be built in Victoria taking the total to 6,900.
Ruby Janssen from Onyx, one of the largest sellers of NRAS-qualifying properties, says the schemes appeals to investors who want to invest in a positive cash flow property but still receive the negative gearing benefits.
“An NRAS property is really good for a first time investor as it does not put strain on their cash flow.
The scheme offers annual incentives for 10 years with the two key elements being a commonwealth government incentive currently of $7,143 per dwelling per year as a refundable tax offset or payment and a state or territory government incentive currently of $2,381 per dwelling per year in direct or in kind financial support.
According to Janssen, owners of NRAS properties receive around $60 less per week in week, but are compensated by receiving $183 dollars a week in tax-free rental income.
Realestate.com.au is advertising off-the-plan NRAS properties starting from just over $220,000 for a studio apartment in the Newstead on the Brisbane River.
An apartment block featuring eight two-bedroom apartments in Deception Bay, Queensland is asking $2.12 million.
The government has committed to support 50,000 NRAS properties, with up to 35,000 dwellings available to rent across the country by June 30 2014, and the remaining 15,000 available by June 30 2016.
To date 4,178 privately owned dwellings are tenanted or available for rent across the country under the scheme.
A couple with three children earning up to $104,913 per annum are eligible to rent an NRAS dwelling, while the lower limit starting at around $60,000 for a two-adult household.
The privately owned developments range from studio apartments to large family homes, and are located in areas identified by state and territory government partners where affordable rental accommodation is most needed, particularly in areas with employment, transport, schools and other services available nearby.
The scheme applies to newly built properties which are then tenanted to low and middle income earners.
Properties must be leased at 20% below the market rate.
According to real estate groups specialising in NRAS properties, the major banks are starting to get on board with financing the purchase of qualifying properties.
Westpac and NAB already providing financing for the scheme while <a target="_blank" href="/news">ANZ told Property Observer in September it was looking at ways to support government initiatives to house low-income earners.</a>
 
 
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lschlesinger-FZcF9M3vE6

National Rental Affordability Scheme opportunities for NSW and Queensland investors

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Over the years I have seen many people think about getting rich, proclaiming affirmations, visualising and meditating, yet they don’t get rich. 
Let’s be realistic, to get ahead in the real world you have to take action. 
Why is it that most people don’t take action? 
Sometimes it is lack of knowledge, but more frequently it comes down to fear that stops people from living their dreams. 
However, successful people tend to act in spite of their fears. They’ve learned to harness their fears and use them to their advantage. 
I understand that Tiger Woods keeps training, uses a coach and continues playing at the intensity he does because of fear. The fear of not being the best and that someone else may play golf as well as he does. 
The most common reason people don’t getting involved in property investment is fear. The fear of failure or that they will lose money or that people will ridicule them. 
The key to success is not to let your fears scare you into inaction, but to use them to prepare you for action. 
Apart from failure, let’s look at some other potential fears. 
The fear of ridicule 
You can’t do much about what other people say, but you can control how you react to it. The people trying to stop you achieving your dreams have probably lost the ability to do the same. The only way they know how to build themselves up is to bring other people down.
 Now that is sad, but it’s not your problem. No one has ever died of embarrassment, so tune out to the critics and focus on what you want to accomplish. 
The fear of success 
Surprisingly the fear of success can be almost as paralysing as the fear of failure. It often follows on once you have conquered the fear of failure. 
It is ironic that you work so hard to overcome the fear of failure and achieve success, and then all of a sudden you become afraid that you won’t be able to maintain your success. Yet I have seen this happen to many investors once they have grown a sizeable property portfolio. 
Things seem to be going well and then they start feeling uncomfortable. While there is no logical reason for this, we are all controlled by our own internal “financial thermostat” that sets our level of comfort. 
Yours is set to a particular level of success that you see yourself at with your self-image. If you exceed that level of success you become nervous and fearful. I have seen this fear sabotage the efforts of property investors because their inner thermostat just didn’t allow them to see themselves as successful. In fact, they were so afraid of what might happen when they become successful so they subconsciously did things that keep them from being successful. 
The fear of not being worthy
 
Many people fail to take action because they fear they don’t deserve wealth. This also stems from the “financial programming” they received in childhood. All those negative things that some well-meaning people said early in their lives. Things like “Don’t be greedy”, “People like us don’t get rich”, “What makes you think you can do that when others have failed?” 
I’ve also seen investors adults sabotage their wealth because they felt undeserving. I must admit I have things I don’t need, yet I have them because I want them, because I enjoy them and because I can afford them. The difference is I feel I deserve everything I have because I have earned it. 
The fear of debt 
Obviously the fear of debt holds some investors back, however debt shouldn’t be feared. It’s the inability to service the debt or repay the loans that should be feared. If you understand how to use debt wisely and if you know the difference between good and bad debt, there is nothing to fear. 
By the way, it is not necessary to get rid of all your fears to succeed. 
All rich and successful people have fears, doubts and worries; they just don’t let those feelings stop them. That is the big difference: unsuccessful people also have fears, doubts and worries but they let those feelings stop them. 
It is normal for your brain to bring up these fears. Your mind is protecting you. It is doing its job. And acting in spite of your fears is going to be uncomfortable. We all like living in our comfort zones because they are comfortable. But if you want to move to a new level you have to break through that comfort zone. I have never moved forward in any aspect of my life without being uncomfortable. Your comfort zone may make you feel warm and fuzzy but it doesn’t allow you to grow. 
If you think about it, every time you tried something new it was probably uncomfortable; but the more you did it the more comfortable it became. 
So every time you are feeling uncomfortable, instead of retreating back into your comfort zone, pat yourself on the back and say, “Hey this is great. I am moving forward and I am growing.” 
Sure, in our current turbulent economic times the constant conveyor belt of negative messages in the media makes it easy to be fearful, but remember the words of the great investor Warren Buffet: “I like to be fearful when others are greedy and greedy when others are fearful.” 
If you want to be a successful property investor, and if you truly want to be one of the wealthy, you are going to have to become comfortable with being uncomfortable.
Michael Yardney is the director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog. 
 
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myardney-DFoGhGbSJX

Take action and invest in property despite your fears

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Major shareholders in Centro Retail Trust have backed a restructuring proposal for the Centro Properties Group.
Proxy votes submitted at nine meetings in Melbourne today voted in favour of the scheme with approvals of between 85% and 96%, the Australian Financial Review reported.
Investors in other Centro offshoots still need to vote on the proposal, but winning the support of Centro Retail Trust investors is considered crucial to the restructure going ahead.
The AFR notes, however, that some investors such as JP Morgan are still unhappy with the proposal and could vote it down.
Under the restructuring proposal Centro Properties Group will be wound up, with the remaining Australian assets held by subsidiary Centro Retail Trust and other unlisted Centro funds amalgamated into a new listed property trust, Centro Retail Australia.
The decision by institutional investors and hedge funds to back the <a href="https://www.propertyobserver.com.au/commercial/centro-shares-up-after-revised-restructure-proposal/2011112152461" target="_blank">proposal follows the Centro Retail Trust sweetening the deal</a> by offering investors a 10% improvement in their stake in Centro Retail Australia.
Centro faces a December 15 deadline to pay back $3 billion of debt, which it cannot meet under its existing structure. Failure by the board to win approval for the restructure will most likely cause the company to be placed in the hands of external administrators.
 
 
 
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Centro finds support for restructure proposal

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Karin Upton Baker, the Sydney boss of highly profitable French luxury goods chain Hermes, has settled her $18 million dispute with her Perpetual Trustee Company mortgagees out of court.

She was due to take the stand at a three-week hearing due to start yesterday. But instead she’s back at her desk presiding over the recently expanded luxury goods store, which reported $32 million turnover and a $5.2 million profit in its most recent financial results. Such was its improvement on its previous result – $3.8 million profit on a $25 million turnover – that the Sydney office was able to send back a $6 million dividend to head office.

Upton Baker’s lawyers told the court there had been an in-principle settlement with the terms of the settlement not being revealed, according to the Australian Financial Review.

[smartcode_project:default project_id=6798]

It’s not known if the legal settlement includes her husband, Gary Baker, the Sydney property developer, who’s been battling bankruptcy attempts by Perpetual Trustee.

Her husband’s next court appearance has been scheduled for February 10 next year, Justice Anna Katzmann determined last month, after a series of postponements since his notice of appeal was filed in May.

Upton Baker, the managing director of Hermes Australia and former Harper's Bazaar editor, had been entangled in the financial court case since 2009.

Upton Baker, who earns $360,000 a year, was sued by lender Challenger Managed Investments after she stopped repaying the mortgage she took out in December 2006.

[smartcode_project:default project_id=7633]

It’s been an embarrassing saga played out in the courts with details of the couple’s personal finances and relationship made public over her alleged default on $18 million in property development loans, which had her Elizabeth Bay non-waterfront penthouse (pictured above) as collateral.

Her affidavits presented the argument that husband Gary Baker "enjoyed such an ascendancy over" her that she could not "make any worthwhile judgment", signing the $18 million worth of mortgages, according to Vanda Carson's Daily Telegraph report.

She claimed she was "reduced to tears at her husband's insistence she sign" mortgage documents "under threat that, if she did not do so, the family would 'lose everything'."

Gary Baker’s dream development was a project overlooking Bondi Beach that turned into a nightmare.

An examination by the liquidator of one of Gary Baker's companies heard that the couple borrowed more than $10 million in 2006 for the Maxwell Court, Bondi project.

They planned to use the funds to buy the eight apartments at 6 Notts Avenue, a rundown 1920s building with postcard views of Bondi Beach.

The Bakers spent $12.2 million on their six purchases over 20 months.

But the couple's plans were stymied when they were unable to get two of the owners in the building to sell – and left holding six apartments in the block.

Without ownership of the entire building, their development was unfeasible and they were stuck with a loan they could not repay or refinance.

[smartcode_project:default project_id=89516]

By late 2010 the overly ambitious Bondi Beach apartment block consolidation lost its foundations in resales.

The mortgagee sold the first one of the six prime Notts Avenue apartments for $1.5 million, having funded its $3.5 million purchase in early 2008.

The listing was the costliest of the purchases in the amalgamation attempt that began in late 2006 with a $1.1 million acquisition.

Each of the apartments had two bedrooms, one bathroom and a sunroom, totalling 103 square metres.

Challenger Managed Investments, which financed the other consolidated units, sold the five other apartments for $7.8 million last December.

The mortgagees, Perpetual and Challenger Managed Investments, sought vacant possession in February of the Elizabeth Bay penthouse.

For the past decade Upton Baker has headed the French house Hermes, which opened a new menswear department within its expanded Elizabeth Street store earlier this year.

Click to enlarge

<a href="https://www.propertyobserver.com.au/images/stories/uptondoc.gif" rel="shadowbox" title="Click to enlarge"><img src="https://www.urban.com.au/images/stories/uptondocthumb.gif"></a>

<a href="https://www.propertyobserver.com.au/images/stories/uptondoc2.gif" rel="shadowbox" title="Click to enlarge"><img src="https://www.urban.com.au/images/stories/uptondoc2thumb.gif"></a>
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jchancellor-FAypfDUnLy

Karin Upton Baker and Gary Baker start untangling their financial knots

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Last night's fall in global share and commodity markets plus the slump in the Australian dollar will affect not just Australian superannuation balances and consumer confidence, but will extend deep into sectors of the Australian dwelling market. If you are about to buy or sell an apartment or house, you need to be aware of the forces that have been unleashed.

The most dramatic contributor to last night's drop, from an Australian point of view, was not the growing frustration with Europe; it was not the global banking crisis; and it was not the fact that the US must introduce mandatory spending cuts. All of those events were very important, but what spooked our part of the world was the statement by Chinese Vice Premier Wang Qishan that a long-term global recession is certain to happen and China must focus on domestic problems. In the last few months, Wang Qishan has been meeting with global leaders including telephone talks with US Treasury Secretary Timothy Geithner.
We tend to underestimate the severity of the Chinese situation. According to the Financial Times, the number of property transactions in China's largest cities has fallen to dangerously low levels. The FT reports that the China Banking Regulatory Commission earlier this year ordered domestic banks to weigh the impact of a 30% decline in housing transactions in "stress tests" aimed at determining the health of the Chinese financial system.
A Chinese real estate slump would have a significant ripple effect on the global economy. Property construction accounted for more than 13% of China's economy last year. No doubt this is part of what is concerning the Chinese leadership.
If the Chinese leadership has concluded that there is to be a global recession, and is adjusting its domestic policies as a result, then Australia will not escape.
Let me explain how we will get caught. First understand that behind all the Greece, Italian and Spanish drama is potentially one of the greatest banking crises the world has seen in recent decades. Major European banks, led by those in France and Germany, have taken depositors' money and loaned it in big lumps to problem countries like Greece, Spain and Italy. The fall in the market value of those loans has caused the foolish banks to lose all their capital and much more. But the banks refuse to face up to the truth and take the necessary actions.
As a result no major American banks will lend to a European bank. There is a list of pariah banks that few in the world will touch. The European Central Bank is providing the funds to keep the pariah banks alive. Mixed in this morass is a web of derivative securities that these pariah banks are parties to. No one knows where that heads but everyone assumes that Germany and France will not let their banks fail.
Last week I spoke with leading investment bankers who concluded that once the crisis became deep enough, Europe would begin printing money to solve the problem.
The European banking crisis will affect Australian banks because it will make it harder and more expensive for them to undertake their overseas borrowings, which fund about 40% of their book.
Worse still, if the crisis is further inflamed, European banks might have to dump their Australian securities. At least one European bank has sent people to Australia to canvass that option.
On the other hand, the likelihood that the Reserve Bank of Australia will cut interest rates has been increased. However it will be harder for many banks to pass on those rate cuts.
All those events affect our dwelling market. But there is more. Currently the Chinese are spending about $3 billion a year buying apartments in Sydney and, to a lesser extent, in Melbourne. Without Chinese buying, apartment prices would fall and it would be impossible to justify the building of major inner city apartment blocks given the policies of local councils and other bodies who add about 20 per cent to the cost of an apartment.
Most of the Chinese who bought Sydney and Melbourne apartments obtained their wealth via the development and purchase of apartments in major Chinese centres. Those apartments are now falling in value and there is a squeeze on.
A month ago there were signs that the Chinese were slowing down their purchases of Australian apartments. Those Chinese who have bought in the past few months have now been savaged by the fall in the Australian dollar. At a time when Chinese buyers of Australian apartments are being squeezed at home, any new Chinese buyer will be nervous that the Australian dollar fall has just started.
Prepare for Chinese buying to be severely curtailed while, in the words of Wang Qishan, the Chinese turn to problems at home.
This article first appeared on <a href="https://www.businessspectator.com.au/">Business Spectator</a>.
 
 
 
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rgottliebsen-VjLFh9nsD4

Why China's property wobbles are a big concern for Australia: Robert Gottliebsen

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The Knox Street, Double Bay retail premises with the ANZ Bank as its major tenant since the late 1980s has been listed for sale.
It’s been listed by the executors of Louis Kennedy, the entrepreneurial jeweller who sold diamonds to the Packers and watches to the Rivkins, some three years after his death in 2008 aged 83.
Once known as Kennedy House, it has two shops and six commercial suites.
Its current net annual passing incoming is given as $767,000.
There is a net letable area of 784 square metres on its 474-square-metre holding.
Tony Anderson and Lindsay Sturrock from Cushman &amp; Wakefield have it listed for November 29 auction with $8 million plus hopes.
For many years it served as the retail headquarters of L.K. Jewellery, which proudly introduced glomesh handbags to Australia.
In 1978 the property was leased to Mark Foys Pty Ltd. The ANZ lease began in 1988 at $420,000 a year.
The premises are owned by Kennedy Holdings and Property Management Pty Ltd in partnership with Andale Nominees Pty Ltd, which took equity in 1988.
A 2010 Supreme Court dispute indicated the estate of Louis Kennedy was worth $5.5 million, and after deduction of the costs of the court proceedings, about $5 million.
It suggested the major assets of the estate were a half-share in a commercial property and a share in a jewellery business.
L.K. Jewellery’s former retail space was an elegant little establishment fitted out in black lacquer and bird's-eye maple.
Its premises had a brazen robbery during a busy Saturday in 1994.
There was a stolen car double-parked outside LK Jewellery and three men leapt out, brandishing an axe and a couple of tomahawks.
The thieves, who smashed the window with the axe, made off with eight Rolexes, two bracelets and two rings – a haul worth about $135,000.
L.K. Jewellery still has an office upstairs in the premises.
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Opportunity Knox for prime Double Bay retail space listed for first time in 25 years

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The availability of rental accommodation in Australia’s capital cities remains “excessively tight”, with Perth and Hobart leading the decline in available rentals in October, according to SQM Research. 
The vacancy rate in Perth fell by 0.2 percentage points in October from 0.9% to 0.7%, with the number of rentals falling from 1,436 to 1,119. This was the fifth successive month that the vacancy rate has fallen in Perth. SQM Research director Louis Christopher notes that the Perth suburb of Maylands has a vacancy rate of 0% with just one vacancy. “What this means is that there is only one rental property being advertised online for a period of over three weeks for this postcode,” Christopher says. The Hobart vacancy rate dropped from 2.1% from 1.9% during October, with just 443 rental properties available, according to SQM. The Sydney market also tightened from 1.4% to 1.3% during October, though there are 800 more vacancies than there were a year ago, when the vacancy rate was 1.2%. In terms of raw numbers, Darwin has the fewest number of available rentals at 261, though this is up from 216 in September. Darwin was also the only capital city to experience monthly growth, increasing by 0.2% during the month of October 2011. Nationally, residential vacancies dipped slightly during the month of October, falling from 1.9% to 1.8%, or a total of 45,896 vacancies nationally.
<img src="/images/stories/sqmnov22.gif">
Source: SQM Research
In the over-supplied Melbourne market, vacancies remained at 3%, well above the national average, and up from 2.6% a year ago. 
“On a grand scale we are definitely experiencing an excessively tight market, with only certain pockets of the country suffering an extreme level of vacancies such as Yan Yean South (3,754) in Victoria, which has recorded a vacancy rate of 19.5% for October, almost doubling its amount in vacancies year-on-year,” says Christopher. 
“For the meantime we do not see any light at the end of the tunnel where the rental market is concerned. The trends remain the same with no change in sight.” 
SQM’s calculations of vacancies are based on online rental listings that have been advertised for three weeks or more compared with the total number of established rental properties. 
SQM considers this a superior methodology compared with using a potentially incomplete sample of agency surveys or merely relying on online advertised listings.
 
 
 
 
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Perth vacancies tighten for fifth month in a row: SQM Research

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Investors considering buying in Melbourne should focus on areas where rental demand is strong as the outlook for capital gains over the short term remains weak, according to RP Data national research director Tim Lawless.
Lawless says “[rental] yield maximisation will be the main game for most investors until capital gains start to become apparent again”.
“Most investors should realise that capital gains are not going to be apparent for some time – the market came out of the growth phase around June last year, so we should expect capital gains to be relatively weak over the next year at least,” he writes in The Age.
Besides the potential for rental growth, Lawless says investors should also seek areas “ripe for long-term capital gains”
“Suburbs close to the city that are not reliant on foreign students are likely to be popular, as will be suburbs close to major working nodes and captive rental populations, such as universities and hospitals,” Lawless says.
However, investors will have to search hard to find a Melbourne area where the potential for rental growth is strong.
The city currently has the lowest rental yields of any capital city in Australia, with Melbourne houses returning an average gross rental yield of just 3.8%, with units only slightly better at 4.3% (The combined capital city benchmark is 4.3% for houses and 5% for units, according to RP Data).
Over the past 12 months, the weekly rent on an average Melbourne house increased by just 1.9% to $398 while weekly rents for units increased by just 0.9% to $363, growth well below historical annual rental increases in the Melbourne metro region of 6.5% per year.
When taking inflation into account, it is now cheaper to rent a house or unit in Melbourne than it was a year ago.
According to Lawless, part of the reason for Melbourne’s soft rental market has been an oversupply of housing.
“In the year to September, there were 65% more dwelling approvals in Victoria than in New South Wales, despite the two states having roughly the same level of housing demand as measured by raw population growth.
“The number of land sales in the Melbourne metro region is more than double what was recorded in the Sydney region, once again despite both having similar population growth,” he says.
Lawless says demand for apartment rentals is also being affected by a drop in overseas student numbers, which are well down on the highs of 2008-09.
“According to the Department of Immigration, there were 366,000 student visas lodged in Australia in 2008-09. In 2009-10, 282,000 student visas were lodged – a drop of about 30%,” he says.
 
 
 
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Melbourne investors should look for high rental yields, not capital growth, in the short term: Tim Lawless

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A lack of new industrial space should encourage investment in speculative industrial developments as rents in Australia’s biggest cities continue to rise, according to new research by CBRE.
Sydney ranks the fifth most expensive city in the world to rent industrial space, with Brisbane and Perth also ranking among the top 10.
Adelaide and Melbourne are ranked 17th and 18th respectively. However, while rents in Adelaide decreased over the quarter, Melbourne recorded the biggest increase of any of the main Australian markets at 1.4%.
According to CBRE, the majority of new<a href="https://www.propertyobserver.com.au/commercial/next-year-will-be-good-for-commercial-property-investment/2011112152466" target="_blank"> industrial space</a> is already pre-leased before completion or is purpose-built for industrial tenants.
CBRE’s Global Industrial Rent Index rose by 0.5% quarter-on-quarter in the third quarter and by 1.7% year-on-year, driven primarily by strong occupier activity in Asia Pacific and the stabilisation of rents in Europe, the Middle East, Africa and the US.
According to Ray Torto, global chief economist at CBRE, global industrial rents now reflect 2006 levels primarily due to rental movements in Asia Pacific, which have now surpassed pre-global financial crisis levels.
<img src="/images/stories/cbrenov22.gif">
Source: CBRE Research, exchange rate 30/09/2011
* Note: Tokyo rents are collected bi-annually in Q2 and Q4
“With occupier demand expected to remain robust across the majority of industrial markets, particularly in Asia Pacific and Latin America, we expect to see continued upward pressure on rents over 2012 and 2013, depending on the severity of the sovereign debt crisis,” Torto says.
Commenting on the current outlook for industrial development from a local perspective, CBRE Pacific regional director of industrial and logistics services Joshua Charles says “limited speculative development that has emerged in some markets has been rewarded with quick leasing transactions”.
This he says is due to the continuing expansion of third-party logistics occupiers and the growing storage and importing requirements of retailers in countries benefitting from high currency values.
“As a result the saying ‘if you build it they will come’ is starting to gain very real momentum. The slight growth in global rents, combined with the current space restrictions, has also led to a tightening in lease incentives and we expect this to continue moving forward,” he says.
However, according to Charles, landowners are holding off on speculative development due to the restrictions placed on them by lending institutions in some cases, while others have adopted a wait and see approach due to the current global economic volatility.
When converted into US dollars per square feet, Sydney ranks above Paris, Amsterdam and Hong Kong at $11 per square foot or $126 per square metre in local currency.
Tokyo remains the most expensive city to rent industrial followed by London, Singapore and Sao Paulo.
According to CBRE, Tokyo industrial rents remain at high levels on a global basis, due to the relocation and expansionary requirements of online retailers and third-party logistics operators in the aftermath of the Japan earthquake earlier this year.
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Rising industrial rents should encourage Australian investors: CBRE

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The Real Estate Institute of Australia is urging the government to adopt a successful Canadian scheme that allows first-home buyers to tap into their superannuation to assist with making their first purchase.
The Canadian Home Buyer’s Plan has been in operation since 1992 and allows first-home buyers to withdraw up to $25,000 from their retirement savings plan to purchase or build a home.
The scheme has proven popular, with nearly 1.4 million Canadians withdrawing money from their retirement savings to participate in the plan between 1992 and 2004.
During this period, over 12% of Canadian first-home buyers aged 25 to 44 used the scheme.
According to the REIA, the Canadian scheme does not disadvantage the retirement plans of first-home buyers. Under the plan, funds withdrawn from retirement savings need to be repaid over a 15-year period so as not to impact the ability to enjoy a comfortable retirement.
The average age of first-home buyers in Australia is in the early 30s, with 55% of recent first-home buyers aged 18 to 29 and just over a third (34%) 30 to 39.
The institute has presented the Canadian plan to the government after it was floated at the October tax forum In Canberra by Nicholas Gruen, CEO of Lateral Economics.
“With the number of first-home buyers participating in the housing market declining considerably over the past two years, it is crucial that we look at ways to assist this group to enter the market,” says REIA acting president Pamela Bennett.
“There is proof that the scheme is working in Canada and we should be drawing on this success to assist first home buyers in Australia.
“There has been some speculation that first home buyers in Australia would not have enough in their superannuation for the deposit on a home.  However, in 2007 the median superannuation balance for those who were 25 to 34 was $28,999 and $63,600 for Australians aged between 35 and 44,” Bennett says.
“The Canadian Home Buyer’s Plan is the perfect example of this proposal in action and REIA would like to see it implemented in Australia as a solution to overcome the problems faced by first-home buyers.”
While the most recent REIA/Deposit Power Housing Affordability found the number of new finance commitments to first-home buyers increased 13.4% to a two-year high of 22,992, for the year to June, new finance commitments to first-home buyers have decreased by 2.1%.
Over the June 2011 quarter, the average loan size to first-home buyers increased 2.5% to $283,900, though this is down 1% for the year.
 
 
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