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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The concept of buyers’ agency is a relatively new one in Australia. The first of these agencies only surfaced here in the mid ’90s, and there are only about 100 in the whole country. 
As a result it’s not surprising that I am often asked the question “What is the difference between a buyers’ agent and a real estate agent; aren’t they the same thing?” 
Curiously the answer lies somewhere in between, but the simplest definition in layman’s terms is: 
<ul>
<li>A buyer’s agent is a licensed real estate agent who acts exclusively for the buyer in real estate transactions. His or her duty is to negotiate the best or lowest possible price for a property while acting in the best interest of the client. </li>
</ul>
<ul>
<li>Real estate agents (known as the listing or selling agents) act exclusively for the seller of a property. His or her duty is to negotiate the highest possible price for a property while acting in the best interest of the client.</li>
</ul>
It is important to note that real estate agents (selling agents) charge their own fees on the sale of a property to their clients, and buyers’ agents charge a separate fee for the successful purchase of a property. Each is bound by respective ethical and fiduciary industry regulations, and there is no conflict of interest.
Most buyers’ agents previously worked the “other side of the coin” as real estate agents, so clearly they know the tricks of the trade. In many cases they have also worked in specific suburbs and areas for many years. The relationship between the two is symbiotic (of mutual benefit) and results in a win-win outcome for all stakeholders involved in real estate transactions. 
Successful buyers’ agents have close working relationships with a large number of real estate agents whom they have known and dealt with personally over a long period of time. They are constantly in touch with them in the search process for their clients.
Do you remember your natural science classes and the bit about the bees and the flowers and how they help each other? In this case the different agents dance to a constant tango of communication involving “I’ve got a buyer to $1 million, what have you got for me?”, and “Just listed a beauty and it’s a perfect match for your buyer”.
At the end of the day the buyers’ agent, who has great connections in the industry and the real estate agent, who works closely with them are both going to benefit in favour of their respective clients.
I have to admit that I prefer to work with real estate agents I know personally. This is especially important when negotiations begin on a purchase because it cuts out a lot of bullshit and so called “killer tactics”. I’ve been there, done that, and just want the best possible deal for my client!
Tim Mansfield is founder and principal of Sydney-based buyers' agency <a href="https://www.primepropertybuyer.com/" target="_blank">Prime Property Buyer</a>.
 
 
 
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Selling agents and buyers' agents work together but have opposing goals

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While it is not currently part of the RBA’s game plan, there are some economists out there pushing hard for a December rate cut. They include independent operator Stephen Koukoulas (who puts a December cut at a near-certain 95% probability), UBS rates man Matthew Johnson, and Goldman Sachs's gun Tim Toohey.
Matthew, who has become especially dovish based on the view that Europe is heading for recession, was referenced in The Australian on the weekend arguing there is a chance of a 50-basis-point cut in December.
Perma-dove David Uren uses this as partial justification for the claim that "the Reserve Bank is under pressure to cut rates again before Christmas amid fears that Europe is dragging the global economy into a new recession".
I don't think Martin Place is under pressure to do anything at the moment. If it cuts in December, it will be because of a substantial deterioration in European conditions, or some other exogenous shock that is not currently on their radars (e.g., Israel launching military strikes against Iran). Accurate rates watcher Alan Mitchell pulled out his 12-gauge in the Weekend AFR and blew out of the sky some of this dovish sentiment:
"The RBA, on the other hand, has made it abundantly clear that another cut in the official cash rate in December is definitely not on its agenda. The minutes of the bank's November board meeting, made public on Tuesday, portray the November rate cut as a once-off adjustment. Additional cuts will follow in the near-term only if there is a change in the economic outlook."
He goes on to say that the government would have to make massive, permanent cuts in its  mini-budget of between $4 billion and $10 billion to justify the RBA considering a further reduction in its cash rate.
Will it or won’t it? While a December cut may not be the RBA’s current base case, it will not make up its mind until right before the meeting, and could even change that position on the day of the discussion. More generally, a few thoughts spring to this humble mind:
1. Any proposed cuts by the government must be contextualised against new pre-election spending and pork-barreling given the fragile coalition between the Greens and Labor, and the fact that this government may (will?) lose the next election. That is, any political commitments to austerity may need to be discounted somewhat;
2. The RBA has time on its side, and has invested significant political and reputational capital in the argument that this was a once-off adjustment in its cash rate to a neutral setting. By the end January it will have a raft of inflation, GDP and unemployment data with which to reassess its position. Just like in October, it would be potentially rash for the RBA to move policy before all this data is released save for a genuine European implosion that derails the global economy. There is greater policy elegance associated with cutting in February if the doves get the data they are pecking around for;
3. Whether the RBA goes in December or February (assuming it actually needs to) is not really going to change the price of eggs in China. One month here or one month there over the summer break is not going to make much of a difference to the Aussie economy in the scheme of things. There is certainly no domestically-driven urgency to cut rates in two weeks;
4. The extraordinary inversion in the yield curve, whereby the longer-term price of money keeps falling way below current interest rates, combined with another round of currency weakness, is already delivering de facto cuts, and possibly more than the RBA was banking on. The SFE’s 30-day interbank futures contract is currently pricing in a sub-3% RBA cash rate by the second half of next year. The three-year government bond rate is heading towards 3%. This means more falls in already below-average interest rates on fixed-rate home loans, and lower term deposit rates. That will in turn mean less consumer saving, and more spending and borrowing; and
5. Finally, in the unlikely event the RBA’s cash rate does go close to 3% (i.e., the same level it hit during the GFC), it is going to be party time again for the Aussie housing market. As in 2009-10, the market will bounce back strongly if folks start paying variable rates of 5.0% or less (cf. current rates of around 6.7%). That’s why housing is, contrary to popular myth, a good hedge against adversity.
Christopher Joye is a leading financial economist and a director of Rismark International and Yellow Brick Road Funds Management. The above article is not investment advice.
 
 
 
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Another interest rate cut - Will they or won't they in December?: Christopher Joye

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Reader's Feast is coming back to Melbourne after the collapse of REDGroup caused the store to close the doors of its Bourke Street store in July this year.
Owner Mary Dalmau will reopen the store in a 900-square-metre lot in Georges on Collins, having signed a lease with Colliers.
Dalmau plans to open the doors to the new store early next month, just in time for Christmas.
Reader's Feast will take up the mezzanine floor and will stretch from Collins Street through to Little Collins Street.
Ben Tremellen, retail executive of Colliers International, negotiated the lease.
“The Georges building is one of the most iconic buildings along the famous Collins Street strip and to lease the final available space will now breathe new life into the historic building,” Tremellen says.
The REDGroup collapse earlier this year led to closure of 190 bookshops across Australia including Readers Feast.
But Dalmau and four other shareholders bought the bookstore themselves, with Dalmau as the major owner.
''I opened the store for other owners 20 years ago, created it and now, thank God, we are the owners as well, which is fantastic,'' she told The Age.
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Reader's Feast returning to Melbourne

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Computer software entrepreneur Simon Clausen’s Balmoral Slopes large residential development site is set to be broken up.
It is understood a sale for two of the four building lots may have been achieved.
Tenders were due November 9 through McGrath Mosman agent Nigel Mukhi, who listed four allotments to be sold separately or in one line totalling 2,560 square metres.
The individual block sizes were 620 square metres, 638 square metres, 664 square metres and 638 square metres.
There are now just two allotments listed on the McGrath website.
The software entrepreneur, who debuted on the 2009 BRW Rich List with a $180 million fortune after selling his software company, abandoned construction plans for an expansive three-level residence on the site earlier this year.
The high-flyer spent $31 million in 2008 and 2009 on adjoining properties with direct views out towards Sydney Heads. It included a since demolished new home that was offloaded by developer Albert Bertini, onetime star of The Secret Millioniare.
After demolition works, and the decision not to proceed with construction, <a href="https://www.propertyobserver.com.au/trophy-homes/new-south-wales/tech-millionaire-abandons-balmoral-slopes-dream-home-construction/2011082451279">the 2,560-square-metre vacant block was listed for sale. </a>
The vacant block cost $19 million, with the remaining $12 million spent on an adjoining heritage-listed house on the corner of Upper Almora Street which has not been listed for sale.
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jchancellor-FAypfDUnLy

Software entreprenuer Simon Clausen seems to have sold some of his abandoned vacant Mosman mansion site

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When Noela Bishop and her late husband moved into her ground floor Watsons Bay apartment in 1985 she had a clear view of Manly and Obelisk Beach from her living room. But these calming and valuable views gradually disappeared when her neighbours developed their property and planted 23 fast-growing Leyland Cypress pines, which fairly rapidly grew to six metres, on her boundary.
About 50% of her valuable water views were lost by 2005 despite several approaches to her neighbours to resolve the issue.
Frustrated with lack of co-operation next door, she approached Woollahra Council with her loss of view complaint. She suggested that the Leyland Cypresses plantings were not listed in the landscaping details of the approved development consent for works approved on her neighbour’s property. The council disputes this.
The council arranged mediation, but this failed to resolve the dispute between the parties. Following another approach, her neighbours pruned part of what was by now a hedge near her living room  window to a height lower than other parts of it. But the rest of the hedge continued to block the views.
With the help of lawyer Patrick Holland, a partner with McCullough Robertson solicitors, Bishop had her day in the Land and Environment Court in a recent hearing.
Bishop emerged victorious thanks in large part to a dog-eared photo of the view from her lounge room window taken in 1985 when she moved into the apartment and was so delighted she could see as far as Manly and Obelisk beach.
The respondent had contended during the one-day court hearing that he had several outdoor entertainment areas and needed the trees to provide privacy when entertaining on the rear terrace.
Commissioner Judy Fakes ruled; “The application to prune the trees to remedy a severe obstruction of a view from the applicant's dwelling is upheld in part.”
“If I can give anyone hope, I’m happy,” Bishop said of her court win. She suggests she paid for her view when the apartment was bought and had felt hopeless as the trees grew and wiped it out.
She noted that councils on Sydney’s north shore are blacklisting Cypress pines.
Holland says without Bishops 1985 photo of her original views, his client might have had a harder battle to win her view back in the absence of any concrete evidence of what her views were like before the cypresses were planted.
“A photo of Mrs Bishop’s showing the original view she and her late husband enjoyed was the most powerful and effective evidence in the proceedings”, Holland says.
“It took Noela a few months and one photo to do what the local council failed to do in five years – restore her treasured harbour view. A view she was entitled to.”
The court ordered “the applicant to prune the trees to remedy a severe obstruction of a view from the applicant’s dwelling” and for the respondent to organise and pay for an appropriately qualified horticulturalist, arborist or landscaper to prune all of the Leyland Cypress trees in the planter box above the clothesline courtyard to a height of 1.3 metres above the top of the masonry wall around that courtyard that divides the parties’ properties within 30 days.
Thereafter at the cost of the respondent that part of the hedge was to be maintained at a height of no greater than 1.6 metres above the masonry.
Woollahra Council maintains that the height of the Cypress trees did not breach the development approval. The issue was that “a few more” of the Cypress Pines were planted along the row which encroached on the area where the star jasmine was to be planted.
The council said that a condition that specified that screen planting was intended to be higher than three metres had been approved by the private certifier.
In October 2005 the council issued a letter to the neighbour directing him to comply with the approved landscaping plan issued with the construction certificate in regards to the jasmine/cypress area.
Woollahra Council director of planning Allan Coker says that had the neighbour complied with that request, “we realise now that it actually would’ve been a worse outcome for Mrs Bishop”.
“Council couldn’t have imposed some conditions for the landscaping plans and not others for the benefit of Mrs Bishop.” He referred to the landscaping plans for two Sydney Red Gums close by with a height of 15 metres, which were not planted. These trees would have blocked Bishop’s view much more than the pines, he says.
“It is also important to note that there’s a condition where private certifiers are granted authority to approve landscaping plans, not council, which is what happened in this case.
The council added that it is not its responsibility to enforce the order of the Land and Environment court in proceedings between two private parties.
Bishop’s application in regards to sunlight issues was dismissed.
<a href="https://www.propertyobserver.com.au/residential/mosmanites-who-can-t-see-the-bridge-for-the-trees-take-neighbours-to-court/2011111752420?source=flicker1" target="_blank">There have been 41 published court judgements across NSW this year.</a>
Note: Pictured pines are for illustrative purposes only
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Pines face the chop after tree court case dispute

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Private treaty discounting has become necessary to secure sales across most capital cities.
<img src="/images/stories/discountnov16chart.gif">
Source: APM 
Brisbane listings still require the highest level of reduction, with a typical 11.1% discount needed against the original asking price, according to Australian Property Monitors. 
Perth ranked second with a 9.1% discount required, according to the recently released September data. 
APM research analyst Clinton McNabb notes Canberra vendors typically need to adjust their expectations the least, with a required 4.9% price adjustment to secure a sale, although it appears to be on the rise. 
Discounting increased considerably across all capital cities in the past year, with the exception of Sydney, where vendors are needing to take about 7% off their asking prices to secure a sale.
 
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Private treaty discounting at year highs in most capital cities: APM

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Mosman dominates the NSW Land and Environment Court neighbourhood disputes over trees blocking views, with the number of court cases having soared since new legislation came into effect in August 2010.
The Trees (Disputes Between Neighbours) Act paved the way for the court to rule on matters regarding trees, hedges and even vines typically after quick one-day hearings with site inspections.
There have been 41 published court judgements across NSW this year. Mosman led the push, with 10 judgements over disputes taking place in the litigious affluent Sydney suburb this year.
Across NSW there were just 10 published cases about obstruction of views in the seven months before the legislation – and then in the last five months of 2010 after the new legislation it jumped to 28 cases.
One Mosman resident faced two concurrent proceedings from neighbours on her north and south sides relating to her bamboo. The applicants wanted the neighbour to remove the bamboo, which she argued provided privacy to her garden and house. The court dismissed both cases.
“We are not satisfied that, as of today, there is any obstruction from any of the viewpoints, let alone a severe one,” Commissioner Linda Pearson noted.
That ruling is a common finding despite the expansion of the laws. Judges found the residents of Mosman to be a little keen in their arboriculture objections, with eight of the 10 cases in Mosman dismissed.
In one Mosman case Senior Commissioner Tim Moore ordered the applicant pay for the capture of a possum that had taken residence in an offending tree. Pruning could only take place when the possum was away, so the neighbour could either remove the possum or hire an arborist to prune the tree in the middle of the night, which was “clearly an absurdity”. (Coleman vs Scern)
In another Mosman case (Boddington v Julianan) Commissioner Judy Fakes was scathing of an applicant’s argument that a row of Leyland Cypress trees in a neighbour’s yard unacceptably obstructed her views of the harbour.
“I find that the applicant is able to obtain expansive views of Middle Harbour and the surrounding district from many positions at the rear of her dwelling. The views the applicant seeks to regain are views in a relatively narrow corridor over side boundaries and those views are affected by vegetation well beyond the respondents' property. I also note that some water views to the west are available from [another vantage point].”
Out of the 31 other cases published by the NSW Court in 2011, 14 were upheld. <a href="https://www.propertyobserver.com.au/residential/pines-face-the-chop-after-tree-court-case-dispute/2011111852424" target="_blank">One was in Watsons Bay.</a> 
The judges were willing to uphold rulings in cases where they found the views acceptably compromised.
In a case in Birchgrove (Sheehy vs jufferman) Fakes ordered the respondent to keep hedges trimmed to a maximum height of 2 metres to restore the applicant’s view of the Harbour Bridge.
“The view of the Harbour Bridge is iconic,” Fakes ruled.
Almost all of the 41 cases involved water views, although there were cases inland including Pymble and Cherrybrook and they tended to relate to issues of sunlight.
In one case the applicant argued that “all east-rising sun is totally blocked” from her Cherrybrook property. In a lengthy review of shadow diagrams, expert testimony and on-sight photography Fakes ruled “the evidence is clear that there is no severe obstruction of sunlight to any window of the applicant's dwelling as a result of the trees”.
“The configuration and aspect of the applicant's dwelling, combined with the plants in the applicant's own garden, are such that the windows on the southern elevation are not capable of receiving direct sunlight even in the absence of the respondent's trees.”
In many cases being pushed through with the new hedge amendment, arguments came down to semantics with the definition of a hedge. Judges found some applicants to be liberal with their definition of a hedge.
Fakes said of a Vaucluse case (Muraben v Elmowy) “The applicant considers that the intermingling of the canopies of the trees can and should be interpreted as a 'hedge'. This could also imply that a forest is a ‘hedge.'”
In a case in Hunters Hill (Ridley v The Owners Strata Plan No 60662) Fakes said: “The critical element is whether they are planted 'so as to form a hedge'. I am satisfied that they meet part of the description in Wisdom v Payn at [45] in that there is ... 'a degree of regularity and arrangement, in a linear fashion, of the trees being considered. Whilst such an arrangement may be more than one tree deep and does not need to be in a perfectly straight line’.”
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Mosmanites who can't see the harbour for the trees take neighbours to court as land and environment cases rise

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Office buildings need to be more bike-friendly to keep tenants happy, according to recent research by Colliers International.
“On-site bike racks, changing rooms and shower facilities are becoming increasingly popular with tenants and there is now greater focus on this by business owners,” writes Colliers national director of research Nerida Conisbee.
“Having sufficient bike racks, changing rooms and shower facilities was seen as less important than having on-site secure car parking in 2005; however by 2010, both factors were seen almost equally as important.”
Looking at future-proofing office buildings the report also found an increased demand for environmental sustainability.
“Increasing costs of energy and a greater focus by tenants and owners on sustainability and workspace performance is a key consideration for owners when future-proofing an existing building,” Conisbee says.
Dicky air-conditioning remains a point of vexation with tenants, consistently rated as important as proximity to public transport.
“Having excellent indoor air quality and thermal comfort has remained one of the most important attributes and ensuring that these systems are working is critical in future-proofing an asset. For building managers, it typically rates high on the list of complaints by user groups,” Conisbee says.
“Similarly, high levels of natural light are also important, and working out ways to open up dark areas within buildings is also critical.”
The report touched on the recently passed carbon pricing mechanism saying projects will aim for maximum environmental rating.
“The main impact on existing buildings is the increase in electricity costs, although much of this increase is expected to occur irrespective of carbon pricing due to investment required in ageing energy distribution infrastructure and new electricity power stations. Either way, this is likely to further increase the desirability of higher NABERS-rated building by owners and tenants in the office sector and drive up the importance of energy efficiency in all other building and industry sectors.”
The report says the scheme will cost $2 to $4 per square meter for a $25 per tonne carbon price, assuming a five- and four-green-star building respectively.
 
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Bike racks one key to securing office tenants: Colliers

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<img src="/images/stories/olleyquote.jpg">
 
 
- Expatriate artist Jeffrey Smart reminiscing about Sydney and his former colleague, the late Paddington-based artist Margaret Olley, adding that it was “an especially fine compliment because Olley was not known to be a good cook”. He spoke to <a href="https://www.theaustralian.com.au/news/features/still-life-jeffery-smart-at-90/story-e6frg8h6-1226189264665">The Australian</a> at his home in Tuscany, Italy.
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Quote of the week: Dinner at Margaret Olley's

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Ownership of property provides investors with an interest in its net income and affords prospects of capital appreciation through improvements in that net rental income generated and any positive changes in capitalisation rate. Investment into an Australian listed real estate investment trust (A-REIT) provides similar entitlements on a proportional basis, providing an efficient structure for property ownership and transactions. 
Income attributes from A-REITs can vary depending on the source and nature of the income. A conservative A-REIT will derive its revenue from a high proportion of contracted rental income. Other A-REITs supplement earnings with corporate activity such as property development; property management; asset management; fund management; fees from transactions; and leasing services. 
But with this higher return generated by profit comes higher risk. As a trust can’t undertake profit-making activities in its own right, an associated company is “stapled” to the trust to undertake the corporate activities. In this way, these fees and profits are retained within the wider entity (the trust component “stapled” to the company component) rather than being paid to a third party.
Examples of these stapled entities include Mirvac, Charter Hall Group and Stockland. Each of these A-REITs generates a proportion of its overall revenue from rental collection from the effective ownership of property and another portion from corporate activities such as property development etc. While both Mirvac and Stockland have commercial portfolios, both are particularly active in the residential development sector while Charter Hall is focused on the commercial property sector.
<city><place>Westfield</place></city> has two entities listed on the Australian Securities Exchange (ASX), Westfield Group and Westfield Retail Trust. The group is a stapled entity with a significant portfolio of properties in Australia and in overseas markets such as the Unites States and United Kingdom. It undertakes property development, predominantly of properties in its own portfolio, and also funds management and other corporate activities. The trust simply holds a portfolio of retail properties in Australia and New Zealand, which is managed for a fee by the Westfield Group. 
Property development by its nature involves uncertain outcomes. Risk can be ameliorated by the use of fixed-price construction contracts and by pre-leasing or pre-selling components of a proposed development, but rarely is all risk mitigated, such as construction delays caused by inclement weather. This variability in the profitability of its activities can be beneficial or detrimental to overall entity earnings, however A-REITs with corporate earnings are often associated with a higher earnings growth profile. Within the corporate earnings component, property development is a higher risk activity than funds management. 
In essence, the income generated by property is relatively stable. The introduction of alternative sources of income including development profit, transaction and fund management fees can shift the characteristics of an A-REIT investment away from underlying property fundamentals and increase income volatility. This may bring a stronger earnings growth profile to compensate for additional risk. Careful examination of the composition of earnings is warranted prior to investment – no two A-REITs are the same.
Mark Wist is senior asset consultant at <a target="_blank" title="Atchison Consultants" href="https://www.atchison.com.au/">Atchison Consultants</a>.
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Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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

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