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 Westfield Group has announced it has agreed to sell its 75% interest in the Broadmarsh shopping centre in Nottingham in the United Kingdom for £55 million (A$86 million), representing a premium to Westfield’s most recent £33.6 book value.
Westfield’s interest is being sold to Capital Shopping Centres and is subject to pre-emptive rights held by Westfield’s 25% joint venture partner in Broadmarsh, Possfund.
Broadmarsh (architect's impression above) was Westfield’s first acquisition in the UK in 2000.
While it was intended to redevelop the centre, the sale reflected an increased emphasis towards investment in larger, iconic centres such as Westfield London and Stratford City, adjacent to the site of the 2012 London Olympics.
It also announced it had entered into exclusive arrangements with the Whitgift Foundation (UK) to explore the potential redevelopment of a major retail centre at Croydon in south London.
Westfield and the Whitgift Foundation, the freehold owner of the Whitgift shopping centre, intend to work together to examine opportunities arising from the retail-led regeneration of the Croydon town centre with the same approach adopted in the development of Westfield London and Stratford City.
Croydon is in south London close to Gatwick Airport and serves the affluent trade areas of Surrey and Kent as well as parts of Hampshire, East Sussex and West Sussex.
 
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jchancellor-FAypfDUnLy

Westfield sells and seeks out new UK projects

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As I have argued all year, the most interest rate-sensitive sector of the economy, Aussie housing, is a great “hedge” against adversity (or the perception of such, which, with enough spruiking, can sometimes overwhelm reality). 
In 2010 we were bearish on 2011 house prices based on our belief that the RBA would be compelled to raise rates a couple of times (we actually got most of those hikes in November once you include the bank top-ups). 
On the assumption that the global economy tracked to trend, we were not projecting a genuine rebound in housing activity until mid 2012, by which time we felt the RBA would have completed this monetary policy cycle. 
However, we have consistently said that if the “Chindia” story blew up, or if we get a GFC Mark II, the RBA will have no choice but to slash rates. It was, after all, expecting to lift them on the basis of a once-in-140-year terms of trade boom. 
And contrary to the conventional (nay simplified) wisdom that a GFC Mark II is going to be bad for “everything”, it is possibly a very good outcome for Australia’s highly interest rate-sensitive housing market. 
For several months we have seen signs that the market was starting to “base” after recording a price correction of 3% to 4%. This was confirmed with yesterday’s housing finance data for the month of September, which validated partial indicators that first-time buyers are at the vanguard of a market rebound, accounting 16.4% of all new home loans. This was the highest first-time buyer participation we have seen in over a year (or since May 2010). 
What is more interesting is the sustained recovery in housing finance volumes. In the month of September, the number of seasonally adjusted home loans approved for the purchase of established homes (which cover the vast bulk of sales) rose to its highest level since way back in the boom-time conditions of November 2009. 
Different economists have spun this and the consumer confidence data in different ways to suit their forecasts. For example, some “talk the data down” by quoting the “value” of loans approved as opposed to the actual “number”. Since values are determined by a range of factors (eg, the actual number, the type of borrower, the price of the home, and the loan-to-value ratio), they are a much less precise signal on housing activity. 
As the chart below shows, the crucial take-away is that some time before the RBA had even decided to cut interest rates, there was unambiguous evidence that housing credit, which is a critical driver of housing demand and ultimately prices, was on the way up.
Click to enlarge
<a href="/images/stories/nov10.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/nov10thumb.gif"></a>
There is ordinarily a multi-month lag between the housing finance flows and actual house prices. The impact of the RBA’s November rate cut, which I have argued is much more significant than most analysts appreciate, was also reflected in yesterday’s consumer sentiment data. 
The Westpac-Melbourne Institute survey reported that consumer confidence surged 6.3% in November to 103.4 points, which is officially above the long-term average of 100 points. No recession in sight as far as real Australians are concerned, I am afraid. 
The logic I have been belabouring of late is that for most of 2011 the average Australian family was budgeting on at least two to three future rate increases, according to Westpac-Melbourne Institute data. An extraordinary 25% to 30% of the population thought they would get slammed with four-plus hikes. 
On this basis, the RBA’s shift from talking up the prospect of tighter monetary policy to formally reducing rates in November is going to have a profound effect on community expectations. 
Families will now almost certainly be banking on stable rates, or rate cuts. The likelihood of the latter is increased by both financial market pricing, which is penciling in up to six more rate cuts by June 2012, and the “new normal” among most Aussie economists, who have switched from hawkishly predicting up to four or five hikes over 2011-12 to canvassing cuts. Indeed, some of the biggest hawks at the end of last year are today’s most vocal doves. How times change, eh! 
The banks have, for the moment, also done their part. You can get one-year fixed-rate loans for less than 6%. Three year fixed-rates are falling fast, with Suncorp promoting a 6.2% per annum product. And market variable rates are now clearly in historically discounted territory, with the likes of UBank offering a 6.39% per annum loan for select customers. 
This morning’s unemployment data also reinforces this central story. Contrary to many predictions of a rise, the unemployment rate fell from 5.3% to 5.2% with solid total employment growth of 10.1k persons during the month of October. Even more importantly, the previous month’s total employment result was actually revised up from an already strong 20.4k to 22.5k persons. 
Notwithstanding the hard economic facts that Australia’s economy is cruising along at what appears to be a comfortable trend rate of growth, the chorus of doomsayers, and the RBA’s desire to take some insurance out against the risk of a global catastrophe, will only help to solidify Australia’s housing market. 
We have, as a consequence, brought forward our mid-2012 expected recovery to the first few months of next year. And, to be clear, the further rates fall, the stronger that rebound is likely to be.
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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chrisjoye-JYhJsTrNRC

Rate cut and unemployment data point to housing recovery

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Early signs the property market is beginning to improve and that first-home buyers are returning has boosted sentiment among industry analysts, but some experts are warning the market still has a long way to go before it starts reversing its decline.

The positive sentiment was sparked by new home financing figures released by the ABS yesterday that show the number of dwelling commitments for owner occupied housing rose by a seasonally adjusted 2.2%.
In a sign that has some property experts excited, the number of first-home buyer commitments as a percentage of total commitments rose to 16% – the highest level in just under a year and a half. At this time last year, commitments were at 15.9%
But while SQM managing director Louis Christopher says the data is encouraging, he warns it's also prudent to consider the total number of buyers rather than the percentage.
"There are first-home buyers in the market," he says, "but it's only the percentage of the absolute number of buyers. You can see a situation where the total number of buyers is actually falling, even though the proportion increases."
"I do think it's fair to say that housing finance approvals as a measure of demand have picked up, but I strongly believe the market is still watchful about what's happening in Europe."
Yet it's hard to deny the string of positive data that has been released in the past two weeks. Price data from RP Data showed the lowest decline in several months, while SQM's own stock on hand data shows the number of new listings remained flat in October.
Such a result suggests sellers may be starting to draw back from the market, while the ABS figures suggest buyers are coming back. But Christopher warns prospective buyers and sellers need to be wary.
"There is a recovery in housing demand happening at this time, from very low levels, but it is occurring," he says. "Things have improved since the middle of this year, and with the interest rate cut, that is only going to be more encouraging."
"But we still need to be wary about what's happening overseas. We are definitely seeing some changes, but if the market blows up in Europe, there are going to be huge problems for our banks and then any recovery will be off."
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/property/20111110-first-home-buyers-returning-to-property-market-but-experts-warn-european-crisis-weighing-heavily-on-buyers">SmartCompany</a>.
 
 
 
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cknowlton-QnEa6ntUYP

First-home buyers returning to property market but experts warn European crisis weighing heavily on buyers

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<img src="/images/stories/vicwarehouse_0005_rouse.jpg.jpg">
One of Melbourne’s most interesting warehouse conversion offerings is a four-bedroom <a target="_blank" href="https://www.realestate.com.au/property-townhouse-vic-port+melbourne-108350811">Rouse Street abode</a> (pictured above) in Port Melbourne with a sweet pedigree. Owner Richard O’Bryan has a history of converting industrial buildings for residential use. He cut his teeth on the Hat Factory in Prahran and went onto warehouses in Collingwood and Kensington. Also worked on the Melbourne Central Shot Tower conversion as a trainee construction manager. He’s also been responsible for the Swallow and Ariel factory in Port Melbourne and the Red Tulip development in Prahran.
He put his 30 years of experience into the Port Melbourne development converting two adjoining buildings that had been built for the Australasian Sugar Refining Company in the 1890s and Robert Harper and Company in 1900. The seven apartments were finished and sold in 2007 and since then O’Bryan combined two of the apartments into one townhouse of more than 210 square metres and kept it as his family home.
With plans to head to Bondi, the four-bedroom residence with huge entertaining and living areas, gym and its own courtyard has been listed for November 19 auction. The three-storey property has expectations for more than $1.8 million through Gerald Betts from RT Edgar in Albert Park.
“This property is unique. It’s hard to put a price on it,” says Betts.
<img src="/images/stories/vicwarehouse_0001_palmer.jpg.jpg">
In Fitzroy a grand conversion gives little away with its imposing red brick façade. Past the discreet entrance of the <a target="_blank" href="https://www.realestate.com.au/property-house-vic-fitzroy-108339686">Palmer Street property </a>(pictured above)– and its more than 185 square metres of space with a very high-roofed interior. None of the industrial past interior remains, but it has kept the wide-open spaces associated with conversion. It’s scheduled for November 12 auction with $1.1 million plus hopes through Simon Shrimpton with Jellis Craig in Clifton Hill.
<img src="/images/stories/vicwarehouse_0002_penny.jpg.jpg">
In South Yarra the work of artist Stephen Bram and architect James Brearley remains in a 1995 conversion. The 250-square-metre <a target="_blank" href="https://www.realestate.com.au/property-house-vic-south+yarra-108294126">Penny Lane property</a> (pictured above) is on a 112-square-metre block and is being sold as part of a liquidation sale under instruction by Rodgers Reidy Chartered Accountants. Estate agent Michael Major from Sutherland Farrelly East Melbourne is expecting $1.2 million plus at the November 12 auction.
<img src="/images/stories/vicwarehouse_0000_mollison.jpg.jpg">
An Abbotsford conversion has kept its rustic charm. The <a target="_blank" href="https://www.realestate.com.au/property-townhouse-vic-abbotsford-108566011">Mollison Street property</a> (pictured above) has three bedrooms and two bathrooms spread over three floors. It’s been listed with Sarah Case through RT Edgar in Toorak and the property is tipped for around $2 million.
<img src="/images/stories/vicwarehouse_0004_rossmoyne.jpg.jpg">
A Thornbury two-level warehouse conversion has been listed with a $1.09 million asking price. The three-bedroom <a target="_blank" href="https://www.realestate.com.au/property-house-vic-thornbury-107560897">Rossmoyne Street</a> home (pictured above) boasts three outdoor areas including one with a pond. Jonathan West from Nelson Alexander Real Estate in Northcote has the listing for the 335-square-metre abode, which sits on a 317-square-metre block.
For stylish warehouse conversions in Sydney, <a target="_blank" href="https://www.propertyobserver.com.au/residential/eight-residential-warehouse-offerings-in-sydney/2011110852267?source=flicker2?source=flicker2">click here.</a>
 
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awalsh-7Ub9EypybQ

Port Melbourne tops list of five special residential warehouse offerings in Melbourne

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Negotiating on a property is all about balancing the risks with the rewards. In your quest for the reward of buying your dream home, you might run the risk of paying more than you needed to. But focusing purely on the reward of paying a lower price for a home might raise the risk that another buyer trumps you and you miss out on the house you love.
Let’s look at a couple of scenarios, and the risks and rewards they might raise:
Buying before auction
Let’s say you decide to make an offer before auction. Making an offer early gets rid of the competition that hasn’t yet made itself known to the selling agent. It can also work because selling agents are unlikely to recommend against an offer that has some grunt about it. At auction day they don’t want egg on their face.
If your offer is accepted, the reward is that you get the main prize, your new home. The risk is you may have paid more than you needed to had you waited till auction. Of course if you are successful you will never know – you can congratulate yourself and nobody can argue the toss with you.
But there is also a risk that your pre-auction offer may not be accepted, but instead be used (correctly and ethically) by the selling agent as a price floor when it comes to auction day – not only for you but for other buyers too.
Overall going early is a strategy we favour only when you have done your due diligence and you believe that the genuine expected price (not the agent quote) is at market value and close to your budget limit. Going early involves a bit of smoke and mirrors, and we feel relatively comfortable in that domain. If you don’t then waiting till the auction may be your best bet.
Private sale negotiations
When the asking price of a quality home drops from $2 million to $1.8 million due to some tough negotiation most buyers think they are now in a better risk v. reward position to buy the home. But if you offer, say, $1.7 million at this point you can put yourself at the risk of missing out on the home. That’s because other buyers may now appear who consider $1.8 million a good price and may be prepared to pay $1.85 million.
Alternatively not trying to lower the price on an overpriced home is also a risk – especially if the home is a B grader. When there is little proof of market competition – in a private sale or vendor bid pass-in – you may end up overpaying. In time that will affect your resale, adding risk to the long-term financial benefits of the deal.
On the other hand in a flat and falling market it may be quite a low risk to walk away from an asking price or a pass-in figure that seems very, very high – even if you love the home – as there is little chance of another buyer.
But in other scenarios there is a risk walking away from a home you love, just because you’re reluctant to pay a few thousand dollars extra. Say a property you love has been passed in to you as the highest of three bidders at an auction – why would you refuse to budge on your last bid, even though it was only $1,000 above the other bidder? Sticking to your guns may only mean the underbidder gets a chance to buy and you miss out on a home you really wanted.
Another additional risk buyers often take for no reward is walking away from the auction on Saturday, only to pay the reserve on Monday anyway. The most common time for a deal to be done after a pass-in is that same weekend. So if you are happy to pay the price why not just buy it on the Saturday rather than run the risk of someone else buying it that weekend if buying the home is your main goal?
At the end of the day, any home buyer has to take risks to get rewards – unless you have a policy of only going after homes that nobody else bids on. And buying a home that nobody else wants is not a great strategy for good long-term emotional and financial outcomes.
Mal James is principal of<a href="https://www.jamesbuyeradvocates.com.au/" target="_blank" title="James Buyer Advocates"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.
 
 
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maljames-vHwm28JUAa

The risks and rewards of buying before auction, private treaty negotiations and auction day

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Several readers made contact with us after <a target="_blank" href="https://www.propertyobserver.com.au/residential/reducing-stamp-duty-not-boosting-building-the-key-to-solving-housing-crisis-michael-matusik/2011110852260?source=flicker3">yesterday’s story</a>, asking if we knew about the actual distribution of the Building Boost applications across the state.
We have had a hell of a time getting such information out of the government, with more than the usual amount of stonewalling.  Queensland Labor is next releasing information about the Building Boost in late November.
Methinks – and assuming a successful 2018 Gold Coast Commonwealth Games bid (which, by the way, will be announced at 8am this Saturday) – that we might be going to the state polls much sooner than we think.  Several glossy new documents – well, revamped ones, really – have been released in recent weeks, including Queensland government’s 20-year Infrastructure Plan (again!).  But more on this later.
My money is on Anna Bligh calling an election this weekend.  If so, we will be voting this side of Christmas.
The table below outlines the distribution of the Queensland Building Boost applications as at October 7 – the latest figures available.  Remember, as at October 26 (again, the latest total stats available) 1,113 state-wide applications had been made, of which 379 have been approved.  Now, again, maybe buyers are waiting in the wings and we will see an enormous rush towards January.  I do hope so.  But the stats to date don’t hold that much promise.
<img src="/images/stories/matusiknov10.gif">
Now, let’s draw some attention to the latest version of the state’s 20-year Infrastructure Plan.  It would really help matters (or at least humour us) if the Queensland State Government would at least acknowledge the property industry’s existence.  According to the 20-year Infrastructure Plan, the four key industries behind Queensland’s economic growth are:
<ul>
<li>agriculture</li>
<li>tourism</li>
<li>manufacturing</li>
<li>mining</li>
</ul>
No mention of the property or construction industries.  None at all.  How ironic that this ignorance is highlighted in a document that largely requires the construction industry to implement it.  So, in the lead up to a state election – whenever it is – here are some pertinent facts.
<ol>
<li>The property industry is the largest private sector contributor to the Queensland economy</li>
<li>It generates $31 billion of Queensland’s GSP – 13% or one and half times mining’s 8.4%</li>
<li>It employs directly 280,000 – the state’s largest direct employer</li>
<li>With indirect jobs – 585,000 or 30% total employment in Queensland</li>
<li>It is the single largest contributor to state taxes – $3.8 billion or one-third of total state tax revenue</li>
<li>In addition, local governments across Queensland collect over $4 billion in rates and charges each year</li>
</ol>
Sorry if I sound short-changed right now and, frankly, more than a little pissed off!
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a href="https://matusikmissive.wordpress.com/" target="_blank" title="Matusik's Missive">Matusik's Missive</a>.
 
 
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michaelmatusik-49YzLvdmNv

The number of Queensland building boost applications broken down by region

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Macquarie Investment Management doesn’t expect the solitary rate cut will be sufficient to materially stimulate consumer spending or the housing market.
It has suggested the latest employment reading could be crucial in determining whether rates are cut again next month.
But Macquarie foresees that retail spending over Christmas will remain lacklustre and firms will continue to trim payrolls in order to protect profits. It says in that case the RBA will be forced to resume the rate cutting cycle.
“In our view, three further 25bps rate cuts in February, May and August 2012 appear most likely,” Macquarie says.
Of the 40% or so of households who currently have a mortgage, more than half of them are already paying more than their minimum monthly repayment.
“We think that most of these households will simply take advantage of the reduced interest payment to increase their principal repayment and pay off their mortgage more quickly.
“At the margin, those households that had fallen behind their mortgage repayments will certainly welcome any interest rate relief. But, relatively speaking, this will only affect a handful of people – something like 0.1% of households,” it says.
“Obviously, there will be some positive effect on consumer spending. But this will be only modest.
“And one rate cut won’t be sufficient to turn a sombre Christmas into a boom.”
But Macquarie thinks the reduction in interest rates may have more of an effect on the housing market.
“Lower interest rates boost the purchasing power of potential homebuyers,” it says.
“This means that there are more potential buyers for any particular property.
“That will provide some support to home prices which have been consistently falling over 2011.
“Indeed, we think that falling house prices – by reducing household wealth – have been one of the factors contributing to the cautiousness of consumers over the past year.
“Alongside increased housing turnover and firmer prices, lower interest rates will also support construction activity.
“Again, those potential households that have deferred entering the housing market because of low affordability may now be emboldened to dip their toe into the market.”
Macquarie stresses that if people believe that the November rate hike is a one-off, it is more likely that they won’t change their behaviour and the economy won’t get a boost in the middle of 2012.
“Paradoxically, by suggesting that rates won’t be cut further, the RBA may increase the likelihood that they will need to fall further in 2012,” the Macquarie report notes.
<a href="/news">HIA and Westpac concur that more rate cuts are needed.</a>
 
 
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One rate cut not enough to help economy, but watch employment data: Macquarie

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{yoogallery src=[images/stories/november10gibney]}
Packed to the Rafters star Rebecca Gibney and her husband, artist Richard Bell, are selling the Clareville home (pictured above) they bought in 2009, with the couple simply not having time to turn it into their dream home. The family, who recently sold in Tasmania, are intent instead on finding a contemporary house in the Pittwater precinct north of Sydney.
“Due to increasingly busy schedules, we have decided not to renovate our home on the northern beaches,'' Gibney has told the local press on listing the property through Andrew Blake and Cathy Agosti from Andrew Blake Real Estate.
“It has been a real haven and we will miss the privacy and great views. We love the area,” Gibney says.
The four-bedroom house on a 948-square-metre block has views of Pittwater towards Ku-ring-gai Chase national park and is within walking distance of the beach and shops. It cost $1.22 million in 2009.
The couple’s renovation plans, which had been recently approved by Pittwater Council, included a new pool, enclosing the carport and first floor additions and had been projected to cost $414,000.
{yoogallery src=[images/stories/november9gibneytassie]}
Their four-bedroom Tamar Valley home, River Point House (pictured above) – which cost $650,000 in 2003 – was sold for $1.15 million in February 2011 having been listed with a $1.3 million price through Roberts Tamar agent Kerry Sanders in late 2009. It had been available as a $1,700 weekly holiday rental since it came with private beach, boat ramp and boathouse. The couple had paid $650,000 in 2003 for the 1981 house set on seven hectares on a bend of the Tamar River at Kayena, north of Launceston.
In 2007 Gibney shot to local and national attention after attending anti-pulp mill rallies in Launceston protesting against Gunns Limited's planned pulp mill on the Tamar River at Long Reach, some five kilometres downstream from Gibney's then home.
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Rebecca Gibney abandons her rafter additions due to packed schedule and lists Clareville home

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The 10 most populous regional council areas around Australia have broadly been characterised by weak housing market activity and slowing rates of population growth, according to recent data. It is important to note that the vast majority of regions throughout the country have experienced similar conditions, however they are more pronounced in these large regional markets.
As the first table shows, the majority of the 10 most populous regional council areas have recorded a slowing of population growth over the most recent 12 months:
Click to enlarge
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The exceptions have been Wollongong and Newcastle where population growth has increased. This is likely the result of housing affordability constraints providing an incentive for residents of Sydney to purchase in these more affordable regions that are relatively close to the city.
Although regions such as the Gold Coast, Sunshine Coast and Cairns remain the fastest growing of these council areas, the slowdown has been extremely pronounced over recent years. This is reflective of the slowdown in sea change and tree change migration flows as well as weak tourism and retail markets which have translated to low demand for labour in many of these coastal locations.
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Focusing on the detached housing market, all ten of the regions have recorded a decline in median prices over the most recent 12 months. Townsville has been the weakest market with median house prices falling -14.3% followed by Sunshine Coast (-8.2%) and Gold Coast (-6.5%). On the other hand, price falls have been relatively minor in Greater Geelong (-0.7%), Wollongong (-1.0%) and Newcastle (-1.6%).
For the unit market, the trends are actually quite different. Five of the regions have recorded a fall in median price over the past 12 months while the other five have recorded growth. The biggest median price falls were recorded in Cairns (-14.8%), Townsville (-10.2%) and Sunshine Coast (-7.8%). Price growth for units was strongest in: Greater Geelong (7.3%), Newcastle (3.7%) and Toowoomba (2.0%).
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Advertised rental rates have increased across each region for houses over the past 12 months. The most significant increases have been recorded in: Wollongong (10.0%), Lake Macquarie (6.1%) and Newcastle (5.9%). For units, in the instances in which rents have increased, the growth has generally been more robust than the growth in house rents. In four out of the ten regions, all of which were in Queensland, rental growth has been either flat or has declined.
Other lead indicators such as the average time on market and average vendor discount have increased over the past 12 months in all 10 regions and across both houses and units. These results are consistent with a general slowdown in market activity which is characterised by a fall in median house and unit prices across most regions.
With median prices having fallen in most regions and in some instances rents having increased, given these conditions, for the most part indicative gross rental yields have increased over the past 12 months. The only exception has been houses within Greater Geelong where indicative gross rental yields have remained stable over the past 12 months.
Over the coming year, we don't anticipate the falls in median prices will be as significant as they have been over the past year in areas such as the Gold and Sunshine Coasts and Cairns, however there may be some further weakness.
With the rate of growth in capital city property prices stalling, some of the relatively more affordable markets close to these major cities such as Newcastle, Wollongong, Greater Geelong and Toowoomba may actually outperform their capital city counterparts. In stating this, we do not believe that any market is going to enjoy significant price growth over the next year.
Tim Lawless is head of research at <a target="_blank" href="https://www.rpdata.com/">RP Data</a>. 
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
 
 
 
 
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Regional housing prices stall: Tim Lawless

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Prime office rents have continued their upward trajectory across Australia’s biggest CBD markets, bucking the slowdown occurring across the wider Asia Pacific region, according to analysis by CBRE. 
CBRE regional director for office services James Patterson says the lack of large and well-located premium floor space is continuing to support rents in Sydney and Melbourne while demand for resources companies is supporting growth in Perth and Brisbane. 
In Sydney, the core CBD market was the only precinct to achieve rental growth in the third quarter, with the largest deal over this period the re-signing and expansion of Deloitte’s commitment to lease 28,000 square metres of space at Grosvenor Place at 225 George Street. 
The bulk of the remaining activity involved smaller deals. 
Rental growth was stagnant in Melbourne over the quarter as occupiers delayed decisions due to the global economic volatility. However, minimal supply in the CBD is expected to drive continued growth in rents in 2012 as only 6% of the new stock due to be completed in 2012 is not pre-committed. 
Brisbane’s CBD office market continues to be driven by demand from companies directly or indirectly linked to the resources sector, with strong positive net absorption in the Brisbane CBD recorded over the third quarter. 
CBRE expects occupier demand to drive continued prime rental growth in the CBD despite new stock completions in 2012. 
“Vacancy in the Pacific declined more rapidly during the third quarter than had been expected,” Patterson says. 
“Vacancy in prime buildings is exceptionally low across all markets and this trend is likely to persist over the remainder of 2011 given that the new supply due to come on stream has mostly been pre-let.” 
The strong performance of Australian and the Pacific region is in contrast to the wider Asia Pacific region, where office rental growth has slowed in most markets due to the uncertain global economic outlook.
The CBRE Asia Pacific Office Rent Index increased by 2.2% quarter-on-quarter in the third quarter of 2011, but this was the lowest rate of growth recorded in 12 months.
In addition to Australia, China was one of the few office markets to generate  strong expansionary demand, with Beijing and Guangzhou enjoying quarter-on-quarter rental growth of 8.8% and 7.8% respectively. 
In the Pacific region, rental growth slowed to 0.8% over the September quarter from 4.2% year-on-year. 
Region-wide, CBRE head of research for Asia Pacific Nick Axford says the short-term outlook for the office sector remains positive, despite the instability in regional stock markets and the worsening economic situation in the United States and Eurozone. 
“Rental growth is likely to continue to moderate slightly in the months ahead as the external economic volatility will continue to weigh on business sentiment in the region going forward,” he says. 
“Occupier demand should remain firm in greater China markets on the back of robust demand particularly from domestic companies. However, externally oriented markets such as Hong Kong and Singapore will be particularly vulnerable to further disorder in the global economy.”
 
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