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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Westpac is expecting history to repeat itself over the next 10 months, with the bank forecasting a 25-basis-point interest rate cut tomorrow, followed by cuts in February, May and August next year. 
Based on an improved inflation outlook for 2012, Westpac chief economist Bill Evans says the bank remains of the view that three more rate cuts will follow the forecast Melbourne Cup Day rate cut, taking the official rate to 3.75% by the third quarter of 2012. 
“The board has changed rates at every one of the last five November board meetings, beginning in 2006. Governor [Glenn] Stevens, who was appointed in July 2006, has changed rates at the November meeting every year he has been in office,” says Evans. 
“It is not a coincidence the bank has been more active in November, February, May and August. 
“Since Governor Stevens was appointed, he has changed rates on 19 occasions – 10 (including five in November) in either November, February, May, or August and 9 in all the other remaining eight months. 
“November, February, May and August provide the bank with new information on the inflation track (released quarterly in October, January, April and July) and precede by four days the quarterly Statement on Monetary Policy. In this statement, the bank is able to set out its growth and inflation forecasts for the next three years and provide a detailed explanation for any change in policy,” Evans says. 
The bank was the first of the major lenders to forecast an interest rate cut before the end of the year. 
<a href="https://www.propertyobserver.com.au/finance/interest-rates-heading-down-in-december-2011-westpac/2011071550822">Since July, the bank had been forecasting a rate cut in December</a>, but altered its view to forecast one tomorrow based on the improved inflation outlook.
<img src="/images/stories/westpacoct31.gif">
Source: Westpac 
“We expect that our [inflation] forecast of 2.4% in 2012 is on track to be achieved,” Evans says in the latest Westpac weekly briefing. 
However, Westpac is betting against interest rate markets, which are predicting another 25-basis-point cut in December. 
“There are a number of factors which we think will stay the bank's hand in December. Firstly, it is likely to be a little sceptical about the sharp fall in reported inflation. Note that the Bureau of Statistics is now seasonally adjusting 62 of the 87 expenditure classes in the headline CPI – that compares with 20 under the previous approach,” Evans says. 
“The low 0.3% read on underlying inflation for the September quarter (compared to market forecasts of 0.6%) can be largely explained by seasonal adjustment with the seasonally adjusted headline printing 0.4%, compared to 0.6% for the unadjusted print.” 
Not all economists are certain of a rate cut tomorrow, including <a href="https://www.propertyobserver.com.au/economy/history-suggests-rba-will-sit-still-next-week-hsbc-s-paul-bloxham/2011102852110" target="_blank">HSBC’s Paul Bloxham</a>, who says the most likely scenario is that the bank will sit still. 
CommSec senior economist Craig James puts the chance of a Melbourne Cup Day rate cut at just 50-50.
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lschlesinger-FZcF9M3vE6

Westpac forecasts four rate cuts in next 10 months

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There is a lot of talk about house prices in Australia. We hear much less about rental costs. Importantly for the inflation debate, house prices, which tell us the cost of buying an asset (namely a home), are not included in the ABS's measures of inflation.
However, the cost of securing accommodation in this country – that is, rents – are naturally a key component of the inflation data. Indeed, rents alone make up 6.7% of the overall inflation index. (There are other housing-related costs in the inflation data, such as the cost of new dwellings excluding land, and the cost of making major improvements to homes.)
The cost of renting is relevant to owner-occupiers, investors and renters. When you buy a home, you save paying rent to another person. Alternatively, think about it this way: when you purchase a property and choose to live in it, you are foregoing the rental income you could earn if you rented it out. In the jargon, this is known as "imputed rents".
For investors, rents are a critical share of their total income, or "total return", which comprises capital gains (i.e., changes in the market value of the asset) and the income they get paid by the tenant.
Finally, for those who do not own the actual asset and decide to rent, changes in rents are important because they reflect changes in the cost of putting a roof over your head. Again, in the jargon, economists like to refer to this as the cost of "consuming housing services".
I have dived into the ABS's inflation data to see what has been happening to rents over time. And, as the chart below shows, it is clear that there has been a structural increase in rents since the early 1990s (click to enlarge).
<a href="/images/stories/oct31.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/oct31thumb.gif"></a>
Prior to about 2007, annual rental increases never exceeded 4% per annum. That changed in 2007 and peaked in December 2008 when rental costs rose to 8.4% per annum (refer to the red line in the chart above). While they pulled back over 2009 and 2010, rental costs have stabilised at a high 4% plus pace, which is well above the 2.3% per annum average rate between 1992 and 2007 (see the orange line).
More worryingly, since the end of last year, the cost of renting has started escalating again with the year-on-year growth rate hitting 4.6% per annum in the September quarter. The explanation for this structural change likely lies in an underinvestment in housing supply, which is something the RBA (more recently) and I (since 2003) have been banging the table about for a while.
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chrisjoye-JYhJsTrNRC

The great Australian rental inflation

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The property market has hit a soft patch, with many adopting a wait-and-see attitude. 
However, there are many reasons why a soft market is not the time to hibernate. A slump in real estate can be the ideal time to act and secure a good investment property. 
For those who have been dreaming of owning a bigger home, or investing in properties in premium suburbs and districts, a soft property market can present good conditions to expand or establish a property portfolio. With more properties for buyers to choose from, sellers face stiff competition and have to vie for the buyers’ interest.
 Sellers, whose properties have been on the market for a longer period, may be more open to negotiations with serious buyers. 
Home buyers and investors need all the facts in order to make a sound property investment. 
Research is of paramount importance when purchasing property. A buyer must keep track of the outperforming and emerging suburbs and highly sought after areas in Melbourne. 
In cases where properties are passed in during auctions, post auction negotiations are crucial. 
With the rental market still going strong, this means that investors can look forward to reaping a profit from their investments within a shorter time. This is definitely another good reason to enter the property market now. 
As the warm weather continues through spring, we’ll see an increase in listings. Buyers are now beginning to purchase properties that were previously unattainable. 
The highly sought after inner suburbs are now within reach for many couples and families that have always wanted to buy in these areas. 
In short, buyers can benefit from the current property market. 
Lauren Staley is director of <a href="https://www.infolio.com.au/" target="_blank">Infolio</a>, a buyers’ advocacy and property management company.
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lstaley-3qCRAud7Vh

A soft market could be the best time to buy

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Just three months after Julia Gillard cut the ribbon at the opening of 1 Bligh Street, it’s now been confirmed that the federal government intends to relocate the Commonwealth offices into the newly completed green-star office building.
The move has been confirmed by the Special Minister of State, Gary Gray, who will shortly sign off on the lease for the Bligh Street address.
It will bring an end to the nearby occupancy of the Phillip Street offices, which dates back to the Hawke government occupancy.
Gray said in a statement that the government had outgrown the Phillip Street location.
The Sydney Commonwealth Parliament Offices are currently located at 70 Phillip Street, providing office and meeting facilities for the Prime Minister and Cabinet, office-holders and visiting senators and members of the House of Representatives.
''It has become clear that the existing premises are not capable of serving the needs of senators and members into the future,'' he said.
Over the past 15 months, the Department of Finance and Deregulation has been managing a search for alternative premises and a number of prospective tenancies have been considered. 
It's not a done deal but 1 Bligh Street<a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/prime-minister-julia-gillard-seeks-new-sydney-office-digs/2011081751191"> </a>has been selected as the preferred tenancy. 
“The actual term of the lease and costs involved are still being negotiated,” Gray says. 
Subject to due diligence processes, and the obtaining of necessary Public Works Committee approval and the negotiation of appropriate leasing arrangements, the relocation to 1 Bligh St will take place in 2012.
It is expected the Commonwealth offices will be located at 1 Bligh Street for at least similar 25 year plus tenancy to the current location.
Gray says the move would deliver operational savings through the building's six-star green star energy rating.  <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/prime-minister-julia-gillard-seeks-new-sydney-office-digs/2011081751191">Its features</a> include water recycling measures, which reduce mains water usage by up to 90%; building design and features such as the double-skin façade and sun-shading, which reduce air-conditioning energy consumption by up to 50%; and a 42% CO2 reduction when compared with similar sized conventional office towers. 
“The Phillip Street building, even if it were renovated, has inherent negative features in relation to access and egress, security, parking and flexibility. There’s also very little flexibility in floor plans, limited information and communications technology capabilities and it cannot provide live broadcasts directly from the premises,” Gray noted.
The property is <a href="https://www.propertyobserver.com.au/office/sydney-s-1-bligh-street-valued-at-%24629-million/2011101051875" target="_blank">currently about half-tenanted</a>, and recently Bank of America Merrill Lynch analyst Simon Garing <a href="https://www.propertyobserver.com.au/office/dexus-will-take-four-years-to-lease-1-bligh-street-merrill-lynch-analyst/2011101951988" target="_blank">said it would take developer Dexus four years to fully lease the space</a>.
Dexus shareholders have been advised the newly completed 1 Bligh Street Sydney could be 67% leased by Christmas 2011.
“We expect to execute a lease in respect of three floors prior to Christmas, which will increase the percentage leased on the building to 67%,”  Victor Hoog Antink, Dexus chief executive officer told the annual general meeting.
It is understood to be the government leasing deal.
“We are targeting to be 80% leased by June 2012,” he anticipated. 
It was Dexus’ seventh annual general meeting since stapling in 2004.
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jchancellor-FAypfDUnLy

Government aims to move into Dexus' ultra-green 1 Bligh Street

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One Towers Road, Toorak, owned by former JPMorgan Australia chairman Brian Watson, has been listed with record-setting expectations.
Set on more than 3,200 square metres, the six-bedroom house was once owned by businessman John Elliott.
Its Kay and Burton listing agent Michael Gibson expects the house to attract more than $26 million and set a new Victorian record.
The empty-nester Watson family bought the <a target="_blank" href="/news">Toorak</a> property  in 2001 for $11.1 million, a then record-setting price.
The more impressive neighbouring mansion next door at 3 Towers Road went on the market in May but has been withdrawn from sale after no offer matched the owner's $30 million-plus expectations.
''We had $25 million offered [for number three] and the vendor decided not to take it,'' Gibson told The Age.
The sale for about $26 million of Ilyuka at Portsea to Melbourne businessman John Higgins in December 2010 is the record price for Victoria, followed by the reported $25 million sale in 2010 for the former Baillieu family estate on St Georges Road, Toorak when bought by soft-drink magnate Harry Stamoulis.
It was bought from the Inge family, which owns the aged-healthcare and property development company Zig Inge Group. The Inge family had paid $14.8 million for the St Georges Road property in February 2009. The seven-bedroom Federation house had been the home of Diana Baillieu, mother of Victorian Premier Ted Baillieu, until she died aged 93 in 2008.
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Towers Road Toorak property listed with record-setting $26 million plus price hopes

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Moscow commercial real estate has been named the most attractive and desirable in Europe on the 13th LaSalle Investment Management’s European Regional Economic Growth Index.
The Russian capital clinched first place due its size and great growth potential on the list, which contains cities where demand for real estate is likely to be highest in the medium term.
The index includes 326 regions in 33 European countries with previous top-ranking cities, including Paris, Munich and London, dropping down the list.
London takes second, with Munich and Paris stable at 3 and 4, then Istanbul and Luxembourg moving higher.
It was noted the planned expansion of Moscow had inspired investors across Europe.
The economic downturn and rising concerns about government debt in the EU also helped Moscow climb in the rankings.
Jones Lang LaSalle says investment into Russian real estate will reach a record high in 2011, already jumping 80% year on year in the first nine months to $5.25 billion.
The index noted foreign investors contributed 44% of all investment, up from a 14% share a year ago.
It notes the business environment in Moscow still leaves much to be desired.
Moscow made its debut on the LaSalle Investment Management’s European Regional Economic Growth Index in 2009.
After its spectacular entry into the top 10 in 2009, Moscow ranked second in 2010 notwithstanding its challenging business environment.
Claus Thomas, MD LaSalle Investment Management Germany, notes that the annual European Regional Economic Growth Index produced by LiM research, is 60% based on current growth and outlook, 20% on wealth in the local population and 20% on the business environment, including legal aspects, political security and tax considerations.
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Moscow most attractive market in Europe for commercial property: Jones Lang LaSalle

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The catch-cry of the property buyer – “save time, money and stress” – has been used over and over within this specialist industry sector since the first of these agencies appeared in New South Wales in the mid-1990s. Interestingly, this area of the real estate industry remains largely unknown. A quick internet search reveals that that there are a total of around 50 buyers’ agents in NSW, 20 of whom are accredited members of the REBAA (Real Estate Buyers’ Agency Association of Australia). Of the total number only 20 or so appear on a web search, and these tech-savvy businesses appear to have the lion’s share of the market. 
There is something intriguing about buyers’ agents. They appear seemingly out of nowhere at open inspections with clients in tow, and at many auctions nowadays their presence is noted with alarm by prospective bidders who hadn’t thought about bringing one with them. This does seem like a killer tactic if you are determined to buy that ideal property and scare the daylights out of the competition at the same time. 
But the question is: who really needs a buyers’ agent? After all, buyers have been successfully purchasing property for themselves for centuries without needing to engage a professional to do it for them. 
My industry colleagues and I constantly face the same arguments, and to a certain extent they do make sense until you understand our logic. 
Here are some of them from both points of view: 
The buyer: 
<ul>
<li>Why would I engage a property buyer in what is clearly a buyers’ market?</li>
<li>I wouldn’t engage a property buyer because I have purchased before and always got the best price.</li>
<li>I know the market very well and don’t need to pay for someone to advise me on that score. </li>
</ul>
The Agent: 
<ul>
<li>Even in a buyers’ market an experienced buyers’ agent can ensure that 1) you have been provided with extensive market information related to your proposed purchase and are able to make an informed decision on price, and 2) endeavour to buy the property for you at the best possible price (and not the price the vendor or his real estate agent had anticipated). Expectation is one thing; reality is another. </li>
<li>From our viewpoint everyone needs the best advice they can get when investing large amounts of money in purchasing either a home or investment property. It is not enough to rely on the mother-in-law’s advice (with great respect to those lovely ladies). There are a number of critical factors that can affect the successful negotiation of a purchase (at auction or by private treaty), but the best known of these are market knowledge, the emotional cost factor, nerves on the day and negotiation skills. </li>
</ul>
If you had a toothache would you pull the offending thing out yourself just to save money? Would you represent yourself in court, or try to fix your broken boiler at home? As buyers’ agents we believe you should have a professional on your side of the fence. The vendor will have retained a real estate agent, whose only objective is to get the highest possible price he can for your property. What about you? In your own best interest you need representation too. 
Pulitzer Prize-winning humourist Dave Barry said about negotiating: “I strongly advise you to use a broker, for the same reason that I'd advise you to pay somebody else to repair your automobile transmission, namely: no matter how incompetent or overpaid this person is, he or she can't possibly screw things up as badly as you would if you did it yourself.” 
On the more serious side John McGrath of McGrath Agents said: “Often seen as ‘the other side of the coin’, buyers’ agents comprise a very professional industry group. The majority have spent a large part of their careers working as real estate agents before changing roles and have gained invaluable market experience as well as perfecting their negotiating skills.”
Engaging a property buyer may be one of the best decisions you have ever made.
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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tmansfield-Rk8rBecHRA

Engaging a buyers' agent will level the playing field

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Interest rates have moved on the last five Melbourne Cup Days, mostly upwards, once downwards, and AMP Capital chief economist Shane Oliver expects the RBA to cut the official cash rate by 0.25%, taking it to 4.5%, when it meets on Tuesday.
“Of course, a cut is not assured as the RBA may take the view that the moves in Europe have reduced the risks to the global outlook, so as such we attach a 60% probability to a cut occurring,” Oliver notes.
“However, the case to cut is very strong.
“Despite the European debt rescue plan, the global growth outlook is still much weaker than when interest rates were raised a year ago to 4.75%.
“Likewise domestic demand has been weaker than expected, with unemployment now drifting higher.
“And the much-anticipated September quarter inflation figures have confirmed that the inflation outlook is far more benign than the RBA was assuming a few months ago,” Oliver says.
“Current settings for interest rates – which assumed much stronger global and Australian growth and a worsening profile for underlying inflation – are too high.
“So if it’s not on Tuesday we would anticipate a cut in December,” Oliver suggests.
 
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="154" valign="top">
Effective Date
</td>
<td width="154" valign="top">
Change in cash rate Percentage points
</td>
<td width="154" valign="top">
New cash rate target Per cent
</td>
</tr>
<tr>
<td width="154" valign="top">
Nov 3, 2010
</td>
<td width="154" valign="top">
+0.25
</td>
<td width="154" valign="top">
4.75
</td>
</tr>
<tr>
<td width="154" valign="top">
Nov 4, 2009
</td>
<td width="154" valign="top">
+0.25
</td>
<td width="154" valign="top">
3.50
</td>
</tr>
<tr>
<td width="154" valign="top">
Nov 5, 2008
</td>
<td width="154" valign="top">
-0.75
</td>
<td width="154" valign="top">
5.25
</td>
</tr>
<tr>
<td width="154" valign="top">
Nov 7, 2007
</td>
<td width="154" valign="top">
+0.25
</td>
<td width="154" valign="top">
6.75
</td>
</tr>
<tr>
<td width="154" valign="top">
Nov 8, 2006
</td>
<td width="154" valign="top">
+0.25
</td>
<td width="154" valign="top">
6.25
</td>
</tr>
</tbody></table>
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Five in a row precedent for Cup Day interest rate movement: AMP's Shane Oliver 

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History tells us that the RBA tends to prefer to hold steady for long periods, rather than fine-tune, so at least one leading economist thinks that history will repeat and that RBA will choose to sit still next week.
It’s the rate prediction of former RBA insider and now HSBC Bank Australia economist Paul Bloxham.
“It’s a close call – a case could be made for either sitting still or cutting rates next week, depending on the RBA’s forecasts and how they view the balance of risks,” he says.
Suggesting fine-tuning is not RBA style, Bloxham says: “Up by the stairs, down by the elevator! That’s the way monetary policy is set in Australia.
“This asymmetric approach to setting rates partly reflects the way the economy evolves.
“In an upswing the RBA is seeking to gradually lean against rising demand to keep it growing in line with supply, thereby keeping inflation contained.
“A downturn tends to be a much more sudden event. A negative shock – often from abroad – convinces the RBA that its rate setting is too high and it cuts sharply to support the economy.
“A downward tweak to rates of 25bps next Tuesday – as markets are pricing and 12 of 20 economists are currently calling for – is somewhat anachronistic,” Bloxham says.
“In our view, past behaviour suggests they are more likely to sit still than cut.
“History would suggest that they would wait until they are certain that they need to cut and then go more aggressively than 25bps.
“As yet, we do not think the evidence stacks up for a downswing in the cycle,” he says.
“We think their forecasts will still show underlying inflation rising from here (albeit now within the target band) reflecting the massive mining boom and weak productivity growth.
“With policy likely to be set on this central forecast, we expect them to hold next week.
“But policy could be set on the balance of risks, as there are clear downside risks to the global outlook,” Bloxham says.
“As the deputy governor reminded us this week, the IMF has suggested the world economy has ‘entered a dangerous new phase’.
“But as he also pointed out: it may still be too early to tell what this means for Australia.
“We think so too,” he notes.
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History suggests RBA will sit still next week: HSBC's Paul Bloxham

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<img src="/images/stories/coastwoes.gif">
<div>- Stuart Gan from PRDnationwide on the NSW Central Coast.</div>
<div></div>
<div>
This month he sold a <a href="https://www.prdettalong.com/index.cfm?pagecall=property&amp;propertyID=1362671&amp;propertyStatus=SoldRented" target="_blank">four-bedroom house for $3.3 million at Daleys Point</a>, which he suggests would have sold for $4 million in a good market. Gan told the AFR the lack of overseas money was keeping things flat.
“It’s the high Australian dollar and the absence of the expat dollars. Most of the big deals I do in Pearl Beach are related to expat Australians working in foreign postings,” he says.
Syd Triggs at Herron Todd White valuers Gosford says $3 million-plus Central Coast sales have been few and far between. There have been five this year, which was more than 50% down on the past three years.
</div>
<div></div>
<div></div>
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Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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