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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Over the last few weeks I have noticed increasing nervousness among the property investors I speak with. And it’s not just beginning investors wondering whether they should get into the market. I’m also noticing concern from some investors with substantial property portfolios. 
Only yesterday I got a phone call from a professional colleague who has been investing for years, but now has the jitters after reading that US economics commentator Harry Dent’s warning that the world’s economies are going to fall into recession and Australia’s “property bubble” will burst, causing prices to come down by something in the order of 40%. 
Is he right? Are our property markets going to crash? 
Well, before I give my thoughts (for what they are worth) let me share some other concerns I’ve heard over the last few weeks. 
Some investors are worried that property prices have remained flat for some time now, indicating that they rose too high too quickly and that they must now drop. Others are concerned that they have been priced out of the market and it’s too late to get in. 
Yet others are anxious about all the issues playing out overseas and how this could affect us over here. They recognize that we’re now dependent on China and ask what happens to us if the Chinese juggernaut slows down. 
Why investors are nervous.
 
I understand why so many investors are nervous. It wasn’t that long ago, while the rest of the world was suffering after the GFC, that Australia avoided going into recession. We felt confident, in fact a little smug, and thought the worst was behind us. With all the good news in the media at the time buyers were out in force and set some of our property markets on fire. 
But for most of this year the messages were different. It’s no longer just good news. 
There is bad news, followed by good news, followed by some mixed messages. Most people, even some experts, don’t know exactly what’s happening or, more importantly, what’s coming next.  No wonder most investors don’t know what to do. 
We’re in good shape for a downturn.
 
While Australia’s economy has performed well and is likely to continue to do so, we don’t operate in a vacuum. We are part of a global economy, one that is still having lots of problems. 
America is taking longer than expected to work its way out of its economic problems and has a long way to go yet. And the extent of the problems in Europe is bigger than many anticipated, and it is likely we’ll see some sovereign defaults in the coming months. 
If history repeats itself there will be plenty more surprises ahead – maybe even some shocks – and these may have a negative impact on the Australian markets and in particular our stock and finance markets. 
The good news is that Australia is ready for almost anything the world economy throws at us. We’ve been battening down the hatches anticipating further financial problems. 
As a country, we have low debt levels – the International Monetary Find estimates 24% of GDP this year as opposed to 100% in the US and 150% in Greece. And even though we have a small budget deficit, our government could spend its way out of another economic crisis. Plus the RBA has the ability to lower interest rates to help stimulate our economy, as it has done in the past. 
At the same time the average household is in much better shape than a few years ago. We’re saving more than ever. On average we’re stashing away about 10.5% of our disposable (after-tax) income, paying down mortgages faster than needed and paying off credit card debt. 
While small retailers are battling, many of our larger companies are in a strong financial position, particularly our banks, which have bolstered their balance sheets. This means our major banks are no longer as dependent on overseas funds and could keep lending to us even if overseas interbank lending dries up. 
What could cause our property markets to crash? 
Despite all the predictions of a property collapse, over the past year capital city dwelling values fell by only 3.2% according to the latest figures by RP Data. 
Clearly we’re at a stage in the property cycle when prices will be flat for a while, and some properties will still fall further, but that doesn’t mean property values will crash. 
If you look at it logically, there are really only four things that could make our property markets collapse: 
<ol start="1">
<li>
A recession – when people lose confidence in the future and stop spending. No one I know is suggesting that is likely to happen in Australia over the next few years. Not with the mother of all resources booms buoying up our economy.</li>
<li>
High unemployment – when people can’t afford to keep up their mortgage payments they have to give away their houses at any price. Again, there is no evidence to suggest this is likely. If anything there is a shortage of skilled labour that will require us to increase immigration, which of course, will be positive for property.</li>
<li>
High interest rates – With interest rates likely to remain steady or fall over the next year, this risk to our property markets has been eliminated in the short term. Of course as our economy picks up over the next few years it is likely the RBA will once again have to push up rates to slow us down a little.</li>
<li>
An oversupply of property – Too many new properties built by exuberant property developers on the Gold Coast has shown how an oversupply can cause property prices to collapse. But, other than in selected areas like the Melbourne CBD and Brisbane CBD where an oversupply is looming, we don’t have more properties than buyers or tenants. 
</li>
</ol>
Sure property prices got a little ahead of themselves in some areas, but putting all this together means it is more likely that our property markets will remain flat for a while as they get back into equilibrium, in contrast to a sudden sharp fall as some of the doomsayers are predicting. 
And if property values start to fall significantly, it is unlikely that the government or the RBA would allow such a correction to occur. They will introduce stimulatory packages, or drop interest rates as they have in the past. 
What about all the talk regarding affordability?
 
Sure it’s hard for first-home buyers to get into the property game, but that’s nothing new.
Despite what some are suggesting, one of the economists I respect, HSBC’s Paul Bloxham, suggests that since late 2003 the dwelling price-to-income ratio has been broadly stable at between 3.5 and 4.5 and has averaged 4. 
He is forecasting growth in disposable income per household of around 5% per annum over the next couple of years as a result of strong employment and wages growth, and suggests that house prices will grow at this pace over the next couple of years.
<img src="/images/stories/yardneyoct19.gif"> 
 Property analyst <a target="_blank" href="https://www.matusik.com.au/">Michael Matusik</a> says that on average, Australians hold 80% equity in their dwellings – even higher for their principal place of residence.  He goes on to explain that when looking at Australians’ leveraging – when playing mortgage size against household income – this has declined over the last five years. 
He makes the insightful comment that unless we see our banking system collapse, he can’t see how house prices across Australia will lose close to half their current value in a short, sharp crash. And even over the longer term, such deflation seems very unlikely. 
So what should property investors do? 
Firstly it is worth remembering that the fundamentals that a strong medium- and long-term property market are sound. 
We still have a strong economy, full employment and rising wages, lowish interest rates and a growing population, yet at the same time we are not building the right type of properties in the right areas to meet this growing demand. 
But one important factor that boosted the market in the past – consumer confidence – is now faltering. 
The growth of our property markets, especially in some segments of Melbourne and Sydney in particular, was unsustainable. In some ways, the property markets have gotten ahead of themselves.  They are now taking a breather. This is normal. Property prices don't increase in a straight line. They go up in little booms then catch their breath and sometimes even drop a bit, but then they move up again. 
But not all properties will react the same.
Currently the upper end of the market is suffering and prices have dropped back significantly in many of our more expensive suburbs. 
The lower end of the market is holding its own, but it is never as volatile as the upper end.  By the way, this doesn’t make these places better areas to invest. In general these suburbs don’t exhibit the same strong capital growth as properties in the middle and upper price brackets. 
Properties in the middle range have varied in performance. There is still a scarcity of well-located properties for sale. This means well located homes and apartments are snapped up by owner-occupiers and investors. On the other hand secondary properties, and there are lots of those for sale, aren’t attracting buyers. 
Is property still a good investment? 
So back to the original question – is property a good investment? My view of the property market could be summed up simply as follows: 
1. I have very strong positive views on the property markets in most of our capital cities in the medium to long term. 
2. I am certainly aware of potential short term-problems related to poor market sentiment, which means that: 
3. You should be looking for property at the right price, in the right location, with the right rental income. One that you would be happy to hold in your portfolio in the long term that’s bought sufficiently below intrinsic value, so that even if the market fell a bit further, you would still have bought well. 
Are you ready to exploit the opportunities that will arise during this market lull? 
Michael Yardney is a director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> who create wealth for their clients through independent, unbiased property advice and advocacy. He is best-selling author, one of Australia's leading experts in wealth creation through property and writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
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myardney-DFoGhGbSJX

Property is still a good investment

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Prime Minister Julia Gillard has announced construction plans to connect 485,000 premises to the National Broadband Network over the next year.
In the biggest rollout so far, the high-speed fibre broadband network will be delivered to 49 sites around Australia in the next year. This includes 28 new locations.
The rollout adds to the 81,700 premises that are either already connected to the NBN or where connection work is currently underway.
NBN Co 12-month rollout plan to premises 
 <img src="/images/stories/locations1.gif"> <img src="/images/stories/locations2.gif">
 
 * = new location
<ol>
<li>List is subject to change </li>
<li>Commencement date marks the handover of the desktop design to the construction contractor for final design and construction. </li>
<li>NBN Co has only named the start date of the first module in a given locality in which construction is planned over the next year. The approximate number of premises covers only those areas in which construction is due to start in the next year. Most of the sites where construction will start involve multiple modules.  There may be further construction modules and homes passed in a locality in subsequent years.</li>
</ol>
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jchancellor-FAypfDUnLy

NBN to connect 485,000 homes in next year

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The “subdued” state of the housing market has been noted again by the Reserve Bank board following the release of the minutes of its October Monetary Policy Meeting.
In its examination of local factors shaping the economy, the RBA board notes that housing prices had fallen by 3% over the year to August while the national rental vacancy rate as measured by the Real Estate Institute of Australia had “edged up in the June quarter, with increases in all cities except Perth, although the national vacancy rate remained below the long-term average rate”.
Weaknesses in the Melbourne residential market received particularly attention, with the board noting an increase in the vacancy rate “where there had been strong growth in apartment building and a slowing in population growth, in part because of falls in the number of foreign students”.
In addition, the RBA says growth in housing credit remained subdued, with annualised growth of about 5% in the three months to August.
In the September Monetary Policy Meeting, the RBA board also noted the “weak state” of the local housing market, suggesting it will play more of a role in determining future interest rate policy.
Looking beyond housing, the RBA board says the inflation outlook “appeared less concerning than was the case a few months ago”.
“The inflation outlook would be reviewed after receipt of the next round of data on prices ahead of the November meeting,” it says.
"The extreme volatility observed in financial markets in August continued through September, with large swings occurring in share prices, exchange rates and bond yields. Members note that Europe remains the main focus, reflecting market concerns about the possibility of a Greek default as well as the stability of the European banking system. These concerns had been accentuated by broader worries about the global economic outlook."
The board noted once again the complexity in trying to assess the strength of the overall economy as “economic conditions continued to vary significantly across sectors”.
“Private demand was continuing to grow at a slightly above-trend pace owing to strong investment in the resources sector. This was being partly offset by weak growth in public demand as the fiscal stimulus was being unwound, and by strong growth in imports, particularly of capital goods. GDP outcomes continued to be affected by the disruption to coal production caused by the floods at the beginning of the year, with a full recovery still not expected until early 2012,” the board says.
It also noted modest growth in household spending while growth in spending on services had been strong.
Retailing remains a concern: “The Bank's liaison with retailers suggested there was a fall in spending in early August because of the market turmoil, with this fall reversed in late August and into September. Overall, retailers continued to report subdued conditions. Consumer confidence remained low, although part of the large decline in July and August had been reversed in September.
“Indicators of business conditions had been mixed. In the mining sector, the pipeline of investment remained very strong, with another large project (the $29 billion Wheatstone LNG project) receiving final investment approval during September. This brought the value of LNG projects announced so far in 2011 to around $70 billion. More broadly, the NAB measure of current business conditions declined in August to be a little below its long-run average level. Conditions remained weak in the manufacturing, construction, wholesale and retail sectors, but stronger in the mining, transport, and recreation and personal services sectors. As had been the case elsewhere around the world, business confidence had fallen noticeably and growth in business credit remained weak.”
 
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lschlesinger-FZcF9M3vE6

RBA notes 'subdued' housing market

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An industrial property portfolio once held by Doug Rowe’s WMR Group (Waswaste Metal Retrievers Pty Ltd) has been listed for sale on behalf of receivers. 
All the properties are leased by scrap metal recycler CMA Group, of which Rowe was managing director until he resigned in May 2010. 
In July 2010, Rowe and WMR were sued by CMA Group over allegations that he breached the Corporations Act and Trade Practices Act while managing director of CMA Group. 
The litigation was settled in December 2010, with Rowe agreeing to transfer shares and make payments to CMA valued in excess of $6 million. The settlement included the termination of lease agreements for two properties leased to CMA by WMR and the variation of one lease for a NSW property. The settlement was on the basis of no admissions by Rowe or WMR. 
CBRE’s Graham Hemingway and Rory Hilton will co-ordinate the campaign on behalf of receivers and managers Ferrier Hodgson. 
The portfolio comprises three properties in Victoria, two in New South Wales, two in Tasmania and one each in Western Australia and South Australia. 
The portfolio comprises six leased assets and three properties that are to be sold with vacant possession. The leased assets are predominantly used as metal recycling facilities, and all are leased to the CMA Group. 
The properties are to be sold individually or in one line. 
They include a two-hectare commercial site at 338 Gnangara Road in Landsdale, a northern suburb of Perth. The property was purchased by WMR in December 2007 for $7.98 million. 
The NSW properties up for sale are in Penrith and consist of a 3,500-square-metre warehouse at 52 Power Street, which was purchased by WMR for $1.7 million in March 2007, and a 15,000-square-metre industrial building at 46 Charles Street, which was bought by WMR for $3.8 million in July 2006. 
Hemingway says the strength of the CMA tenancy covenant will likely be a significant drawcard for investors. 
“The strong lease profile and the price range of the assets will be of significant appeal to the private investor market, with the individual assets valued at between circa $500,000 and $11 million,” he says. 
The vacant sites are expected to generate interest from both owner-occupiers and developers. 
All but one of the properties will be offered via expressions of interest, closing November 17, 2011. 
The smallest asset, located in Bayswater North, Victoria, will be offered for sale at an on-site auction on November 17.
 
Other properties up for sale include: 
<ul>
<li>
Victoria - 73-29 Heatherdale Road, Ringwood; Unit 3, 81 – 85 Heatherdale Road, Ringwood and 242 Canterbury Road, Bayswater.</li>
<li>
Tasmania - 256 George Town Road, Rocherlea and 25 Masse Green Drive, Burnie.</li>
<li>
South Australia – 16-46 Johannson Road, Wingfield</li>
</ul>
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Metal recycling facilities for sale by WMR receivers

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The recently unveiled NSW state government reforms to the Home Building Act aimed at pumping some adrenalin in the industry will benefit builders, developers and insurers, but leave home buyers with less recourse to pursue faulty workmanship claims.
The legislation reduces warranties offered to home buyers from seven years to two for non-structural defects.
It’s been argued that the bill will assist builders, developers and insurers of new houses and apartments by taking away the unrealistic expectation that builders are perpetually liable for wear and tear in homes they have constructed.
NSW Fair Trading Minister Anthony Roberts is correct to argue it is inappropriate to have a seven-year warranty period for painting and possibly the plastering.
The minister notes a result of a 2008 Supreme Court ruling and subsequent amendments to the act in 2009 that there was potential for a claim against home warranty insurance to be made at any time.
“In effect, this means that insurers face the real risk of unending liability for home warranty insurance claims,” he advises.
Some insurers are not releasing bank guarantees provided by builders as security against their home warranty insurance policies, and this means that builders, many of whom are small business owners, are continuing to pay interest on securities being held. This was affecting the ability of these builders to take on new jobs, as their capital was tied up.
But the proposed changes could make some legitimate claims practically impossible to pursue through the courts.
Many defects do not emerge in the initial two years of a newly constructed building.
Not only is time against the home buyers. As strata lawyer David Bannerman suggests, strata flat buyers could be particularly without remedy given that to launch a claim an apartment owners’ meeting needs approval to engage costly professionals in resolutions approved by the owners’ corporation at a time when possibly unsold apartments mean the developer has effective control of the decision making of the owners’ committee.
The legislation reduces warranties developers must offer home buyers from seven years to six for the more serious structural defects. Some states offer up to a decade for claims to emerge.
The bill allows for the practical completion of each building in a multi-building project to be considered independently.
Even the legal definition as to what’s structural and non-structural is not clear-cut.
At present "structural defects" are defined in clause 71 of the Home Building Regulation 2004, which provides that a structural defect is one that causes physical damage or prevents, or is likely to prevent, the continued practical use of the building or any part of the building. Every component of the external walls or roof, including weatherproofing, is considered to be a structural element of the building.
"Non-structural defects" are, by default, anything that does not fall into the just-mentioned definition. The bill does not propose any change to the current definition of "structural defect".
But some industry groups have strong views that the current definition was too wide and requires urgent revision, which the Fair Trading Department is still considering.
Roberts says the bill will “pump some adrenalin in the industry".
"We want to remove the dead hand of government off as many small tradespeople and builders as possible," he says.
Roberts says since 2002 only 7% of claims and notifications relating to structural defects were lodged six years after the issue of the insurance certificate and that data collected by Fair Trading’s Home Building Service since 2007 shows that more than 82% of complaints about structural defects are made within six years.
Claims data produced by the Home Building Service dating back to July 2007 shows that more than 80% of non-structural defect complaints are made within the first two years.
But NSW opposition spokeswoman Linda Burney says the opposition will be seeking to amend the bill.
“Whatever the reason that the government has put forward for this change it cannot be argued that it will maintain the current level of consumer protection,” she says.
“The reduction of the time frame within which a consumer can collect on a warranty is something that the opposition cannot support.
“While we agree that burdensome regulation and red tape in the construction industry is inappropriate, improvements on this front should not come at the expense of consumers,” Burney says.
One likely outcome of the bill is that builders and developers will no longer be able to use proportionate liability laws to shift responsibility to their subcontractors for warranty breaches.
Until 2010 it was considered that the provisions of the Civil Liability Act did not apply to statutory warranty claims under the Home Building Act. However, in July 2010 the Supreme Court allowed a builder to use the rules of proportionate liability to defend himself in a statutory warranty claim.
A significant amendment raises the threshold for home warranty insurance from $12,000 to $20,000.
Industry stakeholders have expressed concern that the $12,000 does not represent the increases in building and labour costs that have occurred since 2004.
It is suggested the requirement has had a negative effect on small to medium builders and tradespeople as in order to be eligible for home warranty insurance, builders and tradespeople must meet stringent prudential requirements.
Builders and tradespeople had also raise concerns about the cost, time and effort required to obtain home warranty insurance for small-scale building works
The bill will increase the threshold at which written contracts are mandatory from $1,100 to $5,100.
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NSW builders better protected from indefinite insurance claims, but home owners lose some recourse

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The iconic 1961 ETA peanut butter industrial building at Braybrook has been sold to a developer for $4.1 million.
The Ballarat Road site was designed by Frederick Romberg of the 1950s architectural practice Grounds, Romberg and Boyd and is regarded as an important Modernist industrial building employing glass curtain wall design. The 16,000-square-metre Melbourne site has a heritage overlay.
It was included in the 1962 publication Industriebau, an international text on industrial design, published by the German Institute for Industry.
“Formerly the ETA Butter Factory, this building is of historical significance as part of the economic boom of the post-war period,” says selling agent Richard Hutton from Lemon Baxter.
The industrial site is zoned business 3 in the City of Maribyrnong, which is compatible with office, showroom and or warehouse usage.
Set a short distance from the flagship Masters Hardware site, the area is experiencing transformation from traditional industrial and manufacturing warehouse premises into modern high-tech office/warehouse and showroom/retail facilities, Hutton says.
The location, which was once mooted as a car dealership, is about 10 kilometres from the CBD.
Many of Braybrook’s factories have closed including metal perforators Richardson-Pacific, Rothmans cigarettes and Invicta carpets.
During its time on the Victorian Heritage Register the building was been allowed to fall into disrepair and has been vandalised, including the removal of all the glass panes in about 2008.
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Developer buys derelict iconic ETA peanut butter factory 

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New housing approvals in NSW and Victoria fell sharply in August, but Queensland recorded a jump in approvals, according to the Australian Bureau of Statistics.
Housing approvals in Victoria fell by almost 10% in August on a seasonally adjusted basis, according to the latest ABS data.
New South Wales was the other major market to record a significant fall over the month, with building approvals for houses falling 4.3%.
For the 12 months to August 2011, the total number of private-sector housing approvals is down 9.5%
The 1% drop in residential approvals in August followed a small rise of 0.2% in July.
As expected following the introduction of the Queensland Building Boost Grant available from the August 1, Queensland recorded a 16% increase in housing approvals while Western Australia managed a modest 1.6% increase.
The drop in private sector housing approvals was offset by a big jump in unit approvals.
Excluding houses, seasonally adjusted estimates for dwellings rose 35.1% in August following a rise of 0.4% last month.
Westpac senior market strategist Damien McColough says unit approvals are less of an indicator of the near-term trend of the housing sector.
Overall, private-sector dwelling approvals (units and houses) increased by 11.4% in August following a rise of 1.8% in the previous month.
For the 12 months to August 2011, residential building approvals are down 5.5%.
Helen Kevans, an economist at JP Morgan, says the overall improvement in approvals should not have much of an impact on the RBA’s interest rate outlook as its focus is on Europe and global economic issues.
"I think the RBA is focusing on what is happening offshore and what is happening in financial markets and, in particular, funding markets," she says.
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Housing approvals fall in Victoria and NSW: ABS

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1. Lack of research
Most investors fail to properly research the market and understand the relationship each sector (office, retail and industrial) has with the local economy, nearby competition and the marketplace itself.
2. Poor analysis
Many investors fail to thoroughly analyse and research their chosen properties as far as the overall economics, calibre of the tenant and any related risks that may be involved.
3. Lack of commitment
Investing in commercial property requires a reasonable degree of hands-on involvement. Some investors make the mistake of believing they can be absentee landlords. You at least need to be involved at a strategic level.
4. Over-borrowing
Negative gearing is fine. But you still need to start with sufficient equity to ensure that your investment is not over-leveraged. Always keep some funds aside for unforeseen issues that may arise.
5. Lack of understanding
The ownership of Commercial property needs a basic understanding of things like tenancy law, building construction, how to add value, recognising market trends and so on. All of these can be very easily addressed.
6. Price vs. value
Some beginners tend to believe a cheap price means good value and a sound investment. Instead, you need to look behind what is being presented to discover the true underlying value.
7. Over-estimating your skills
To be a really successful commercial investor, you need to build up a trusted team around you — to provide valuable input in the areas of
<ul>
<li>analysis and due-diligence,</li>
<li>negotiating the purchase,</li>
<li>vetting the documentation,</li>
<li>ongoing property management,</li>
<li>determining the time to sell</li>
</ul>
8. Lack of diversity
After you've purchased your first property, you need to widen your perspective — both geographically, and across the various sectors of commercial property. Never simply have all your eggs in one basket.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" title="Chris Lang's blog" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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Eight reasons investors can fail when investing in commercial property

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It’s somewhat heartening to see the Wall Street protests gathering momentum across major Western nations.  Heartening because ordinary people (99% of us) are starting to realise we do have a voice in a world that all too often rewards the rich above the needs of the poor.  There’s no doubt our country is in a much better position to weather events than parts of Europe and even the US, although we’re not immune to the global eruptions that continually erode  investor confidence and threaten to topple nations that were once too big to fall. However, I’m confident in the resounding Aussie spirit to push for the changes we need for a healthy future.  No one can forget the recent Queensland floods where a large army of ordinary people turned out in droves to help rebuild communities while many insurance companies refused to lift a finger. 
We’re always promised security, shelter, affordable food and superior medical treatment by our pollies, but whichever side is in power, we’re usually disappointed at the outcome.  Before the “voice” of social media, our words of dissent were sounded behind closed doors – however now they can be shouted out for all to hear and it’s a privilege to bear witness to this new source of power.   Perhaps this influence can spread to our housing market because – as headlines all too often scream out – the dream of owning property is no longer feasible for a growing number of citizens.  It harks back to 1974 when Gough Whitlam aroused passions in his ‘It’s Time’ speech by pointing out: “The land is the basic property of the Australian people. It is the people's land, and we will fight for the right of all Australian people to have access to it.”
A recent report conducted by ANZ –Asset Returns: Past, Present and Future – rightly <a href="https://www.propertyobserver.com.au/residential/owner-occupied-housing-top-performing-asset-over-24-years-but-not-in-the-next-decade-anz/2011100651835" target="_blank">pointed out that residential property has had “the highest returns of any asset class over the past 24 years.”</a> The results of the report state that “Residential property averaged annual returns of 12%, compared to 8.9% for equities”.  It should be pointed out that the residential property in question is the principal place of residence – not a negatively geared investment property.  The reason being, not only is it exempt from any capital gains tax when sold, but also the “boom” in prices from easier lending conditions and lower rates witnessed since the 1980s has allowed growth in this asset class to outperform  most other investments.  The report goes on to point out that this level of growth can’t last perpetually, and over the next few years the bank expects shares to win the historic battle of “shares verses property”.  However, shares don’t provide shelter and home ownership will always be a needed priority for the majority and therefore a right we must fight to maintain.
Each year we receive the Annual International Housing Affordability Survey, and each year it lists Australia as having one of the most unaffordable housing markets in the world. The survey covers 325 markets across Australia, Canada, Hong Kong, Ireland, New Zealand, UK and the US. The latest report condemns Sydney as the second least affordable market behind Hong Kong, which tops the list.  (Melbourne doesn’t fare much better – coming in at number 321 out of the 325.) The report uses a system called the “median multiple”, which is calculated by dividing the median house price by the gross annual median household income.  According to the survey “affordable” house prices should have a ratio of no more than three times the average income level. We haven’t seen a ratio like that in Australia’s metropolitan regions since the 1980s (during which time interest rates were significantly higher). The same can be said for London, for which you’d have to go back to the 1970s to find a ratio at three times. 
If you compare Australia with London and other European cities you’d find the general cost of living more affordable with petrol prices, eating out, entertainment and travel all well under those offered in other major cities.  Therefore, if drawing comparisons, we arguably have more disposable income to put towards a mortgage.  However, the difference between here and the UK or US is our inability to spread away from our major capital cities due to high land prices and the lack of adequate infrastructure to enable a reasonable commute to inner-city areas.  This means many home buyers are only willing or able to consider city-ring suburbs, and these are largely unaffordable for those who don’t already have a foothold in the market.  We simply must start setting up our regional centres with bullet trains and capital city amenities – just as the US, UK and Canada have seen fit to do – if we want to provide long-term affordable options for property buyers.
This weekend the REIV released its September quarterly results showing <a href="https://www.propertyobserver.com.au/residential/melbourne-median-house-prices-fall-in-see-sawing-market/2011101651944?source=flicker1" target="_blank">the Melbourne median house price has deflated $16,000 (2.8%) to $551,000</a>, from a previous recorded median of $567,000.  The overall gain, year to date, is a meagre 1.4% – which is below the rate of inflation and flags our ever-present affordability constraints.  However such small changes in the median are movements we negotiate daily and therefore mean little when it comes to purchasing property.  For example, when assessing value in a flat market, a comparable sale 12 months old can be just as significant as a comparable sale a few weeks old – little changes.  We’re not facing freefalling house prices, nor are we likely to do so.  Those who have already achieved their spot in the expensive inner- and middle-ring suburbs have taken up all the best seats and are happy to sit tight until things improve.
Melbourne has significant problems because it has the highest population growth in Australia, and it’s lacking much-needed family accommodation.  Even for those willing to move to the outer suburbs and purchase a new property they’re not necessarily faced with affordable options. In a report commissioned by the Housing Industry Association for the recent tax forum, it was stated that 38% – that’s $180,000 – of the purchase price on an average sized new property in Melbourne is immediately taken up in taxes – and it’s worse in Sydney, with 44% being swallowed up in taxes.  In New South Wales there are additional problems for builders who are hamstrung by the new Environmental Planning and Assessment Act, which differs across councils and makes the issue of building new homes extremely complex. There is simply nothing to encourage new homes sales in regional areas as a feasible alternative for home buyers or spark growth in this part of the industry.
Too much time is taken up discussing housing affordability, yet we never see broad-based changes.   If we’re going to grow as a nation and maintain our standard of living, we must start lobbying for ways to provide a better functioning housing system.  Until we make our voices heard, nothing’s going to change fast enough to ease the pain.
Catherine Cashmore is senior buyer advocate for <a target="_blank" title="JPP" href="https://www.jpp.com.au">JPP Buyer Advocates</a> – the largest dedicated buyer advocacy service in Victoria. With extensive experience in all matters regarding real estate, JPP successfully purchases and negotiates more than $100 million worth of property each year.
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It's time for something to be done on housing affordability

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Gold Coast property developer Sunland has ditched its trophy Dubai projects and swapped its equity in the troubled UAE projects for full ownership of the Gold Coast resort the Palazzo Versace.
The group had previously co-owned The Palazzo Versace on the Gold Coast, which was the world's first fashion branded hotel when it opened in 2000.
Sunland Group Limited told the stock exchange this afternoon it was “pleased to announce that it has entered into an agreement to exchange its development projects in Dubai, Palazzo Versace Dubai and D1 residential tower, for 100% ownership of Palazzo Versace Gold Coast”.
The transaction has been concluded with the group's joint UAE venture partner, Enshaa PSC/Emirates Investment Holdings Limited.
The joint venture partners have agreed that Sunland will transfer to Enshaa all its interests and obligations in the Dubai joint venture projects, <a target="_blank" href="https://www.propertyobserver.com.au/overseas/sunland-s-troubled-dubai-projects-progressing-slowly-amid-defaults/2011101051870">which includes 51% interest in Palazzo Versace Dubai and 50% interest in D1 Residential Tower Dubai</a>.
Enshaa, through its subsidiary Emirates Investment Group Australia Pty Limited, will transfer all its interests and obligations in its 49% interest in Palazzo Versace Gold Coast Hotel.
There is no corresponding cash amount required to settle the transaction.
“There will be no material impact on Sunland's financial position,” the shareholders were told.
The transaction will have no effect on Sunland's other Dubai interests, Nur, Waterfront 1 and Waterfront 2.
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