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.

&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

[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>

&nbsp;

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

<html><body>
Brantwood Hall, a block of 13 apartments in Edgecliff, in Sydney’s eastern suburbs, has been listed for October 27 auction.
The New South Head Road listing is under instructions from receivers. It’s tipped to fetch more than $5 million.
The four-floor Art Deco block comes with 12 apartments with one bedroom, living room plus sunroom each totalling about 58 square metres. There is also a three-bedroom penthouse with about 300 square metres of top-floor space including balcony. It has possible strata conversion potential, according to its Ray White Double Bay listing agent Craig Pontey.
Its current gross annual return is $270,000. After renovations with new kitchens in 1986 it was $110,000, reflecting just 3.6% annual growth during the past 25 years.
“The gross annual rental could be improved,” says conjunctional Ray White agent Violet Farebrother.
Woollahra Council rates are $2,058.27 a quarter. The water rates are $1,567.65 a quarter.
Buyers have been given comparables of similar blocks that have been sold recently or provide a good indicator of the market.
<img src="/images/stories/east1.jpg">
83 Oakley Road, North Bondi
Sale Date: July  2011
Sale Price: $2,800,000 (as advised by APM)
Land Area:  493 m2
Equated Market Net Yield: 3.02%
Description:   Improvements incorporate a refurbished block of 4 x two bedroom plus sunroom flats with single garage. Flat areas of approx. 103 m2 each.  Estimated gross annual income of $117,321, which may be dissected as $550 per week for each of the four flats and an additional $50 per week for the single garage. Equated net income of $84,696 per annum. This sale equates to $700,000 per flat or about 3% net yield per annum.
<img src="/images/stories/east2.jpg">
8 Stafford Street, Double Bay
Sale Date: June 2010
Sale Price: $5,275000
Land Area:  428m2
Equated Market Net Yield: 3.26%
Zoning: Residential 2(b)
Description:   Improvements incorporate a similar-type, older style, residential flat building providing 9 x 2 bedroom, strata title units. Gross annual income at time of sale was advised at $226,561 per annum, or an equated net yield of about $172,186 per annum. Our analysis indicates this sale occurred at the rate of about 3.26% net. Total accommodation floor area for the nine units was advised at 543m2 which indicates a sale price at the rate of about $9,714 per m2 of living area.
<img src="/images/stories/east3.jpg">
118 Warners Avenue, Bondi Beach
Sale Date: May 2010
Sale Price: $5,310,000
Land Area:  419 m2
Equated Market Net Yield: 3.64%
Description:   Improvements incorporate a refurbished block of 6 x three bedroom units (approx. 95m2 each) with 3 x open carspaces.  Some units with ocean views. Strata title block. Gross annual rental of $241,800 per annum. DA for conversion to 10 apartments (as advised by selling agent)
<img src="/images/stories/east4.jpg">
124 O’Brien Street, Bondi Junction
Sale Date: November 2009
Sale Price: $2,115,000
Land: 401 m2
Equated Market Net Yield:  3.94%
Description: Improvements incorporate an older style block of 4 x 2 bedroom plus sunroom flats (approx. 80m2 each) and 2 x single lock up garages. Gross annual rental as advised at $85,536 per annum. Under rented. Adopted gross market rental at $104,286 per annum. This sale equates to $528,750 per flat.
<img src="/images/stories/east5.jpg">
5 Salisbury Road, Kensington
Sale Date: May 2010
Sale Price: $4,205,000
Land: 675 m2
Equated Market Net Yield:  3.57%
Description: Improvements incorporate a circa 1960’s/70’s block of 9 x two bedroom units with 9 x lock up garages. Advised gross annual rental at $158,000 per annum. Under-rented. Adopted gross market rental at $187,714 per annum ($400 per week each). This sale equates to $467,222 per flat.
<img src="/images/stories/east6.jpg">
48 Wiley Street, Waverley
Sale Date: May 2010
Sale Price: $2,207,500
Land Area:  326 m2
Equated Market Net Yield: 3.78%
Description:   Improvements incorporate an older style block of 4 x 2 bedroom apartments with DA approval for strata subdivision. Sold with an advised gross annual income of $91,250.  Under-rented. Adopted gross market rental at $104,286 per annum. ($500 per week each). This sale equates to $551,875 per flat.
<img src="/images/stories/east7.jpg">
16 Figtree Avenue, Randwick
Sale Date: June 2009
Sale Price: $2,350,000
Land Area: 487 m2
Equated Market Net Yield:  3.97%
Description: Improvements incorporate a block of 4 x 3 bedroom flats (approx. 89m2 each) with 2 x single lock up garages and car-spaces. Gross annual rental as advised at $99,000 per annum. Under rented. Adopted gross market rental at $116,480 per annum ($560 per week). This sale equates to $587,500 per flat.
</body></html>

jchancellor-FAypfDUnLy

Sydney eastern suburbs blocks attract strata investor interest

<html><body>
The availability of office space in the Perth CBD continues to tighten dramatically, with demand from the state’s resources sector accounting for more than half of the city’s leasing profile, according to Savills. 
Savills research shows there are 66 full floors available for lease (now and in the future) in the Perth CBD as at September 2011, representing 6.7% of the city’s prime office stock. 
Of this, only 18 floors are available for occupation in the next six months, primarily comprising the sub-lease space available in BankWest Tower, 108 St Georges Terrace and Raine Square which is due for completion later this year. 
The number of full floors available has fallen from 93 floors in June 2011 and has consistently tightened from the peak level of 128 floors in September 2009. 
While the Property Council of Australia figures put the Perth CBD vacancy rate at 7.8% as at July 2011, Savills latest analysis indicates the market has tightened significantly to 2.8% for the September quarter. 
Paul Craig, Savills WA Managing Director, said WA is now entering an extended period of mining prosperity, evidenced by US energy giant Chevron recently giving the green light to its final investment decision on the $29 billion Wheatstone LNG project.
“The mining, utilities and industry sector now accounts for 55% of the Perth CBD office leasing profile. With over $170 billion worth of resources projects planned or pipelined for WA, many mining companies are looking for space to expand as their businesses grow,” Craig says. 
“This emerging period of mining prosperity in WA is expected to have the longevity unlike what we have seen previously. It has the potential to continue for another two decades and readjust the entire WA economy at a higher level.” 
Craig says the outlook for WA is extremely bright despite the economic uncertainties in the US and Europe. 
“We are now seeing a significant increase in investment interest in the WA commercial property sector,” he says. “Given the longevity of the state’s new mining projects and associated infrastructure, and the lack of new Perth CBD office supply, investors are recognising it is an ideal opportunity to enter the WA market.”
</body></html>

lschlesinger-FZcF9M3vE6

Resources sector dominates Perth office market

<html><body>
Owners of older CBD office buildings will need to focus on improving their sustainability as well enhancing both their external and internal attributes to attract both tenants and future investors, according to new research by Colliers. 
A white paper called Getting Your Building Ready for the Next Decade and Beyond co-authored by Colliers and engineering firm Arup says “whole of building sustainability and workspace performance” is now a key to meeting tenant requirements and increasing property values. 
It comes as more than three-quarter of respondents to Colliers’ 2011 Global Investor Sentiment Survey (77%) said owning obsolete property is a greater concern than 10 years previously.
In Melbourne, about 80% of office buildings are more than 20 years old. According to Colliers, it’s a “relatively recent phenomenon” in Australia that large and growing number of office buildings in Australia are reaching the 20- to 40-year age bracket. 
Recently Charter Hall sold a 14 storey, 8,000-square-metre office building on Queen Street in the Melbourne CBD with a zero NABERS (National Australian Built Environment Reporting System) sustainability rating to a Singaporean developer for $25.5 million, nearly $7 million below the 2007 purchase price of $32 million.
Owners of older office building with similarly poor sustainability ratings will need to make improvements or face making a loss. 
Along with perennial factors such as location, floor plate size, core configuration, service provisions and amenities, sustainability has grown in importance since 2004, following the introduction of the green star rating system by the Green Building Council of Australia, the white paper says. 
“A bad [sustainability] score has the potential to eliminate a building from consideration,” say report authors Nerida Conisbee, national director of research at Colliers, and Adam Leggett, senior sustainability integrator at Arup. 
“More than ever building ownership requires a clear strategy to achieve its returns. There needs to be both an internal and external focus with a clear vision for the requirements of the target tenant groups and addressing external influences,” they say. 
Sustainability is especially important for offices given that state and federal government departments make up about a quarter of all office tenants and it is the government that is leading the push for high levels of sustainability in buildings. 
“High NABERS ratings and green star ratings are being sought on most new buildings and the carbon tax will further drive the requirement for this in existing buildings,” say Conisbee and Legett. 
“The federal government, through the COAG National Energy Strategy, are intending to set rising energy standards for all buildings. Commercial buildings disclosure is now in place for 2,000 square metre plus offices and will spread to other building sizes and types.” 
Aspects of buildings that owners should consider addressing include: 
<ul>
<li>
Façade performance - “often overlooked in pre-purchase consideration and upgrade decision making. Older buildings and even many newer buildings can have significant air leakage, known as infiltration, through the façade which can drastically increase energy consumption and reduce occupant comfort. </li>
</ul>
<ul>
<li>
Location – be mindful of the changes that are happening around the building. As an example the development of Docklands in Melbourne has had a transformative influence on the Western Core of the CBD with Barangaroo in Sydney expected to have a similar effect on neighbouring commercial zones. </li>
</ul>
<ul>
<li>
The semi-public realm around the building - enhanced by providing indoor and outdoor spaces, allowing space for rotating art displays and providing green features. This activation of the private and semi-public space can generate off-peak activity and create an engaging and valued building location. </li>
</ul>
<ul>
<li>
Technology upgrades - Using real-time displays, for example, increases knowledge about public transport arrival times and can encourage the exploration of public transport as a commuting mode. </li>
</ul>
The report recommends that building owners should undertake a strategic review “focusing on opportunities for increasing value and tenant attraction that might otherwise not be identified”. 
“The property agent role is crucial, as an understanding of the tenant profiles, market demand and experience of managing tenant moves will underpin any upgrade strategy,” the white paper says.
</body></html>

Older office buildings must get with the times: Colliers

<html><body>
Property investors can use their self-managed super fund (SMSF) to buy a holiday home and use it themselves, provided they structure the investment correctly, according to Andrew Bloore, CEO of software group SuperIQ.
Speaking at the recent Institute of Chartered Accountant’s National SMSF Conference, Bloore says he has seen examples of where someone has wanted to buy a chalet in the snow, but have said: “No, I can’t use it because I am leasing it to myself”.
Under limited recourse borrowing arrangements (LBRA), DIY super investors can hold residential or commercial property in their funds, but cannot lease the property to themselves or to a related party such as a family member or fellow fund member.
The exception is if it the property is classified as “business real property” – which is property used wholly and exclusively in the running of a business, such as a house that is used as a doctor’s office.
“So in the case of the ski chalet, what they have done is set up a business entity, which enters into a lease arrangement [with the fund], and it goes into the business of daily rentals of that property,” Bloore explains.
“It hires people and rents out the premises so it is now very clearly a business premises.
“The rental agreement is with the business entity, not with the super fund,” he says, “so it meets all the conditions of the business real property.”
Bloore says investors can use the SMSF rules to their advantage if they structure things correctly and think outside the square.
“Structuring will make all the difference as to how you buy and hold an asset in your super fund,” he says.
This is article is for illustrative purposes only and should not be construed as financial advice.
</body></html>

Holiday properties possible through SMSF: Expert

<html><body>
This will be a short column today looking at what is happening to the “liquidity” of Australia’s housing market right now. We measure liquidity many ways, including by reference to actual turnover, the flow of homes coming on to the market each week, the stock of homes that are relisted for sale (think of this as an inventory metric), and auction clearance rates. 
Today I will focus on new listings, re-listings and auction clearance rates. All of this data is kindly supplied by RPData.com. The first chart below shows the rolling monthly new listings of homes across Australia reported on a weekly basis. There are two things we can learn from this information. First, there was an unseasonably strong spike in new listings at the start of 2011, which, as we know, coincided with the east coast floods and the general weakening in market activity. Click to enlarge
 <a href="/images/stories/oct131.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/oct131thumb.gif"></a>
The second thing we can see is that the vendor dynamics changed abruptly in June 2011, wherein new listings fell away strikingly. While this was partly seasonal, it was also probably fuelled by the negative sentiment that was building around house prices at the time combined with the RBA’s jawboning on interest rates. We know, for example, that between February and June 2011 Australians typically expected the RBA to hike interest rates another two to three times, which would have pushed official headline mortgage rates over 8.5% (i.e., highly restrictive territory). 
The final point of note in this chart is that despite the data running through the first week of October, we have yet to identify the traditional spring surge in listings. While there will inevitably be some uplift evinced, it would seem that many vendors don’t need to sell their homes, which makes sense given Australia’s relatively low mortgage default rate (about 0.8% of all borrowers). This has been doubtless reinforced by the lacklustre auction clearance rates. 
The more intriguing question is whether the big shift in consumer sentiment that I have been forecasting for a while now — i.e., from expecting several rate hikes to no hikes or a cut — will feed back into more positive housing market dynamics (I expect it will). 
We have seen from the latest ABS and AFG data some healthy housing finance flows over June, July and August. As previously reported, we have also witnessed a gradual increase in the share of first-time buyers returning to the market. There is no question that affordability has improved: house prices have not risen in over a year while disposable incomes have been expanding at an 8% per annum pace. Finally, we know that the use of fixed-rate loans is increasing sharply given that you can now fix for three years at low rates below 6%. 
The second chart I want to highlight is the stock of unsold homes, or re-listings, over time. I have juxtaposed this against the national auction clearance rate. The lessons are clear: the decline in the clearance rate from over 70% in 2009 to around 50% today has correlated with an inexorable rise in the volume of homes that are available for sale (since more are getting passed in). So while new listings coming to market are low, the overall inventory of properties available for purchase is high. This accords with the soggy price action that we have seen throughout 2011, with combined capital city dwelling values down about 3% to 4% in the year to date. Click to enlarge
 <a href="/images/stories/oct132.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/oct132thumb.gif"></a>
What happens for the remainder of the year really hinges on interest rates. If the RBA cuts or stays on hold with an easing bias, we expect to see a noticeable uplift in housing virility. If in the now increasingly unlikely event — at least according to the financial markets and most economists — the RBA were to consider raising rates again, conditions would obviously remain very limp indeed.
Christopher Joye is a leading financial economist and works with <a target="_blank" title="Rismark International" href="https://www.rismark.com.au/">Rismark International</a>. Rismark and RP Data provide house price analytics products, and solutions that enable investors to go long and/or short the housing market. The above article is not investment advice.
</body></html>

chrisjoye-JYhJsTrNRC

Spring market lacklustre, and improvement is in the hands of the RBA

<html><body>
Asking rents for units are approaching those for houses in most capital cities, according to Australian Property Monitors.
The rental market growth for units outperformed houses during the year to September, APM senior economist Dr Andrew Wilson says.
During the September quarter median asking rents for houses fell nationally by 0.2% while asking unit rental prices picked up by 1.1% in the quarter.
In Melbourne the current median asking rent for units is $350, compared with houses at $360.
In Sydney it is $460 for units and houses at $495.
In Brisbane unit median rent it $360 and house median rent is $370.
In Perth units are $370 and houses are $380.
In Canberra units are $430 and houses are $465.
Wilson suggests unit rental prices increasing at a greater rate in most capital cities compared with houses indicates increased competition from discontented first-home buyers entering the rental market, particularly in late 2010 and early 2011.
“As a consequence, the median weekly asking rentals for units is now fast approaching that of houses in many capital cities, as the overall demand for units for both lifestyle and affordability reasons continues to be greater than the demand for more expensive and generally outer-suburban houses,” says Wilson.
“With the prospect of continued stable interest rates, an expected increase in buyer activity will take the pressure off the rental market by decreasing competition for available rental properties and motivating investors to re-enter the market,” he says.
Wilson says first-home buyers are currently unable to access the market due to affordability and stock availability constraints and as a consequence choose to rent until affordability improves.
 
<img src="/images/stories/apmoct132.gif">
<img src="/images/stories/apmoct134.gif">
Source: APM
Canberra and Sydney led the way in annual growth of house rentals, increasing by 3.3% and 3.1% respectively over the year.
Brisbane and Darwin recorded the largest increase in median weekly asking rentals for units over the year to September, both increasing by 5.9%.
They were followed by Perth, where unit rentals rose by 5.7% over the year, then Canberra up 4.9%, Sydney up 4.5% and Adelaide up by 1.9%.
Melbourne unit rentals were unchanged for the year to September.
Hobart was the only capital to buck the trend, recording a 6% drop in annual median weekly asking rentals for units.
<img src="/images/stories/apmoct131.gif">
<img src="/images/stories/apmoct133.gif">
Source: APM
Wilson suggests the subdued growth in rental prices evident in the September quarter should continue into the December quarter as affordability constraints and cost-of-living pressures put a cap on the capacity of tenants to meet rental increases and concerns over the economy continues to foster a relatively conservative attitude by landlords.
The softening in property prices evident through 2011 has meant that gross rental yields increased marginally despite subdued capital city rental growth over the September quarter.
The gross rental house yields range from Melbourne’s 3.87% to Hobart at 5.01%. Units gross rental yields range from Melbourne’s 4.43% to Canberra at 5.49%.
House rental yields should strengthen marginally as continued weak buyer demand places downward pressure on property prices at a greater rate than rental growth.
“Similarly unit yields should increase as rental growth outpaces prices growth for the remainder of 2011,” Wilson says.
Investors who are drawn to the market by optimising rental growth should check out our<a target="_blank" href="https://www.propertyobserver.com.au/landlords/choose-the-right-person-to-manage-your-rental-property/2011101251903"> guide to choosing the right property manager for your investment.</a>
</body></html>

Unit rents approach house rents in most capitals

<html><body>
The reluctance of home owners to sell – and home buyers to purchase – has cut possibly 18% off estate agent incomes in the past financial year.
“It is no wonder that many property professionals are experiencing financial challenges,” RP Data research analyst Cameron Kusher says.
 <a title="Click to enlarge" rel="shadowbox" href="/images/stories/rpdataoct131large.gif"><img src="/images/stories/rpdataoct131.gif"></a>
Click to enlarge
His latest research shows the dollar value of residential property transactions across Australia over the 2010-11 financial year fell 18%.
Queensland, with a 27% drop, had the largest fall in the total value of sales, followed by Western Australia, with a 22% drop.
South Australia recorded the only increase – a very mild 1.3% gain.
The total dwelling sales over the 2010-11 financial year equated to $193 billion – the lowest since 2008-09 during the global financial crisis, when total values fell by about 14%.
Houses accounted for $142 billion and units for about $51 billion.
<img src="/images/stories/rpdataoct132.gif">
Kusher says that the annual change in annual dwelling sales value and the annual volume showed the two measures almost in perfect unison.
“For the 10-year analysis, the correlation between the two is 95% and shouldn’t come as a surprise, because sales volumes are currently sitting at a similar level to what was recorded during the depths of the financial crisis.”
<img src="/images/stories/rpdataoct133.gif">
</body></html>

Agents' income down as dwelling transactions slip to GFC levels

<html><body>
Outrigger Hotels and Resorts has purchased the management rights of the hotel property currently operating as the Holiday Inn Surfers Paradise.
The sale includes the real estate assets comprising reception, extensive conferencing areas, and restaurant and bar.
The 414-room property will be re-branded to Outrigger Surfers Paradise.
Outrigger Hotels &amp; Resorts is a 64-year-old privately-held US company whose association with the Gold Coast dates back to its decision to expand the brand from the US into Australia in 1998.
“The company’s decision to invest in Surfers Paradise’s tourism sector is also a major show of confidence it has for the Gold Coast and builds upon the presence of its Australian head office in Surfers Paradise,” Outrigger regional general manager Grant James says.
“The Gold Coast has fared much better than other regions in Queensland, which can be evidenced by our other Gold Coast resort at Coolangatta eclipsing revenue and occupancy forecasts for the 2011-12 period,” James says.
His belief had been shaped by data from Tourism Australia’s National Visitor Survey stating that domestic tourism was on the rise, with June recording a jump in domestic travellers by 8%.
The addition of Outrigger Surfers Paradise boosts the hotelier’s portfolio to four in Australia. The company owns about 1,000 rooms in Australia, and 11,200 rooms internationally.
Located on a prominent site on Gold Coast Highway and fronting View Avenue, the hotel is 100 metres from the beach and one block from Cavill Avenue.  Built in 1986, the 23-level hotel opened as Holiday Inn. In 1988 the hotel was purchased by All Nippon Airways and operated as ANA Hotel. The Raptis Group purchased the ANA Hotel in 2005.
In early 2009, Raptis Group’s subsidiary companies (Colryan Pty Ltd and Seasilver Hotels Pty Ltd), which owned the hotel management rights and its associated real estate assets, were placed into receivership with Ernst &amp; Young the receivers and managers.
The management rights sale was negotiated by Gold Coast based MR Sales.
Upon settlement, Outrigger Hotels and Resorts will own the management rights for approximately 10 years with a 10-year option.
In accordance with Outrigger’s corporate policy, the sale price remains confidential.
</body></html>

US-based hotelier renews investment in Surfers Paradise

<html><body>
For those looking for an opportunity to enter the property investment market, now might be a good time. Australia’s national rental vacancy rate sits at a low 2.2% and has been stable over the past 12 months.
“It’s a very tight market,” says Real Estate Institute of Australia chief executive Amanda Lynch. “It’s difficult to get rental accommodation, and as a result landlords can choose the best tenants.”
Additionally, <a target="_blank" href="https://www.propertyobserver.com.au/residential/unit-rents-approach-house-rents-in-most-capitals/2011101251906">rental yields are rising across most capital cities, particularly for units.</a>
That’s good news for current and potential property investors. Nevertheless, investing in property is not always a smooth ride. A good rental property agent can be the deciding factor in success or failure in the property investing game. For investors considering managing their own property, Lynch offers a word of caution.
“Property management can be a much bigger job than people realise,” she says. “The main reason you would use a rental agent is for peace of mind. It can mean phone calls at all times of the day and night, having to get quotes yourself for any maintenance required or dealing with unpaid rent.”
But how do you choose the best possible rental agent, and what is the difference between a good and bad agent?
Over the past 20 years, Andrew Jones and his family have entrusted eight investment properties into the hands of property managers. Not all of them have been successful relationships.
In one recent incident, the tenants in the family’s Lake Macquarie, NSW property fell behind on their rent for several months and were evicted. It was only following the eviction that the family discovered the tenants had kept several birds and rabbits in the house, causing damages totalling $15,000.
“If the agent had carried out regular inspections on the property – as they had told us they had – the pet issue would have been noted and addressed well before we received the bill,” Jones says. “Having learnt from this, I would strongly recommend maintaining a good relationship with your agent and don’t be afraid or embarrassed to seek feedback on your property on a regular basis.”
High on Jones’s checklist of what makes a good rental agent are attributes such as professionalism, experience and proactivity. Local knowledge is also important, he says. “‘Out of towners’ or ‘rookies’ can’t always give you the accurate feedback or service you require to maximise the return on your investment.”
Jones recommends property investors just starting out do their own research on their chosen area and ask prospective rental agents for appraisals. “Choose the agent you think best suits your location, the size and type of property you own and don’t always go with the agent that tells you the highest rental amount they can achieve. If your property is overpriced you may end up spending four weeks longer looking for a tenant, only to find you have to drop the price anyway.”
Rob Farmer, CEO of rental specialist agency RUN Property, reels off five key attributes of a good rental agent: people person, good negotiator, calm under pressure, eye for detail, and an understanding of property investment.
“Real estate agencies are often owned by real estate salespeople, who are good salespeople but they don’t have the operational management and attention to detail required in property management,” Farmer says.
He recommends investors ask friends and family to recommend agents and interviewing all prospective property managers. “Also interview the manager of the property management division,” he adds. “It is just as important to have a good property management company as well as a good manager. If your property manager leaves or you have a problem you need to know you have a quality company standing behind them.”
Mary Anne Cronin, an agent with Raine &amp; Horne Bondi Junction, says choosing the best possible tenant is an important measure of a good rental agent. “We interview all our prospective tenants,” she says.
“If you’re dealing with properties with a rental average of $1,000 to $1,500 per week, as we are, it’s essential to ensure the tenants are the right match for the property.
“It’s about matching the right people to the property and that they are going to appreciate it. So if the property has a garden, you have to make sure the tenant will appreciate and look after it.”
</body></html>

cknowlton-QnEa6ntUYP

Choose the right person to manage your rental property

<html><body>
The number of commitments for owner-occupied housing finance lifted by 1.2% in August to 50,965, the Australian Bureau of Statistics says.

While the figures are the second straight rise for the owner-occupied sector, they are lower than expectations for a 2% rise.
Westpac has described the August report as "lacklustre", saying the level of housing finance to owner-occupiers is down 0.9% from the end of 2010, and 4.6% for new lending.
"More broadly, the housing sector is facing a number of headwinds: interest rates, stretched housing affordability and household's desire to pay down debt. These forces are offsetting the positives of rising household incomes, relatively low unemployment and a shortage of housing stock," the bank says.
And the total value of dwelling finance commitment excluding alterations and additions rose by 1% to $20.848 billion.
The seasonally adjusted series for the value of owner-occupied commitments rose 0.6%, while the value of investment housing commitments seasonally adjusted rose 1.8% in August 2011.
This article originally appeared on <a href="https://www.smartcompany.com.au/economy/20111012-housing-finance-commitments-lift-shares-down-on-euro-woes-middday-roundup" target="_blank">SmartCompany</a>.
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News