Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of living landscapes.

"We've always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren't there," Hameister says.

"In Australia, you can have a five-green-star rated building that's concrete and glass with not a blade of grass.

"The focus is on reducing emissions, which is laudable, but there hasn't been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

What does it really mean for a building to be 'green'?

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

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

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The Reserve Bank will cut interest rates twice before the end of March 2012, according to ANZ.
The bank has shifted its position in light of the change of tone evident in the most recent monetary policy statement following the decision to keep rates on hold in October.
In July, following the release of higher than expected CPI figures, ANZ had forecast a 25 basis points rise before the end of the year.
“Whilst the timing is usual, highly uncertain, out best estimate at the moment is for a 25bps cut in November, followed by a further 25bps cut in February,” the bank says.
ANZ expects third-quarter inflation data, to be released at the end of October, to confirm that domestic inflationary pressures aren’t as high as previously thought, giving the RBA a window for a November rate cut.
“For now, we forecast an initial 25bps easing, but we can’t completely rule out a 50bps easing in November, should global credit markets deteriorate even more sharply and quickly in the coming weeks,” ANZ says. 
The bank says the RBA opened the door for a modest easing of policy when it lowered both its short-term growth and 2012-13 inflation forecasts for Australia.
“As a result of these downgrades, the RBA acknowledged that it now had scope for monetary policy to ‘provide some support to demand’ should that prove necessary,” ANZ says.
 
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lschlesinger-FZcF9M3vE6

Two rate cuts in next six months: ANZ

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Based on the latest Australian Bureau of Statistics figures for the 12 months to March 2011, the results of a controlled federal government slowdown in migration for the period has become evident.
During this period, Australia's population increased by just 1.4%, which equates to approximately 312,000 people; the lowest level of annual population growth since the 12 months to June 2006 (303,089).
In percentage terms, it is also the lowest annual rate of population growth since the 12 months to December 2005 (1.4%). Despite the slowdown, population growth is still tracking well above the long-term average rate of growth (254,561), over the year. The long-term average is measured since 1981.
Net overseas migration slowed over the March 2011 quarter. However, with increases to migration, particularly skilled migration, announced in the federal budget, we may see a reversal of these trends over the coming year.
Across the individual states, New South Wales recorded the greatest increase in population in raw number terms, up 82,134 persons over the past 12 months. In percentage terms, New South Wales' population is growing by just 1.1% over the year compared to Western Australia where the population growth of 50,962 persons equates to a 2.2% increase over the year.
Looking at interstate migration, New South Wales, South Australia and Northern Territory are losing residents to other states with the largest beneficiaries being Queensland (7,391) and Western Australia (4,996).
The outflow of residents from New South Wales is now at near-to their lowest levels since December 1998, while Victoria's interstate migration is the strongest since June 2002. Interstate migration to Queensland is now at its lowest of any period since 1981 while in Western Australia, interstate migration is increasing again but below levels recorded between mid-2007 and mid-2009.
These latest results confirm that when people do migrate from overseas, their preference is to settle in the more populated states such as New South Wales which captured 29.9% of all overseas migrants followed by Victoria (27.3%), Queensland (18.4%) and Western Australia (16.4%). Collectively, these four states accounted for 92% of net overseas migration.
Overall, this recent data shows that Australia's rate of population growth is slowing however, in raw number terms it remains well above the long-term average level.
"Australians are now showing a decreased propensity to move interstate and obviously this is causing population growth into Queensland to slow markedly after it had previously held the mantle as the strongest population growth state for many years,” the ABS says.
"From a housing market perspective, the lower rate of population growth directly affects demand for housing. A potential trend that we may see emerge is an increase in the number of interstate migrants, particularly from New South Wales and Victoria, heading to Queensland and Western Australia.”
At a national level, population grows in two ways: natural increase (births minus deaths) and net overseas migration (inflow of migrants who will say in the country for at least a year minus outflow of Australian citizens). The slowdown in population growth is almost entirely due to a reduction in overseas migration.
Over the 12 months to March 2011, 145,207 more babies were born than residents who passed away, and 167,148 new migrants moved to Australia.
Although both components have eased over the past 12 months, the level of natural increase has fallen by just -6.0% compared to a -24.0% decline in the rate of overseas migration.
 Over the 12 months to March 2011, natural increase accounted for 46.5% of the total national population growth, its highest proportion since the 12 months to June 2005 (46.6%).
<img style="border-style: initial; border-color: initial;" width="385" height="198" src="https://www.smartcompany.com.au/images/stories/Features/pop%20growth%201.jpg" alt="pop growth 1">
<img style="border-style: initial; border-color: initial;" width="391" height="223" src="https://www.smartcompany.com.au/images/stories/Features/pop%20growth%202.jpg" alt="pop growth 2">
Cameron Kusher is senior research analyst at <a href="https://www.rpdata.com/" target="_blank">RP Data</a>.
This article originally appeared on <a href="https://www.smartcompany.com.au/property/20111010-population-trends-where-are-people-moving-to-and-from" target="_blank">SmartCompany</a>.
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ckusher-ujnxiKuFQs

Australia's population growth stagnates

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Private treaty discounting has become necessary to secure sales across most capital cities.
Brisbane listings require the highest level of reduction, with a typical 9.6% discount needed against the original asking price, according to Australian Property Monitors.
Perth ranked second with an 8.6% discount required, according to the recently released August data.
Canberra vendors typically needed to adjust their expectations the least, with a required 4.1% price adjustment to secure a sale.
Discounting increased considerably across all capital cities in the past year, with the exception of Canberra.
<img src="/images/stories/discountchart.gif" style="border-style: initial; border-color: initial;">
Source: APM August data
Sydney’s discounting shift over the past year was second only to Canberra’s with the required discounting increasing from 6.2% in August 2010 to 6.9% in August this year.
But Sydney’s 6.9% August figure was the highest for any month this year for the city.
Melbourne’s 7.2% figure was the highest August discount required since 2004.
Buyer and seller expectations are still disconnected, Australian Property Monitors senior economist Andrew Wilson noted just before the spring selling season got underway.
He noted that days on market, discount rates and stock on market numbers were all higher than at the same time last year in the Sydney and Melbourne markets.
But Enzo Raimondo, chief executive of the Real Estate Institute of Victoria, recently noted there had been an increase in the use of the term “discounting” to describe property markets.
He says the term only describes the difference between the estimate price and not necessarily the real value.
“Unfortunately, it is a term that fundamentally misunderstands the notion of value and price in residential real estate,” Raimondo says.
“It must be remembered that in most cases that a price on a real estate advertisement is under Victorian law an estimation.
“The estimate is often based on recent comparable sales and the real estate agent’s judgment,” he says.
“It is not necessarily the price the vendor will sell for, as that often fluctuates over the course of a sales campaign.”
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jchancellor-FAypfDUnLy

Vendors must offer higher discounts to secure private treaty sales

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Not much more can be said about Steve Jobs – he was the man who invented the future. He allowed consumers to move into the digital world where today we as individuals and businesses are much better off for that experience. One quote really stood out in my mind “Jobs concerned himself with making computers work the way people expected them to rather than making people learn how the computer wanted them to work.”
We marvelled at his creations: the MacBook, the iPod, the iPhone and the iPad – never before have we see such technologies that would change the way we conduct our day-to-day business. One only has to drive by a bus stop, or observe the day-to-day behaviours on a train platform in peak hour, where his legacies are connected in some shape or form to us every day, and we’re addicted.
Rupert Murdoch once said, “The internet has been the most fundamental change during my lifetime and for hundreds of years. Someone the other day said, ‘It’s the biggest thing since Guttenberg.’ And then someone else said, ‘No, it’s the biggest thing since the invention of writing’.”
In May this year Google broke the all time online record of reaching 1 billion in that month. Comscore, which collates this data, recorded that Google’s sites rose by 8.4% from 931 million (in May 2010) to just over a billion – 1,009,699,000.
In Australia our online trending is also changing – the Australian Bureau of Statistics released the latest June 2011 internet activity revealing that for the first time wireless is more popular than copper as the most preferred form of broadband in Australia.
<img src="/images/stories/simeonoct10.jpg">
At the end of June 2011, there were 10.9 million internet subscribers in Australia (excluding internet connections through mobile handsets). This represents annual growth of 14.8% and an increase of 4.4% since the end of December 2010. 
The phasing-out of dial-up continued, with 95% of internet connections being broadband.
Australians continued to access increasingly faster download speeds, with 87% of access connections offering a download speed of 1.5 Mbps or greater.
Mobile wireless internet (excluding mobile handset) connections (44%) now exceed Digital Subscriber Line (DSL) connections (41%) in Australia. Mobile wireless (excluding mobile handset connections) was the fastest-growing internet access technology in actual numbers, increasing from 4.2 million in December 2010 to 4.8 million in June 2011.
Overall, the number of Australians using some form of fixed-line service for their broadband connections remained just ahead of wireless once cable services were included.
It is becoming most obvious that we feel the need for speed, with Telstra just announcing its new mobile broadband network 4G. Unfortunately it is only available in capital cities, airports and some regional areas – those outside will have to stick with the 3G. Download speeds on the new network fluctuates from 2 megabits per second (Mbps) to 40 Mbps, which is 25 times faster than the previous speeds available on the 3G network. The number of consumer subscriptions for wireless and modem broadband jumped from 6.7 million to 9.6 million for the year to June 2011. Again wireless was the star performer with subscriptions jumping from 6.7 million to 9.6 million in 12 months.
This trending makes it difficult to see how the NBN Co will ever be able to break even (it requires a 71% consumer subscription to break even) for its fibre-optic installation costing taxpayers $49.5 billion.
Real estate businesses have benefited enormously from the Steve Jobs legacy, as the iPhone and iPad launches forced (most) real estate businesses to develop mobile and iPad websites so consumers could enjoy a happier experience. The most notable changes are that consumers have developed an increasing love for mobile phone apps and tablets (iPads), which explains why wireless has overtaken fixed line, and I can’t see this changing anytime soon.
The next big thing in the real estate world will be real estate agents and agencies engaging with their demographic markets on their very own .tv channels (some in Australia have already started rolling out this platform). Steve Jobs’ vision was all about delivering the visual presentation by using online to electrify your audiences. 
Yes – Steve Jobs invented the future, where today real estate agencies are now expected to be media companies as well. The new online lifestyle is challenging everyone today – I hope that the Steve Jobs legacy will provide more clues on where we need to be heading and how we get there. For the real estate industry it is becoming very clear that video is now a must with agency and property presentations. 
We keep reading “Comparing a Steve Jobs presentation to most presentations is impossible — he’s in a league all his own. Apple’s chief executive is arguably the most charismatic pitchman in business today. His presentations are brilliant demonstrations of visual story telling that turn customers, employees, and the entire computer industry into evangelists.” 
We can only learn from the best.
Robert Simeon is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing real-estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Steve Jobs legacy: Real estate agencies now media companies

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The outlook for the Tasmanian housing market and the state’s overall economy is poor, according to the latest Westpac Coast to Coast report. 
The report notes a softening of conditions in the first six month of the year, which lowered annual growth to 2%, the slowest of any of the states. 
“Consumer spending all but stalled over the first half of the year. Only South Australia saw a weaker outcome. The consumer spending strike is against the backdrop of labour market weakness, with total employment contracting by almost 1% in the four months to August,” the report says. 
Over the first six months of 2011, the Tasmanian housing market was affected by the twin headwinds of higher interest rates and a slowing of population growth. 
As a result building approvals have softened in recent months, “pointing to further declines over the second half of 2011”. 
“Weakness was also apparent in renovation work, which slumped by more than 10% in the June quarter – albeit following a near 12% rise for the March quarter,” the report notes. 
Another sign of weakness was reflected in new dwelling construction contracted in the June quarter, declining by 1.1% for the quarter and 6.2% for the year. 
According to the report, Tasmania’s economic development is being hampered by a shortage of major new private investment projects in the state and the structural challenges created by the mining boom. 
“The investment outlook remains uncertain. Non-residential building approvals are weak and infrastructure commencements have softened. Business confidence has slumped, to be approaching the lows of late 2008,” the report. 
The recent devaluation of the dollar and expectations of an interest rate cut in November and in 2012 are expected to give some impetus to the market.
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Poor outlook for Tasmanian housing market: Westpac

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I think it is safe to say that the concept of seasonal activity has been nonexistent in real estate this year – any expectations we held based on historical trends have essentially been thrown out the window.  Thanks in large part to continued interest rate uncertainty and in more recent months heightened concerns for global financial markets, the residential property market has certainly experienced a slowdown over 2011 and based on the sales activity that took place over September, the well-known “spring selling season” doesn’t look to be any different. 
Around the country we are seeing that in general, properties are certainly on the market and although buyers are still out there looking, many continue to show reluctance to make a purchase.  According to internal Century 21 data collated from our offices around Australia, there were almost 60% more properties listed in September 2011 than in September 2010, however the number of properties sold was down by just over 20%.  Nationwide, our offices recorded a conversion ratio of approximately 58% for the month, as opposed to a ratio of around 85% seen in September last year. 
Despite the reduced buyer activity there continue to be areas where properties are selling successfully.  Not surprisingly, these include locations where there is little property available and no future land releases or subdivisions planned.  Homes within the $400,000 to $800,000 price range also continue to be in demand, particularly for first- and second-home buyers. 
In terms of the sales prices being achieved, values in the mainstream market seem to have settled, as this is where much of the buyer interest continues to be.  Having said this, the market still looks to be lacking the rush of buyers that we have seen in the past.  Vendor discounting continues for many properties at the top end of the market and in coastal regions, and in most cases is taking place when sellers are concerned about a lack of interested buyers.  Many of those are not selling out of necessity look to be pulling their properties from the market if the desired sales price is not achieved. 
The heavy discounting seen at the top end of the market may actually see properties in this range come back strongly – buyers can see the price reductions that have occurred and understand that if they wish to make a purchase now may be an ideal time to do it. 
Market activity over the one and a half remaining months of spring will depend largely on levels of consumer confidence and certainty surrounding interest rates.  With predictions that the Reserve Bank may move to cut the official cash rate at its November meeting, I’m sure that real estate agents and vendors across the country are hopeful that this news could be the push buyers need to make purchase decisions, with such movement potentially resulting in a pre-Christmas gain in momentum.
Charles Tarbey is chairman and owner of <a target="_blank" href="https://www.century21.com.au/">Century 21.</a>
 
 
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ctarbey-W47GL9jwxa

Spring selling season not what it used to be

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Sydney, with a 13% jump in fresh properties hitting the market in September, led the spring spike in residential property listings.
Across Australia properties listed for sale climbed 5.6% in September, according to data from SQM Research.
Homes listed for sale jumped to 383,287 in September from 362,793 in August across Australia.
The listings are up 24% on September last year, representing an increase of 74,805.
Sydney was the capital city to experience the largest monthly increase, climbing 13% to a total of 34,540 listings.
But Melbourne has a total of 49,613 listings after surging 11.4% in September.
“The Melbourne numbers are particularly alarming,” SQM managing director Louis Christopher says.
Properties listed for sale in Melbourne soared 65% from a year earlier, the most among Australia’s eight capital cities.
“It is possible the numbers might have been skewed by the October long weekend – in that listings were brought forward,” Christopher says.
“Still, it represents what I now regard as a massive oversupply situation for the city and I believe it will translate to further house price falls from here.”
An increase was to be expected given the normal seasonal rise in listings that occurs this time of year, Christopher says.
He notes that the rises recorded for Brisbane, Perth and Hobart were lower than anticipated.
“SQM are watching Brisbane and Perth closely as there may well be signs that we are closer to the bottom in that market than what we expected.”
The increase was to be expected given the normal seasonal rise in listings that occurs this time of year, SQM managing director Louis Christopher says.
The only capital city to experience a monthly decline in September was Darwin, falling by 3.3% (55 properties) to a total of 1,616.
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Melbourne 'massively oversupplied' with September listing spike 'alarming': SQM

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The Citigate Mount Panorama Bathurst hotel is entirely sold out this weekend as fans descend for the country’s premier V8 race, but the resort has yet to find a buyer. 
The hotel sits on a 1.6 hectare site on Conrod Straight perched at the end of the main straight. 
The hotel was listed for sale in May and expressions of interest closed on June 23. It was listed in 2008 with a reputed $30 million asking price.
Creditors are currently owed about $44 million for the project, which cost about $50 million to develop. 
It is being sold by CBRE Hotels' Andrew Jackson and Rob Cross on behalf of receivers and managers Christopher Campbell and David Lombe from Deloitte. 
Discussions are understood to be underway with a number of interested parties but no deal has yet been brokered. 
The property is being sold “in one line” but is strata titled and offers investors the opportunity to sell down the individual units as separate stratas and operate under a management agreement. 
The four-star hotel, which features 135 residential apartments over seven levels, has been in receivership since opening its doors to the public in September 2009, “a period marred by the economic downturn,” according to the investment report. 
Facilities include a restaurant and bar, rooftop conference facility / function centre, heated swimming pool and spa, gymnasium, reception, lift lobby, and a two-storey covered car parking building. 
In October 2009 racegoers forked out more than $7,000 for a four-night stay in a three-bedroom apartment in the newly opened hotel. 
The hotel is operated by Mirvac Hotels and according to the investor memorandum, in April 2011, the hotel brought in revenue of around $730,000 compared with $459,000 a year ago. Revenue for the year to April 2011 is recorded at $4.2 million.
Recent regional NSW sales include the Chifley Albury sold by Andrew Jackson to the Rydges chain for $14 million and the Country Comfort Wagga Wagga and Country Comfort Shepparton sold to private investors for $8.8 million and $8.5 million respectively.
Bathurst is both a regional services centre as well as a tourism centre and is located just over 200 kilometres west of Sydney on the Macquarie River. The Bathurst airport provides regular connections to Sydney. 
Outside of racing, education is the city’s largest industry. The region is serviced by educational facilities including the main campus of Charles Sturt University, two TAFE campuses, four private and two public schools, preschools, and a community college.
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Citigate fully booked for Bathurst 1000 but still seeking buyer

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<img src="/images/stories/waggahotel.jpg">
One of Wagga Wagga’s most iconic buildings, the All Seasons Pavilion Hotel, has been listed for sale.
The 45-room hotel’s standout features is its white canvas roof in the shape of inverted funnel.
It sits less than a block from the Murrumbidgee River in the centre of the NSW town and was constructed in the 1980s.
The three-level building is constructed around a feature atrium with the white roof rising above as a landmark of the Wagga Wagga central business district.
It is being marketed by Tony Bargwanna and Andrew Joliffe from Ray White Hotels who says owner-operator Peter McIntyre is committed to selling, but declined to give a likely selling range.
The last Wagga Wagga hotel to sell was the 85 bedroom Country Comfort Wagga Wagga just a few blocks from the All Seasons which was picked up by a private investor for $8.8 million in September.

Since buying the hotel seven years ago McIntyre has undertaken extensive refurbishment works, including adding the marquee-style roof.
Bargwanna tells Property Observer there has been interest from institutional investors as well as owner-operators nationally.
“Wagga Wagga is one of the top regional centres and is keenly sought after,” says Bargwanna, who adds he has received 30% more enquiries than for other similar assets in regional centres.
Wagga Wagga is the largest inland city in NSW and is an important agricultural, military and transport hub with a population in excess of 60,000.
The property located on a 2,700-square-metre site at 22-30 Kincaid Street is just west of the Murrumbidgee river and includes a conference centre, a garden atrium restaurant, café lounge and bar and a wine cellar. The bistro can seat about 60 patrons and has a commercial kitchen.
The ground floor has 13 deluxe rooms; the first level has eight deluxe rooms, six executive suites, one family room and one premier suite; and the second floor has eight deluxe rooms, six executive suites, one family room and one premier suite. 
A night in the hotel starts from about $140.
The All Seasons Pavilion Hotel is being offered for sale by way of expressions of interest closing on October 20 at 4pm.
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Landmark Wagga Wagga hotel seeks marquee buyer

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Residential property was the highest-returning asset over the past 24 years, according to research by ANZ Bank. For an investment of $100,000 in 1987 into an owner-occupied house you would have a return of $1,428,000 today for the same initial investment.
For an investment of $100,000 in 1987 into investor housing, you would have a final return of $810,000 today.
“Even when costs and taxes were factored in, owner-occupied housing generated 12% annual returns – the highest of six asset classes with – investor housing next best at 9.6% annual returns and then equities at 8.9%,” the report says.
The study reviewed the after-tax and after-cost returns of the major investment asset classes: owner occupied housing, investor housing, commercial property, equities (the ASX 200), government bonds and term deposits, the weakest performer.
The base date for the analysis used was March 31, 1987, the earliest possible date where all of the required data was available.
Comparison of historical and forecast average annual returns (after costs, taxes and gearing)
<img src="/images/stories/anzassetinside.jpg">
It notes retail property outperformed office and industrials by a strong margin given the two segments experienced marked downturns from 1990 to 1994 resulting from the early ‘90s recession and associated high vacancies.
The most significant factor in owner-occupied housing’s top ranking was its exemption from capital gains tax.
While noting both owner-occupied and investor housing indexes generated higher returns at a lower risk than equities, the ANZ forecast equities would be the strongest performer over the next 10 years, with a forecast 8% average annual return.
Commercial property with 5.8% annual returns is predicted to show strong returns over the next decade, sitting between equities and owner-occupied housing at about 5.3% forecast annual returns.
“Equities will be the highest-returning asset in the decade ahead (after costs, taxes and leverage), despite commercial property having the highest assumed raw total returns,” the ANZ report predicts.
“Commercial property produces large cash flows which are taxed at the full marginal tax rate.
“Equities, however, are assumed to deliver a higher proportion of its returns through capital gains, which are only taxed at half of the marginal tax rate.
“Higher stamp duties reduce property returns,” it notes.
It notes commercial property’s past weak performance was largely due to very weak returns rather than volatility.
The report warns that the forecast model is very sensitive to assumptions. It assumes that housing prices will rise by 5% per year over the period, in line with expected growth in average household incomes.
It also assume no structural shift in interest rates for the next 10 years. It assumes rental yields for housing converge to 3%.
The ASX 200 is assumed to have a gross (adding back franking credits) return of 9%.
The report notes diversification in property is more difficult than in stocks, due to the higher entry level for individual assets.
“Concentration risk is more of an issue for property investors,” the report notes.
A very important assumption made was that owner-occupied housing earns imputed rent, and that this is not subject to tax.
“Imputed rent is an implied form of rent that reflects that the investor no longer has to pay rent for somewhere to live,” it notes.
Maintenance costs were assumed to be 1.2% of the value of the property for owner-occupied housing, such as council and water rates, insurance, plumbing and general maintenance.
Maintenance costs for investor housing were assumed to be 1.8% of the value of the property given the extra costs such as advertising, GST on fees, real estate fees and management fees.
A gearing level of 50% was assumed for all assets, except for term deposits and government bonds.
Government bonds and term deposits were excluded from leveraging, as their effective total return level is always less than the debt rate, so leveraging would result in lower returns.
Returns were measured based on the return on equity.
The upward effect on returns from property owners renovating and improving properties was not accounted for in this analysis.
Finding data on the cash yield and capital growth for each asset was critical in calculating after tax returns.
This was particularly the case for assets that produce large cash flows that are taxed at the full marginal income tax rate, while assets that create returns through capital gains are taxed only at half of the marginal income tax rate (assuming the asset has been held for at least one year).
The S&amp;P ASX200 total return index provides information on average dividend yields and capital price growth.
In order to try to estimate the benefit of franking of dividends, the average amount of franking credit paid was assumed to be equivalent to a frankable company tax rate of 27%.
This is the average that was issued by the SPDR S&amp;P ASX 200 index tracking fund since mid-2002, when the company started reporting.
The average coupon rate and price growth for a portfolio of Australian government bonds were tracked using the Datastream Government Bond Index (all maturities).
Both the ABS and IPD data provide information on capital price growth and rental yields for each quarter.
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