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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Aussie Home Loans founder John Symond expects the RBA to cut interest rates on November 1 at its Melbourne Cup Day meeting.
“The next rate cut is not far around the corner. The Reserve Bank should, and I think will, cut interest rates in November,” Symond has told Channel Seven’s Sunrise program today.
Symond says the RBA is “finally waking up that our economy is stalling outside the mining sector”.
“I think they should have cut interest rates by a ¼% in October to give consumers some reason to go out there and start buying and helping retailers and manufacturers.”
A similar sentiment was expressed by CommSec economist Craig James, who says the odds for a Melbourne Cup day rate cut are “narrowing”.
James places importance on the next set of quarterly inflation figures due out on October 26.
“If inflation figures this month are on the low side – and I expect few retailers would be putting up prices in this environment … the RBA will give serious thought to a rate cut,” he says.
James says another factor is the Aussie dollar. If it continues to fall further, it could provide stimulus to the economy, which could push up prices.
The low dollar has already had an impact on petrol prices, which hit a four-month high last week to around $1.44 a litre.
Mark Bouris, chairman of financial services group Yellow Brick Road, is also calling for a November rate cut and has been calling for one since the beginning of June.
Yellow Brick Road is campaigning for a rate cut as part of its “RBA Appeal” - an initiative “created to educate the Reserve Bank of Australia on the plights middle Australians are facing under the threat of higher interest rates”.
John Mcgrath, CEO of McGrath Real Estate, does not like to speculate on where interest rates are going, but did comment in his Spring Market Review that interest rates are a key factor in market confidence.
“A key factor is interest rates. If the RBA moves to decrease rates further, this will supersede many macro-economic issues for the average buyer. Buyers have been concerned about interest rates moving upwards and we really need to see a rate reduction that puts the steep rises of the past 18 months behind us. With three-year fixed rates now below the variable, this indicates the banks’ belief that interest rates are on the way down,” he says.
Expectations of a rate cut in November are also growing among the major banks.
ANZ economists Warren Hogan and Katie Dean say the RBA’s monetary policy statement released yesterday following the decision to keep rates at 4.75% “presents a clear shift of tone”.
“The RBA has opened the door for a modest easing of policy, lowering both its short-term growth and 2012-13 inflation forecasts for Australia,” the economists say.
“A 25bps interest rate cut in November, followed by another 25bps of easing in February, now looks increasingly likely. This will be contingent on a modest core inflation outcome for the third quarter. ANZ is forecasting core inflation to rise 0.6% in the third quarter, opening the way for a rate cut in November.”
To get the rate cut over the line, Hogan and Dean believe three conditions will need to be met: namely confirmation that inflation is under control, further evidence that the labour market has softened and a further deterioration in global conditions.
CBA economist James McIntyre says the RBA statement represents a shift further away from a tightening bias, driven by the global uncertainty, but the bank remains “not yet convinced of an RBA cut”.
“The board noted that outside the confidence measures there was little evidence yet of the effects of recent turbulence on economic activity.  The expected weaker growth outcomes remain just that, an expectation.  For now the RBA board's weighing of the inflation question remains unanswered.  But, Europe has not yet reached its endgame either.  Either way, answers should arrive in the near term,” he says.
But McIntyre says a rate hike is now “clearly out of the question until a resolution in Europe is found and global uncertainties ease”.
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lschlesinger-FZcF9M3vE6

John Symond betting on Melbourne Cup Day rate cut

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The growth of 24-hour gyms in NSW is being hampered by a lack of suitable space as franchisers look to expand their businesses, according to a new report by CBRE. 
Operators are seeking spaces of between 300 square metres and 500 square metres in retail strips and bulky goods centres in close proximity to larger traditional gyms. 
Recently US-based Anytime Fitness opened its 100th franchise in Thornton, NSW, choosing a site in the local Supa Centre. About two-thirds of its franchises are located in NSW. 
Anytime Fitness was recently named top franchisor in the <a href="https://www.smartcompany.com.au/smart50-2011" target="_blank">2011 SmartCompany Smart50 Awards</a>, which recognised fastest-growing small to medium-sized enterprises in 2010-11.
Jacinta McDonell Jimenez, who founded the business alongside her brother Justin McDonell,<a href="https://www.smartcompany.com.au/franchising/20110323-jacinta-mcdonell-jimenez/2-2" target="_blank"> told SmartCompany that site selection is a challenge</a>.
“Site selection is really where we get stuck just because of our parking requirements and the size of our tenancies sometimes makes it a little bit tricky, especially when you’re getting into tight metropolitan areas. Sometimes council requirements can be challenging as well,” she says.
CBRE senior negotiator Shane Cook recently negotiated three long-term leases with Anytime Fitness, with franchisees committing to 349 square metres at the House and Home centre at Nowra on the NSW South Coast, 510 square metres at the Lake Haven Mega Centre on the Central Coast and 368 square metres at the Blacktown Mega Centre in Sydney’s west. 
“The 24/7 gym operators target exercise-conscious professionals looking to work out close to home but also reduce non-essential spending,” Cook says. 
“These fitness clubs have smaller space requirements, typically between 300 square metres and 500 square metres, which, coupled with limited staff costs, results in lower overheads.” 
Another 24-hour operator, Jetts Fitness has 145 franchises with 19 in NSW. Fifty-nine franchises are in Queensland. 
 
According to Cook, the trend towards smaller, low-cost gyms has left larger traditional fitness clubs scrambling to compete through the introduction of different services and the expansion of their facilities. 
Gym group Fitness First has also been expanding signing a 10-year lease over 2,281 square metres of space on the ground, first, second and third floors of MBF building on 116 Adelaide Street, in the Brisbane CBD. 
Since expanding into Australia in 2000, Fitness First has established more than 90 clubs across the country, with Adelaide Street lease representing its third gymnasium in the Brisbane CBD. 
The new health club is due to open next month. 
Global health club chain Virgin Active has also been in expansion mode since opening its first Australian club in late 2008.  It has one club in Melbourne and three in Sydney.
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Gyms struggle to find space to stretch

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The ACT housing market is stable but buyers remain in the box seat for property priced above $500,000, according to CBRE’s latest residential research.
Its stable employment outlook was a critical factor.
“This is a significant advantage that Canberra holds over its interstate rivals,” CBRE research analyst Sam Reilly says.
But reduced enquiry and the current availability of stock is limiting substantial increases in capital values.
Its entry-level house and unit market up to about $500,000 have been performing well in areas such as the inner north, inner south, Woden and Weston Creek districts, the report says.
“But there was an element of concern over future interest rate rises and what effect this might have given that supply levels in the ACT were currently exceeding demand, albeit slightly,” Reilly notes.
Canberra’s middle market from $500,000 to $1 million has been a buyer’s market since the end of 2010, with marketing periods for residential property now ranging between two and six months – but expected to shorten in the busier spring trading period.
“It will remain critical that vendors adapt to the generally subdued market conditions in order to make a sale,” says CBRE associate director of valuation and advisory services Marcus Hon, adding that realistic pricing remains crucial to achieving a sale in this price bracket.
Subdued conditions are also evident in the prestige market, for units and houses priced above $1 million.
“Levels of supply are exceeding demand and this has resulted in marketing periods extending, as vendors appear generally unwilling to meet the market,” Hon says.
Subdued conditions are also evident in the prestige market, for units and houses priced above $1 million with levels of supply exceeding demand which has resulted in marketing periods extending, as vendors appear generally unwilling to meet the market,” Hon notes.
Canberra’s investment market had reasonable levels of demand and good sales results for properties priced up to $600,000.
However, Hon warns that the longer-term outlook for investment stock is less positive, given the level of supply expected to enter the market in 2012-2013 in areas such as Woden, Belconnen and Bruce.
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jchancellor-FAypfDUnLy

Buyers in the box seat in prestige Canberra market: CBRE

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ACT’s industrial market is set to improve in the long term and could be a good place for investment, according to valuer Herron Todd White. 
According to its Canberra valuation team, the ACT offers “some good opportunities to invest for the long term with the industrial demand likely to improve over time as the economy responds to increased population growth”. 
Investors looking for accelerated returns might consider bulky goods stores and showrooms in the industrial suburb of Fyshwick, the report says, as demand remains high and rental growth is likely to outperform neighbouring light industrial suburbs of Mitchell and Hume over the coming 18 months. 
The report says that unlike other capital city industrial markets, the ACT industrial market is “comparatively stable with demand restricted to those businesses that provide direct services to the ACT population”. 
However, there are some weaknesses in the market, with valuers noting that a decrease in construction within the ACT over the past 12 months has a flow-on effect in reduced demand or floor space to store building and construction materials. 
“While an exact figure is difficult to obtain due to the lack of leasing transactions, we estimate that rents have fallen by up to 7% in some markets.”
Overall, the general sentiment about the Sydney industrial market remains gloomy, with property owners in a “holding pattern”. 
But latest report does suggests investors consider strata industrial units in south Sydney or Artarmon, where the rental growth outlook is more positive than other Sydney markets.
Another exception to the otherwise lacklustre Sydney market has been the upper end of the market, where there has been a “flurry of activity” with several large firms including Big W, Volkswagen and Dick Smith pre-committing to new facilities, spurring new development in central and western Sydney. 
“The sale of the St Leonards Corporate Centre for $86.7 million and the rumoured sale of Sir Joseph Banks Corporate Park in Botany for $78 million has restored some faith at the top end of the market,” the report notes. 
Investors should steer clear of the lower end of the market where rental growth has been constrained. 
“Discussions with industrial agents across Sydney reveal that sales to investors have been minimal in the first half of 2011, with several industrial strata unit projects completed in the past two years remaining unsold,” Herron Todd White’s Sydney valuers have observed.
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Sydney industrial market in a 'holding pattern': Herron Todd White

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Yesterday’s decision by the Reserve Bank to leave interest rates unchanged preserves what is a prime residential investment environment. The anomaly is that most potential investors are not seeing the signs.
Essentially there are four drivers to affordability for investors: income levels, rental yields, house prices and interest rates. And a case can be made that each of these factors is currently biased toward the residential investor.
Wage levels are showing growth, supported by low unemployment levels, which provides security in terms of attracting and retaining tenants. Additionally, rental yields are up, underpinning investor confidence.
Residential prices are currently flat and have even shown declines in some areas, and the stable interest rate environment, which has now remained steady for nearly 12 months, combines to create an ideal investment landscape.
Nevertheless, there seems a degree of reservation among investors, and buyers in general, given broader economic uncertainty. This is understandable but not necessarily advisable.
Investors in residential property can be classified as either ‘foresighters’ or ‘hindsighters’, and the latter often miss the boat. Those waiting for a rumoured decline in interest rates may find that the other drivers of affordability skew to a less favourable position.
The long-term nature of residential investment means the importance investors place on interest rates is sometimes over-emphasised.
While interest rates are obviously a factor investors need to consider, sometimes they are the subject of too much concern, or even paranoia.
Most investors will have a mortgage, but investors who have done their research and taken a measured, discerning approach can observe rate fluctuations without their hearts in their mouths.
However, a successful investment relies on more than just doing the research, it hinges on doing the right research and taking a long term view. A quick glance at recent sale prices and current vacancy rates in a given area opens investors up to numerous risks down the track.
Aviate considers over 100 points when evaluating a residential investment opportunity to mitigate risk and ensure long-term success.
Neil Smoli is managing director of the <a target="_blank" href="https://aviategroup.com.au/">Aviate Group.</a>
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nsmoli-dR5uP4Chwk

Interest rates are important, but they should not be your only investment criteria

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Charter Hall Retail REIT will continue to re-weight its shopping centre portfolio in favour of Australian shopping centres anchored by Coles and Woolworths following the release of annual results for the year to June 30, 2011.
Strong sales from anchor tenants Coles and Woolworths helped the REIT deliver profits of $62.9 million for the year off a portfolio valued at $1.93 billion.
Coles and Woolworths occupy 67% of gross lettable space in the REIT’s $1.4 billion Australia portfolio.
The annual report highlighted the resilience of its two key tenants, with the listed property trust reporting that Coles and Woolworths are among the top retailers in the world. Charter Hall says its weighting to the “non-discretionary food retail sector” underpins its Australian portfolio.
Charter Hall’s dependence on Coles and Woolies follows property developer Mirvac highlighting the role of the two supermarket groups played in propping up its retail portfolio in the last financial year.
In its 2011 annual results <a href="https://www.propertyobserver.com.au/news/coles-and-woolies-help-mirvac-deliver-30-profit-increase/2011082351258" target="_blank">the two supermarket groups accounted for a quarter of Mirvac’s total retail rental income</a>.
During the financial year, the Charter Hall retail trust increased its weighting in Australian properties and sold many of its offshore assets.
The trust will look to offload its remaining US and New Zealand properties over the course of the next financial year, with a medium-term strategy to exit Europe and invest further in Australian properties.
“With a portfolio of predominantly Australian shopping centres anchored by leading national supermarkets, I am confident we are well positioned to deliver defensive and resilient income and capital growth prospects for unit holders,” says chairman John Harkness.
Its Australian shopping centres performed slightly higher than expectations, with net operating income growth of 3.8% and occupancy rates of 98.8%.
The trust acquired 15 Australian shopping centres during the course of the financial year, including eight neighbourhood and regional shopping centres from Woolworths in a $266 million joint venture with Telstra Super.
The most expensive of these was the Gordon Shopping Centre on the Sydney North Shore, anchored by Woolworths and Harvey Norman and bought for $67 million, and the Albany Creek Shopping Centre, in the north-western suburbs of Brisbane bought for $40 million, anchored by Coles.
In total its 70 properties in Australia worth $1.4 billion make up 91% of Charter Hall’s net tangible assets.
The remaining 9% are made up seven shopping centres in Europe (Poland and Germany), 13 in the US and two in New Zealand.
Its total portfolio comprises 93 shopping centres (down from 138 following offshore divestments) covering gross lettable area of 695,000 square metres.
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Charter Hall has a taste for Coles and Woolies

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Recently American economist Harry Dent spooked a lot of Australians when he predicted an economic tsunami that would take property prices back to levels we haven’t seen for over a decade. 
Others say that our resources boom and housing shortage will ensure that property values keep doubling every decade. 
Who’s right? 
It’s easy to sound smart in a property boom – you know what they say: “A rising tide lifts all ships.”  But you have to be very careful who you listen to at this stage of the property cycle. There are some interesting challenges ahead. 
If our economists are armed with all the research available in today’s information age, why can’t they agree on where are our property markets are heading? In fact, a better question would be: why do so many get it wrong? 
The simple answer is that market movements are far from an exact science. 
The fundamentals are easy to monitor. Things like population growth, supply and demand, employment levels, interest rates, affordability and inflationary pressures can be easily understood. However, one overriding factor that the experts have difficulty quantifying is investor sentiment. 
In a report earlier this year, AMP chief economist Dr Shane Oliver explained that people often suffer lapses of logic when investing and many of their investment decisions are driven by emotion. 
For example, we tend to extrapolate the present in the future. When things are booming we think the good times will never end and when the market mood is glum, we have difficulty seeing the light at the end of the tunnel. 
When the media reports falling property prices or an impending housing crash, many investors become scared and sit on the sidelines, believing the end of property is nigh and things will never improve, when in reality much of the risk has been removed from the market. 
Conversely, when property markets are booming and stories of investors seemingly making large gains overnight abound, people want to jump on the bandwagon and cash in, often at a time when the market is near its peak.
 
Other emotional traps include becoming overconfident, wishful thinking and ignoring information that conflicts with your current views. In other words, many investors create their own “reality.” 
Can you see how this type of activity, influenced by investor psychology, drives booms and busts? How the dominant investor mentality of the time helps drive the property cycle? 
Simply, when investors put on the brakes, housing values tend to stagnate or fall due to lack of demand. And when investors jump back into the market, demand rises and up go prices. 
Obviously one or two misguided investors won’t be able to influence property prices, but investor sentiment is contagious. People tend to want to do what others are doing - they follow the crowd because going against popular opinion is seen as risky. What if you make a mistake? What if the others are right and you are wrong? 
Oliver says this “collective behaviour” is magnified by: 
<ul>
<li>
Mass communication Now more than ever we are bombarded with messages from the media influencing how we think and feel about things. When we hear that real estate is doomed, all but a handful of sophisticated investors get scared out of the game. And when the media tells us housing markets are booming everyone wants a piece of the action.</li>
<li>
Pressure to conform If your friends or family are doing it, it must be right. Right? Human nature makes us reluctant to do the opposite of what our peers are doing. </li>
<li>
A major precipitating event The global financial crisis scared waves of investors out of the markets. On the other hand, the resource boom enticed thousands of investors into west coast housing markets to cash in on the resulting property boom. </li>
<li>
A general belief that grows and spreads When the belief that property values can only go up spreads through an uneducated new generation of investors they enter the market pushing prices up even further, perpetuating the belief and helping make it a reality! Similarly, when the crowd believes the market is going to crash, they steer clear, this gets reported in the media and the negative sentiment feeds on itself. </li>
</ul>
Oliver observes that these “lapses in logic” by individual investors and the magnification of such lapses by crowd psychology feeds property cycles and goes a long way in explaining why we see booms and slumps at different points in time. 
When investor sentiment is positive, the crowd jumps in feet first, pushes up demand and places upward pressure on prices – causing boom conditions. Conversely when sentiment is negative, the crowd backs off and frequently sells out of the game due to concerns that they’re about to lose everything – causing market slumps. 
What can an investor learn from this? 
<ol start="1">
<li>Our property markets are not only driven by fundamentals, but also by the often irrational and erratic behaviour of an unstable crowd of other investors. While the long-term performance of property is influenced by the fundamentals, its short-term performance is much more affected by market sentiment. </li>
<li>Booms never last forever, and neither do busts. Don’t be surprised when they come around, and don’t overreact. This will help you avoid being sucked into booms and spat out during busts.</li>
<li>Treat your property investments like a business and stick to a proven strategy to take the emotions out of your investment decisions.</li>
<li>Recognise that property is a long-term play and set up financial buffers to help you ride the property cycles. 
</li>
</ol>
Invest counter cyclically.
Warren Buffet once said: “We attempt to be fearful when others are greedy and to be greedy only when others are fearful.” 
This is also the investment strategy of many successful property investors. I’ve always been an advocate of counter-cyclical investing. I’m often sceptical of conventional wisdom – not because the crowd is always wrong but because the crowd is always late. 
Sure, it takes some courage to do the opposite of what everyone else is doing, but the results of your contrary behaviour will ultimately speak for themselves.
 
In the meantime successful investors will take a big-picture view, buy more well-located properties and see the value of their portfolio steadily increase.
Michael Yardney is a director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> who create wealth for their clients through independent, unbiased property advice and advocacy. He is best-selling author, one of Australia's leading experts in wealth creation through property and writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
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The crowd is not always wrong, but it is almost always late

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The Reserve Bank’s Monetary Policy Committee has left the cash rate unchanged at 4.75% for the 10th straight meeting.
It is now 11 months since the RBA last raised the cash rate. It raised the rate by 25 basis points to 4.75% in November 2010.
In his statement accompanying the decision, RBA governor Glenn Stevens said the board noted that “financial conditions have been easing somewhat, with interest rates for some housing and business loans declining slightly due to increased competition and the fall in some funding costs in financial markets”.
“The exchange rate has also declined from the very high levels of a few months ago. Credit growth remains low, however, and asset prices have declined,” he said.
Global factors continued to weigh on the mind of the RBA, Stevens said:
“Conditions in global financial markets have continued to be very unsettled, with uncertainty increasing about both the prospects for resolution of the sovereign debt and banking problems in Europe, and the outlook for global economic growth. While temporary impediments that had contributed to a slowing in growth in some countries over recent months are lessening, recent data suggest a continuing period of soft economic conditions in both Europe and the United States. Moreover, the uncertainty and financial volatility have reduced confidence, which could result in more cautious behaviour by firms and households in major countries,” Stevens said.
The decision was in line with a survey of 22 economists by Reuters, with all forecasting no rate change in October.
Four institutions, including Westpac, are tipping the cash rate to come down before the end of the year.
The dollar fell slightly, trading around the 95 US cents mark, 0.2% down on the day.
Laing + Simmons general manager Leanne Pilkington says she hopes the decision to leave rates on hold will continue to entice potential buyers to invest in the still-fragile property marketplace.
“The residential property market has been sluggish in recent months, to say the least,” she says.
“Uncertainty is understandable given the continuing instability of the Australian stock market, which has recently seen huge losses wiped from the value of shares, and the lingering unpredictability of US and Eurozone financial markets. Falling confidence has inevitably led to reduced spending and the underlying fear of another recession has everyone sitting on their hands.”
While she says there is still a strong case to be made for a cut in the official cash rate in the coming months, the decision to leave interest rates on hold does give a certain reprieve for those looking to enter the property market.
“A strong spring season will restore much-needed confidence in the housing market. Already there is evidence that it is being buoyed by a rush of [NSW] first-home buyers looking to get a foot in the door before the removal of stamp duty concessions on existing properties kicks in on December 31.”
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As expected, RBA leaves rates on hold

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Directors of the ASX-listed Investa Office Fund have decided not to exercise a call option to acquire a 50% interest in 242 Exhibition Street, a 42-storey office building in the Melbourne CBD.
The option was granted by the fund’s holding company Investa, Property Group, and expired at midnight on September 30, 2011.
Investa Property Group jointly owns 242 Exhibition Street in conjunction with the Investa Commercial Property Fund.
While the fund says the qualities and characteristics of the property are complementary with the strategy of “repositioning the portfolio to core Australian CBD office markets”, its immediate capital priorities are to execute the unit buyback and dispose of the offshore property assets, both of which it says are progressing well.
The Exhibition Street A-grade building is worth about $425 million.
It has 65,913 square metres of net lettable area and an average floor size of 1,400 square metres. The building’s major tenant is Telstra.
Investa Office Fund holds a $2.6 billion portfolio of investment grade office buildings in core CBD markets in Australia and selected offshore markets in the US and Europe.
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Investa Office Fund declines half-stake in Melbourne office building

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Construction of apartments looks set to pick up over spring following a big jump in non-house dwelling approvals in August, according to ABS estimates.
The seasonally adjusted estimate for private sector dwelling approvals excluding houses rose 35.1% to 5,829 dwellings in August following a rise of 0.4% in July.
The biggest increase occurred in NSW, with unit approvals up 45% over August, with a 19% increase in Queensland and a 17% rise in Tasmania.
There were smaller increases in Victoria (7%) and WA (5%).
Westpac says dwelling approvals were much stronger than expected in August "but are dominated by what are likely to be temporary boosts".
"Outside of these influences, conditions remain decidedly soft," the bank says.
It cautioned against reading too much into the "very sharp" spike in units saying this segment is "often very volatile as it includes large, 'lumpy' multi-unit high rise developments".
"Although the August rise was 'shared' across NSW, Victoria and Queensland, by far and away the biggest spike was in NSW where unit approvals more than doubled month-to-month to the highest reading since January 2003.
"Digging down into the detail, the rise was driven by 'high rise' apartments which saw an extraordinary 1,890 dwellings approved - the biggest reading since 2002."
"This is more than likely to be due to several very large projects passing approvals and as such is not a strong guide to underlying momentum, although these approvals will clearly still feed into actual building activity," the bank says.
The Housing Industry Association (HIA) described the August result as "solid" but expressed concern at continual slide of the "core detached housing sector" which is down 4.4% for the three months to August 2011.
According to HIA senior economist Andrew Harvey, this reflects the fact that"interest rates are too high and consumers are increasingly cautious given volatility in the global economy and weakness in the non-resource domestic economy".
With the $10,000 building boost for new houses kicking off in Queensland on August 1, private sector housing approvals increased by 16% over the month.
However, overall private sector new house approvals fell 1% in August 2011 to 7,547 houses, following a rise of 0.2% in the previous month.
Overall, dwelling approvals were up 11.4% on a seasonally adjusted basis following a rise of 1.8% in July.
The seasonally adjusted estimate for the value of total residential building rose 10.8% and the value of non-residential building rose 20.3%.
Overall, the value of total building approved rose 14.2% in August following a fall of 4.1% in July.
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