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

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

<html><body>
The health of the CBD office market has been affirmed by Adrian Taylor, CEO of Charter Hall Office REIT, following publication of the company’s annual report.
The majority of CBD office markets are in or entering an “early upturn” stage of the property cycle, says Taylor in his CEO letter.
Strong returns are forecast from the CBD office market, and Taylor says the REIT is “well placed to capitalise on this recovery”.
He expects Australian office market capital and rent growth to continue “albeit at a slower rate due to recently reduced global economic growth, which typically impacts Australian demand for office space”.
The annual report notes the strength of the Sydney office market despite its exposure to the slow-growing financial services sector with net absorption of office space three times the 10-year average for the financial year.
It notes strong take-up of space in Melbourne due driven by a “diverse tenant base”, which eased during the first half of 2011 due to lower volumes of available space and a vacancy rate of just 4.1% for June 2011.
Perth and Brisbane offices are currently benefiting from a resurgent resources sector, with prime vacancies around 3%, the report says.
For the year to June 30, 2011, Charter Hall Office REIT returned to profitability, delivering shareholders statutory profit of $68 million following a loss of $91 million for the 2010 financial year.
Leasing levels increased to a six-year high with terms agreed across 110,000 square metres, taking occupancy rates for its Australian portfolio to 96%.
The REIT operates 18 investment-grade office assets in capital cities worth $1.84 billion, with 87% of its office towers held in NSW and Victoria.
Its most valuable asset is the 41-storey, 71,000-square-metre Citigroup Centre in the Sydney CBD, in which it has a 50% share valued at $360 million.
It is currently considering a proposal from Macquarie Capital Group on behalf of a consortium including global institutional investors to acquire all the remaining shares of the REIT other than those held by Charter Hall Group.
This follows shareholders voting against a US hedge fund consortium proposal to replace the current management of the REIT with its own nominated management team and wind up the trust.
Charter Hall is currently in the process of selling its US office portfolio to Beacon Capital Partners for $1.7 billion, which is due to be completed in May 2012.
</body></html>

lschlesinger-FZcF9M3vE6

Slow and steady growth predicted for CBD office market

<html><body>
{yoogallery src=[images/stories/october3lieshout]}
The Queensland billionaire John Van Lieshout and wife Linda have spent $3.68?million expanding their Noosa Heads retreat. The Van Lieshouts bought the neighbouring property in 1989 for $430,000.
The Witta Circle acquisition comes with the precinct’s widest water views and privacy given its outlook is across to tree-lined riverbanks opposite. It sits on a 968-square-metre block, which selling agents Tom and Rebekah Offermann suggest is 50% bigger than average, with its river frontage some 70% wider than usual.
“The super-sized jetty is a feature that just cannot be duplicated with current laws, and comes with its own boat ramp, sandy beach, and drive-through boat garage,” Tom Offermann says.
The recently purchased property had been last traded in 1989 at $300,000. The Van Lieshouts own the property on the left hand side of the one pictured.
It takes the holding to 1,622 square metres.
It was the first recorded sale on Witta Circle since mid-2010, when prices of $3.51 million and $4.01 million were notched up.
John Van Lieshout, who three decades ago started discount furniture store Super Amart in Brisbane's outer suburbs, only made his debut on the BRW Rich List in 2005 with an estimated personal fortune of $1 billion.
Now living at Indooroopilly, the billionaire's first home in Australia was the Wacol Immigration Centre between Brisbane and Ipswich.
</body></html>

jchancellor-FAypfDUnLy

Billionaire John Van Lieshout expands Noosa Heads retreat

<html><body>
The RBA will leave the cash rate unchanged at 4.75% when it meets on Tuesday (October 4), according to the unanimous results of a survey of 22 economists by Reuters.
However Stephen Koukoulous, economist and former adviser to the Gillard government who was not among those surveyed by Reuters, has tweeted of a “likely” RBA rate cut this week. If the RBA does not cut rates this time around, he predicts a 50-basis-points cut in November and a further 25-basis-point cut in December, taking the official cash rate down to 4%.
Among the 22 surveyed by Reuters was Westpac chief economist Bill Evans, who says the bank is not yet “despairing” about its predicted December 25-basis-point rate cut “despite there only being two more meetings before our December target date”.
“There has been considerable movement in our direction but precious few forecasters prepared to agree that rates need to come down,” Evans says.
“Unfortunately for us, the most significant member of the 'unchanged' camp is the Reserve Bank.” Looking further into the future, there is a greater divergence of opinion on where interest rates are heading. 
Economists from Westpac, AMP, BNP Paribas and Deutsche Bank expect the cash rate to drop by 25 basis points in the first quarter of 2012 while Goldman Sachs is forecasting a 50-basis-point cut. Stockbroker ICAP expects the RBA to push up the cash rate to 5% by March 2012.
Borrowers saving to buy a home in 12 months’ time might be better off putting a bet on the Melbourne Cup than predicting which way interest rates will go, with economists’ forecasts widely divergent.
At bullish end of the spectrum is Westpac (along with Macquarie Bank), which in keeping with its prediction that rates will fall by 1% over the next 12 months is forecasting a cash rate of 3.75% by the final quarter of 2012. Most bearish is ICAP, which has a forecast rates to rise to 5.75% over this time frame.
Ten economists are forecasting the cash rate to rise above the current 4.75% by the end of 2012, six believe the cash rate will fall below the current 4.75% setting and five (including ANZ) expect it to remain unchanged.
</body></html>

Economists agree no RBA rate movement this time, barring one maybe

<html><body>
Something that has always stuck in my mind was a comment my father made when I was a teenager, “Property is always a good investment”. 

He proved this in 1978, when he used the money from the sale of his deceased mother’s house, along with an interest-only loan, to buy four one-bedroom units in Parramatta, all of which now have been well and truly paid off. He now lives in his retirement off the rent earned from each of them. The units cost him $9,000 each back in 1978, and today they are each worth about $250,000 each. 

Knowing how important it was to buy into property, in 2001 he sold one of the units and gave each of his children and step-children some money to use as a deposit on our own houses. The unit sold for $145,000 and this was shared evenly between the seven of us, so we received just over $20,000 each. 

Back in 2001, house prices were still quite low, so this provided us with a serious leg up. It was good timing, because it was only a year later that Sydney prices went through the roof! 

I was in what I believed to be a solid relationship with my partner, after having been previously married to the father of my two children. That marriage had ended with nothing to show for it, as my first husband was unable to save money and spent everything we ever had on things like camping gear and video cameras. 

After the divorce I stayed in the house that we were renting and he moved to south of Sydney. My new partner had a good income and I was also working, so we were able to use the money gifted to us from my father and buy a house in the same suburb that I was renting in – Greystanes in Sydney’s west. We were very fortunate as we purchased at the end of 2001, just before house prices skyrocketed. 

We bought a brick four-bedroom house with a family room for only $300,000. Within months of settling, prices for a house of similar type in our area were well over the $400,000 mark. I have to admit, though, it wasn’t all smooth sailing at first. We were so happy to have the place and we set about doing some basic fixing up to it to make it more comfortable. The previous owners had the strangest taste in paint colour and had used really dark colours like blue, red, pink and yellow, with a different colour in every room. 

They were also smokers, so the carpets and blinds were ruined and we had to hire professional commercial cleaners to clean all of the walls before we could even consider painting. Even after that, we still had issues getting the nicotine to stop coming through the ceiling paint. 

We pulled up the carpet and sanded the floors ourselves and put in new blinds and my partner set about turning the two little bedrooms at the back of the house into one room to be used as a guest room/study. 

After four weeks of renovation and another four weeks of living in our home, a massive storm struck Sydney. It devastated our suburb and unfortunately (or fortunately) the neighbours’ massive 10-metre gum tree toppled over straight over the family room of our home and it was a write-off. We couldn’t believe it. Thank goodness for building insurance! 

I think I can now pay building insurance for the rest of my life and still not come close to paying what we ending up having replaced. That tree crashing through our home ended up being the best thing that could possibly happen, as the insurance payout covered the replacement of the entire back room. We had a great builder who had some fantastic ideas and used the money from the insurance company to do as much as possible. 

We ended up with a beautiful, modern back room with high ceilings and down lights, a proper guest room, massive decking all around the back and gorgeous doors that created a huge indoor/outdoor living area. The building took ages and I was without a kitchen for nine months. I can laugh now, but it wasn’t funny at the time. 

One of the rooms we were planning on renovating was the kitchen. Because of the tree disaster, we had to put the kitchen on hold and we were very lucky that the lovely kitchen supplier held onto our new kitchen for all that time until we were ready for it. I was great at doing BBQ meals and using the electric frypan for everything in the meantime! 

The newly renovated house was now considerably more valuable than when we had purchased only one year earlier. 

Wendy Lawrence is passionate about property investment and is co-author of the book Journeys Along the Property Path, published by <a href="https://www.ipip.com.au" title="Inspirational People in Property" target="_blank"> Inspirational People in Property</a>.  This article is an excerpt. 
</body></html>

wlawrence-9ck8F8koCk

A perfect(ly timed) storm made reno possible

<html><body>
The concept of home staging is relatively new here in Australia, while in the US it has been around for decades. In fact, most home sellers there do not even consider putting their property on the market without it being prepared by a professional stager. 
The term “staging” was coined in 1972 by Barb Schwarz to refer to the process of preparing a home for sale, and turned her idea into a brand-new industry. According to Schwarz part of selling a property involves the same activity as putting on a play: you have to design the sets so that the audience is drawn into the drama, where potential buyers are your audience and real estate agents the critics of each other’s listings. 
Home staging is the art of decorating a home to sell quickly and for top dollar. It can be anything from recommending de-cluttering and repairs to changing wall colours and arrangement of furniture and art. 
However, staging is not decorating. Decorating means injection of owner’s personality into the house and turning it into a home, whereas staging does exactly the opposite: it neutralises space, making it appeal to the broadest range of potential buyers.
Buyers should be able to visualise themselves living in the house and not be distracted with splashes of sellers’ personal taste such as collections, artwork and wall colour, which can often be quite exotic.
The main aim of house staging is to create warm inviting spaces so that potential buyers will immediately fall in love with the house.
Staging is an investment, not expense. 
However, there are still lots of home owners who are not able to recognise all the benefits of staging and look at it only as an expense. But in reality the cost of staging is always much lower than the cost of a first price reduction.
Statistics show that the services of a professional home stager will typically return more than 300% on the investment and gets home owner a higher initial offer in a shorter period of time (about half the time of an unstaged home). 
It is always sad to watch how the selling price of another baby boomer’s property has been reduced after being on the market for a couple of months only because the way property is presented doesn’t match the expectations of generations X and Y, their target market. Sellers often don’t realise that this collection of cute teddy bears and charming old sofas with floral patterns seems dated and depressing to younger people and unfortunately most of them just are not able to imagine how this beautiful old house would look if it was decorated differently. 
The home owner in today’s economy just cannot afford a “sell as is” mentality. It is no longer enough for homes to be neat and clean. A house has to be “packaged” so that it can appeal to the broadest range of potential buyers. 
It might be worthwhile to hire a professional stager to speed up the sale process, especially if you are time conscious and have to sell quickly. The most common scenarios are as follows: you are facing repossession, moving interstate or overseas, going through divorce, have already bought another property and sitting on two mortgages. In any of these situations not calling on a stager may seriously hurt your finances.
 
 
Why use a home stager?
 
<ul>
<li>You will sell your house faster and for more money</li>
<li>Your house has been on the market for some time and you have not had any good offers.</li>
<li>You don’t have time to do all the work by yourself.</li>
<li>You simply don’t know what has to be done to transform your house.</li>
<li>Stager will create welcoming spaces so that when your agent takes pictures for the agency’s website it will increase the number of buyers on each inspection. </li>
</ul>
 
 
The staging process is simple and stress free.
 
A professional stager will normally do two to three hours of consultation, explaining in detail what should be done in order to sell the property faster and for top dollar. At the end of the visit you’ll be left with a detailed list of instructions. You can do some things by yourself and ask your stager to take care of the rest: the choice is yours. Normally staging recommendations are based on the client’s budget, time availability and target market.
 
 
Some useful tips for staging your house.
 
1. De-clutter.Remove all the sporting equipment, vacuum cleaners, piles of documents and magazines from bedrooms and living areas. Turn rooms that have been used previously as dumping grounds for unwanted items into bedrooms or a home offices. 
2. Remove all family photos, religious artefacts and kids’ artwork. 
3. Create a focal point in every room such as a feature wall or oversized modern art work, mirror and console table. This will help potential buyers to memorise you house better. 
3. If bedding in your house is old and worn it is time to go and buy a new set. 
4. Get rid of unpleasant odours. If you are not able to detect an odour yourself, ask friend or relative if your house got one. Most common offenders are: pet smells, some food, cigarettes. Move pets’ beds and toilets to the laundry, do not cook curry or fish dishes before the inspection and smoke only outside. 
5. Put vases with fresh flowers and bowls with colourful fruits in living areas.
Bedroom before: This dated and tired bedroom needed a new wall colour and flooring
<img src="/images/stories/vlada1.jpg">
Bedroom after: Replacing the window treatment brings in more light. By changing flooring and adding contemporary lighting, wall art and bedding Home New Look team created a chic and welcoming bedroom.
<img src="/images/stories/vlada2.jpg">
Vlada Alfimov is a professional home stager at <a href="https://stagingdivadirectoryofhomestagers.com/home-new-look-house-staging-and-redesign" target="_blank">Home New Look House Staging and Redesign</a>
</body></html>

valfimov-wLtRD42sXP

A professional home stager can turn your offering into a standout property

<html><body>
The slow in the drop in house prices in Brisbane suggests the market may be close to bottoming out, says RP Data analyst Cameron Kusher.
<a target="_blank" href="https://www.propertyobserver.com.au/residential/sydney-house-prices-hold-steady-as-national-decline-slows/2011093051753">According to the RP Data-Rismark August Hedonic Index results</a>, Brisbane prices declined by just 0.2% on a seasonally adjusted basis over August, compared with 0.4% fall in July.
“The Brisbane result is encouraging following fairly sizeable monthly falls,” Kusher tells Property Observer. “It suggests Brisbane may be near the bottom of the market.”
Perth prices fell by 2% over August following a 1.1% decline in July – a result that Kusher described as “surprising”
“We thought Perth was getting closer to the bottom,” he says.
Kusher says a possible reason for Perth’s current weakness is that mining activity has not yet filtered down into housing demand, set within the context of declining consumer confidence.
Taking a look at the overall 0.4% decline nationally in house prices, Kusher says it is difficult to read too much into one month of data.
“Houses prices declined 0.6% in July and have declined for the last eight months. Spring will tell a bit more of a story. But I think it will be more of the same for the rest of the year.”
Kusher says a rate cut, currently being forecast by many economists, might increase activity, but won’t necessarily push up prices.
“The real capital gains are some way off. People are first getting to a more comfortable debt situation,” he says.
According to Kusher, a trigger for more people stepping into the housing market could come when rents rise to a level that encourages people to take out a mortgage rather than pay rent.
</body></html>

Brisbane could be at the bottom of the market: RP Data

<html><body>
Australia’s biggest housing market has shown “noteworthy” resilience by bucking a 0.4% seasonally adjusted national decline in house prices over August, according to the RP Data-Rismark August Hedonic Index.
The 0.4% drop in national prices was the smallest seasonally adjusted decline since April 2011.
On a seasonally adjusted basis Sydney house prices remained unchanged over the month, the only major city not to undergo a house price correction.
Based on raw data, Sydney house prices rose 0.4% for the month.
RP Data senior research analyst Cameron Kusher says the Sydney resilience is one of the more noteworthy findings for August, but is not that surprising as the market fundamentals are strong.
“Sydney prices did not go anywhere for five years. Demand is pretty strong and there is not much supply. These fundamentals are supporting some level of growth," he tells Property Observer.
“Over the last 12 months, Sydney dwelling values have increased by 0.3%. Including rents, Sydney’s total return has been 5% over the past year, and is up 3.4% in the first eight months of 2011.
“Another key finding in August was a change in the Melbourne growth dynamics. In the four months prior to August, Melbourne home values declined by about 1% a month (down 1% seasonally adjusted and down 1.2% raw).
“In August, Melbourne home values actually rose in raw terms by 0.2% and reported a much lower seasonally adjusted decline of just -0.2%. It will be interesting to see whether this trend continues as the spring selling season kicks off,” Kusher says.
<img src="/images/stories/rpsept301.gif">
Property investors and owners will be buoyed by a 0.2% increase in total returns in August – a combination of capital growth plus income (or rents).
Total returns varied markedly on a city-by-city basis.
While Melbourne (-2%), Perth (-2%), Adelaide (-1.8%) and Brisbane (-1.6%) have all experienced negative total returns over the first eight month of 2011, Sydney (+.4%), Canberra (+2.8%), and Darwin (+1.8%) are all in the black.
<img src="/images/stories/rpsept302.gif">
Brisbane and Melbourne house prices declined by 0.2% in August, with Canberra registering the biggest monthly decrease of 1.8%.
For the July quarter, Perth is the weakest performing capital city with values down 3.8% on a seasonally adjusted based and down 7.1% year-on-year.
Darwin was the only capital city to record seasonally adjusted house price appreciation over the month – up a marginal 0.2%. It also continues to deliver the strongest rental returns with gross rental yield of 5.3% for houses and 5.8% for units.
Rental returns remain weakest in Melbourne with gross rental yields of 3.7% for houses and 4.3% for units.
According RP Data analysis, the premium sector of the market remains the most volatile.
The most expensive 20% of suburbs have recorded capital value falls of 5.5% over the last year compared with a3.1% capital loss across the broad “middle” market and a 2.9% capital loss among the 20% of most affordable suburbs.
Rismark economist Christopher Joye comments: “For most of 2011 Australian households were expecting to get slammed with two to three additional interest rate hikes on top of the circa two hikes they bore in November last year.
“As a consequence of the US and European sovereign debt ructions, and a bump up in the local unemployment rate, interest rate expectations have swung 180 degrees.”
The financial markets are now pricing in nearly six rate cuts by June next year.
As the most rate sensitive sector of the economy, Joye says the housing market will be the main beneficiary of any rate cut.
</body></html>

Sydney house prices hold steady as national decline slows

<html><body>
Days on market is a strong indicator of how the private treaty sales market is performing.
And the most recent statistics certainly show how the capital city markets are performing away from the auction rooms.
Things have slowed down as the details for the August month show.
The data has been provided by Australian Property Monitors.
Property Observer has put sunshine over the best-performing August of the past nine years… and clouds over the slowest performing August.
<img src="/images/stories/sunnytimeonmarket.jpg">
Source: APM
There are four capitals currently in the doldrums – Melbourne, Brisbane, Adelaide and Perth.
And the last ray of sunshine was Canberra in August 2007.
Perth’s August 2006 – when houses were walking out the door in real quick time, within 28 days of listing – was by far the quickest August of any of the capitals over the past nine years.
Interestingly August 2003 was Sydney’s halcyon era, getting nowhere near it ever since.
Melbourne too had its best August in 2003, but in August 2010 its private treaty listings sold in pretty quick time.
</body></html>

Clouds over most capitals as property slow to sell: APM

<html><body>
The importance of storage space in houses and apartments was brought home following the sale of a portfolio of 11,000 storage units to a large institutional investor. 
Chicago-based institutional investment firm Heitman has jointly acquired a portfolio of self-storage units from Investec Bank for $101 million in one of the largest specialised portfolios to be sold this year. 
The US firm has bought the 11 assets spanning New South Wales, Queensland, Western Australia and Tasmania that form the Investec Property Opportunity Fund (IPOF) in partnership with Brisbane-based storage group National Storage. 
Heitman, which has an office in Melbourne, is looking to expand its investment in the Australian property market. 
The acquisition of the self-storage units forms part of a joint $187.5 million joint venture agreement between Heitman and National Storage comprising 20 properties and two businesses, the Australian Financial Review reported. 
Nine self-storage properties were acquired from an unlisted fund run by APN Funds Management. 
The 20 properties total around 100,000 square metres of storage space across 11,000 individual units. 
IPOF acquired the self-storage portfolio for $69.3 million in late 2008 from National Storage and APN National Storage Property Trust. 
IPOF upgraded and expanded seven of the 11 assets to increase their value and boost revenue generated by operator National Storage. 
Head of property investments at Investec Bank Graeme Katz says the sale of the portfolio and triggers a considerable capital return to investors. 
“The fund has realised a return of greater than 20% per annum and over 60% return on equity,” he says. 
Heitman acquired 19 storage facilities in New Jersey and Pennsylvania in a similar joint venture arrangement with with US REIT Sovran Self Storage in August this year.
</body></html>

US property group buys 11,000 Aussie self-storage units

<html><body>
Yesterday we noted that self-managed super funds often ignore residential property and put all of their money into commercial property. However, there are some significant benefits for SMSFs that are willing to buck the trend.
<a href="https://www.propertyobserver.com.au/residential/why-diy-super-funds-shouldn-t-snub-residential-property/2011092851730" target="_blank">Residential property can be an appropriate asset for SMSFs.</a> Here are 10 tips for investing in residential real estate. 
1. Buy your future retirement home through your SMSF
Under this strategy, your self-managed fund gears a house or apartment, receives a concessionally taxed rent, pays off the loan while you are still working, and finally transfers the property to you upon retirement. 
After your retirement, you can either: 
<ul>
<li>Take the property as a non-cash, lump-sum benefit. (Although CGT is payable on any capital profit, the tax rate is an effective 10% – provided the property was owned by the fund for at least 12 months.) </li>
</ul>
<ul>
<li>Buy the property from the fund for its market price. (No CGT is payable if the property is backing the payment of a superannuation pension. But you are personally liable for stamp duty on the purchase.) </li>
</ul>
Martin Murden, director of SMSF consulting for services provider to accountants Partners Group in Melbourne, suggests that you compare the CGT with the stamp duty – and take the cheaper option. 
2. Sidestep CGT on sale of a fund-owned property
Even if the property has multiplied in value during the fund’s ownership, it is still possible to legally sidestep CGT on its eventual sale by your fund. 
Provided the property is backing the payment of a superannuation pension, no CGT is payable by the fund. A popular strategy is to wait until the pension phase before selling a property. 
3. Expect lower yields, higher capital growth
Dean Kitchin, general manager of property with the Partners Group, emphasises that gross residential yields are typically between about 3% and 5% compared with, say, 6.5% to 7% for office or industrial property.
But Kitchin, a certified practising valuer, says that residential property historically produces higher long-term capital growth than office and industrial property. 
Kitchin has found that younger SMSF members are often willing to put up with lower yields in the expectation of long-term capital gains. By contrast, older members tend to seek higher yields. 
A key consideration here is whether a SMSF can comfortably meet interest payments for a geared residential property, given its circumstances – including the actual yield being received, loan-to-valuation ratio and level of member contributions. 
Sean Preece, managing director of residential property adviser and buyer’s agency Capital 360, believes that most SMSFs borrow 40% to 50% of a property’s value, making repayments less of a challenge. 
4. Gain comfort from low residential vacancy rates
Residential property with the rent set at market levels is most unlikely to remain vacant for long between tenants. 
It is obviously in a fund’s best interests to minimise the length of time between tenants – particularly if a property is geared and largely relies on rent to repay the loan. 
Kitchin says the residential vacancy rate in <city><place>Melbourne</place></city> is a very low 1%to 2.5%. (A vacancy rate of 3 per cent is generally regarded as suitable for a smooth changeover between tenants.) “We are seeing vacancy rates for commercial and office properties well in excess of 3%,” Kitchin adds. 
5. Beware of SMSF restrictions involving residential property
Self-managed funds are barred from acquiring residential real estate from related parties – who, of course, include fund members. 
And a SMSF is prohibited under the in-house asset rules in superannuation law from leasing or having investments with related parties involving assets that are worth more than 5% of the fund’s total market value. Business property – but not residential property – is among the few exceptions to the rule. 
This means that a fund with a valuable residential asset needs an exceptionally high total asset value in order to rent a residential property to a related party. 
6. Forget (in most cases) about owning a holiday house in your SMSF
Two problems immediately arise if you are thinking about holding your holiday house in your self-managed super fund: 
First, the sole purpose test – perhaps key provision in superannuation law – specifies that a super fund must be maintained for the sole purpose of providing retirement and death benefits. In practice, this means that a holiday house must stand up in its own right as an investment. 
Second, the in-house asset rules in superannuation law, as mentioned, stipulate that the market value of fund-owned asset leased to related parties (including members) must not exceed more than 5% of a fund’s total value. 
Michael Vrisakis, superannuation partner with national law firm Freehills, says a SMSF will not breach the sole purpose test by renting a fund-owned holiday home to its members at a commercial rent. However, he emphasises that a fund would need substantial assets not to breach the in-house asset rule. 
7. Watch for non-diversification trap
One of the biggest traps for SMSFs investing in residential property (or any other property for that matter) is to become overly dependent on the investment success of a single costly asset to provide retirement benefits. 
The reality is that a valuable residential property is likely to account for a large chunk of a SMSF’s assets. You should question whether this is a smart move given your fund’s circumstances.
Superannuation law does not prohibit a fund from owning only one asset. In fact, some funds are set up specifically to buy a property. 
However when preparing their compulsory investment strategy, fund trustees must consider diversification, investment risk, liquidity of investments and ability to pay member benefits. 
A costly residential property cannot always be readily sold at an acceptable price to pay member benefits. 
8. Calculate whether you are better off gearing in your name
High-income-earners in particular should calculate whether negatively gearing a property in their own names will produce superior after-tax returns over the long-term than gearing through a SMSF. 
Much will depend on the circumstances including the level of gearing, personal tax rates, extent of expected capital growth, and when the property is eventually sold. As discussed, if the property is sold when it is backing the payment of a superannuation pension, no CGT is payable. 
Keep in mind that any shortfall between the rent and deductible costs (mainly interest) is deductible against a personal investor’s other income. 
 
9. Question whether now is a smart time to buy 
Does the fall in national house prices over the past year create a buying opportunity or a warning to stay away?
Dean Kitchin of the Partners Group expects that the <city><place>Melbourne</place></city> market, for example, will produce “very modest growth” over the next three to five years. And he says there is a view that <city><place>Sydney</place></city> housing is better buying than <city><place>Melbourne</place></city> because it was hit harder with the GFC. 
Sean Preece of Capital 360 argues that buying opportunities are available in any market for astute investors. “It is really about finding the gold nuggets,” he says. 
“The residential property market is extremely inefficient; and opportunities present themselves in a range of ways,” Preece adds. “The obvious ones are non-local real estate agents trying to sell properties they don’t know about, divorce cases and distressed sales. 
10. Don’t ignore difference between a repair and an improvement
Following the release of a draft SMSF ruling last week, superannuation and property specialists report a jump in the number of self-managed funds interested in borrowing to invest in property 
With a few days of the draft ruling, buyers’ agent Capital 360 had nine inquiries from SMSFs about gearing residential property. And Dean Kitchin of the Partners Group says it is logical that the draft ruling will encourage more SMSFs to gear. 
<a href="https://www.propertyobserver.com.au/industry-news/smsf-renovation-tax-ruling-makes-property-investment-more-alluring/2011091451543" target="_blank">In the draft ruling, the ATO attempts to clarify its interpretation of the borrowing laws concerning the maintenance, renovation and alteration of geared assets in SMSFs.</a> 
Under superannuation law, a self-managed fund can drawdown on a non-recourse property loan to pay for the repair and maintenance a geared asset. But it is not allowed to drawdown on an existing loan to improve that asset.
The ATO gives a series of examples of what will be regarded as maintenance and improvements if the draft ruling is implemented. For instance, adding a bedroom, extending a kitchen or putting on another storey is regarded as an improvement.
Under superannuation law, a fund can only use a non-resource loan to buy a single asset. And the draft ruling gives examples of what actions may create a different asset. For instance, demolishing a geared house and replacing it with three strata units creates new assets, and is therefore unacceptable under its interpretation of the borrowing laws.
For more on property and self-managed super funds, download our e-book 16 questions self-managed super fund trustees should ask before investing in property.
</body></html>

Latest Investing Insights

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

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

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

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News