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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Price estimates given  before auction by Sydney estate agents are coming under increased pressure as stock levels accumulate in spring. But in Melbourne the price guides appear overly cautious, with sales typically exceeding the estimates.
Despite the healthier price guidance Melbourne’s clearance rate eased to 53% from 55% on the previous weekend. Sydney’s weekend clearance rate stood at 58% on the preliminary results, up from 54% the weekend before last. It was 57% on initial reports, so expect the a fall once unreported non-sales come in.
In Sydney’s lower north shore at Neutral Bay, a 1930s Thrupp Street unit listed with $790,000 plus hopes sold on the weekend for $780,000. Not a major gap, but an increasingly regular occurrence.
There was a $2.75 million vendor on an unsold Manly duplex listing. The 2003 North Steyne had been listed with $3 million hopes.
The top bid on an unsold Birchgrove weekend auction listing was $1.7 million. The Grove Street listing had $1.8 million plus hopes, given it made the most of its 150-square-metre block. The Victorian terrace spans four levels and has four bedrooms and two bathrooms.
Even the first-home price bracket appears without momentum on occasions. A two-bedroom Marrickville unit listed with $500,000-plus hopes was passed in at $501,000 through Callagher Estate Agents. It had last traded for $385,000 in 2004.
Ashfield achieved a better result, with a 113-square-metre Liverpool Road listing fetching $490,000 pre-auction having been listed with $400,000-plus hopes through Raine &amp; Horne Ashfield.
A Queens Park semi sold for $2.13 million having been listed with $1.9 million-plus hopes through GoodyerDonnelley.
And there was a pre-auction sale at Bondi Beach when $750,000 was paid for an Edward Street flat listed with $700,000 plus hopes by GoodyerDonnelley.
Some agents have adopted extremely cautious estimates including a Surry Hills terrace that came with a $675,000-plus forecast. The Commonwealth Street terrace, listed through BresicWhitney, had previously sold at $660,000 in 2007. It sold before auction at $780,000.
A similar study of published pre-auction estimates of Melbourne listings suggested a greater success rate, although a $270,000 vendor bid was placed at an auction of a Commercial Road, Footscray offering that had been listed with a $280,000 to $300,000 estimate.
And a three-bedroom, renovated Federation property in Fairfield sold at $940,000 – midrange of its $900,000 to $990,000 estimate through Nelson Alexander.
About $1.6 million had been tipped for renovated 1930s Nungerner Street Balwyn offering that passed in on a $1.45 million vendor bid. It had a $1.54 million reserve through Jellis Craig.
But most of the other surveyed listings went past the upper end of the price ranges.
A $410,000 to $450,000 estimate was given on a Royal Parade, Parkville apartment that fetched $481,000 through Nelson Alexander.
There was a $520,000 to $570,000 estimate on a Prahran flat in Red Tulip factory conversion that fetched $615,000 through Biggin &amp; Scott.
A Collingwood warehouse conversion listed with $775,000 to $825,000 hopes fetched $860,000 through Jellis Craig.
A five-bedroom weatherboard  Sandringham offering with $1.65 million-plus hopes fetched $1.75 million.
An Edwardian house on Dover Street Flemington listed with $580,000 to $630,000 hopes sold through the Thomson agency at $646,500.
A $540,000 to $580,000 estimate had been given on an Esdale Street Nunawading offering that sold at $620,000 through Noel Jones.
A $476,000 sale in Yarraville through Hocking Stuart had been estimated to sell at between $400,000 and $440,000. It’s an apartment in the former 1981 St Georges theatre building, which was converted about seven years ago.
Several fell short of pre-marketing hopes. There were $1.6-million-plus hopes for a Caulfield North listing through Jellis Craig. The Alma Road offering with a McSteen Tan architects design was passed in, with bidding falling short of its $1.6 million reserve.
There was a $1.6 million vendor bid when a Ferrars Place, South Melbourne listing went to auction, having been marketed by Kay &amp; Burton with $1.55 million to $1.7 million hopes.
There was a $5 million vendor bid on a <a href="https://www.propertyobserver.com.au/victoria/vendors-of-st-kilda-west-home-hope-%245-million-is-over-the-horizon/2011092251652" target="_blank">Beaconsfield Parade, St Kilda offering</a> that had been listed with a $5 million to $5.5 million expectation.
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jchancellor-FAypfDUnLy

Sydney's auction price estimates challengable, Melbourne's better than on the money

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Melbourne buyers seem in general to have lost interest in the million-dollar-plus housing market, according to Melbourne buyers’ agent Mal James.
“But it’s not as boring out there as you might think,” James says.
“Just as some new AFL coaches bobbed up, so have a few interesting homes, and you should revisit your contacts to see what new offerings are on the horizon.”
He suggests the websites are showing a few more homes in the top end than they have for a while.
‘This is due to the selling agents planning an extended campaign around the grand final while still trying to get the home done and dusted prior to the Melbourne Cup,” he says.
He says the market has five strong themes:
<ol start="1">
<li>Very low new stock levels for family homes</li>
</ol>
“Stock levels have been below average for months with not one $100 million auction weekend in late winter or early spring for bayside and the inner east and it seems this will continue until at least after the Melbourne Cup,” James says.
<ol start="2">
<li>Upper end has some strength.</li>
</ol>
“More than one $3 million a day offering has been sold in Melbourne during September,” James says.
“We are still down on last year in terms of activity, but last year was a bumper year. So far it has been pretty much a normal September at this price level in terms of activity and price.”
<ol start="3">
<li>
Lower end of the $1 million-plus plus market is getting weaker </li>
</ol>
James says more properties in the lower end of the $1 million-plus market are being passed in, they are staying on the market for longer and they are attracting fewer bidders.
<ol start="4">
<li>
Well priced A-grade homes are selling </li>
</ol>
However, he says poorly priced B-grade and C-grade homes don’t sell, unless they are discounted.
<ol start="5">
<li>
Bayside appears considerably weaker than inner east </li>
</ol>
James says the inner-east market of Toorak, Malvern and Hawthorn is performing far better in the $1 million to $2 million price range than the bayside suburbs of Brighton, Hampton and Sandringham.
Mal James is principal of<a href="https://www.jamesbuyeradvocates.com.au/" title="James Buyer Advocates" target="_blank"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.
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Very low new stock levels for Melbourne family homes: Mal James

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
January 2012 update: All three businesses and associated properties mentioned below remain up for sale, according to online business for sale listings.
An original colonial-style manor house and accompanying boutique hotel business in the Port of Strahan in Tasmania is up for sale and expected to sell at a significant discount to its valuation.
Franklin Manor is rich in colonial heritage and village charm. It was built in 1896 and is the original residence of the Strahan harbour master, Captain Edward T. Miles, who named it Moana.
Miles was sacked after attempting to secure a tender for construction of the harbour breakwater for his son, but later rose to the position of state minister for public works.
The property as well as the hotel business is being sold by John Blacklow from Knight Frank Tasmania. 
Blacklow tells Property Observer he expects the freehold property and business to sell for “well under” the $1,715,000 million government valuation. 
“We had a written offer for the property in 2007 for $2.3 million, so that shows you the capability,” he says. 
Franklin Manor is built on 9,652 square metres of land and was totally restored in 1989. 
It includes 14 suites, lounge, sitting room, function room, licensed restaurant, honour bar, underground wine cellar, separate managers’ residence and staff quarters known as “The Stables” (comprising four units). 
Strahan is on the northern end of Macquarie Harbour and has about 700 residents. 
It is one of the most visited tourist destinations in the state after Port Arthur and Cradle Mountain. 
Its key attractions are wilderness cruises down the Gordon River and the West Coast Wilderness steam railway, which links the tiny fishing village to Queenstown. 
“Ideally it would suit an owner-operator. It’s a good residence for families,” Blacklow says. 
The property and business have been on the market for just over two weeks and interest to date has come mainly from the eastern seaboard of the mainland. 
Franklin Manor is one of six tourist businesses up for sale in Strahan. 
Also up for sale is the 18-guest bedroom Gordon Gateway Motel freehold and business, with Hospitality Property Brokers Bowral marketing it for $1.98 million, and the Sharonlee Holiday Villas featuring 11 units being marketed by Best Properties La Trobe with an asking price of $1.3 million. 
Blacklow says the Strahan market has been slow for a couple of years in keeping with general trends in the overall Tasmanian market.
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lschlesinger-FZcF9M3vE6

Tasmanian trophy tourism offerings abound in slow market

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What's in store for the property market this spring?
It all depends on which geographical and price segment you're in and it depends on what happens to consumer sentiment as that seems to be driving people as to whether they buy or not. For those investors buying in the median-priced inner-city areas, nothing has really changed financially since late 2010/early 2011, but all that demand has been whittled away with general negative thoughts on the economy and has led to most investors sitting on the fence.
They all seem to be sitting on the fence waiting for something to happen one way or the other, and it's always easy to make no decision rather than a decision. As a buyers agency we struggled to buy property in Januar and February, as prices paid were way over the top. July was very quiet but August brought in a lot more cashed-up buyers and September seems the same. Nothing has changed in the buyers' minds, they just seemed more ready, and some of these buyers have saved $700,000 in cash or have been pre-approved to $1.5 million and are looking at buying a couple, so it's not that they're struggling financially.
Spring is often a good time for real estate, sellers are keen to put their properties on the market as the warm weather hits and buyers shrug off the winter blues. We all know the property market moves in cycles and after sitting on a cold fence for the winter I think we'll see more buyers think it's time to jump down and make the most of the reduced demand. No matter how you look at it, if you're a long-term investor this reduced demand has got to mean better buying opportunities. 
How to prepare a house for sale
 The best house doesn't necessarily get the top price, it's the best prepared house and the best selling campaign with the best agent that gets it. There's a reason why the TV shows and the best real estate agencies spend time and money renovating and styling homes - it's because it works. Simply restyling a home can make a 5% to 10% difference to the sale price and you don't necessarily have to spend that much money or have exceptional renovation skills to make those changes.
It's often the simplest and cheapest things that give it the biggest wow factor. If you want to sell your property for the highest possible price you need to identify and understand the demographic that's most likely to purchase it. You then need to highlight your properties most appealing features and fix any features that detracts from that image. 
The simplest and cheapest things to work on first are: paint, carpet, re-polish floors, change light fittings and power points, kitchen cupboard doors (if the carcass is solid), re-enamel/re-paint bath and tiles, replace taps, mow the lawn, put in some plants, paint the front door and garden fence. Be wary of replacing kitchens and bathrooms with a family home as it may not be to the taste of the buyer and they won't want to pay to replace it if they think they've already paid for a new one in the purchase price. If you're selling an investment property it's a great thing to do as long as you stick to neutral palettes. 
Simple styling tips start from a major de-clutter as most people have too much 'stuff'. Depersonalise it by removing 99% of the family pictures and ornaments. Buyers need to see that it could be their home but you still need to show that it is a home rather than a bland project home. Unless you're a part-time interior designer, you may as well leave it to the professionals and bring in their professional items - it often only costs a few thousand dollars. Consider moving before the campaign and defintely don't be around for open inspections. Buyers spot you a mile off, it puts them off, makes them feel uncomfortable and they will move on to the next house. 
Picking the right agent is just as important as styling and renovating your property. The lowest commission might well get the lowest price so choose your agent on skills and personality, not on price.
You can't sell a secret, so spend some money on letting people know you property is for sale and what benefit it may offer. When it comes to the day of auction, the auctioneer is the one that will make you smile or make you cry and so as much due diligence needs to be put into them as choosing the agent. A good auctioneer can get the auction off to a competitive start and a few extra bids at the end can add tens of thousands to your sale price.
Chris Gray is CEO of <a target="_blank" href="https://www.yourempire.com.au/">E</a><a target="_blank" title="Empire Property Portfolios" href="https://www.yourempire.com.au/">mpire Property Portfolios</a> and a regular TV commentator. 
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chrisgray-pn7di3ceFk

Spring motivates undecided buyers to get off the fence

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With so many contradictions in the media about the state of the property market, it can be confusing to filter facts from fears. One day the market is close to collapse. Another day it is flat but showing some positive signs of recovery. New data and statistics are being released every week, and experts scramble to interpret what they mean. Which information is accurate and how much should you rely on it?
What do I think? Long run property capital gains are likely to be 4% to 5% per annum going forward (in line with wage growth) not 8+%. However, I don't expect 40% drop in prices as some doomsayers suggest. Rental yields should be higher going forward than over the last five years due to continued undersupply of housing in NSW. And interest rates are lower now and likely to remain so for some time to come, making carry cost cheaper for investors.
Unaffordability is a problem for many first-time home buyers. However, the undersupply of housing and significant store wealth and foreign wealth will support middle-class and established suburbs.
Finally, the recent news of the axing of stamp duty exemptions for first time home buyers in NSW for second-hand property may lead to a blip in first-home owner activity this spring but then will lower demand from this segment due to unaffordability. With leverage, property investment returns can still be quite rewarding.
It is of course always wise to do your own homework prior to making major life decisions (property-related or otherwise). However, if you are feeling more confused than ever as to whether you should buy or sell real estate this spring, forget for just a moment about what you have read here or in the media and just focus on answering the following three questions to help you make the right decisions:
1.            Are you making a real estate decision based on the market or on your life?
Property investors are typically opportunistic buyers, whereas owner-occupiers usually buy properties based on their lifestyle needs, such as an expanding or downsizing family. If you are hesitant to make a real estate decision, ask yourself what is holding you back from buying or selling? Are you trying to make your decision based on timing the market (which you have no control over) or based on your life and needs?
If you are an investor, perhaps you are making a calculated decision purely based on the market. However, if your life circumstances demand that you make a buying or selling decision this spring, then make the most of whatever market conditions you are faced with. If you are selling one home to buy a larger one, maybe it is a good time to buy when the upper-end market is still weaker. Whatever shortfall may result in selling your property in a flat market, if you buy in the same market, you will more than make up for it on the purchase end. What you want to avoid is selling your property now and buying only later when the maker is stronger already.
2.            How will you know when the market has hit the bottom?
The reality is that no one can ever accurately predict when the property market has or will hit the bottom. The only way to know for sure is to look at the data retrospectively, once the market has already made an upward trajectory and then it will be too late. It would be a waste of time and energy to sit on the sidelines to try to pinpoint a particular turn. Chances are you may be wrong with your calculations and would have by then missed out on some good opportunities in the marketplace. If you believe that the property market is most likely to go up in the medium term, focus on buying right and negotiating well, rather than on picking the bottom.
3.            What are you in control of?
It is important to understand and differentiate between factors which you are in control of and those which you are not. You are not in control of the global economy or how the EU and USA are performing; and you are not in control of interest rates which are set by the RBA. You are also not in control of the quantity or quality of property stock on the market. However, this does not mean that you cannot be in the driver’s seat when it comes to buying or selling a property.
If you are selling a property, you are always in control of the agent you appoint, the method of sale, the timing for the listing, the marketing budget, etc. Likewise, if you are buying a property, you are in control of picking a solid property (that is not going to underperform), understanding its value, how much you are willing to pay and when you submit the offer or bid at auction.
Keep things in perspective and don’t be paralysed by the things you cannot control. Focus on maximising the outcome of the things which you can control. This means that regardless of whether you are buying or selling a property this spring, you should demand more and negotiate smarter.
Oliver Stier is the director of <a target="_blank" title="OH Property Group" href="https://www.ohpropertygroup.com/">OH Property Group</a>, a Sydney-based buyers agency. In addition to being a licensed real estate agent, Oliver also holds the Chartered Financial Analyst (CFA) designation. You can follow Oliver on Twitter at <a href="https://www.twitter.com/ohproperty">www.twitter.com/ohproperty</a>
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oliverstier-Cu9aF99VRm

Spring property market: Fears, facts and focus

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Rental payments will have a greater weight in the calculation of inflation from the third quarter of 2011, while the weighting of mortgage fees has been reduced, the ABS has said. 
Besides rents, household services, health services and education will also get a greater weighting in CPI calculations. 
“The increase in the CPI weight[ing of rent] was driven by increases in the size and quality of dwellings being rented, and a slight increase in the proportion of people renting,” says CBA economist James McIntyre.
“Larger homes equal more rent, and as more housing is ‘consumed’, the weight in the consumption basket has increased.
“Low rental vacancy rates in major capital cities, and weak building activity in response to recent increases in interest rates, are likely to see elevated rental increases over the next few years.
“The larger CPI weight will compound the challenge this trend pose for the RBA in achieving its inflation target,” he says.
Not so, say ANZ economists Katie Deans and Riki Polygenis, who expect the new weights will have limited impact on ANZ’s or the RBA’s inflation forecasts.
“On balance, the composition of items increasing/decreasing in weight may lead to some minor upward bias to both headline and underlying inflation.  But our preliminary estimate is that this impact will be less than 0.1% per annum,” they say.
The weightings of fuel, furniture and financial services have all been reduced.
“Households have responded to rises in petrol prices over the years by consuming relatively less petrol.  The weight for automotive fuel fell by 0.13 points.  But at 3.6% of the CPI basket automotive fuel remains a major influence,” McIntyre says.
The largest decline in CPI weight occurred in the insurance and financial services sector.
“Most of this fall was due to the removal of the indirect charges for deposit and loan facilities, which was a volatile and somewhat unpredictable element of the CPI,” says McIntyre.
The reduced weighting of loan fees will be welcomed by Westpac, which claimed following the release of June quarter data that inflation figures had been “heavily influenced by another questionable upside surprise on the heavily weighted deposit and loan facilities sub-component”.
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New inflation calculation will weight rents more heavily

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The latest data for August puts Sydney's median house price at $675,000, which is up 2.5% for the year, or 1.1% for the quarter and 0.07% for the month of August.
Sydney has the strongest August result of the capital cities, according to John Edwards at Residex.
The Australian median house price was at $430,500, which was down 1.1% for the month.
Sydney's annual growth also led the nation, with Brisbane's 6.7% annual fall the worst capital city result.
And Sydney's strength is quite reflective of the cycle's, as its 10-year price gain reflects a 6.06% annual growth, the weakest of all the capitals and below the 8.6% average annual national growth over the decade.
Edwards has Tasmania has his standout capital city of the decade with 10.9% annual growth.
John Edwards maintains Sydney’s housing shortage has saved its bacon.
He suggests the downturn in migration to Australia had not assisted price stability or growth in many capital cities.
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Sydney house prices up 2.5% for the year: Residex

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Sydney has 14 suburbs with median prices of $2 million or more, according to Australian Property Monitors.
Point Piper tops the list with its $9.9 million median price.
Dr Andrew Wilson, the senior economist at APM , describes prestige housing market as generally having been quiet in the past four years since rising interest rates and the global financial crisis flattened demand from aspirational buyers.
He notes Sydney had 121 suburbs with median house prices of more than $1 million in the six months to July.
"This was one more than the number recorded in the previous six months.
"The number of property sales in suburbs with a $1 million median house price was also up, from 3,950 in the six months ending in January to 3953 recorded in the six months to July," Wilson says.
Some 15% of all sales recorded in Sydney in the six months to July were for properties in $1 million-plus median suburbs, compared with 7% in Melbourne.
The latest Australian Property Monitors data has the July quarter Sydney median house price at $639,484 – 16% and approaching $100,000 more expensive than Melbourne's $551,006.
"Sydney prices have also streaked ahead of Perth's. At the start of 2007, Perth's median was $530,000 – almost the same as Sydney's,” Wilson says.
"Perth's median remains $530,000, while Sydney's has risen 20% since then.”
The disparity between Sydney and the other capitals is even more pronounced, according to the APM data.
Brisbane's and Adelaide's median house price sits at $440,667 and $437,002 respectively, which is nearly $200,000 or 45% less expensive than Sydney's.
Wilson suggests another important point of difference is that despite being the most expensive, Sydney's market was also the most resilient.
"The 0.6% drop over the year to July is the best result of all the major capitals, with only volatile Darwin showing any growth (3.8 %)," he notes.
<table border="0" cellspacing="0" cellpadding="0" width="276"><tbody>
<tr>
<td width="132" valign="bottom">
Suburb
</td>
<td width="64" valign="bottom">
Postcode
</td>
<td width="80" valign="bottom">
Median Price
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Point Piper
</td>
<td width="64" nowrap valign="bottom">
2027
</td>
<td width="80" nowrap valign="bottom">
$9,925,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Bellevue Hill
</td>
<td width="64" nowrap valign="bottom">
2023
</td>
<td width="80" nowrap valign="bottom">
$3,340,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Darling Point
</td>
<td width="64" nowrap valign="bottom">
2027
</td>
<td width="80" nowrap valign="bottom">
$3,325,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Vaucluse
</td>
<td width="64" nowrap valign="bottom">
2030
</td>
<td width="80" nowrap valign="bottom">
$3,225,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Double Bay
</td>
<td width="64" nowrap valign="bottom">
2028
</td>
<td width="80" nowrap valign="bottom">
$3,025,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Dover Heights
</td>
<td width="64" nowrap valign="bottom">
2030
</td>
<td width="80" nowrap valign="bottom">
$2,465,500
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Henley
</td>
<td width="64" nowrap valign="bottom">
2111
</td>
<td width="80" nowrap valign="bottom">
$2,375,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Longueville
</td>
<td width="64" nowrap valign="bottom">
2066
</td>
<td width="80" nowrap valign="bottom">
$2,350,500
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Mosman
</td>
<td width="64" nowrap valign="bottom">
2088
</td>
<td width="80" nowrap valign="bottom">
$2,250,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Palm Beach
</td>
<td width="64" nowrap valign="bottom">
2108
</td>
<td width="80" nowrap valign="bottom">
$2,200,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Kangaroo Point
</td>
<td width="64" nowrap valign="bottom">
2224
</td>
<td width="80" nowrap valign="bottom">
$2,170,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Clontarf
</td>
<td width="64" nowrap valign="bottom">
2093
</td>
<td width="80" nowrap valign="bottom">
$2,145,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Tamarama
</td>
<td width="64" nowrap valign="bottom">
2026
</td>
<td width="80" nowrap valign="bottom">
$2,075,000
</td>
</tr>
<tr>
<td width="132" nowrap valign="bottom">
Woollahra
</td>
<td width="64" nowrap valign="bottom">
2025
</td>
<td width="80" nowrap valign="bottom">
$2,000,001
</td>
</tr>
</tbody></table>
</body></html>

Sydney now has 14 super-prestige suburbs and 121 above the $1 million median

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RBA assistant governor Philip Lowe’s speech on household saving and spending highlighted tough times ahead for retailers, according to Katie Dean, head of Australian economics at ANZ Research.
Dean notes comments by Lowe indicating that two macro trends – “higher household savings and increased spending on services” – are likely to persist. 
“In other words, challenging times for the retail sector will persist,” she says. 
And she expects retailers to struggle even if the RBA cuts interest rates, “given the RBA attributes a good portion of the recent rise in household savings to heightened uncertainty amongst households”. 
“Indeed, as the deputy governor confirms, ‘The increased household saving is … a positive development from a national risk-management perspective. Households are using some of their income growth to build up bigger financial buffers, and this should hold them in good stead in the uncertain world in which we live.’” 
According to Dean, Lowe’s speech also provides some perspectives on how and why Australian household savings and spending patterns are changing. 
“Briefly, the data suggest the rise in household savings reflects three drivers:
 
<ul>
<li>higher housing prices and debt levels, with household savings rising more sharply for younger households and households that are either renting or have a mortgage;</li>
<li>the desire to rebuild wealth after the global financial crisis, with the rise in savings also highest amongst households that had relatively high levels of financial assets before the financial turmoil; and</li>
<li>higher uncertainty amongst households, with the rise in savings more.</li>
</ul>
 “With all three drivers continuing (and perhaps worsening again) currently, there is therefore little reason to expect current household savings patterns to reverse.”
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Clouds won't part for retail anytime soon: ANZ

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Despite house buying sentiment tracking above levels last seen in 2002, the market will remain soft in spring due to unemployment concerns, according to Westpac economic and Red Book author Matthew Hassan. 
Hassan noted the 15.5% jump in the bank’s “time to buy” index in September – a component of its consumer sentiment survey – taking the index to its highest level since September 2009. 
“Somewhat incredibly the September reading is also the highest reading since March 2002 (excluding the 2008-09 period when mortgage rates were sub- 6% and generous first home buyer incentives were being rolled out),” he says.
“While this is positive heading into the spring selling season, we caution that it does not guarantee an upturn. 
“The index often says more about affordability than market prospects; that is, the September rise may have more to do with softer prices and shifting rate views. 
“A similar series for the US did not capture the extent of the slump there and has shown strong buyer sentiment since February 2009. US housing has yet to recover.”
 <img src="/images/stories/redbooksept22.gif">
To form a more accurate picture in Australia, Hassan says the index should be used in conjunction with unemployment expectations. 
According to the September Westpac–Melbourne Institute Consumer Sentiment Survey, unemployment expectations rose 8.5% in September following on from a 2% gain in August, suggesting households are observing a softer jobs market and are becoming increasingly insecure in their jobs. 
Taken together, Hassan says these indicators point to a net softening in demand conditions rather than a pick-up. 
This is despite fewer consumers now likely to be expecting an interest rate rise over the coming months. 
Westpac did not question consumers in September on their mortgage rate expectations  (in August, 73% of consumers said they expected mortgage rates to rise in the next 12 months with 29% picking an increase of over 1%) but Hassan says it would be reasonable to assume “considerably fewer respondents would now expect higher rates over the year ahead”. 
Despite this, consumers remain risk averse, with Westpac forecasting a continuation of the high levels of household savings that have been a feature of the last few years. 
The bank forecasts the savings ratio to stay in the current range of 10.5% to 11.7% of national over the next 12 months.
</body></html>

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