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

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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The best-looking property could actually represent the worst real estate investment you've ever made.
Remember that commercial real estate investing is all about the deal, the terms and the return on investment. Here are some tips for successful commercial real estate investing.
TIP #1: Be an investor and not merely of an accumulator of commercial properties.
The reason you make investments is to produce an income or a profit. So if you buy a property that produces little or no profit, you basically just acquired a property (instead of making an investment).
TIP #2: Understand that every commercial property has a lifetime.
One of the biggest mistakes you can make as an investor is to ignore the fact that over time, you will need to spend money on the upkeep of the building. The building may need a new roof or the electrical system may need to be updated.
Every building goes through these phases, some more so than others. Therefore, make sure you have a long-term plan to handle such repairs.
TIP #3: Focus on one commercial investment type at a time.
Especially when you're first starting out, you should focus on one type of investment: offices, shops, warehouses, or whatever.
Each deal needs and deserves your undivided attention. It's better to be master of one than average over many. And who wants average-performing properties anyway?
TIP #4: Get a mentor so you can learn from his or her mistakes.
Mentors can save you from making costly mistakes; identify when you've missed due diligence items; and connect you with resources that you otherwise wouldn't have immediate access to.
TIP #5: Determine whether you and your assets are adequately protected.
Unfortunately, lawsuits can occur, therefore, you need to do everything you can to protect yourself. So ask yourself the following questions:
How is your property protected?
What do you have at stake, if you lose a lawsuit?
Is your personal property (for example, your home) protected?
Are your other investments totally separate from each other so that one lawsuit doesn't affect the other investments?
Don't try to guess, when it comes to the answers to these questions. Talk to a lawyer to ensure that you're protected if you were ever to be sued.
BONUS TIP: In a partnership or syndicate, finance the deal using a non-recourse loan.
Non-recourse means that you aren't personally guaranteeing the loan. This gives you two distinct advantages: it allows you to be taken off the loan if the partnership goes sour. And, if the property were to fail, it won't be tied to you personally.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" title="Chris Lang's blog" target="_blank">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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chrislang-EQKojcgJPV

Six tips for smart commercial investing

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Commercial investors with a taste for something medieval may be interested in the listing of Sunshine Castle, a replica Norman-era fortress in Bli Bli on Queensland’s Sunshine coast.
<img src="/images/stories/castle2.jpg">
Standing on half a hectare of land, the 1,500-square-metre castle might not have played host to royalty or be steeped in centuries of tradition – it was built by a Scottish expat in 1972 – but it does includes moat, turrets, towers and a drawbridge.
The castle functions as a tourist attraction and function venue and includes a great hall used for “king’s feasting nights” as well being available for hire for weddings and other functions, seating up to 200 guests. It also the setting for regular jousting contests.
<img src="/images/stories/castle3.jpg">
Other features include a castle courtyard, chapel, toy and doll museum, fairytale dioramas, model train railway and a 24-metre high lookout tower.
Originally built to exhibit a collection of dolls, the Sunshine Castle also incorporates a fully licensed cafe.
It is an hour and a half north of Brisbane, 20 minutes to Noosa and only 10 minutes from Maroochydore
The castle is being marketed by Paul Freney from Engel &amp; Volkers Mooloolaba on behalf of a German investor with hopes of between $3 million and $4 million.
Freney says the castle could suit “an international purchaser with immigration in mind, a savvy investor with vision, or a local with a love for this extraordinary icon”.
He says it also has potential as a movie set.
<img src="/images/stories/castle4.jpg">
It continues to operate as a going concern bringing in income of about $100,000 a year.
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lschlesinger-FZcF9M3vE6

Queensland property offers chance to be king of the 1970s castle

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At 6pm last Saturday, the James Clearance Rate for million-dollar-plus properties was 65% on the 26 auctions we attended. This was a solid result on low numbers. At these stock levels we have moved our market indicator back to balanced, however prices are continuing to ease on a number of lesser-quality homes.
Bidderman, our demand indicator, was 2.2 bidders per auction, and although this was inflated by a huge volcano at 29 Rose Street, Armadale (nine bidders) there were two or more bidders at 50% of the auctions we attended. That figure is more indicative of stock shortages than of surging demand.
The demand hasn’t suddenly appeared, it was always there (at the right price on the right home). The current market is all about the increasing shortage of new family home stock right now and in the foreseeable future.
The market has moved from an overall nothing winter market to a two-speed low-stock spring one and during this transition it has dropped in price (with a few exceptions) – courtesy of the share market malaise. If you have an A-grade home and you are priced to market then you are selling strongly and even slightly better than a month ago.  On the other hand, if you have a home that has issues with position, land content or floor plan, then your end sale result is continuing to ease and doesn’t look like getting any better this side of Christmas.
It’s not really good news for buyers as the early spring (before Melbourne Cup) market is going to be one of the leanest for million-dollar-plus transactions in many a long year.
Let’s look at some of our data. We talk often about 100 (in number) million-dollar-plus weekend auctions being a solid benchmark for the inner east and bayside. As we move into spring, when you would expect several weekends to be above that number, we are not seeing any 100+ weekends, let alone Super Saturdays (over, say, 150). Instead we are looking at around 60 this weekend, 80+ next weekend for the first week of footy finals, and 70+ the next. Preliminary final day, at first plance, is looking OK but is not quite a hoped-for or expected Super Saturday.
After that there will be only three weeks between the grand final and the Melbourne Cup, which is throwing a googly at the traditional four-week campaign (you can’t have one), thus delaying more would-be vendors going to market.
And finally this leaves about six weeks after the Melbourne Cup for much of the spring market to get on, get bought and get in/out before Christmas – not a lot of time.
As we said, not all great news for buyers. For those without professional help we are suggesting hard work instead of patience as the solution to managing the stock shortage especially if you “need” to be in a family home before Christmas.
But while the market is weaker on many homes generally, it’s not weaker on good family “trade up” homes. These homes are far removed from the newspaper doom and gloom headlines, and we expect this will continue until more quality stock comes on; hopefully easing prices on these homes and also improving buyer choice. Trading up is a good idea if you can find the one you want and are then able to beat off the hordes of similar thinkers.
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.</body></html>

maljames-vHwm28JUAa

A-grade homes will find buyers, but less-than-perfect offerings will struggle in spring

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The Hideaway Resorts portfolio, consisting of the Cyclone-ravaged Dunk Island and Bedarra Island resorts on the Great Barrier Reef, has been listed for sale.
Bids are due on the Far North Queensland freehold offering through CBRE Hotels agents Wayne Bunz, Tom Gibson and Paul Nyholt by October 20 at 4pm.
Bunz says the campaign presents an opportunity to buy what had been some of the most exclusive island resorts in the region prior to Cyclone Yasi.
The resorts have been closed since the February cyclone.
Dunk Island Resort (pictured) occupies 150 hectares, the largest in what is known as the “Family Group of Islands”.
Bedarra Island is four kilometres to the south of Dunk Island, the second largest in the “Family Group of Islands” and incorporates the Bedarra Island Resort on 44.96 hectares and Bedarra Hideaway on 34.88 hectares.
Bedarra was famous for its complimentary bottles of French champagne at the open bar. Actor Toni Collette said it was the sexiest place she had ever visited.  Melbourne-based Hideaway Resorts acquired the Beddara Island from Voyages in 2009 for $21.5 million, according to RP Data. Dunk cost $20.5 million. 
The properties have been listed by the philanthropic businessman John McCall MacBain. McCall MacBain founded Trader Classified Media, a major classified advertising enterprise, which was sold in 2006.
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jchancellor-FAypfDUnLy

Not-so-perfect islands for sale in FNQ

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Property remains the NSW government’s remarkable revenue raiser despite the small bone the O’Farrell government has thrown the ailing residential development industry by way of its new home stamp duty incentive for first-home buyers.
This financial year the government will get $6.13 billion in property tax revenue. The longstanding $7,000 First Home Owner grant will continue to be available for all eligible first-home buyers. The total transfer duty exemption for eligible recipients – first-home buyers and others – is forecast as costing $803 million.
Meanwhile, existing NSW property investors could find 2012 a tricky year to exit the market, given the government’s decision to throw its weight behind new homes and units when it comes to stamp duties incentives.
The decision pulls the rug from underneath the sub-$600,000 established house and unit market, especially in the inner- and middle-ring suburbs.
The government saving is money that had previously underpinned the now-finely turned, and isolated, established housing market.
The change takes effect on January 1, 2012, so expect many erratic market distortions from today onwards as first-home buyers scramble to get the full $24,000 concession over the next few months.
Steering first-home buyers to spend their supposed entitlement to stamp duty concessions on newly built homes has merit, but don’t expect to see any stampede by the Y generation to new homes in the sticks or further afield.
The greatest impact will potentially be on demand in the inner-ring suburbs, where there are few new homes. The unit market pricing structure won’t be as affected, since new unit construction will take place in most suburbs across Sydney.
Angus Raine, the Raine &amp; Horne boss, has slammed the state government's decision to cut the stamp duty exemption for first-home buyers purchasing existing homes in NSW, suggesting it will put even more pressure on overworked infrastructure in outer-Sydney suburbs.
"This is not going to help young people jump off the rental market treadmill and into their own homes," says Raine.
Stamp duty revenues hit $3.902 billion in the last financial year, which was above the $3.739 billion in the prior financial year, but below the envisaged $4.049 billion estimate.
Reflecting 7.3% annual growth, stamp duty revenues are expected to jump to $4.271 billion in the current financial year, then $4.723 billion and then $5.167 billion in 2014-2015.
Land tax revenues are tipped to rise by 6.9% annually over the forward period. Land tax revenues hit $2.289 billion in the past financial year, which was just below the $2.296 billion in the previous financial year, and below the envisaged $3.282 billion estimate.
Land tax revenues are expected to jump to $2.482 billion in the current financial year, then $2.643 billion then $2.813 billion and then $2.987 billion in 2014-2015.
The revised First Home Plus and First Home Plus One schemes will provide a full transfer duty exemption for eligible first home buyers purchasing a newly built home costing up to $500,000 and partial transfer duty exemptions for homes costing between $500,000 and $600,000.
NSW Treasurer Mike Baird expects restricting the schemes to newly built homes will enhance incentives for new home construction.
“Over time, an expanded supply of homes will help to improve housing affordability for all home buyers,” Baird says.
In the past year 32,600 first-home buyers secured concessions totalling $587 million.
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Stamp duty concessions just a small bone given revenue take

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The Reserve Bank is unlikely to change interest rates while anxiety and uncertainty remains in global financial markets, RBA governor Glenn Stevens has suggested.
Stevens expects that global anxieties are not only having an impact on consumer spending behaviour but could help ease current inflationary pressures.
In a speech made today in Perth titled “Still Interesting Times”, he also stressed that people should not jump to conclusions about the current sovereign debt issues in Europe being comparable with the 2008 GFC.
Stevens says during periods of “sudden increases in anxiety within international financial markets are moments when, if at all possible, it is good to be in a position to be able to maintain steady settings”.
“In the recent few meetings, the board has judged it prudent to sit still, even though we saw data on prices that were, on their face, concerning. To be in that position of course requires timely decisions to have been made in earlier periods.”
Looking ahead at future cash rate decision, Stevens says the task for the board would be to assess what bearing recent information and international and local events will have on the medium-term outlook for demand and inflation.
Stevens says the current environment presents “no shortage of challenges” though he stresses that it should not be assumed that it is necessarily the GFC crisis of 2008 all over again.
“It is reasonable to conclude, at this point, that the outlook for global growth is not as strong as it looked three months ago. Forecasters are generally revising down global growth estimates for 2011 and 2012, mainly as a result of weaker outcomes for the major countries,” he says.
Inflation remains a concern, with Stevens highlighting that while growth seems to be weaker than expected at the end of last year, underlying inflation seems to be higher.
“A key question is whether that is just the vagaries of statistical noise and lags, or whether it is telling us that the combinations of growth and inflation available to us in the short term are less attractive than they seemed a few years ago. If the latter, the spotlight will come back on to supply-side issues.”
Stevens addresses the question of its inflation targets, which have guided the bank in the past on adjusting inflation rates in less globally volatile times.
“Sometimes people ask whether a higher target for inflation might not be better, particularly when inflation is looking like it will rise and the bank is running a setting of monetary policy designed to resist that.
“The answer ultimately hinges on how prepared we would be to accept the things that would go with higher inflation. Higher average interest rates would be among them – there is no reason that savers, any more than wage earners, would be prepared simply to accept an erosion of their financial position.”
Furthermore, he says whatever structural challenges the economy faces will still have to be faced at higher inflation rates.
“Higher inflation wouldn't make those issues go away, nor make them any easier to cope with (as we know from our own history when inflation was high and structural change still had to occur). We would simply waste more real resources as everyone sought to protect themselves from the higher inflation.”
Stevens points out that credit growth has slowed a bit further and asset prices have tended to decline.
“These factors, along with ongoing evidence that underlying inflation had turned up, were incorporated in the bank's outlook as published early last month,” he says.
Explaining the 2% to 3% inflation target setting, Stevens says the bank has “a fair bit of history now” dating back to the early 1990s and he acknowledges the work of former RBA governor Ian Macfarlane in determining the current monetary policy framework.
“We arrived at this framework after a long search – the ‘search for stability' set out in detail by Ian Macfarlane in his ABC Boyer Lectures in 2006,” Stevens says.
At a time when statements made by the RBA are being heavily scrutinised (the Australian Financial Review runs line-by-line analysis in its editions), Stevens acknowledges this scrutiny and details the research the bank puts into place in putting its monetary policy framework into place.
“The bank carries out a great deal of detailed statistical work, tracking several thousand individual data series. It conducts extensive liaison with businesses and other organisations, usually speaking in detail to as many as 100 contacts each month. It produces voluminous published analysis of these data,” he says.
Stevens stresses the unprecedented set of complex forces facing the Australian economy.
“There is an epochal change occurring, and Australians are also feeling that. It is overwhelmingly positive for us in net terms, even if our tendency to dwell on the downside is more prominently on display at present.
“The future is uncertain.”
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Rates unlikely to change while global uncertainty remains: RBA's Glenn Stevens

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House prices in Brisbane, Melbourne and Darwin could fall by as much as 15%  from their recent peak by the end of 2012 even if interest rates stay unchanged, according to property analyst SQM’s Louis Christopher.
Only Sydney and Canberra will escape the plunge, Christopher says.
Battered buyer confidence, the four interest rate rises in 2010 and a reluctance to take on more debt would force the house price falls.
“We are well on the way to these type of declines,” Christopher says.
“We have over 377,000 properties on the market … there’s a lot of stock on the market coming into this spring, and we’re not expecting buyer demand to pick up at all,” he says.
SQM Research’s first national outlook report, entitled Christopher’s Housing Boom and Bust Report, details that Perth was likely to record the largest drop in house prices and Canberra the least.
He suggests Sydney property prices are expected to do relatively better than prices in other cities.
“But for Brisbane, Perth, Melbourne and Darwin, the losses are mounting, having come off recent strong runs.
“In 2012 if there is a 25 basis point cut in official cash rates, prices would likely bottom out and even post modest gains in some cities, as the property downturn eases and confidence begins to return to the market.
“However if rates are left on hold, house prices are likely to keep falling well into 2012 with no market bottom until at least the middle of the year,” Christopher says.
“If rates we to rise by just 25 points, either this year or next, house price declines would accelerate throughout the course of the year.
“Our base case scenario is that interest rates are unlikely to change in the immediate future.
“If interest rates do remain unchanged through to June 2012, then the accumulated peak-to-trough declines for most Australian capital cities will reach double digits by the end of that calendar year.
“It’s clear to us that this current housing downturn is starting to build some momentum, which is going to be very difficult to stop without some kind of stimulus from either the RBA or the federal government,” Christopher says.
<table cellpadding="0" cellspacing="0" border="0" style="width: 470px;"><tbody>
<tr>
<td valign="top" colspan="7" width="529">
Median House Price  Forecasts
</td>
</tr>
<tr>
<td valign="top" width="74">
City
</td>
<td valign="top" width="76">
% change from Peak  to June 2011
</td>
<td valign="top" width="76">
2011F*
</td>
<td valign="top" width="76">
2012F no change in cash rate scenario (base case)
</td>
<td valign="top" width="76">
2012F 25 bp rate cut scenario 
</td>
<td valign="top" width="76">
2012F 25bp rate hike scenario
</td>
<td valign="top" width="76">
Accumulated change. Peak to end 2012. No rate change (base case)
</td>
</tr>
<tr>
<td valign="top" width="74">
Perth
</td>
<td valign="top" width="76">
-4.3% (Mar 2010)
</td>
<td valign="top" width="76">
-5% to -7%
</td>
<td valign="top" width="76">
-2 to -4%
</td>
<td valign="top" width="76">
4% to 0%
</td>
<td valign="top" width="76">
-5% to -8%
</td>
<td valign="top" width="76">
-10% to -14%
</td>
</tr>
<tr>
<td valign="top" width="74">
Brisbane
</td>
<td valign="top" width="76">
-3.6% (June 2010)
</td>
<td valign="top" width="76">
-4% to 6%
</td>
<td valign="top" width="76">
-4% to -7%
</td>
<td valign="top" width="76">
+3% to -2%
</td>
<td valign="top" width="76">
-5% to -7%
</td>
<td valign="top" width="76">
-10% to -15%
</td>
</tr>
<tr>
<td valign="top" width="74">
Darwin
</td>
<td valign="top" width="76">
-3.1% (Dec 2010)
</td>
<td valign="top" width="76">
-5% to -8%
</td>
<td valign="top" width="76">
-4% to 7%
</td>
<td valign="top" width="76">
+3% to -2%
</td>
<td valign="top" width="76">
-5% to -9%
</td>
<td valign="top" width="76">
-9% to -15%
</td>
</tr>
<tr>
<td valign="top" width="74">
Melbourne
</td>
<td valign="top" width="76">
-2.0% (June 2010)
</td>
<td valign="top" width="76">
-5% to -7%
</td>
<td valign="top" width="76">
-5% to -7%
</td>
<td valign="top" width="76">
+2% to -2%
</td>
<td valign="top" width="76">
-5% to -9%
</td>
<td valign="top" width="76">
-11% to -15%
</td>
</tr>
<tr>
<td valign="top" width="74">
Sydney
</td>
<td valign="top" width="76">
-0.6% (June 2010)
</td>
<td valign="top" width="76">
0% to -4%
</td>
<td valign="top" width="76">
+4% to +0%
</td>
<td valign="top" width="76">
+7% to +2%
</td>
<td valign="top" width="76">
-3% to -5%
</td>
<td valign="top" width="76">
+3% to -3%
</td>
</tr>
<tr>
<td valign="top" width="74">
Adelaide
</td>
<td valign="top" width="76">
-2.4% (Dec 2010)
</td>
<td valign="top" width="76">
-4% to -6%
</td>
<td valign="top" width="76">
-4%-6%
</td>
<td valign="top" width="76">
+5% to 0%
</td>
<td valign="top" width="76">
-4% to -8%
</td>
<td valign="top" width="76">
-8% to -12%
</td>
</tr>
<tr>
<td valign="top" width="74">
Hobart
</td>
<td valign="top" width="76">
-0.7% (Dec 2010)
</td>
<td valign="top" width="76">
-2% to -4.5%
</td>
<td valign="top" width="76">
-2% to -4%
</td>
<td valign="top" width="76">
+5% to +2%
</td>
<td valign="top" width="76">
-4% to -7%
</td>
<td valign="top" width="76">
-4% to -8%
</td>
</tr>
<tr>
<td valign="top" width="74">
Canberra
</td>
<td valign="top" width="76">
Peak now
</td>
<td valign="top" width="76">
+1% to -1%
</td>
<td valign="top" width="76">
+2% to +4%
</td>
<td valign="top" width="76">
+8% to +2%
</td>
<td valign="top" width="76">
-3% to -5%
</td>
<td valign="top" width="76">
+5% to +1%
</td>
</tr>
</tbody></table>
The full report is available at <a target="_blank" title="SQM" href="https://www.sqmresearch.com.au/">SQM's website.</a>
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House prices could fall by 15% in three capitals: Louis Christopher

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Centro Property Group’s Townsville shopping centre has been listed for sale as the beleaguered company looks to liquidate its assets and restructure under a new retail entity.
The centre was valued at $35.5 million in April this year, up 4.5% from a December 2010 valuation of $34 million.
It last sold for $20.75 million in November 2001.
The property is being marketed by Phil O'Donovan and John Quinlan from Knight Frank and Jon Tyson and Peter Tyson from Savills.
It is located at 39-355 Ross River Road, Townsville near the Bruce Highway.
The centre has a total gross lettable area of 13,670 square metres on a site of 42,424 square metres and is anchored by a Cole and K-mart, 24 specialty shops, two kiosks and three ATMs. Specialty stores include BWS, Suncorp, Commonwealth Bank, Bank of Queensland, Bakers Delight, Wide Bay Australia, Lenard's Poultry Shop and Donut King. Approximately 54% of the centre's gross income is derived from Coles and K-mart, and it earns total fully leased net income of $3,483,928 per annum.
The property is for sale by expressions of interest closing on October 13.</body></html>

Centro seeks buyer for Townsville centre

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We recently surveyed property investors, and concluded that this market appears set and ready to pounce.
Half of our respondents own between two and five investment properties and almost a third own just one.  Two-thirds have no intention of selling any of their properties for at least five years, and 76% plan to buy more residential properties in the future.
Now, let’s briefly recall the property clock, with 12 representing the market peak – a vendor’s market with strong price growth, rising sales and improving yields.  And six represents the market bottom – a buyer’s market with stagnant or falling prices, falling sales and uncompetitive yields.
From our survey, 72% believe that the market is poised at the bottom of that clock, between the five and the seven, with 25% believing we are approaching the bottom.
Reasons given for renewed interest and continued confidence in the market include:
<ul>
<li>Prices are low and being discounted – half of those surveyed believe the peak buying time is now, just over a third think we are nearly there</li>
<li>Low volatility, unlike shares</li>
<li>Future growth opportunity in rents and prices</li>
<li>Hedge against inflation</li>
</ul>
The majority said they prefer to invest in detached houses, with only 14% leaning towards townhouses and 8% opting for apartments. 
Investors like detached product because of the potential to add value; the high land component; the opportunity for higher rents (tenants can share); and the absence of body corporate or on site management fees.
The vast majority of our respondents are looking to invest in Brisbane, with just over half preferring the middle ring (five to 10 kilometres from the CBD) and 35% opting for an inner-city suburb.
Overall, our investors prefer to invest in capital cities.  Only 2% would consider a mining town.
We asked about the biggest issues facing the Australian residential market.  Here are the top responses:
<ul>
<li>Low affordability</li>
<li>Taxes and charges on new homes</li>
<li>Amount of resales on the market</li>
<li>Poor rental yields</li>
<li>All up, while investor sentiment appears positive, interest in residential property remains subdued. </li>
</ul>
What this survey confirms is that interest has been tweaked and while investors may be hesitant to act, they are most certainly watching and waiting in the wings.
No doubt, the recent share market volatility has helped to shore up belief in the property market fundamentals.
What’s really needed now is a structural change to help restore confidence and entice investors to start buying again.  This change involves elections – local, state and federal.
As we have seen in the past, when the confidence tide does turn, investors can be quick to act.  Don’t be surprised if in the first half of next year, Queensland, at least, will see a surge in investment buying.
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a href="https://matusikmissive.wordpress.com/" target="_blank" title="Matusik's Missive">Matusik's Missive</a>.
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Investors think Brisbane market will turn around soon

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Spring is here, and it’s a buyer’s market isn’t it?  Well, not quite – we may have formally entered spring, but don’t be fooled – the traditional buying season doesn’t really kick off until after the AFL grand final.  No one wants to run an auction on grand final day, therefore we’ll see existing stock peter out as agents work to tie up any loose ends on properties already scheduled for auction, and a short delay  marketing new stock until we move closer to the event. 
Media reports are still telling us house prices are softening – however this isn’t the case across the board. Although market has been suffering “low” demand, it’s not suffering “no” demand. Homes in the $500,000 to $800,000 “affordable” price bracket presenting quality are not only selling well, they are producing some difficult buying conditions for current property shoppers The last thing you’d expect to see in a cautious market is heated bidding and above average prices; however this is what’s happening in certain areas of the real estate landscape – principally the price bracket that attracts investors and the main demographic of home buyers. 
This is partly due to continuing volatility in the stock market and a political landscape that is currently in disarray.  Therefore there’s been a slow but steady increase in the number of investors who have moved their attention towards more tangible assets (a number we’ve seen increase over the last three weeks as a company and a trend that seems to be playing out generally).  This isn’t surprising when you take into account there are 2,500 property trusts set up in Australia every week.  Moreover, the banks are awash with deposits, and as a result have been wooing investors with cheaper rates and lower fees for both fixed and variable loans.  The small increase in rental stock particularly in Melbourne (good news for tenants) is a direct result of this investor activity. 
Therefore news this week from the Australian Housing and Urban Research Institute that 25% of investors sell within a year of purchasing is less than reassuring for anyone thinking of taking the plunge. Most mistakes are made when investors focus on property that is marketed principally for their demographic.  Small one- and two-bedroom apartments in high-rise blocks attract nice yields, but don’t generate much price appreciation.  This is because it’s owner-occupiers who fuel price growth, so choosing the right property in the right suburb is a case of appealing to those looking from a lifestyle perspective, as well as an investment perspective. Get this formula right, and even on the sliding side of the property cycle, losses will be minimised and gains maximised.  Considering the apartment market is currently awash with stock – with more in the pipeline – it’s therefore extremely important to proceed with care. 
So what’s ahead for spring?  Well, it’s not going to be an easy ride.  It’s a common misconception to think of our housing market as a large living, breathing beast that rises and falls as a single entity.  However, the housing market is both fragmented and fickle.  It’s made up of individuals like you and me with different needs and different budgets. Each piece of real estate has its own intrinsic quality – unlike stocks, it’s impractical to put off buying, and then expect to quickly secure the exact replica of the same product a few months on at a reduced price. Part of purchasing well is understanding we’re in an “opportunistic” market. We live in a country with a rising population, where the best seats in our major cities have been taken.  No one’s all that eager to move into the outer-metropolitan or regional areas where land is arguably overpriced due to hefty development overlays. Therefore taking advantage of a buyer’s domain means being ready to act when you see something that represents a good long term acquisition – after all, you’ve got to be in it to win it. 
Australia’s predicted surge of 35 million by 2050 – 8 million in Melbourne alone – suggests at the current level of growth, Australia is falling short of 40,000 homes a year.  That’s quite a statement and needs to be qualified considering demand for new homes is generally weak. In truth it’s not the amount of homes constructed that’s the issue, but the areas they’re located in. New housing is largely concentrated in outer suburbs – classic “mortgage belt” neighbourhoods. These areas are subject to affordability, attracting first-home buyers and low-income families. As such, demand fluctuates depending on economic factors such as the first home buyer’s grant, which is geared towards regional development and new home projects.  Demand for new homes is low not just because of the costs involved in building, but because of the negative aspects of living in suburbs with poor infrastructure and limited employment opportunities. 
However, inner-city demand for housing is significant and rising, as anyone working at the coalface will tell you. The housing stock in areas where people want and need to live is not in abundance, and therefore with a rising population, it’s logical to reason that demand alone will once again force the price of well-located residential real estate upwards.  However the speed of those price rises will be moderated by affordability and in a two-speed economy we’ll see a widening split between rich and poor. As we move forward consumer sentiment is going to play a part in how fast prices rise.  Therefore if you’re purchasing now with the intention of selling in one, two or even three years’ time, you’d be better off renting and investing your money elsewhere.  However, if you have a long-term plan, open your eyes and take advantage of where we are now, rather than trying to predict the short-term future.
Catherine Cashmore is senior buyer advocate for <a href="https://www.jpp.com.au" title="JPP" target="_blank">JPP Buyer Advocates</a> – the largest dedicated buyer advocacy service in Victoria. With extensive experience in all matters regarding real estate, JPP successfully purchases and negotiates more than $100 million worth of property each year. 
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