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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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 properties mentioned below remain up for sale, according to online real estate listings.
 
The release of June quarter data showing renters require less income to rent in Tasmania should encourage investors to dip their toes in Australia’s cheapest property market.
According to the latest REIA/Deposit Power Housing Affordability Report, the proportion of family income devoted to meeting median rents fell from 29.5% to 26.8%, the biggest drop across all states and territories over the quarter. Despite the deterioration in house prices across the state, with Tasmanian house price falling to just $305,000, the median mortgage size increased from $205,000 to $216,000, meaning affordability rose  1.3% to 29.5%.
Among the more heavily traded suburbs over the June quarter is the coastal city of Devonport, in the centre of Tasmania's north coast.
The town has a population of 25,000 and a modern airport and is a destination for the Bass Strait ferry terminal linking it to Melbourne.
On the basis of 28 sales over the quarter, the median house price has fallen 3.2% over the year to $246,750.
A year ago a house in <a target="_blank" title="Devonport" href="/news">Devonport </a>cost about $255,000 on the back of 38 sales, and in December 2008 a similar number of properties changed hands at a median price of $221,000.
Realestateview.com.au lists 33 properties in Devonport for sale under the current median price.
Investors or families looking for a home with a big backyard and close to schools might be interested in a three-bedroom weatherboard house on Oldaker Street (pictured below) up for sale for offers over $199,000 by Halliwell Property Agents.
<img src="/images/stories/tassie1.jpg">
Situated on an 813-square-metre block, the 1948-built house is tenanted for six months bringing in $220 per week. This would translate into a yield of 5.75% at the current asking price.
It is close to the Devonport High Schools and to public transport. Features include a Saxon wood heater and large back yard.
The property last sold for $146,000 in September 2005 and has been on the market since January 2011.
According to Alan Halliwell, managing director of Halliwell Property Agents, Devonport remains an actively traded market.
“The number of sales in the Devonport over the last few years has remained steady. There is a solid real estate marketplace in Devonport with the town often places in top three areas in Tasmania for activity,” he says.
Halliwell says the enquiry rate for Devonport properties has not dropped off, with the main determining factor being price. Home owners must price competitively to sell, he says.
Weary metropolitan dwellers in Sydney or Melbourne looking for a tree change might consider the Huon Valley, 40 kilometres from Hobart, known for its arts, crafts and vineyards.
Based on 52 sales over the June quarter, the median house price stands at a tick over $273,000 with prices declining 0.5% over the quarter. A year ago, the median house price in the valley was $270,000 and three years ago, it was exactly the same.
Buyers looking for a rustic bushland retreat could snap up a two-bedroom timber log cabin (pictured below) situated on 27 hectares of mostly native bushland in <a target="_blank" title="Pelverata" href="/news">Pelverata </a>in the Huon Valley and asking about $230,000.
<img src="/images/stories/tassie2.jpg">
The sale is being handled by Nick Bond from Tasmanian Private Realty. It includes a wood-heated lounge, galley-style timber kitchen and “over 400 metres of picturesque frontage to a permanent creek with two swimming holes along the boundary and many small falls and rapids”.
The property last sold in July 2009 for $215,000 and has been listed for sale since February 2011.
Bond says the “quiet private rural area” is a great escape or weekender away and is only a 10-minute drive from Huonville and 40 minutes from Hobart.
A little further down the Huon Valley is the tiny bayside hamlet of Cygnet dating back to 1834. Cygnet has a population of well under 1,000 and is home to a number of folk and harvest festivals.
According to the REIT June quarter survey and based on 11 sales, house prices depreciated 6.3% to $300,000, but are up 11% over the last two years. Three years ago, a house in <a target="_blank" title="Cygnet" href="/news">Cygnet </a>cost just over $250,000.
Just over $215,000 will get you a three-bedroom house (pictured below) being marketed by Andrew McDonald from Your Home Realty.
<img src="/images/stories/tassie3.jpg">
“Close your eyes and picture a small, proud country town with stunning green rolling hills, down to a yacht club with miles of pristine waterways, heritage hotels, golf club, restaurant &amp; cafes, craft shops, fishing spots, or just drop into one of the many wineries, which is why this area is one of the best kept secrets of the Huon Valley,” is how McDonald describes Cygnet.
The house would suit an avid gardener, being sold with a glasshouse, three garden sheds and established fruit trees.
It last sold for $145,000 in April 2007 and for $42,500 in June 1998. It has been on the market since August 13.  It currently brings in weekly rent of $255, which translates to a yield 6.17% at the current asking price.
Main picture courtesy of Tourism Tasmania
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lschlesinger-FZcF9M3vE6

Affordability could draw investors to Tasmania

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Over the past 10 years capital city home values have increased at an average annual rate of 6.8%, however it has been a tale of two distinct five-year periods: the boom times during the first part of the decade and more subdued growth recently.
Over the 12 months to July 2011, capital city home values have fallen by –2.9% and values are down 3.4% over the first seven months of the year. House values have declined much more substantially than unit values over the 12-month period (-3.7% vs. -0.5%) as more buyers seek out the relative affordability of apartments compared with houses.
<img src="https://www.smartcompany.com.au/images/stories/Features/boom-bust-1.gif" mce_src="images/stories/Features/boom-bust-1.gif" alt="boom-bust-1" height="244" width="500" style="border-style: initial; border-color: initial;">
Over the 10 years to July 2011, capital city home values have increased at an average annual rate of 6.8% with annual value growth ranging from as little as 4.4% per annum in Sydney to as much as 13.6% per annum in Darwin. The growth in house values has been well in excess of inflation, which has increased at 2.9% annually over the 10 years to June 2011.
Undoubtedly the growth in values has been strong and occurred during a time when access to credit was much easier to obtain and interest rates were inherently lower than what was recorded during the previous decade.

As a result many home owners have reinvested their equity into the property market, buying additional investment properties as values have continued to rise.

<img src="https://www.smartcompany.com.au/images/stories/Features/boom-bust-2.gif" mce_src="images/stories/Features/boom-bust-2.gif" alt="boom-bust-2" height="244" width="500" style="border-style: initial; border-color: initial;">
Looking at growth over the entire decade only tells part of the story; in fact the first five years of the decade recorded very different outcomes for the property market compared with the second half of the decade.
Over the first five years, home values across the combined capital cities increased at an average annual rate of 8.6%. Average annual capital gains across each city varied during that period from 4.7% growth in Sydney to 22.1% growth in Hobart.
In each city except for Melbourne, home value growth over the first half of the decade was in excess of the decade average.
<img src="https://www.smartcompany.com.au/images/stories/Features/boom-bust-3.gif" mce_src="images/stories/Features/boom-bust-3.gif" alt="boom-bust-3" height="249" width="500" style="border-style: initial; border-color: initial;">
During the second half of the decade, average annual growth in property values has generally been much more subdued, with Melbourne the one exception. 
Across the combined capital cities, home values have increased at an average of 5.1% annually between July 2006 and July 2011 compared to 8.6% annually over the preceding five years. While the top performing capital city during the previous five years (Hobart) recorded average annual value growth of 22.1%, the top performing city during the most recent five years (Darwin) has recorded value growth of 10.1%. 
To put this into perspective, during the first five years of the last decade only Sydney and Melbourne recorded average annual value growth below the best performed city of the most recent five years. Alternatively, Sydney was the weakest performer of the first five years of the decade, however four capital cities have recorded inferior growth over the past five years to that which Sydney recorded between July 2011 and July 2006. 
Some may find the Perth and Hobart results to be quite startling. After recording average annual growth of 21.2% and 22.1% respectively during the first five years of the decade, over the most recent five years values in these cities have grown at average annual rates of 1.1% and 3.4% respectively. Average annual property value growth in Brisbane, Perth and Hobart has been less than half of what it was during the preceding five years.
<img src="https://www.smartcompany.com.au/images/stories/Features/boom-bust-4.gif" mce_src="images/stories/Features/boom-bust-4.gif" alt="boom-bust-4" height="286" width="500" style="border-style: initial; border-color: initial;">
Over the past 10 years, average annual value growth for houses (7.1%) has been superior to that of units (6.1%). Focusing on the most recent five years shows that units have actually enjoyed a superior level of value growth. Across each five year period the average annual value growth for units has been quite consistent whereas house value grew by 9.5% pa during the first five years and almost half that (4.8% pa) during the most recent five years.
The recent superior performance of units as opposed to houses continues today and is reflective of changing lifestyle patterns. In particular, first home buyers and young professionals are likely to be much more attracted to an inner-city unit rather than a house 20-plus kilometres from the city centre, especially if they work centrally and they also work long hours.
Overall the data highlights the impact of the property 2001-2004 "property boom" which has well and truly lifted the annual growth rates across the first half of the decade. The two recent growth phases (ie 2007 calendar year and 2009/2010) were much more sublime compared with the meteoric rate of growth early in the new century.
Looking to the future, with housing credit growth constrained and affordability a barrier to market entry, property values are likely to grow at a slower pace and the likelihood of large spikes in value growth over a 12-24 month period as witnessed at times during the past decade is less likely. Basically, property value growth fundamentals are largely returning to normal conditions after being abnormal for much of the last decade.
Tim Lawless is research director at <a href="https://www.rpdata.net.au/" mce_href="https://www.rpdata.net.au/" style="color: #333333; font-weight: bold; font-size: 13.5px; text-decoration: none;">RP Data</a>.
The article originally appeared on <a target="_blank" title="SmartCompany" href="https://www.smartcompany.com.au/property/20110905-the-boom-and-the-bust-of-property-prices">SmartCompany.</a>
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tlawless-5VLUrbAk9s

Slower housing price growth is returning to normal: Tim Lawless

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Lend Lease has been selected as preferred construction company for the Adelaide Oval Redevelopment project.
Construction will commence after the end of the cricket season in March 2012, with practical completion expected in time for the AFL season of 2014.
Baulderstone, part of Lend Lease’s Australian infrastructure business, will design and construct the new stadium, which will transform the historic oval into a 50,000-seat multi-purpose venue.
Located in parklands between the city centre and North Adelaide, Adelaide Oval dates back to the 1870s. The first Test match was played at the Oval from December 12 to 16, 1884.
The oval currently has a seating capacity of 40,000 spectators. Its maximum crowd at a cricket game was 50,962 during the Bodyline test 1932, and the maximum football crowd was 62,543 at the 1965 SANFL grand final between Port Adelaide and Sturt.
The first official AFL game took place between Port Adelaide and Melbourne in the last round of the 2011 AFL season, with Port Adelaide winning by eight points.
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jchancellor-FAypfDUnLy

Lend Lease scores Adelaide Oval

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As predicted by economists the Reserve Bank has left the official interest rate unchanged at 4.75% for the ninth meeting in a row. The bank last raised rates in November 2010.
A survey of 25 economists by Bloomberg before today’s meeting found that all of them expected the cash rate would be left at its current level.
The Australian dollar was trading down in a range between $1.051 and $1.055 in morning trading.  The dollar rebounded slightly following the announcement, rising to $1.053.
The Commonwealth Bank expects the next rate movement to be up but has pushed back its forecast to February 2012 from an earlier November 2011 prediction.
Westpac is sticking by its forecast of  up to 100 basis points being cut, starting in December.
The release of second quarter GDP figures tomorrow as well as future inflation figures (September quarterly inflation results are due out on October 26) will weigh heavily in decisions about interest rate changes.
ANZ is forecasting 0.6% GDP growth for the second quarter.
The decision will disappoint the Australian Retailers Association, which has demanded an early interest rate cut on expectations of more pain for the sector.
“Looking ahead to the spring season, retailers aren’t expecting a break, but rather a continuation of over 18 months of dismal trading conditions," ARA executive director Russell Zimmerman said ahead of today’s decision.
International uncertainty weighed heavily on the decision to leave rates unchanged, with RBA governor Glenn Stevens commenting that conditions in global financial markets have been very unsettled over recent weeks.
“As a result, the outlook for the global economy is less clear than it was earlier in the year. Some temporary impediments that had contributed to a slowing in growth in some countries over recent months, such as the supply-chain disruptions from the Japanese earthquake and the dampening effects of rising commodity prices, are lessening. But the uncertainty and financial volatility is reducing confidence and may result in more cautious behaviour by firms and households in major countries. A number of forecasters have scaled back their global growth estimates over the past couple of months,” Stevens says.
Domestically, Stevens says growth in wages has returned to rates seen prior to the downturn, though productivity growth has been weak.
Inflation remains a key concern: “Year-ended CPI inflation should start to decline towards the end of the year, as temporary weather-related effects reverse. But measures of underlying inflation have been increasing this year, after declining for the previous two years.
"While they have, to date, remained consistent with the 2–3 per cent target on a year-ended basis, the Board remains concerned about the medium-term outlook for inflation. A key question will be the extent to which softer global and domestic growth will work, in due course, to contain inflation,” Stevens says.
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Interest rates remain on hold

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1. What is the nature of the scheme? 
The scheme is intended to help people who are acquiring a new home that is their first home. It replaces the First Home Plus Scheme from January 1, 2012.
2. When does it apply? 
It applies to eligible agreements for sale or transfers (where there is no agreement) entered into on or after 1 January 2012.
3. Who is eligible to apply? 
An 'eligible purchaser' is a natural person (i.e. not a company or trust) at least 18 years of age who has not, and whose spouse/de facto has not:
<ul>
<li>at any time owned (either solely or with someone else) residential property in Australia other than property owned solely as trustee or executor</li>
<li>at any time been the holder (either solely or with someone else)of a leasehold interest granted by the Commonwealth in residential property in the Australian Capital Territory</li>
<li>previously received an exemption or concession under the scheme.</li>
</ul>
4. What agreements or transfers are eligible? 
The agreement or transfer must be for the acquisition of a first home which is a new home or a vacant block of residential land intended to be the site of a first home. This includes the acquisition of:
<ul>
<li>(a) a new home (that is a home that has not been previously occupied or sold as a place of residence)</li>
<li>(b) a substantially renovated home</li>
<li>(c) a vacant block of residential land (that is an agreement for the sale or transfer of vacant land that is intended to be used as the site of a first home).</li>
</ul>
5. What is a substantially renovated home?
A substantially renovated home is a renovated home:
<ul>
<li>a) that is new residential premises within the meaning of section 40-75(1)(b) of the A New Tax System (Goods and Services Tax) Act 1999 of the Commonwealth, and</li>
<li>b) that, as renovated, has not been previously occupied or sold as a place of residence.</li>
</ul>
Under that legislation, 'substantial renovations' of a building are defined as renovations in which all, or substantially all, of a building is removed or replaced. The renovations may, but need not, involve the removal or replacement of foundations, external walls, interior supporting walls, floors, roof or staircases.
6. Does the normal residency requirement still apply? 
Yes, it applies to the first home buyers. That is, at least one of them must occupy the home as their principal place of residence for a continuous period of six months commencing within 12 months from completion of the agreement.
7. Are there value limits? 
Yes.
<ul>
<li>a) $600,000 in the case of a new home purchase or an off the plan purchase, or</li>
<li>b) $450,000 in the case of a vacant land purchase.</li>
</ul>
8. For a vacant land purchase when must I commence building the home? 
There is no time limit on how long it takes to commence or complete building the home. It is sufficient that the Chief Commissioner is satisfied that the vacant block is intended to be used as the site of a new home to be occupied by the first home owner or one of the first home owners.
9. Does this apply to agreements executed before 1 January 2012? 
No, the First Home Plus concessions and exemptions continue to apply if:
<ul>
<li>(a) an agreement for sale or transfer is entered into before 1 January 2012</li>
<li>(b) a transfer occurs before 1 January 2012</li>
<li>(c) transfers that occur on or after 1 January 2012 are made in conformity with an agreement for sale or transfer that is entered into before 1 January 2012. </li>
</ul>
10. Can applicants apply for the First Home Owner Grant even if they do not qualify for the First Home – New Home exemption or concession? 
Yes, eligible applicants can apply for the grant.
11. Can I get the exemption or concession if I’m purchasing an existing home to knock down and build a new home on the land? 
No, the agreement must be for the purchase of vacant land on which you are going to build a home.
12. Will mortgage duty be payable on any loan to finance the purchase?
No, mortgage duty is not chargeable on a mortgage that secures an advance that is made for owner occupied housing.
Full details <a href="https://www.osr.nsw.gov.au/legislation/budget/2011/" title="Budget" target="_blank">here</a>.</body></html>

The 12 key points to NSW's stamp duty entitlements from 2012 

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The thresholds for NSW’s new first-home stamp duty scheme were too low, according to the Urban Taskforce, a property development industry group.
The concession reaches its maximum rate at $500,000 and ramps down so that there is no benefit when a first-home buyer purchases a new home valued at more than $600,000.
“The existing first home owners’ grant applies to dwellings up to $750,000 in value,” Taskforce chief executive Aaron Gadiel says.
“We’re surprised that this benchmark hasn’t been used for the amended schemes.
“For example, first-home buyers with young children will struggle to find a three-bedroom apartment in Sydney priced under $600,000.”
The budget papers say that the better targeting of the First Home Plus and First Home Plus One schemes will raise an extra $1.049 billion over four years for the government.
<a href="https://www.propertyobserver.com.au/residential/nsw-scraps-stamp-duty-concessions-for-existing-homes-from-2012/2011090651441?source=flicker1" target="_blank">The $7,000 first-home buyer grant continues to be available to all first-home buyers.</a>
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NSW first home scheme won't help $600,000-plus new home buyers

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The NSW government will limit full stamp duty concessions to those buying new homes from January 1, 2012.
First-home buyers will no longer have their stamp duty fully subsidised by the state government unless they buy newly constructed homes.
Hitherto hesitant first-home buyers are set to boost the spring buying season, snapping up established house and units before the January 1 introduction.
The shock measure was unveiled by Treasurer Mike Baird in the Coalition’s first budget in office.
"We recognise this is a difficult decision, but we believe it is necessary to make buying a new house relatively more attractive than buying an existing dwelling for first-home buyers," Baird says.
“The government has therefore decided that from 1 January next year, while all eligible first home buyers will continue to receive the $7,000 first-home owner’s grant, eligibility for additional stamp duty concessions will be limited to those purchasing newly constructed homes, including ‘off the plan’,” the Treasurer says. 
“We will continue to closely monitor housing sector conditions and will work closely with the sector to develop further options to encourage growth.”
Some first-home buyers will lose up to $17,990 exemption. 
The Daily Telegraph’s Andrew Clennell reports that in the budget briefing, Baird predicted the housing market would spike up until January 1 as a result of the change and claimed that after January 1 more much-needed new homes would be built.
First-home benefits of up to $24,990 have been available, including the $7,000 First Home Owner Grant and a duty exemption of up to $17,990 under the First Home Plus Scheme.
The $7,000 first-home buyer grant will continue to be available to all eligible first-home buyers.
Baird says stamp duty concessions need to be directed to stimulate the struggling construction sector.
"With new housing at historically weak levels, and a weak fiscal position, we need to target our assistance to home buyers to where it is most needed in the economy," he says.
The revised First Home Plus and First Home Plus One schemes will provide full transfer duty exemptions 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.
Baird's first budget, released today, was a mix of cuts and new spending, with a $718 million budget deficit forecast for 2011-12, although the bottom line is a return to surplus in the next three years through savings measures.
The Urban Taskforce has welcomed the NSW government’s decision to limit first-home buyers’ stamp duty concessions to newly built homes.
The Taskforce’s chief executive, Aaron Gadiel, says the $1 billion revenue measure is a sensible step that would help boost NSW’s supply of new housing.
“This reform will remove the current scheme’s inflationary impact on home prices, and will make more housing available to more people,” Gadiel says.
“This is good public policy.”
Gadiel says the existing first-home buyers’ stamp duty concessions have been poorly targeted for far too long.
“NSW’s housing supply has been heavily constrained by the planning system and high development levies,” he says.
“By tying stamp duty concessions exclusively to new housing, the inflationary impact on existing housing will be removed, and brand-new homes will be more attractive to home buyers.”
<a href="https://www.propertyobserver.com.au/residential/nsw-first-home-scheme-won-t-help-600000-plus-new-home-buyers/2011090651443" target="_blank" title="Urban Taskforce">The Urban Taskforce has criticised the government for the low thresholds for the first-home buyer grant concession. </a>
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NSW to scrap full first-home stamp duty concessions for existing homes from 2012

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Western Australian property developer Warren Anderson has gained a reprieve until November 15 in his proceedings to overturn his recent bankruptcy.
Anderson was represented at yesterday’s Federal Court Perth hearing by lawyer Neil Gentilli, who said he had been hampered in getting instructions from his Sydney client given Anderson's fax machine wasn’t working, so legal documents were being sent by post.
Anderson is arguing the June bankruptcy was based on an "invalid personal guarantee" to Perth businessman Warren Sizer. Other creditors attended the court proceedings, according to the Australian Financial Review.
“The applicant (Warren Anderson) file and serve an outline of contentions of law and fact by October 24,” Federal Magistrate Toni Lucev ordered.
“The respondent (Warren Sizer) file and serve an outline of contentions of law and fact by October 31,” he further ordered.
Anderson is also seeking to avoid or delay eviction from his sprawling Fern Hill estate on the outskirts of Sydney, where he says he is a $479,000 a year tenant.
The outcome of the bankruptcy hearing could determine how long he can remain at the western Sydney Mulgoa colonial estate (pictured), which is currently listed for sale by receivers of the Anderson family trust through Colliers International. It had $50 million plus hopes on its listing earlier this year.
Anderson was once on the BRW Rich List, with an estimated $190 million net worth.
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Fax of the case gives Warren Anderson reprieve

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This may shock you, but, at the time of writing there still exists no regulation in the property investment industry. Technically, this means that anyone, regardless of their experience and qualifications, can give you advice on how to spend a considerable amount of money to buy an investment property, even making commissions from the sale and charging you for their advice, and not a single piece of legislation exists to offer you the tiniest amount of protection if it all goes wrong. 
The government should be thoroughly ashamed of itself. The time and effort I have placed into trying to bring about such regulation, with the help of my fellow board members of the Property Investment Professionals of Australia (PIPA), have led me to believe that the government, and ASIC to a lesser degree, is more concerned with containing costs than they are with your financial security. 
I have had meetings with Treasury and individual senators, provided comment to newspaper articles and I have developed comprehensive submissions which practically hand the legislation to the government on a silver platter, and for five years I have been completely stone-walled. 
Do I sound mad to you? You bet I am! If you have $20,000 cash to invest, your financial planner will be regulated to the wall in regards to how they can advise you on its investment. But, mention you are looking to buy $500,000 worth of property and every shonky man and his dog will come out of the woodwork to help you part with it, and you will be left stranded when it falls in a heap. 
Recently, new regulation around mortgage brokers was introduced, and in response to a query by a journalist I know, made to the office of the then Treasurer (addressed to Bill Shorten the then Assistant Treasurer and Minister for Financial Services and Superannuation) about the absence of property investment adviser laws, a statement was issued by his office saying: 
“The government is currently implementing numerous reforms, including the national regulation of consumer credit and the Competitive and Sustainable Banking System Package. These reforms will regulate property spruiking intermediaries who are involved in arranging credit for consumers.” 
I had to be held back from flying to Melbourne and shaking the Treasurer till he finally saw some sense! The ridiculous suggestion that the only problem in this industry comes from spruikers was only upstaged by the claim that regulating the people who write the finance for their dodgy deals was going to in any way make a difference. 
The fact remains – as a property investor, you currently have no right to be protected in your dealings; if you receive bad advice which you act upon, you have no recourse. Further, your advisers are unlikely to even have Professional Indemnity Insurance, as the underwriters will not insure unregulated professionals. 
PIPA (www.pipa.asn.au) is a not-for-profit association which is working hard to change this situation, and I promise you I do not intend to stop lobbying until we have a suitable outcome. In my opinion, the only suitable outcome is regulation and I will fight for that until I am very old if necessary. Meanwhile, PIPA has created standards and accreditation to ensure that someone is watching the shop. Our members are required to uphold a strict code of conduct and to also work toward becoming a Qualified Property Investment Adviser (QPIA®) by completing a course. This course was developed initially by Deakin Prime University and I have since undertaken significant upgrades to it. 
You can help in two ways. Firstly you can email Wayne Swan, asking the simple question: “Why is there no regulation for the property investment industry and when will it be introduced?” I figure that if everyone who reads this book does this, he’ll get tens of thousands of emails and something will have to be done. Be sure that you tell him to contact PIPA, because we can help him to fast-track this issue. His email address is <a href="mailto:Bill.shorten@treasury.gov.au">wayne.swan@treasury.gov.au</a>
Secondly, you can bring pressure to bear on the industry by refusing to deal with any property professional who is not a member of PIPA. Oh, when asked they are likely to give you a range of plausible reasons why they aren’t, but the facts are membership to the association is not expensive, and we are not for profit. 
Last of all, deal only with Qualified Property Investment Advisers (QPIA®), who have completed the PIPA course. No other course matches its high standards and at least bydealing with such people you can be sure of a high standard of service delivery and knowledge.
Margaret Lomas is a best-selling author and writes and hosts the popular Property Success With Margaret Lomas and heads up the panel on Your Money, Your Call, both on Sky News. This article is an excerpt from her latest book, Investing In the Right Property Now. For more information about the book, <a target="_blank" title="Investing in the right property now" href="https://majorstreet.com.au/53/investing-in-the-right-proeprty-now/">click here</a>.
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mlomas-KC9MUPZ6Ca

Government should regulate property investment industry

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Traditional approaches to thinking about supply have concentrated on publicly subsidised construction programs that target those on the threshold of poverty. Many observers argue that state and federal governments should radically increase the stock of affordable homes to attenuate demand pressures. Yet aside from exhausting scarce taxpayer funds, these initiatives typically yield only a trickle of properties while spawning a new layer of bureaucracy. In both <country-region>Australia</country-region> and the <place><country-region>US</country-region></place>, the affordable housing movement has for many decades focused energetically on this line of attack with, we believe, limited results. 
If a more enduring change is to be made to the functioning of our housing market, it will require much more drastic steps. As we have shown <a href="https://www.mrcltd.org.au/research/home-ownership/volume_1.pdf">here</a>, the root cause of escalating house prices is regulatory constraints on new construction. In view of such, the most effective way to reduce the costs of home ownership is through eliminating the major obstacles to increasing supply. This is, of course, much easier said than done. Academics have for a considerable period of time now been frustrated in their attempts to crack the housing needs-production mismatch by the wide prevalence of ‘NIMBYism’ (see Portney (1991), <place>Downs</place> (1994), Fischel (2001), and Nelson (2003)). 
Not-in-my-backyard style sentiments refer to the incumbent resident’s profound aversion to the prospect of relaxing spatial restrictions (this might go some way to explaining the existence of high-cost, low-density areas). In terms of the ownership opportunities available to “outsiders”, there is an inherent conflict of interest in having current property owners determine limits on dwelling dispersion. As a matter of fact, local government decision-making processes seem to be calibrated so as to minimise the supply of new housing while maximising the value of existing properties. 
In the context of a nation’s global housing objectives, this is exceedingly perverse. And yet council members must also have an intimate understanding of the issues that confront the households they represent. In a funny sort of way, this situation is analogous to the governance problems that tainted corporate boards in the 1980s. (Perhaps we should recommend that a certain proportion of councillors live outside their areas of interest, in a manner not dissimilar to the premium public companies place on the role of non-executive directors!) 
There may, however, be another explanation for the pervasiveness of this behaviour among owner-occupiers. NIMBYism could be a rational response to the absence of markets that enable residents to hedge the risks associated with changes in the values of their properties. Although the expected effects of fresh construction are frequently benign, households may be more concerned about the second moment—that is, its impact on the variance of expected outcomes (see Fischel (2001)). Since it is not currently possible for them to insure against fluctuations in property prices, they are instinctively doing the best they can to reduce the probability of some unlikely future event. This obviously intimates toward significant gains from trade were one to establish a market in which to exchange synthetic claims on home equity (Rismark is working on just such an initiative with RP Data and the ASX). 
Returning to the task at hand, we can think of at least two trajectories that would help to liberate the supply side so that it can more easily adapt to changes in demand. 
The first would be to create a centralised zoning authority at the regional or state level with the ability to approve projects quickly. This approach might afford a number of advantages, such as capitalising on economies of scale, and providing builders with a homogenous set of guidelines over wide tracts of territory. On the other hand, the costs could be quite high. It is, for instance, hard to imagine that this über-authority would be able to successfully circumvent the prejudices of local partisans. Indeed, there is the distinct risk that it would have to engage in protracted negotiations with municipalities prior to any new projects being approved.
Philosophically, we also think that there is a lot to be said for devolving decision-making and allowing consumers to have greater control over their lives. Massive government consolidation is hardly conducive to enabling individual liberties. And unless localities are bypassed altogether, they will doubtless retain some capacity to delay the construction of new dwellings. Yet probably the most damning objection to this initiative is that it could run roughshod over the idiosyncrasies of local ecological needs. Our ambition is not to plaster the nation with obtrusive housing, but rather to stimulate supply within a framework that gives a strong voice to municipal preferences. A centralized zoning agency might only contribute to heightened acrimony with little tangible impact on supply. 
In light of the above, we would not advocate a top-down approach. We do, however, believe that there is a role for state-based provision of model zoning codes (which could be adopted voluntarily by councils), and a call for distributing more information about the most efficient ways in which to deal with the legal complexities that plague the planning process. Few would contest the claim that a simplified set of ordinances apropos new construction could significantly improve the welfare of all constituents. (The NSW and Queensland governments’ recent endeavours in this area provide promising precedents.) It does, nonetheless, seem somewhat foolish to try to micro-manage each suburb’s zoning protocols from <city><place>Canberra</place></city>!
 
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An alternative tactic might be to maintain the status quo and allow localities to determine dwelling dispersion, while allocating each “targets” for new supply (see the flow chart below). In principle, individual suburbs could be given a quota of permits for a fixed, say, 12-month, period, which would be based on the size and density of their current housing stock, environmental considerations, and relative prices. Expensive regions typified by low concentrations would face commensurately high quotas (think Bellevue Hill or Toorak).
This is motivated by the standard economic argument that rising prices reflect excess demand. Our goal is not to bring unwanted units to market, but simply to satisfy the aspirations of Australian households. As such, current prices are a critical guide to understanding where demand exists. The targets could be enforced by linking them to state and federal government funding. Municipalities that fail to expand supply in line with their mandated objectives would experience cuts in their fiscal aid. Equally, proactive councils that manage to boost the stock of new homes would be rewarded via more generous funding. 
One obvious attraction of this approach is that local administrators retain control over urban planning policy. At the same time, it also instils powerful incentives to dissuade decision-makers from insidiously exploiting land release programs and zoning laws so as to constrain supply and maximise the prices of existing properties. Execution issues could nevertheless arise. First, will the system be based on the issuance of permits or actual units built? Since we are hoping to augment supply, not the number of new permits, it makes sense to use the latter as the final measure. Yet in the early days it might be more appropriate to focus on accelerating the approval process by monitoring the quantum of permits passed. Second, what requirements will there be with respect to the kinds of dwellings built? Affordable housing advocates would almost certainly lobby for low-priced properties. We would, however, advise against dictating to local authorities – where practicable, power should remain with the people. Having said that, it might be worthwhile stipulating two constraints: 
1. A minimum floor size area based on recent construction in the region. We want to ensure that councils do not “game” the system by building units that are too small for the current market; and 2. A minimum number of single-family detached homes. Communities should not be allowed to meet their targets by simply erecting one large skyscraper. Again, this number (or, more accurately, the smallest proportion of detached units to overall supply) could be conditioned on construction experience in the locality. 
Third, should state governments oblige councils to develop properties in specific areas? No. We think it is best to let the neighbourhoods themselves decide where to build. Finally, will the targets condition on the number of applications actually submitted? Yes, when setting quotas, authorities should take into account developer demand. 
While this sounds fine in theory, how will it work in practice? In the beginning, communities will have to put a lot of thought towards identifying those districts in which they are willing to decrease dispersion, balancing the costs of new development against the social gains derived from expanding supply. Increasing densities around commercial areas would seem like a natural way in which to make affordable housing available. Along similar lines, producing single-family detached homes in a few focused locales could make a lot of sense. At the end of the day, it will be incumbent on councils to craft a vision of their region’s future urban structure. 
One issue that will undoubtedly exercise the minds of policymakers is how best to handle those residents who are adversely affected by the new construction. This is, after all, just a microcosm of the wider problem associated with NIMBYism. Occupiers situated in close proximity to the development should certainly be compensated for any inconvenience caused. But where will the money come from? Well, although our scheme encourages municipalities to expand the supply of housing, it does not advocate the complete abolition of impact fees on development. Hence, as long as councils are able to satisfy their building quotas, they should feel free to tax the relevant participants where appropriate. These charges could then be used to cover the social costs of new construction, and in particular, to recompense dwellers for any complications that come to pass. 
A more sophisticated approach might be to pool the funds raised through impact fees and use them to establish a house price “insurance” program for affected residents. Economists have long recognised the grave financial risks implicit in the household’s real estate investment (see Caplin and Joye (2002d)). In spite of this, there are few practical proposals for creating markets to diversify away the principal threats to our standard of living. It is, for instance, far more likely that a property will decline in value owing to unfavourable economic conditions than it will burn down. And yet whereas there is a sizeable industry dedicated to insuring the home against physical damage, there remains virtually no way for households to hedge the risk of declines in the value of their real estate holdings (see also Shiller (1993)).
<a href="/images/stories/joyeseptember6.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/joyeseptember6thumb.gif"></a>
Click to enlarge
 But relief may be closer than we think. In the US, there is a nascent “equity assurance” movement that attempts to offer exactly this service. These schemes have been successfully deployed in several urban areas to stem the tide of middle-class flight, restore home owner confidence in the local housing market, and revitalise transitional communities by both retaining and attracting dwellers (see Hersch (2001)). While each program has its own peculiarities, the fundamental objective is to develop vehicles through which households can eliminate a large proportion of any future price depreciation. 
There is no reason why Australian councils could not offer similar products (through private intermediaries) to residents troubled by the notion that new development detracts from the value of their properties. Indeed, we would be happy to work with municipalities to design such schemes. The contractual structure might look something like this: if the value of the occupier’s home did not increase by an amount that it would have in the event that the construction had not taken place (as measured by a regional house price index), the insurer undertakes to pay the owner the difference at the time they decide to sell. Upon receipt of payment, succeeding households have no further claims with respect to the effects of the development on that specific property.
Here it is instructive to highlight the divergent implications of cash or in-kind compensation (e.g., corporate contributions to, say, a neighbourhood park) and plain-vanilla insurance. While both are directed at alleviating the angst of residents, they have different repercussions. When householders accept compensation, they still bear the burden of the downside risk invoked by the development.
Conversely, insurance is a contingent claim that helps to protect home owners from aversive future outcomes — if the construction has no effect, payments will not be made. An equity assurance program should therefore be more effective in allaying the fears of NIMBYs, since their troubles are typically a reflection of uncertainties associated with ‘potential’ price paths. The key decision node for the developer will then be: do the adverse consequences of the construction outweigh the present value of the prospective profits they hope to realise (see also Fischel (2001))? 
On a related note, a futures markets based on house price indices has already been established by the Chicago Board of Trade in the <country-region><place>US</place></country-region>. Similar efforts are underway here in <country-region><place>Australia</place></country-region>. It suffices to say that these projects hint at an exciting alternative reality, in which home owners will be able to equitise the major risks to their standard of living by cost-effectively trading claims (or derivatives therein) on real estate equity.
 This article derives from Part Four of the <a href="https://www.mrcltd.org.au/research/home-ownership/volume_1.pdf">2003 Prime Minister’s Home Ownership Task Force Report</a>, entitled “Innovative Approaches to Reducing the Costs of Home Ownership”, which was authored by Joye, Caplin, Glaeser, Butt and Kuczynski.
 Christopher Joye is a leading financial economist and works with <a href="https://www.rismark.com.au/" title="Rismark International" target="_blank">Rismark International</a>. Rismark and RP Data provide house price analytics products, and solutions that enable investors to go long and/or short the housing market. The above article is not investment advice.
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