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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China our one saving grace as Australia’s debt-driven love affair with house prices faces the chopping block

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New South Wales and Western Australia have led a second consecutive month of declining new detached home sales in July. 
Detached new house sales fell by 11.2% in NSW while Western Australia suffered a 12.7% drop, according to the July HIA - JELD-WEN survey of residential builders. 
Across the nation, new homes sold in July dropped by 8% following a decline of 8.7% in June. Sales of units increased by 1%.
Detached new house sales fell by 7.8% in Victoria, 8.5% in Queensland and by 1.5% in South Australia.
<img src="/images/stories/hiaaugust29.gif">
“The July sales result reinforces the marked deterioration in new home building conditions that is so glaring in mid-2011,” says HIA chief economist Dr Harley Dale. 



“The weak environment is actually good news for new home buyers,” he says. 



“A competitive building market, less pressure on skilled trades, and steady interest rates combine to mean that if you're in a financially sound position to do so, now is a particularly good time to build a new home.” 
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NSW and WA lead nationwide drop in new house sales

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Sydney’s undersupply of housing is forecast to double to 80,000 by 2014, according to the Urban Taskforce. 
The organisation, which represents building developers, is forecasting this increase on the back of what it calls “NSW’s plummeting rate of building approvals”. 
According to ABS statistics, during the June quarter Victoria approved 19,000 new homes, while NSW approved just 10,000. 
Urban Taskforce chief executive Aaron Gadiel estimates a current 46,000-home deficit, up from a deficit of 36,000 homes in 2009. 
According to Gadiel, NSW already produces less new housing than any other state or territory per head of population, with the ABS figures suggesting NSW’s performance relative to other states and territories is getting even worse. 
“NSW’s private sector home approval rate is plummeting at more than three times the national rate and the value of approved new business premises is in free fall,” Gadiel says. 
“We’ve now seen three straight months of data where the NSW private sector home approvals have trended down by more than 4% a month.
“Since March, that’s added up to a 12.6% decline in new private sector home approvals.” 
Gadiel says this is more than double the rate of decline suffered by Victoria in the same three months – 5.6% – and more than three times the rate of decline seen in Western Australia, at 3.2%. 
“And it contrasts with Queensland’s improvement, in trend terms, over the same period – by 0.7%.”
Gadiel says NSW’s problems aren’t just confined to new housing. 
“The value of non-residential building approvals in NSW has fallen by 57% since March,” he says. “In the same period, Victoria’s has increased by 5%.”
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Sydney's housing shortfall to double by 2014: Urban Taksforce

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The major banks have come to different conclusions about the future movement of interest rates following Glenn Stevens’ testimony to the House of Representatives Economics Committee. 
Stevens told the committee the RBA had the capacity to hold firm during the current economic turmoil while keeping a close eye on inflation and local demand. 
Most hawkish is the Commonwealth Bank, which is sticking with earlier forecasts of a 0.25% increase in November. The bank is forecasting the cash rate will rise to 5.75% by 2013. 
“In our view, it appears that the risk is the RBA leaves rates on hold until the uncertainty over the global economic outlook fades. We still expect the next move by the RBA to be a hike,” Commonwealth Bank economists say. 
CBA is forecasting inflation to rise to 3.2% in the 2012 calendar year following a forecasted 2.8% increase in 2011 calendar year. Unemployment is expected to drop from 4.9% to 4.8%. 
The bank’s economists say a pick-up in housing loan approvals over the three months to June should help stem the deterioration in housing credit growth. 
ANZ, which in the wake of the August correction in equity markets said emergency rate cuts were possible, is now forecasting rates to “remain on hold for the foreseeable future”.
“We cannot rule out the possibility of interest rate cuts given the now softer domestic/global economic outlook and the potential for greater dislocation in global financial markets. Indeed, while we broadly agree with the RBA's optimistic medium-term outlook, there are some clear near-term risks, most importantly a potential rise in the unemployment rate,” says Riki Polygenis, senior economist at ANZ.
“But any monetary policy easing (at this stage) is unlikely to be early or aggressive given the RBA's ongoing inflation concerns."
NAB has adjusted its expectations for a 25-basis-point hike in December and now “expect a considerable period of inaction by the RBA” with a rate increase in mid-2012. 
“The downside risks to the Australian economy have built over the past few months. Concerns for international growth prospects have been reflected in sharp falls in Australian equity markets since the last week of July which, if sustained, are likely to weaken consumer spending and erode business confidence. This has come at a time when indicators of the Australian economy, such as employment growth and business conditions reported in the NAB Business Survey, have slowed, tempering expectations for economic growth in the second half of the year,” says NAB economists Alan Oster and Rob Henderson. 
HSBC chief economist Paul Bloxham says the next move is more likely to be up than down, on the back of rising inflation.
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Commonwealth Bank expects rates to rise, other banks not so sure

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Buying one of Morry Schwartz's 77 Falls Creek apartments, which sold for between $30,000 and $410,000 at the weekend's no-reserve auction, was the easy part.
Selling them down the track might be the challenge.
And not just because of the seasonality of the snow, the emerging climate change issues and the international competition for the snow dollar.
The sheer volume of the weekend offering will play havoc with the distant ski market destination’s property market for years to come, as it was at least three seasons’ worth of stock.
There's also the encroaching diminution of the apartments being on 40- to 50-year leaseholds.
To say nothing about the weekend’s realised prices being well below previous sale and or recent asking prices.
However following a $12.5 million sellout, Morry Schwartz expressed his satisfaction.
<img src="/images/stories/morryschwartz.jpg">
Minutes before the auction, Schwartz (pictured above waiting for bidders to arrive) had been telling friends there would be "pandemonium" given his innovative use of the Helmsman auction method, which is more typically for rowdy lifestock sales.
"We won't go out with a whimper," he suggested.
After a lengthy two hours 21 minutes the auction did almost fade away, but Mark Williams from Ray White Commercial, who was overseeing the auction, notes they extracted every possible bid that was within room, or on the phone.
Williams says there were been 20,000 visitors to the sale's designated website, with 1,200 interested parties who then made email contact with him and the conjunctional agent RT Edgar Alpine agent Christa Zirknitzer.
There were about 350 people at the auction, with some 300 registrations.
Pre-auction interest came from well-known Melbourne names, some long associated with the snow, that included Norbury, Ivany, Newton-Brown, Lasky, Marriner and Cellante. But many of the buyers were locals from northeastern Victorian.
The three properties developed over five years by Zacamoco, a joint venture founded in 2004 between Schwartz’s Pan Urban and Schwartz's son-in-law architect, Callum Fraser of Elenberg Fraser architects, had added 100-plus apartments to Falls Creek’s 4,500 beds.
Season 2011 asking prices from other vendors in the same complexes on the mountain would have suggested price outcomes of $85,000 to $700,000 at best.
Schwartz denies a report by The Age that Schwartz expected prices between $100,000 and $1 million.  But he was quoted as acknowledging he expected discounting: “But I don't think it will be dramatic,'' Schwartz adds.
The auction’s top sale was $410,000 for a 157-square-metre three-bedroom, three-bathroom St Falls West apartment, W102. Between June 2010 and May 2011, its income was $32,000 and its outgoings were $42,000. The cheapest St Falls West unit was $110,000 for a 64-square-metre one-bedroom, one-bathroom unit, which had a recent $36,000 income with $26,000 in outgoings.
Some 40 of the St Falls East and St Falls West block came with strict bidder registration requirements given they were in the managed pool.
Bidders were required to have annual $250,000 incomes or $2.5 million in net assets given they are being offered under an unregistered management investment scheme operated pursuant to Australian Securities and Investment Commission instrument 11-0572.
Those 80 pre-approved bidders were the well-dressed cashmere cardigan camp.
At the other end of the auction room was the snowboarding contingent, prepared to bunk it during the season.
The overall cheapest buy was $30,000 for a 13.5-square-metre unit in the Silverski complex. Silverski's lot 105 had $11,500 annual income and $9,300 outgoings.
Some 23 of the listings at the resort – which lies between an altitude of 1,210 and 1,830 metres – attracted at least 18 bids, with the most sought-after getting 35 bids.
There were also four commercial offerings.
The 235-square-metre restaurant fetched $150,000.
The 322-square-metre ski hire premises fetched $270,000, having been rented at about $32,800 gross per annum.
The 67-square-metre Huski food outlet fetched $125,000.
The 150-square-metre three-apartment Narrailla lodge with 60-square-metre basement fetched $270,000.
Many of the buyers were planning their next 345-kilometre trip from Melbourne next weekend, given it’s been the best snow fall in 30 years.
Most buyers no doubt had the cash, and therefore won't run into the hurdles of bank valuations and financing of National Park Crown land leasehold purchases, let alone within the new calibrated pricing scenario.
But buyers were given the names of six bankers with alpine transaction experience: ANZ Wodonga banker Kevin Wescott; Bendigo &amp; Adelaide Bank Albury banker Michael Monaghan, Bendigo &amp; Adelaide Bank Shepparton banker Jim Guilline; St George Bank Shepparton banker Keith Rae; National Australia Bank Richmond banker Scott Ewan and Bendigo Bank Private banker Nerida Killender.
Of course following the 60-day settlement there will be not much income until next July, given the apartments sit mostly idle, with year-round tourism still to really come to fruition.
The official snow season for 2011 began on the Victorian Queen’s Birthday long weekend June 13 and lasts until Sunday, October 2.
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Falls Creek snow bargains for the brave, beautiful and blinkered

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In the second and final part of a <a target="_blank" title="Property cliches " href="https://www.propertyobserver.com.au/residential/buying-property-takes-more-than-cliches/2011082151235">series examining property clichés</a>, I explain why buying the worst house on the best street can be a bad idea, as can trying to be too creative
1. Buy the worst house on the best street:
Buying the worst house on the best street can seem like a cost-effective way of attaining that sought-after location, however, it is not without risk. 
In this instance the goal is commonly to transform the property from the worst to one of the best properties on the street. However, any saving on the initial purchase is often quickly absorbed by renovations to improve the property. 
Conversely, deciding to leave the property in its original purchase conditions can have negative implications for the property, which will be reflected in future capital growth. 
It may actually be more cost-effective to buy a better property and forgo the expense, stress and risk of renovating. 
2. Think outside the box:
When it comes to investing in property there is no need to reinvent the wheel. Properties that offer the best returns aren’t necessarily architecturally unique or modern. In fact, they are more commonly well-located inner-city period and pre-1970s properties. 
Property selection isn’t a guessing game. Stick with tried and tested selection methodologies that rely on empirical sales evidence, not speculated or high-risk returns. 
3. A renovator’s dream:
As a number of new renovation property programs hit Australian television screens the would-be handyman in us all considers the prospect of buying and renovating to make a quick buck. But novice renovators often underestimate the commitment required to transform a property, which can cost them significantly. 
When deciding to renovate it is important to consider where the property is located, the type of property (i.e. house or apartment), whether it will be a rented investment property or owner-occupied and who the potential buyers or tenants of the property are. Put simply, sellers should renovate to their target market. 
It is also important to be wary of overcapitalising in a property, as the amount spent on renovations may not offer an equivalent return in the increased value of the property. A good rule of thumb is to not spend more than 40% of the property’s value on renovations. 
4. Up and coming:
When it comes to property don’t speculate. Purchasing on the basis of proposed future infrastructure such as roads, schools, shopping complexes and communities is risky. Hundreds, if not more, development proposals are put on hold or denied every year and when approved can take many years to build. There’s also no guarantee that the added amenity will add positive weight to local property prices. 
When buying property there is no better way to measure an asset’s future growth than to look at its performance history. 
Buyers must understand that property selection is not just about the suburb or about timing and transitional trends. Rather, it’s a process unique to the individual circumstances of the buyer or seller and the property.
Greville Pabst is CEO of the <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>.
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Property cliches are not smart buying advice

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They’re at it again, yet another tax under the guise of the new green taxes for Australia. Little wonder governments at state and federal levels usually end up in Struggle Street when it comes to explaining the need for yet another new tax on property. It reminds me of a speech President George W. Bush made at a Gridiron dinner in 2001 when he said “you can fool some of the people all of the time, and those are the ones you need to concentrate on.”
As if a carbon tax is not enough to contend with, the federal government is proposing to introduce in 2012 a mandatory energy star rating for homes being sold or rented out. The Minister for Carbon Tax Greg Combet says “it will allow buyers and renters to better compare different properties, making it easier to identify a property which uses less energy or water and thereby save money.”
So vendors and landlords will have to pay around $200 to have their property assessed, the cost to home owners and property investors is approximately $1.1 billion over the next 10 years.
The Age reported last week Australian homes still the world’s biggest, and the latest figures show that the average new home built in Australia is still 10% bigger than its counterpart in the United States and 9% bigger in New Zealand. NSW still builds bigger houses than Northern Territory, Queensland then Victoria, at 246 square metres per residence. Maybe the Minister for Carbon Tax should watch the movie The Castle – “tell him he’s dreaming”. Australia currently has a dramatic shortage of housing evidenced by record low rental vacancy rates, which is driving up rents to all-time record highs. All an energy star rating for houses will achieve is a disincentive for investors, which contradicts the government’s affordable housing commitments.
To put this into perspective let me find another George W. Bush quote: “There’s a huge trust. I see it all the time when people come up to me and say, ‘I don’t want you to let me down again’.”
If there was a television show ‘Australia’s Dumbest Property Taxes’ the past NSW Labor government would be nominated for a Logie. A catastrophic government that resulted in annihilation at the March 2011 election, given its policy implementation was usually followed up with another backflip.
Let’s look at some of NSW’s worst property taxes (not in order of stupidity).
Premium Property Stamp Duty (still alive), where homes sold for more than $3 million will be taxed at 7% on the amount above $3 million. The Vendor Exit Tax, where investors were charged a 2.5% tax on the sale of investment properties (introduced 2004, axed 2005). The Premium Property Tax (abolished), where all properties with a land value above $1.97 million (including the family home) pay an annual speeding fine because their land value is increasing. The NSW Ad Valoreum Tax (introduced 2010 and abolished by the new Liberal government in 2011), a land transfer charge of 0.2% on sales between $500,000 and $1 million and 0.25% above $1 million.
In my opinion, state and territory governments have well and truly exceeded their use-by dates. When the Howard government introduced the GST in 2000, it was sold on the basis that the much-despised ongoing state stamp duties would be abolished. This has been obviously not the case given the much-awaited Henry Tax Review in 2009 was dismissed and placed into that politically convenient “too hard basket”. On August 19, Henry told an Economic Society forum in Sydney there was almost unanimous agreement submissions to his Australian Future Tax System  review that state-imposed stamp duties were bad and should be abolished.
Why, are property taxes charged as an upfront – when council and water rates are levied quarterly?
“I’ll be long gone before some smart person even figures out what happened inside the Oval Office.” – President George W. Bush, Washington, D.C., May 12,2008.
Sound familiar?
Remove local and state governments and bring in big business to drive infrastructure and make it accountable. Get superannuation funds to invest in Australia’s growth and development. Just because you own a property, propping up a government that struggles to make ends meet is a no-brainer.
Alternative business models would be very interesting to say the least – time to challenge Australia.
Robert Simeon is a director of <a title="RWM" target="_blank" href="https://www.rwm.com.au/">Richardson &amp; Wrench Mosman &amp; Neutral Bay </a> and has been selling residential real estate in Sydney since 1985. He has also been writing real-estate blog <a title="Virtual Realty News" target="_blank" href="https://www.rwm.com.au/news/">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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Stupid property taxes should not be a revenue stream for weak governments

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The Boston-based international real estate advisor Pembroke Real Estate, on behalf of an affiliate, has bought 20 Martin Place, Sydney from the ANZ Bank reputedly for about $95 million. Some 19 offers were received for the office block, which has been owned by ANZ since its 1973 completion.
Located in Sydney’s CBD core, the property features 21 floors of offices and prime retail.
Pembroke, which joins the growing long list of foreign buyers of prime CBD office blocks undeterred by the strong Australian dollar, invests the private capital of FMR LLC (Fidelity Investments) and FIL Ltd (Fidelity International) in long-term opportunities in markets typically focused on Europe, Japan and the United States.
Offering a substantial refurbishment opportunity, 20 Martin Place is the first acquisition in Australia for Pembroke and its affiliates. The purchase highlights the trend towards buying assets that offer development potential – that is core-plus categories, where tenants are leaving and the site is earmarked for upgrade.
It will be refurbished by Pembroke following ANZ’s relocation in 2013 ANZ Tower at 242 Pitt Street, developed by Grocon. It is to be leased to ANZ until June 30, 2013 with options, providing initial net rental income of $8.5 million per annum.
ANZ has agreed to take a long-term lease over new banking chambers in the proposed Martin Place project.
It was sold through CBRE agents Rob Sewell and Josh Cullen in conjunction with Jones Lang LaSalle, represented by John Talbot and Rob Harris.
Both ANZ and Pembroke have agreed not to officially disclose the purchase price.
Offers were due June 8, with Pembrooke pinpointed as its likely buyer on July 6 in the Australian Financial Review.
“Domestic superannuation funds and trusts were all in a very competitive bidding process alongside local and offshore core plus funds,” Sewell notes.
Talbot suggests the sale reinforced the near domination of offshore buyers in the current cycle, with virtually all the recent transactions recorded in the Sydney CBD sold to offshore investors, both institutional and private.
It has 15,542 square metres of office and retail accommodation.
“We look forward to opening a new retail bank branch at this key location post refurbishment,” Kate Langan, ANZ Group general manager of property, says.
It was valued at $70 million in 2002.
In 2009 ANZ Bank confirmed it would relocate its NSW head office to a new premium-grade 43-floor office building, having outgrown its NSW head office at 20 Martin Place.
ANZ negotiated exclusive naming and signage rights on the building and 22,000 square metres of the total office floor space, or about half of Grocon’s $800 million tower at 242 Pitt Street, where GPT Group and LaSalle are also stakeholders.
The 20 Martin Place office will the escape the wrecker’s ball, but will be stripped back to its steel core and then rebuilt to a five-star green rating.
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Overseas investors buy ANZ Sydney headquarters for refurbishment

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Comments made by RBA governor Glenn Stevens today suggest the bank will hold tight on interest rates while global "anxiety” remains and expectations that inflationary pressures may ease.
In response to questions about monetary policy at House of Representatives Economics Committee meeting in Melbourne, Stevens said that during “times of extreme turbulence, it is good to sit still”
“We are in a position to exert a certain degree of restraint right now - inflation looks like it is OK in core terms,” he said.
He also hinted that the RBA could cut rates if the global situation deteriorated alluding to the big cuts it made to interest rates in late 2008, early 2009 following the GFC.
Stevens said it monetary policy continued to be about “balancing various forces (global and local)” and that it was not getting any easier.
On the global front, while he said uncertainty has not gotten worse, “some serious volatility in equity markets” has been witnessed this week indicating there is still a bit of angst out there in international financial markets.
The key concerns are the sovereign debt issues facing the US and Europe, a problem which Australia does not have to contend with. He said the prospects in Asia remain good and that the Chinese economy is still going well.
“But we cannot say the [global] anxiety has gone away.”
The RBA will look at global factors in light on what impact they might have on demand and hence on prices.
He said households were being prudent by saving, but noted the negative effects were being felt by retailing following a period of 15 years of “appalling saving and high spending”
The increase in savings and more caution, Stevens said would leave households finances in good position, if there is a downturn at some point.
In his speech preceding questions from the committee Stevens noted that “asset prices have declined, credit growth has moderated further and the exchange rate remains very high”.
“While each of these is affected by factors other than monetary policy, together they suggest a fair degree of restraint is being exerted by financial conditions. Under the circumstances, the Board judged the most prudent course was to sit still through this period, in spite of inflation data that, on their face, continue to be concerning.”
“Looking ahead, the year-ended CPI inflation rate will probably remain well above 3% in the September quarter. It is then likely to come down as the impact of last summer's floods on food prices continues to unwind; we will see those effects around the end of the year and the early part of next year.” 
Stevens says the bank will abstract carbon price effects in setting monetary policy, just as it did with the implementation of the GST a decade ago. 
“It is the more persistent path of inflation on which the bank must focus.”
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RBA likely to sit on its hands as global anxiety persists

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Developer and publisher Morry Schwartz is selling all 77 of his Falls Creek apartments within the Huski, Silverski and St Falls complexes this weekend.
It is the biggest single auction of alpine property the country has seen.
It’s been billed as a no-reserve auction, although technically the bidding starts at $10,000and initial bidding will proceed in $10,000 bids from there, until otherwise decided by the auctioneer.
The offerings range from bunk studios that typically sell for $85,000 to a three-apartment-in-one-line virtual lodge.
They are offered through Ray White Commercial in conjunction with RT Edgar Alpine.
But some of the most expensive offerings in the St Falls East and St Falls West block also come with strict bidding requirements.
Any bidder for the 40 of the luxury apartments that are in the managed pool within the drive in-drive-out St Falls complex must prove that they have annual $250,000 income or $2.5 million in net assets given they are being offered under an unregistered management investment scheme operated pursuant to Australian Securities and Investment Commission instrument 11-0572.
The letter to prospective purchasers also says participation in the St Falls management scheme could be limited to people who have paid more than $500,000 for their unit, although Schwartz has indicated that sales will proceed possibly at less than this given there is no reserve.
There are 13 units that are not within the management pool and therefore don’t need to match any regulatory requirement.
The properties, developed by Zacamoco, a joint venture founded in 2004 between Schwartz’s Pan Urban and Schwartz's son-in-law architect, Callum Fraser of Elenberg Fraser architects, will be sold individually via the Helmsman Auction method, more commonly used for livestock.
St Falls was one of three Saints’ properties underway in the Victorian Alpine region, but St Buller in Mount Buller and St Hotham in Mount Hotham never got further than the drawing board.
The apartments and three retail spaces are set for Sunday August 28 auction.
"It's not a fire sale," Schwartz recently told The Australian.
"It's a proper and pure no-reserve auction. With these sorts of auctions, if you get enough people in the room, you'll get a market price.
"That doesn't mean that some people won't get a bargain."
“Playing a key role in the development of Falls Creek as one of the country’s leading snow destinations has been a rewarding experience,” says Schwartz, who is perhaps not as welcome now on the mountain given his decision floods the market with an estimated three years’ worth of listings.
“I’m immensely proud of the three projects we have created with Zacamoco, which have elevated Australia’s alpine accommodation and facilities to be on a par with the finest ski resorts anywhere in the world,” Schwartz says.
“Now however, my focus is on the boutique property markets in Melbourne and potentially Sydney. So, even though Falls Creek is enjoying the best snow season in years, it’s time for me to move on.”
“We would expect keen interest in any property developed jointly by Pan Urban and Elenberg Fraser,” says Mark Williams from Ray White Commercial, who will be overseeing the auction. He says the interest has been enormous.
 
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HUSKI
Huski was Zacamoco's first Falls Creek project, which turned a rundown apartment block into the recipient of Wallpaper magazine's 2006 best ski resort in the world award. There are 14 apartments in the $25 million project, with its design inspired by the geometry of a snowflake. The upcoming offering is three studios apartments, one three-bedroom apartment and a retail premises
Schwartz's offerings include lot number 102, a studio of 33 square  metres,  has had a recent annual $34,000 gross rental, with outgoings of $25,000 leaving a net income of $8,349.19. Studio 104 had a $7500 after net income of $26,000 gross outgoings and a gross income of $33,000. Studio 202 had a $6300 net income after outgoings of $23,000 and $30,000 gross income. Huski 2A has recently reported $18,000 annual gross income and outgoings of $38,000.
There are other listings by other vendors at the moment. They include the three-bedroom, two bathroom 201 Huski apartment has been recently listed through RT Edgar at $649,000. RT Edgar recently sold a one-bedroom 203 Huski unit under mortgagee instructions. Huski 301 is listed at $575,000, having grossed over $75,000 in 2009 holiday bookings. The unit 301 was a sub-penthouse with two bedrooms, two bathrooms with an extra third mezzanine-style bedroom. A Huski studio apartment has a $190,000 asking price through RT Edgar. It configures two to four people with a split queen bed and a fold-out sofa bed and was approximately 33 square metres.
Huski 304, which is two-bedrooms, two-bathrooms is for sale at $620,000. There’s a $649,000 asking price on Huski 205, which features a master bedroom with ensuite, plus a double bedroom, and a bunk room that sleeps four that is listed through Falls Creek Real Estate Bright agent Ted Weeks. There are retail premises available for sale. Pursuant to clause 3.2 of the Management Agreement, the purchasers can reserve the apartment for their own use either for specific weeks, or for an extended period.
SILVERSKI
 The $10 million refurbishment at Silverski, a 38-room boutique hotel featuring five penthouse apartments, includes the award-winning Japanese restaurant Oshii.  There  are 28 apartments listed by Schwartz in Silveski, with 20 studios and three one-bedrooms, two two-bedrooms and three three-bedroom apartments.
Other vendors' listings include Silverski 207, a bunkbed studio unit, is listed through RT Edgar at $92,500. Silverski 208 is for sale at $100,000. Silverski 209 is listed at $85,000.
ST FALLS
There will be eight one-bedroom, 19 two- bedroom and 14 three-bedroom apartments offered for sale in St Falls, the $65 million 63-apartment project now managed by Mirvac Hotels and Resorts under its five-star Quay West brand. But to bid for St Falls apartments prospective purchasers must meet pre-qualification requirements under the managed investment scheme guidelines.
It took its architectural inspiration from the Bogong Moth of local Dreamtime legend. It is Australia’s only drive-in, drive-out, ski-in, ski-out, five-star alpine resort and spa. It partially opened in June 2009 and completely by the 2010 snow season. A three-bedroom, two-bathroom apartment E504 has been recently for sale at $577,000 through RT Edgar Alpine. Unit 502, a two-bedroom, two-bathroom unit has been listed at $610,000 by a private vendor. Unit St Falls 407, which is three-bedroom two-bathroom apartment in the east wing, has a $695,000 asking price, also through a private vendor. The three-bedroom, two-bathroom apartments range in size from 90 square metres to 113 square metres, all with balconies from nine square metres to 23 square metres with views down the valley. Its two-bedroom, two-bathroom apartments range in size from 75 square metres to 92 square metres all with balconies from 15 square metres to 88 square metres. The one-bedroom apartments are typically 56 square metres with a 14-square-metre balcony.
St Falls fronts the Bogong High Plains Road on one side and the foot of the Falls Express quad chairlift and Wombat's Ramble ski run on the other. With features including a Turkish-style hammam, lead architect Callum Fraser visited 60 alpine resorts from Aspen and Whistler in North America to the Swiss and Austrian Alps to study what made them so attractive. The luxury apartments available for sale in the St Falls West building were released in March 2007 when limited apartments remained available for sale in the St Falls East building. The 2007 sales agents were Rob Moore and Ted Weekes and Christa Zirknitzer at RT Edgar Alpine.
NAARILLA
There are three two-bedroom,  one-bathroom apartments are available for sale in the five-apartment complex of Naarilla. Originally the Naarilla building was used as accommodation for the Snowy Mountain Scheme before the building was relocated to Slalom Street in Falls Creek. These three apartments are being sold in one line. The total outgoings for all three was $33,844.
“We would expect keen interest in any property developed jointly by Pan Urban and Elenberg Fraser,” says Mark Williams from Ray White Commercial, who will be overseeing the auction. 
“The nature of the Helmsman Auction allows bids to be submitted for multiple properties simultaneously and also opens up the possibility for investors to purchase multiple adjoining apartments or the entire portfolio if desired,” Williams suggests.
The auction takes place at 11am on in the Promenade Room at Crown Casino in Melbourne. There will be a 60-day settlement period for all properties sold.
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