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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Melbourne shopping centre the Jam Factory is to get a $16 million refurbishment due for completion by June 2012.
The largest renovation in the Jam Factory’s 32-year retail history will be the rollout of the first Australian store for global fashion giant Topshop at the Chapel Street, South Yarra site.
Topshop is a leading UK-based high street retailer, with over 750 stores worldwide.
Its 1,600-square-metre concept store will house both the Topshop and Topman brands, and is expected to open for trade prior to Christmas 2011.
“The revamp is a major milestone in our longer term redevelopment plans,” Challenger Diversified Property Group fund manager Trevor Hardie says.
He says many existing Jam Factory retailers are expected to introduce new concept store format to complement the extensive renovation.
Target has also chosen the Jam Factory for its late August launch of Urban by Target – an inner-city compact concept store carrying Target’s core range of apparel and soft home wares.
Existing Jam Factory retailers are expected to introduce new concept store format to complement the extensive renovation
Current tenants include Nando’s, CUE, Village Cinemas, Boost, Steve Madden and TGI Friday’s.
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jchancellor-FAypfDUnLy

Jam Factory set for $16 million makeover as Topshop moves in

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Offshore investors are forecast to become more dominant in the Australian hotel market over the next six months, according to CBRE. 
Demand is expected to pick up in spite of the strong Australian dollar, with investors attracted by what is considered a safe, long-term investment market. 
Research by CBRE Hotels of offshore investor activity over the past 10 years has found that contrary to what might be expected, offshore investment in Australian hotels has picked up when the dollar is high and tailed off when the currency has lost value. 
According to CBRE Hotels regional director Rob Cross in general terms the strength of the Australian dollar has had no impact on hotel investment demand. 
“In fact the volatility of US and Europe has strengthened interest down under as we are viewed as a safe haven to park money,” he tells Property Observer. 
According to Cross, the only limitation to offshore investment is the current lack of purchasing opportunities in the Pacific region.” 
“Hotel investment demand well exceeds supply, as offshore buyers continue to circle the Australian hotel sector for any possible opportunity to secure assets, particularly in our strong corporate centres.” 
In 2001, when the Australian dollar fell to less than 40 US cents investment in Australian hotels dropped to around $500 million. In 2007, when the dollar rose to 90 US cents, investments soared to $1.8 billion.
According to Colliers total investment in the hotel sector sits at around the $550 million mark for the first six months of the year with $134 million worth of transactions recorded in the first three months and $411 million recorded in the second three months. 
Offshore buyers have been responsible for the bulk of these purchases notably: 
<ul>
<li>Singapore’s Pan Pacific Hotels Group acquired the 296-room Hilton Melbourne Airport Hotel for $108.9 million in January </li>
<li>Singaporean investor Michael Kum added the Travelodge in Melbourne’s Dockland’s to his portfolio for a reported $54 million in February.</li>
<li>US hospitality giant Host Hotels &amp; Resorts acquired a 75% stake of the Hilton Melbourne South Wharf Hotel for $137 million in April</li>
<li>US-based LaSalle acquired the Novotel on Collins for $205 million </li>
</ul>
According to Wayne Bunz, senior director at CBRE Hotels, investors have not been deterred by the strong Australian dollar and are willing to pay a premium to secure a hotel property in what is considered a safe market. 
“Despite the high Australian dollar, overseas investors still see value in Australian assets and consider hotels - notably those with a majority business clientele base - as safe, long term investments,” Bunz says.
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Offshore investors expected to buy up hotels

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The future of the Big Prawn at Ballina is now very much in play following the purchase of the site by Bunnings Warehouse group.
The 2.5-hectare site has sold for about $10 million to the hardware retailer, which is unlikely to keep the dilapidated eyesore.
The Wesfarmers-owned Bunnings has yet to reveal its plans for the Pacific Highway site, which had been for sale since early last year.
It last traded in 1999 at $3.6 million, some 10 years after the prawn was built. It has 173 metres of highway frontage at West Ballina.
The roadhouse creators, the builders Glenn Industries and the Goulburn developers Louis and Attila Moknay of LA Developments, famed for two other big daggy icons, the Big Merino at Goulburn and the Big Oyster at Taree, spent $500,000 and six months to erect it in 1989-90.
But it has become an eyesore, with the owner recently required by the council to clean up the graffiti-ridden giant crustacean.
The Ballina Shire approved plans in 2009 for the demolition of the Big Prawn and the petrol station.
It had been listed through Michael Shay at LJ Hooker and North Coast Commercial Real Estate agent Troy Outerbridge. Another bulky goods site on the same stretch as the Big Prawn has been sold by Outerbridge. The 6700-squre-metre site had a $2.68 million asking price.
“Bunnings continues to actively development seek new sites,” its managing director John Gillam told the Australian Financial Review.
“This includes the acquisition of a site in Ballina, which is also the site of the Big Prawn.”
Gillam says the group was now preparing a development application for the site and will “work with the relevant stakeholders to determine an appropriate future for the local attraction”.
The Big Prawn has been a source of colour writing over the years. Writer Dan Silkstone noted after a 2005 visit that the roadhouse had 24 dishes at the all-you-can-eat buffet and “none of them contain prawns, which seems misleading”.
Robert Drewe wrote after its demolition approval debate in 2009 that the man who built the Big Prawn, Tony Grosset, of Glenn Industries, said it would be easy to move.
“The giant tourist-trapping crustacean, 30 metres of pink cement tiger prawn situated on the highway at Ballina, in the Northern Rivers, has ‘gone off’,” Drewe wrote in The Age.
“Three owners and several million fish-and-chip servings later, it no longer looks like fresh seafood, it has gone cross-eyed with fatigue, it's peeling, and its present owner wants to toss it out. “
“Tastes change, even in Ballina, whose most impressive civic structure is the wave-shaped RSL club and where the motorised mobility scooter with its compulsory boxing-kangaroo flag is the vehicle a la mode.
“A month ago it was decided the prawn should be demolished. And when this leading retiree destination decides that something is passe, you can believe its time has truly passed,” Drewe suggested.
Columnist Emma Tom called it “excitingly realistic” in 1995.
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Bunnings shells out for Big Prawn site, but has no plans for Ballina icon's renovation

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Brighton's two priciest homes are directly competing for buyers this spring with a battle to see who retains or secures the suburb’s record price title.
<img src="/images/stories/kinane.jpg">
Kinane (pictured above)  could be back on top with price hopes of almost $20 million, but the Salvo family, who currently hold the record, have now listed their house just two years after they paid $15.6 million for the beachfront reserve mansion.
Set on Glyndon Avenue, the Salvos’ five-bedroom mansion has a 59-metre beach frontage – along with a tennis court, swimming pool, spa, sauna, gym, and rooftop entertainment area – and has been listed by JP Dixon agents Jonathan Dixon and Marcus Gollings and Chris Bevan with $20 million hopes.
Kay &amp; Burton Brighton agent Ian Jackson is marketing Kinane, with offers due by September 7.
Kinane is set on the corner of The Esplanade and Kinane Street, fronted by Canary Island palms. The landmark Max Beck-built residence has been extensively renovated since it last sold for a record $11.2 million in 2006.
After its 1988 completion by the then Becton chief, the locals dubbed it the Brighton Town Hall because of its imposing size and prominent position on almost an entire block of the Esplanade.
The six-bedroom four-level house sits on a 3,200-square-metre block in one of Melbourne's finest beachfront reserve locations, with views over Port Phillip Bay.
It has been listed by businessman Russell Small, who retired last year from the board of the telecom and utilities industry services provider Service Stream, and his partner, Belinda Ding.
<img src="/images/stories/salvohome.jpg">
Mario Salvo and his family paid $15.6 million for the Calman family’s waterfront mansion on Glyndon Avenue in the suburb's "Golden Mile" (pictured above). It comes with home theatre, gymnasium, sauna, pool, tennis court and rooftop entertaining area,
It was bought through JP Dixon from the Calmic cleaning chemical magnate Michael Calman and his wife, Mary, who had amalgamated two blocks in the late 1990s after they bought the extra block for about $5 million from developer Adrian Campbell.
Brighton’s third-place sale was when the St Kilda Football Club president Rod Buttress sold in 2007 for $11 million to Catherine O’Halloran, wife of the solicitor John O’Halloran.
Both are hoping the property status will assist in defying economic and share market turmoil with hopes of snaring the record price.
The Salvos’ property has been included in a portfolio of properties JP Dixon will market at the China International Luxury Property Show in Shanghai next month.
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Brighton behemoths battle it out for priciest home crown

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Serviced apartments group Quest is now the fourth biggest hotel operator in Australia, according to rankings compiled by CBRE. 
The group was ranked seventh in December 2010. 
Quest’s ranking improved following the opening of new serviced apartment properties in the Melbourne suburbs of Moorabbin, Hawthorn and Cheltenham. 
The new properties mean Quest now operates 108 hotels in Australia, providing 5,800 rooms to mostly business travellers.
 The top three biggest hotel operators remain Accor (brands include Novotel, Sofitel, Grand Mercure, Hotel Formule 1), Mantra and the Intercontinental Hotel Group.
On the ownership front, Tourism Asset Holding Limited, Mirvac Investment Management and the Schwartz Family Company have retained their status as the three biggest hotel owners in the country. 
The biggest mover is Amalgamated Holdings which increased from eighth to sixth place in the rankings over the six-month period. 
The group owns Rydges resorts and the Thredbo Alpine Resorts and will add to its portfolio with new projects such as a boutique hotel on the site of the former Gowing Bros store in Sydney.
CBRE Hotels senior director Wayne Bunz says Amalgamated has sought to capitalise on the GFC period by acquiring a number of assets. 
“At the same time the overall number of rooms controlled by the Top 10 operators has dropped by over 2% in the first half of the year as new owner operators and investors vie for market share. This has seen investment funds such as GPT and Thakral drop in the rankings, with GPT having dropped out of the Top 10 list altogether,” Bunz says.
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Quest moves up in hotel rankings, closing in on Intercontinental

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There’s no guarantee we’ll see a lift in the housing market as we go into spring this year. On the supply side, there’s a build-up of long term unsold properties (stales) and a compounding shortage of exciting, well-priced new stock. On the demand side, buyers have had a particularly hard time of late – not so much in finding homes, but in finding homes of quality; however when those homes are found they sell well, proving there is a solid level of underlying demand.
Buyers do want to buy and they’ve been out there in good numbers most weekends. James Buyer Advocates’ demand indicator, Bidderman, has shown an average of two bidders an auction some weekends. But they have proven to be stubborn on homes that are not market priced. James specialises in the $1 million-plus Melbourne market.
There are actually two spring markets: early spring (September and October) and late spring (November). They’re intimately connected. According to Sam Gamon of Chisholm and Gamon, what happens in late spring is always greatly influenced by the early spring results. It’s all about confidence says his Elwood auction partner, Torsten Kasper. “A few weeks of good results in early spring may lay the platform for an increased level of homes for mid to late spring.”
On the other hand, David Hart of Buxton Brighton says there’s a strong pattern favouring a late spring recovery – at least in bayside. “Human nature being what it is, many people wait until they are almost out of time to put their property on the market. And there are those who purchase October onwards, who need to sell their own property prior to Christmas. I expect this year will be no different.”
So what about price?
Despite the continued negativity from overseas, Buxton’s Mark Earle can’t envisage any significant changes in housing prices. “Fundamentally there is a shortage of houses in Melbourne with population growth. And Melbourne has been widely recognised as the best performing city in the country in terms of stability over recent years.” Cycles seem to be getting shorter, he points out – “take the 2008 financial crisis and the subsequent boom market of 2009” – and things can change quickly.
According to Benmac’s Iain Carmichael, given the low stock levels, prices are likely to hold. “Agents will have far less trouble achieving full results for good family homes in the $2 million to $3 million range. Vendors at the very top end have a tendency to feel that their property is somehow guaranteed to appreciate in the face of a steadying market. Curious, really!”
Kay and Burton director Ross Savas also believes that prices will be steady. “The fundamentals of our economy are still very good and we have amazing employment levels in our country. So as long as nothing occurs out of left field, I believe prices will hold in Victoria.”
So when do you buy and sell?
Peter Kennett of Hocking Stuart says his advice to sellers is to get in early rather than late. “Late spring is when supply usually increases with more motivated sellers as they have most likely bought.”
As for buyers, David Hart, of Buxton Brighton, believes that the later in the year before Christmas, the more motivated sellers are to lock in a result. “Although you should never pass up the opportunity to purchase the right property on the assumption that if you wait, you might get an early Christmas present!”
With the mix of school holidays, horse racing weekends and the shift in the Grand Final from the last week in September to the first week in October, there are effectively only 16 Saturdays that will give a vendor the traditional four Saturday auction program,  points out Richard Winneke of Jellis Craig. “And of these no doubt some will be more popular than others – creating super Saturdays on dates like 27th August, 24th September and 3rd December.”
For bargain hunters, late spring may be a better market than early due to vendors having to sell and time running out. However you do take the risk that what you may not be there by late spring.
This is where patience presents a conundrum for buyers: if many of us pass on buying in early spring then the late spring surge may not happen at all. And come Christmas time we will still be in a buyers’ market but we won’t have bought. The question is then: how long are you prepared to wait?
 
<hr class="system-pagebreak">
“Love is in the air and there is no home more beautiful than one being auctioned on the perfect sun-drenched spring day with the fence painted, the light streaming in and the garden looking stunning,” says Marshall White’s Justin Long – with some poetry and just a little bias.
Historically though, over the last decades Melbourne buyers and sellers have agreed with this statement.  John Clarkson of Hocking Stuart says the market swells by as much as 200% even 300% in terms of activity in spring months when compared with the winter ones.
However, while every agent assumes the supply of stock is sure to increase on what we have now, there is also a thinking that this increase will be less this year than what we’ve seen on average over the past 10 years. There is universal agreement at the moment that we will not see stock levels approaching what we saw last year. Last year was a big year at the beginning, in the middle and at the end in terms of activity. So far 2011 has not been – and it will not be.
Why is spring looking to have new stock shortages? According to Kay and Burton director Ross Savas, it’s because vendors are perceiving that the market is under pressure, so they are holding off placing their homes on the market till conditions improve.
Benmac’s Iain Carmichael agrees: “Unlike last year there are few opportunistic sellers thinking, ‘Wow, our home is now worth a mint – let’s go!’. So the only driving forces are the traditional sellers such as upscalers, downsizers, and job relocators.”
Is this just false spin to get sellers to act? We don’t think so. Richard Winneke of Jellis Craig for instance reports that most agents are admitting to a 25% volume reduction of high end stock being transacted between this year and last. Balwyn and Kew are down around 20% in overall transactions (not just the high end).
In Bayside Jason Gill paints a similar picture of diminishing turnover but uses a different measurement: “In Brighton in July 2009, 2010 and 2011 we have seen stock on the market go from to 92 to 125 to 150 meaning older overpriced stock is simply not selling.”  What this means, he adds, “is that the stock that comes on in spring will need to be of good quality and be priced correctly, rather than more of the same, if it is to excite the market.”
In our opinion, with the type of market contraction (turnover more so than price) we have had in 2011 we are going to need some excitement to kick start the market in the way that it took the Chinese community in 2009 to lead us from the GFC.
Sellers want prices and while buyers do as well, they also want good quality at the upper end levels. More of the same will only compound the problems of this market for both buyers and sellers.
For vendors who are prepared to swim against the tide, there could be rewards, says Steve Burke of Jellis Craig says, and sure we know he’s biased but he’s right on this occasion. “Forget about when the roses bloom in the garden, it is all about the demand and supply equation. As we are currently in a market place of perceived negative conditions I believe that there will be a real shortage of stock at the start of spring. This will definitely favour the brave vendors who will be able to capture a marketplace where there is little competition.”
Mal James is principal of<a target="_blank" title="James Buyer Advocates" href="https://www.jamesbuyeradvocates.com.au/"> James Buyer Advocates</a>, which advocates on behalf of buyers of property over $1 million. Mal writes weekly auction reports, advice and in-depth market analysis on James' website.</body></html>

maljames-vHwm28JUAa

Few listings until late spring rush: The property crystal ball

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A Perth family has warned about rent-to-buy property schemes after a tenant removed their pool and sold it illegally while they were overseas.
The family had been unable to sell their Quinns Rocks home at their desired $429,999 asking price until they responded to a roadside "we buy homes fast" sign as a last solution.
Under the ensuing deal, the tenant was to pay rent with the intention to buy the home after a year at around the revised $389,000 asking price.
Two weeks later the Clintons, who’d travelled to Ireland for family reasons, got a text message from frantic neighbours saying the pool was gone.
It transpired that the tenant, who had no authority to modify the house, sold the pool and pool fence for $3,000.
The rent-to-buy contract was terminated earlier this year, and the Clintons have since returned to the home.
The Western Australian Consumer Protection Commissioner Anne Driscoll has warned against rent-to-buy schemes, which are promoted as a way to get into the property market or sell in the current slow market.
Driscoll says the rent-to-buy schemes were not linked to the <a target="_blank" title="Nigerian property scam" href="https://www.propertyobserver.com.au/residential/absentee-investor-alert-nigerian-scammers-sell-%24410000-house-they-didnt-own/2011081751195">recent sale of two Perth properties in elaborate Nigerian scams</a>.
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Tenants sell landlords' pool in rent-to-buy swindle

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Shopping centres will need to follow retail strips and start offering products and services that cannot be provided via the internet, according to Savills head of research Tony Crabb.
Crabb says retail strips are already starting to change in response to the growth of online shopping but enclosed centres need to get on board or they will lose business to the strips.
Examples of products and services customers cannot get online and that are growing in prevalence on retail strips are food vendors and hair salons.
He says such changes will need to occur at the enclosed centres where change has been management rather than market driven.
''Strips have and are reacting to the change but enclosed centres will need to get on board and reorganise their mix or lose business to the strips,'' Crabb says.
Savills associate director of retail services Michael Di Carlo says retailers should also investigate the latest technological innovations such at the “multi-channel retailing concept”, which is now the norm in the US and Europe.
Such a multi-channel approach is being pushed by shopping centre giant Westfield, which revealed in its half-year results today that it has signed up 140 retailers to its westfield.com.au transactional site.
Westfield CEO Steven Lowy says the group is embracing digital technology, including the use of the internet, mobile and social media to drive sales into its shopping centres
“With the launch of our transactional website in Australia, we are able to work with retailers in both their physical and online retail strategies,” he says.
Andy Hogg, Savills head of retail project management in Queensland, says creative use of finishes and layouts to establish a more inviting shopping experience is very important, “coupled with clever use of technology through customer interface products and digital media”.
Such an approach, he says, has been adopted by Australia Post GPO refurbishment in Brisbane.
The store will offer a dedicated area for online shopping and a 24-hour zone where customers can purchase products via a vending machine.
“What we are seeing starting to emerge now are pro-active retail clients changing the face of their store to combat the online retailing trend. They are not sitting on their hands, but rather are coming up with exciting new ideas and innovations in retail design to give their customers an experience they cannot get online,” he says.
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Retailers must offer something extra to fend off online threat: Savills

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<img src="/images/stories/scam4.jpg">
It was marketed by LJ Hooker under the ironic headline “LOOKS CAN BE DECEIVING!!!”
And RP Data shows it sold within six days of its initial marketing in March at the lower end of its $410,000 to $440,000 price estimate.
But Perth police now suspect another Nigerian scam has taken place following the sale of a brick Ballajura house in the 6066 postcode 14 kilometres north of Perth.
The $410,000 property had been owned by absentee investors, who’d put it with the LJ Hooker leasing department’s rental pool in 2008 at $400 a week.
The snappily sold house (the marketing said “FIRST TO SEE WILL GRAB IT!”) – settled in April through LJ Hooker Settlements – was done so without the knowledge of the landlord owner, who has since complained to the fraud police. The unknowing buyer has also complained to police as being caught in the scam.
Absentee owners, especially investors with unencumbered titles, ought to be very vigilant given it’s the second time since June 2010 that such a scam has been successfully carried off.
“As far as we are concerned we have done nothing wrong,” the LJ Hooker agent told Property Observer.
The sale seemingly mimicked the 2010 case when another Perth property owner was overseas when his house was sold.
Police say early indications suggest there were a number of similarities to the fraudulent sale of Roger Mildenhall's Karrinyup home last year.
Mildenhall lost his $485,000 home when it was sold by scammers in Nigeria.
He has yet to secure any compensation from the state titles register, Landgate. He was shocked when a neighbour informed him his house had been sold, only to then return to Perth and find his second property was also about to be sold.
Up to 400 WA property title transactions are being re-examined, with the incident bringing the real estate and conveyancing industries under increased scrutiny.
Consumer Protection Commissioner Anne Driscoll has warned there could be more cases that have not yet been detected and urged home owners living overseas to make contact with their real estate agents.
Police believe the estate agents acting for the unknowing owner and buyer of the house were conned by a Nigerian-based scam using fake identification despite heightened Landgate security processes implemented after the first fraudulent sale in September last year.
At the time, Detective Senior Sergeant Don Heise said the emails authorising the sale should have raised alarm bells.
"On most occasions the emails show poor English so that's a very solid point that people should look out for when dealing with sales from overseas," Heise says.
He says real estate agents also need to watch out for changes in personal details, especially the notification of a change of address, email address, home address or telephone number before the sale is registered.
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<img src="/images/stories/scamhouse2.jpg">
Lands Minister Brendon Grylls has told State Parliament he is aware of the new case.
"Thousands and thousands of transactions take place on a weekly basis," Grylls says.
"We've had one confirmed issue on this that has been thoroughly investigated and that investigation is ongoing.
"We now have another allegation at the moment, just an allegation."
Both incidences appear to have begun with a Nigerian-based scammer contacting the property's real estate agent and changing the owner's contact details, possibly using fraudulent identification, before requesting a quick sale to fund a petro-chemical project.
The proceeds of both sales were apparently sent to Chinese bank accounts.
Driscoll says it is disappointing that the agents involved had been fooled by a set of similar circumstances within months of warnings being issued following the first case.
Opposition planning spokesman John Hyde hit out at the government who he said had failed to prevent these types of frauds from occurring.
"The government promised to fix the loopholes that allowed alleged false authorisation documents signed with a child-like signature and witnessed with a stamp purporting to be from the High Commissioner of Lagos Nigerian justice system, to secure a sale,'' Hyde says.
"Yet it's failed to fix all the loopholes that allow these scams to operate'' Perth Now reported.
From July 1, 2011 responsibility for the regulation of the settlement industry was transferred from the Settlement Agents Supervisory Board to the Department of Commerce and the Commissioner for Consumer Protection.
Consumer Protection has advised agents to make further inquiries regarding identity and seek additional evidence whenever there has been a recent change in address or other contact details.
Signatures and initials checks ought to be undertaken if possible.
Agents have been advised to make further inquiries if the transaction originates from overseas especially from countries known for scams, such as Nigeria, or if there is a request for funds to be sent to a different bank account normally used by the client, or to offshore accounts including China.
It also suggests agents to make additional inquiries if the sale is urgent as a result of funds being required for investment in a business venture, or email addresses are generic such as Hotmail, Yahoo or Gmail.
"Ultimately, these steps are no guarantee against fraudulent conduct, but they will minimise the chances of these types of scams being successfully carried out," Driscoll says.
"Agents and lenders are reminded they are obliged to provide their services to existing clients with due care and skill under the Australian Consumer Law, for which a range of remedies are available.
"The Real Estate and Business Agents' Code of Conduct also makes disciplinary action available to agents who fail to provide services with due care and skill."
Driscoll has been reported in the Nigerian press as saying there was no current finding the agents involved in this latest transaction had failed to act with due care and skill, but it serves as a timely reminder of agents' obligations.
Consumer Protection, Landgate, REIWA and AIC will be working intensely and cooperatively to define additional practices in the industry that need to be put into action to minimise the likelihood of property fraud in the future.
“In the past we’ve seen scammers target people trying to sell cars or computer consoles online but now the problem’s hit the real estate market,” says WA Scamnet.
“A bogus buyer, who says they’re based overseas, approaches the seller claiming that they want to buy the house, unit or land being offered for sale.
“They may try to convince the seller they have paid a deposit, perhaps by using a stolen or fake credit card or by sending an email linking to a bogus PayPal transaction.
“The scammer could appear to ‘overpay’ the deposit and ask you to transfer back the overpaid amount.
“Only when the overpayment has been returned will the seller realise that the deposit transaction has been reversed because it was made with a stolen or fake credit card or never existed in the first place because the PayPal email was bogus.”
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Absentee investor alert: Nigerian scammers sell $410,000 house they didn’t own

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Sales have plummeted in department stores and cinema multiplexes leasing space in Westfield centres in Australia over the last six months, according the group’s half-year results. 
Department store sales are down 8.5%, while cinema sales are down 8.7%. 
Supermarkets remain Westfield’s strongest major tenant, with sales up 2.7% over the six-month period. 
Mini-majors, which include JB Hi-Fi and Dick Smith’s, suffered a 1.6% drop in sales, while turnover was down 1.3% in discount department stores. 
The poor performance of Westfield’s department store tenants come as one Australia’s biggest department stores, David Jones, continue to struggle.
In June David Jones, which has nine out of its 37 department stores in Westfield shopping centre, issued a profit downgrade with total sales for the fourth quarter of the 2011 financial year expected to be about 11% lower than earlier forecast. 
For speciality stores, general retail (down 3.1%) and homewares (3.4%) are struggling with footwear (up 3.9%) and food retail (up 3.2%) the strongest performing store categories. 
Fashion stores recorded a 1.2% increase in sales turnover.
<img src="/images/stories/westfieldaugust17.gif">
On the back of its investments in Milan and the World Trade Centre site, the pipeline of future development work has increased to approximately $11 billion. 
Total new project commencements for 2011 are expected to be between $750 million to $1 billion. 
Over the six months to June Westfield commenced work on $570 million of new projects including a $320 million redevelopment of the Fountain Gate mall in Melbourne with remaining $250 million being spent on smaller projects across the United States, the United Kingdom and Australia.
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