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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CFS retail property trust will look to get the right mix of tenants in its DFO stores portfolio after posting a “solid” result for the 12 months to the end of June. 
The group reported profits of $532 million with net property income on its 29 retail properties up 13%. The assets have a total valued at $8.5 billion. More than three-quarters of its portfolio is made up of super-regional and regional shopping centres. 
The trust acquired four DFO retail outlets during the financial year in Moorabbin, Essendon, South Wharf and Homebush in Sydney at just under $500 million. 
Trust funder manager Peter Gorman says the focus during the forthcoming financial year will be on enhancing tenancy relationships, filling vacancies and getting the tenancy mix right. 
“More experienced managers who get their retail mix, marketing and customer proposition right, will be the winners in this cycle,” Gorman says.
Gorman expects challenging retail sales conditions to continue in the first half of the financial year driven by consumer caution, but that this will ease in the second half of the year with sales growth to start to improve as consumers increase spending 
The trust anticipates retail sales growth of 3% for the 2012 financial year. 
Commenting on the annual results managing director of property at Colonial First State Darren Steinberg says there remains demand for quality Australian shopping centres from offshore investors. 
He says the retail market has shown signs of recovery “reflected in firming investment metrics such as capitalisation rates”. 
CFS is currently developing Emporium Melbourne in the CBD at a cost of $1.12 billion. It is targeting an initial one year yield of greater than 6%. The project is expected to begin trading in 2013.
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lschlesinger-FZcF9M3vE6

CFS shops around for right retail mix

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The Shopping Centre Council of Australia and Westfield have come out in support of the Productivity Commission’s suggestions to relax zoning laws and allow more retail space.
Writing in the SCCA’s latest weekly newsletter, executive director Milton Cockburn says the commission’s recommendations regarding activity centres will lead to fairer competition.
“Its key point on planning is that ‘competition among retailers is most intense when they are geographically close’, and this is the essence of activity centres planning policies,” he says.
“The commission’s specific recommendations address the removal of unnecessary planning restrictions, particularly to facilitate all retail formats being able to locate within activity centres. If implemented these recommendations will lead to greater, and fairer, competition and we support them,” he says.
The SCCA also supports the commission’s stance on not proposing further retail tenancy regulation and that trading hours should be completely deregulated, allowing retailers to trade “when they feel it might be most profitable to do so”.
Westfield’s response was more general in nature with a spokesperson telling Property Observer that it “broadly welcomes the draft report and recommendations of the Productivity Commission in relation to the economic structure and performance of the retail industry”. 
In its second quarter Brisbane retail report, Colliers says the proposal to deregulate shopping hours in all states including on public holidays  “should benefit Queensland’s retail market significantly with the opportunity to extend trading hours” from the current restrictions. 
A spokesperson for Myer says the department store will not be commenting beyond what it said in its submission to the inquiry. 
In its submission, Myer complained that Australian retailers pay higher rents than retailers in all the other major countries in the world, in addition to significantly higher infrastructure costs and taxes.
“As a result, our cost of doing business is higher, and it is harder for Myer and other Australian retailers to compete on a world scale,” Myer’s submission says.
In its submission Westfield claimed the rents it charges tenants are fair.
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Big retailers get behind rezoning proposal

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In a speech a number of years ago, the head of economic analysis at the RBA looked at the amount of income the representative Australian household had left over after buying a home – at the median price at that time – and servicing all their interest and principal repayments on a home loan (at prevailing rates).




The conclusion was counter-intuitive. The RBA analysis showed that Australian households actually had more income left over after all housing costs – that is, buying a home and meeting their mortgage repayments – than at any other time in recorded history. (The RBA’s research went back to the early 1980s.) Since this work stopped in June 2007, we recently decided to update it with a few tweaks. 



The RBA looked at first time buyers acquiring a home in the 30th price percentile (i.e., a cheaper-than-average home). We simply examined the "average household" –calculated by dividing the ABS's quarterly disposable national income estimate by the number of households each quarter – buying the "average dwelling" in Australia, which is defined as the average sales price in a quarter. The income estimates from the ABS are the only regular (or quarterly) income data that are made available by government. The dwelling price data is sourced from RP Data, which captures 100% of all home sales in Australia. 



We then assume that the borrower has a 10% deposit and a 30-year standard variable rate home loan, which requires him or her to repay both interest and principal. Finally, we "inflation-adjust" all the data to make households' positions comparable over time. The results of this work are enclosed in the chart below (click to enlarge).
 
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/joyeaugust161.gif"><img src="/images/stories/joyeaugust161thumb.gif"></a>
The key question we are trying to address is this: do households in 2011 have more or less disposable income after buying a home and paying down the mortgage than their predecessors? 
Like the RBA, we find that – contrary to popular myth – today's households actually have more disposable income than at any other point since we began our analysis in 1993. 
Of course, there are some good explanations for this. Per capita disposable income has been growing very strongly, and has outpaced house price appreciation over the past seven to eight years. Over the longer term, we have had a structural decline in the unemployment rate from the double-digit peaks in early 1990s to just 5.1% today. And then we have had the rise of multi-income households care of a secular increase in the female participation rate. 
A final crucial difference is the decline in inflation – aka “price stability” – which has permitted lower nominal mortgage rates. As I have argued many times before, the cost of price stability is occasional spikes in interest rates, assuming that the RBA is prepared to do its inflation-targeting job. 
Unfortunately, the RBA’s inflation-fighting resolve is becoming an open question with a board majority-controlled by conflicted business executives. The bank has thus far ignored the last six months of core inflation data that was 40% above its target, and has yet to respond to its own forecasts for above-target price pressures out to 2013. 
The healthy incomes and balance sheets of Australian households are one reason why house prices are unlikely to fall much, especially if the RBA begins cutting rates in order to appease community demands that it prioritises the maintenance of growth and employment over its once-dominant price stability objective.
Christopher Joye is a leading financial economist and works with <a target="_blank" title="Rismark International" href="https://www.rismark.com.au/">Rismark International</a>. Rismark and RP Data provide house price analytics products, and solutions that enable investors to go long and/or short the housing market. The above article is not investment advice.
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chrisjoye-JYhJsTrNRC

Plenty of loose change keeps Aussie house prices resilient

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Demand for housing in the key regional NSW markets of <a target="_blank" title="Wollongong" href="/news">Wollongong </a>and <a target="_blank" title="Newcastle" href="/news">Newcastle </a>appears to be slowing according to anecdotal reports from valuers at Herron Todd White.
Director of valuations Newcastle Leigh Mather disputes figures published in local papers claiming that prices are up 40% for the year to March.
Mather says HTW statistics show that while prices have risen marginally over the past six months, “sales numbers fell off the edge of the earth”.
“In the six months to March sales numbers halved for both houses and vacant land in Lake Macquarie, Port Stephens, Newcastle, Maitland and Cessnock.
“This is one example of statistics being out of step with actual reality. In our opinion sales numbers provide an accurate guide to the strength of the market,” Mather says. 
And while agents continue to spruik property investors, McLeish says the underlying story they are hearing is that prices have to be discounted for a house to sell. 
The median price for all sectors in the Wollongong Statistical District rose about 4% in the six months between December 2010 and June 2011, with standard dwellings rising to $449,000, according to local research group Iris.
Jon Butler from HTW Wollongong says despite this increase agents are reporting a general slowdown across the Wollongong market
“This is either due to a lack of demand from buyers, a lack of stock, or properties remaining longer on the market,” he says.
While sale prices remain healthy compared with 2008-09, Butler says properties appear to be remaining on the market longer, with “price reduction” wording being included in advertising material on properties listed above realistic market expectations.
According to Butler, the best-performing sector appears to be north of the CBD for standard dwellings, particularly around <a target="_blank" title="Balgownie" href="/news">Balgownie</a>, <a target="_blank" title="Towradgi" href="/news">Towradgi</a>, <a target="_blank" title="Woonona" href="/news">Woonona</a>, <a target="_blank" title="Bulli" href="/news">Bulli </a>and <a target="_blank" title="Thirroul" href="/news">Thirroul</a>.
“They offer good public transport links, proximity to the beach, many with ocean views,” he says.
Signs of a slowing market are being witnessed in south Wollongong.
“With more land planned for the West Dapto region, there could be an oversupply of land in the medium term if not released in a timely manner,” Butler says.
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Demand for housing in mining towns Wollongong and Newcastle sliding: HTW

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A $6,725,000 Gold Coast riverfront auction sale on the weekend has given top-end vendors reason to think there may have finally been a change for the better in the market.
Vendor Dan McVay bought the Admiralty Drive property in Paradise Waters for $5 million in 2006.
It was on the market at $5.85 million and sold well above its reserve through Michael Willems at Ray White. It’s a five-bedroom, seven-bathroom house on a 1,351-square-metre block. The house also comes with an office and six-car garage. There is a 12-metre enclosed swimming pool.
It is the most significant inland sale on the Gold Coast this year and of particular surprise because of the timing with global financial downturns last week.
The last comparable sale was a $6.75 million sale in 2008 also on Admiralty Drive.
Ray White Surfers Paradise held auctions last week for 24 properties, with 13 selling under the hammer.
Ray White principal Andrew Bell says there appears to be a return of buyer activity after several years of price correction.
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jchancellor-FAypfDUnLy

Paradise Waters auction could put wind in luxury market sales

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As the US debt crisis worsens international stock markets are taking a battering amid fears of another global recession. Wiping tens of billions of dollars off the Australian share market in only hours of news of a drop in the US credit rating, an acute nervousness has taken hold of local investors.
With share market activity volatile, investment security concerns have left many questioning their investment strategies, giving rise to the long-debated argument of bricks and mortar versus shares.
Both investment vehicles have created significant wealth for astute investors, but while there is no right or wrong answer to which is the best, there are clear fundamental differences that set them apart.
During a downturn bricks and mortar are typically a haven for investors who’ve pulled their money out of shares in reaction to negative financial market sentiment. Property offers a non-liquid, tangible asset and in most Australian capitals is underpinned by strong demand.
Whereas shares are subject to daily fluctuations, impacted by movements in the dollar, employment, interest rates, commodity prices, GDP and geopolitical factors to name just a few, property demonstrates a less volatile day-to-day proposition with a solid history of performance.
Figures show that Melbourne property values increased by 49.8% in the five years to June 2011, boasting an average annual growth of 9.95% per annum.
While an investment return of this kind may seem unremarkable to some risk-averse share market investors, it meant an annual growth of more than $55,000 in 2010 and a five-year growth of more than $230,000 for property owners whose property is on par with Melbourne’s current median house price growth trend.
Property is one of Australia’s best-performing investment vehicles. However, a sound investment portfolio typically comprises a mix of assets including shares, property and commodities and relies on expert advice from qualified professionals.
Greville Pabst is CEO of <a target="_blank" title="WBP Property Group" href="https://www.wbpproperty.com/">WBP Property Group</a>
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Property offers a stable investment in volatile times

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Assess the time scale and strategy of the investments. If you are looking to invest in a property for the short term, it might be best sit on your hands and wait for the market to stabilise.
For long-term investments, to look forwards, sometimes you have to first look backwards, with the 10- to 15-year price average sometimes offering some key indicators of future growth. 
Now is the time to take a step back and do some serious research. Go to the councils of areas of interest or to the state government’s planning and infrastructure website. Look at the proposed infrastructure changes in the area.
Infrastructure plans suggest the councils are preparing for an increase in population. More population equals more demand, pushing up property prices. 
The proposed north-west rail link in Sydney is a great example. The rail link will open up suburbs in the Hills district to easier access to the CDB, leading to capital appreciation and once the rail link is open, better rental yields.
Douglas Driscoll is CEO of <a href="https://www.starrpartners.com.au/" title="Starr Partners" target="_blank">Starr Partners</a>.
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douglasdriscoll-EkfdEjJSsC

Timing is everything for property investment

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The vacancy rate in the inner-Brisbane retail market has fallen from 2.7% to 2.1%, with cafes, restaurants and other food retailers accounting for most of the new tenancies.
Across the CBD, the amount of space leased by cafes, restaurants and takeaway food vendors has grown by 8.5% to 52,700 square metres from 2009 to 2011 while the presence of other food vendors has grown by 13% from 14,600 to 16,500.
Savills attributed the increase in food retailers to an increasing workforce within the CBD and commitments being realised within new office buildings.
<img src="/images/stories/brisfoodretail.gif">
Source: Savills
At the same time, the amount of space leased to household goods retailers has dwindled from 21,600 to 14,500. 
Sales growth for household goods vendors has fallen 4.1% over the past year. 
Space occupied by clothing retailers have grown by a modest 3%.
The 500-metre-long Queens Street mall comprises the majority of the core market and is described by Colliers as one of the best-performing retail precincts in the country, with 70,000 daily visitors.
Currently the biggest inner-city project is the 7,000-square metre refurbishment of the Wintergarden Shopping Centre on the Queens Street mall, due to be completed next year.
Vacancies have also fallen across the Brisbane CBD from 5.2% in 2009 to 4.9% currently and are down marginally from 8.6% to 8.5% on the periphery.
Despite vacancies falling, CBD retailers across all categories are experiencing below trend sales growth with moving annual turnover of 2% compared to the five and ten year averages of 5% to 6.5%.
Department stores, which make up 41% of the core precinct, are generating yearly turnover growth of only 0.3%.
Clothing, footwear and personal accessories stories, which comprise almost a fifth (17.5%) of retail space, have experienced growth of 4.4% due to discounting of stock and increased sales turnover.
The addition of international retailers is also expected to heighten completion for prime space, according to Savills’ second-quarter Brisbane retail space.
Among the international chains currently scouting out space is fashion outlet Zara, believed to be considering setting up the in flagship Queen Street mall precinct or the 800-square-metre former Borders site on the corner of Albert and Elizabeth streets.</body></html>

Foodies show growing appetite for Brisbane CBD space

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Most importantly, one does not need to rush the transaction/deal.  Time is on your side. Use the time to review and research property data/sales to establish fair market value or better than fair market value.
If it is an investment acquisition, look to achieve a good yield, one that may outperform the average. Check your numbers and triple check there are no mistakes. 
Speak to your bank or broker and provide them with as much detail as possible. Just because you have been approved for finance does not mean the bank or institution will not change their mind on the finance structure and in particular during these uncertain times.
In addition, keep the agent informed of progress during exchange and settlement. In my opinion a volatile share market does not spell “doom and gloom” for property. There is opportunity in the market if you are prepared to invest the time. 
Traditionally property experts talk about “time in market”, however in uncertain times like we are in now provides the perfect opportunity to “time the market” along with “time in market”.
Byron Rose is the president of the <a target="_blank" title="Real Estate Buyers Association of Australia" href="https://www.rebaa.com.au/">Real Estate Buyers' Association of Australia</a> and is principal of <a target="_blank" title="Rose&amp;Jones" href="https://roseandjones.com.au/">Rose&amp;Jones</a>.
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byronrose-irE44b7JNs

Time is on your side in uncertain market

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Demand for rental accommodation in Brisbane has eased after spiking earlier this year due to the impact of the floods, according to research by the Real Estate Institute of Queensland. 
Vacancies across greater Brisbane increased to 2.7% in June 2011, compared with 2.3% in March 2011. 
The inner-city market remains tightly held with vacancies unchanged at 1.6% over this period. Beyond the five-kilometre inner-city ring, vacancies have increased from 1.9% to 2.4%, while in the outer suburbs the vacancy rate has increased to 3.1 from 2.7%. 
In September 2010, the REIQ calculated the greater Brisbane vacancy rate at 2.8% with vacancies at2.5% in inner-Brisbane and 2.6% in the rest of the city.
Following the floods, the state government estimated that about 28,000 Brisbane homes would need to be completely rebuilt following the floods, with many more uninhabitable for weeks or months after. 
About 20,000 were completely flooded, with a further 12,000 partially flooded. 
<table border="1" cellspacing="0" cellpadding="0" width="461"><tbody>
<tr>
<td width="197" nowrap>
VACANCIES AS AT END OF:
</td>
<td width="72" valign="top">
Sep-10
</td>
<td width="64">
Mar-11
</td>
<td width="64">
Jun-11
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Brisbane SD
</td>
<td width="72">
2.8%
</td>
<td width="64" nowrap>
2.3%
</td>
<td width="64">
2.7%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Brisbane City
</td>
<td width="72">
2.6%
</td>
<td width="64" nowrap>
1.8%
</td>
<td width="64">
2.1%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Brisbane Inner (0-5km)
</td>
<td width="72">
2.5%
</td>
<td width="64" nowrap>
1.6%
</td>
<td width="64">
1.6%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Brisbane Remainder
</td>
<td width="72">
2.6%
</td>
<td width="64" nowrap>
1.9%
</td>
<td width="64">
2.4%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Brisbane Surrounds²
</td>
<td width="72">
3.0%
</td>
<td width="64" nowrap>
2.7%
</td>
<td width="64">
3.1%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Ipswich City
</td>
<td width="72">
2.3%
</td>
<td width="64" nowrap>
2.3%
</td>
<td width="64">
2.8%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Logan City
</td>
<td width="72">
2.3%
</td>
<td width="64" nowrap>
2.2%
</td>
<td width="64">
2.7%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Moreton Bay Regional
</td>
<td width="72">
3.8%
</td>
<td width="64" nowrap>
3.6%
</td>
<td width="64">
3.2%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Caboolture *
</td>
<td width="72">
4.9%
</td>
<td width="64" nowrap>
4.3%
</td>
<td width="64">
4.5%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Pine Rivers
</td>
<td width="72">
2.5%
</td>
<td width="64" nowrap>
1.5%
</td>
<td width="64">
2.5%
</td>
<td width="64" valign="top">
 
</td>
</tr>
<tr>
<td width="197" nowrap>
Redcliffe
</td>
<td width="72">
2.8%
</td>
<td width="64" nowrap>
4.6%
</td>
<td width="64">
2.8%
</td>
<td width="64" valign="top">
 
</td>
</tr>
</tbody></table>
Source: REIQ 
“There was a spike in demand for rental property earlier this year as both displaced owner-occupiers and renters tried to find alternate accommodation after the floods and cyclone,” says REIQ managing director Dan Molloy.
Molloy says the latest vacancy rates show that six months after the floods the southeast Queensland rental market is starting to return to a more balanced level of supply and demand in most areas. 
Vacancies are currently taking one to two weeks to relet in the inner suburbs, while other parts of Brisbane are taking a fraction longer, according to property managers at REIQ-accredited agencies.
On average, listings are receiving two to five applicants across the municipality. 
The municipalities surrounding Brisbane all recorded easing vacancy rates, with Moreton Bay the exception, thanks to a tighter rental market in Redcliffe. 
In the Pine Rivers area, vacancy rates are also tight at 2.5%, however many agents report an oversupply of stock due to new developments in the area. 
As at the end of June, Logan City continues to record the lowest vacancy rate in the Greater Brisbane region, despite an easing market. Agents are reporting lower enquiry levels, with rental listings taking between one and four weeks to let and attracting between two and five applicants. 
In Ipswich, where many rental properties were affected by flooding, agents are reporting improved market conditions. 
The increase in rental vacancies comes as property investors return to the Queensland market. 
During the June quarter the number of investment dwellings financed in Queensland increased 16%, with investors now accounting for 30 per cent of the market, according to the latest ABS figures. 
Outside of Brisbane, improvements made to flood-affected properties are not equating to higher asking prices, according to the REIQ. 
As a result, many agents reported listing times of two to four weeks.
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Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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