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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Perth’s CBD office market is among the most tightly held in the nation, according to the Australian Property Council’s twice-yearly Office Market Report.
The total office vacancy rate in Perth is 7.8%, down from 10.2% in January this year and 10.6% in July last year.
In the six months from January, net take-up of Perth office space was 33,087 square metres. The city ranked as the third tightest office market, after Brisbane and Melbourne.
Office space absorption is at its highest rate since January 2006 and almost four times the 20-year average, the report says.
According to Joe Lenzo, executive director of the Australian Property Council’s WA division, the state of the Perth office market remains dependent on the resources sector.
“We can’t get away from the fact that the Perth office market hangs on resources, but what has been happening in the past 12 months is that demand is high but it is coming from third-tier professional operations that service the resources industry,” he says.
There has been expansion from accountancy businesses, legal firms and public relations outfits that are capitalising on the resources boom.
“They are picking up a lot of work and expanding which is putting pressure on the office market. Demand for space in the CBD is much higher than we expected,” Lenzo says.
The Office Market Report found that West Perth’s office market also did well as the nation’s second-strongest non-CBD region, with a vacancy rate of 5.4% in July, up marginally from 4.9% in January. East Melbourne is the tightest non-CBD office market in Australia, with a vacancy of 2.5%.
“West Perth is very popular with boutique operations such as medical services and project engineering companies,” Lenzo says.
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andreadixon-oif3j7eKne

Resources boom underpins strong Perth CBD office market

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Superannuation fund managers will have to disclose to members the risk profile of property and all other assets held in their portfolios following the release of new industry guidelines by the Association of Superannuation Funds of Australia and the Financial Services Council.
The guidelines are a precursor to Australian Prudential Regulation Authority regulations coming in June 2012 that will require superannuation funds to identify and disclose, on a standardised basis, the risk of negative returns over a 20-year period for each of their investment options.
The release of the guide comes as more self-managed superfunds inquire about converting to APRA-regulated schemes and property continues to grow as a component of DIY funds.
There are currently about 3,500 small APRA funds (schemes with fewer than five members) in Australia, with an uptake in enquiries from SMSFs considering converting to prudential status noted recently by Melbourne brokerage E.L &amp; C Baillieu.
According a survey by Multiport, about 13% of the 1,400 SMSFs it administers are borrowing to invest, with 56% of the loans used to invest in property.
Under the new industry guidelines, superannuation funds will be required to provide a “standard risk measure” ranging across seven risk bands, from “very low” to “very high”, for each of the investment options they offer.
This will enable consumers to better understand the investment risk in the option they have chosen and make it easier to compare funds.
Financial Services Council chief executive John Brogden says the standard risk measure will help consumers to make better informed, confident decisions about their superannuation.
“Having a clear understanding of risk is just as important as being aware of fees or returns. With a wide variety of investment options available across a large number of funds, it is essential that investment risk is fully disclosed and comparable,” Brogden says.
“The standard risk measure will ensure consumers are more aware of the investment risk in the option they have chosen and will enable them to compare ‘apples with apples’ when looking at different investment options.”
ASFA chief executive Pauline Vamos says the release of the guidance paper is a key part of the increased transparency in “true to label” reporting that consumers will see from the current superannuation reform process.
The methodology for determining an investment option’s rating according to the standard risk measure will be supported by a structured review process and both APRA and ASIC will review its operation as part of their normal activities.
According to ASIC chairman Greg Medcraft, the standard risk measure should assist investors to compare funds and to make better informed decisions.
The government’s new shorter product disclosure statement regime, which commences in June 2011, is expected to include the risk measure.
For more on self-managed super funds and property, see Property Observer's e-book 16 questions self-managed super fund trustees should ask before investing in property.
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lschlesinger-FZcF9M3vE6

Super funds to disclose property risk level

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Sharing a room in a dusty top end does not come cheap anymore.
According to flat-sharing website Easyroommate.com, Darwin rates as the second most expensive city to flat share, with Alice Springs ranking fourth
Average monthly flat share rentals in Darwin have risen to $867 per room, with only Sydney at $910 more expensive. The average monthly rate for in Alice Springs stands at $750 per room, more expensive than Melbourne, Perth and Brisbane.
On average, flat sharers in the Northern Territory pay $808 per month compared with just $553 a month in Victoria, the cheapest flat-share market.
The Northern Territory figure is up on $779 recorded in July last year.
Demand for flat-sharing accommodation in the Northern Territory has driven up prices due to extremely low vacancy rates and the high cost of property.
SQM Research calculates the vacancy rate in Darwin at 1.2%, with just 282 vacancies in all properties, compared with 317 in the previous month. Nationally the residential vacancy rate stands at 1.9%.
While the high prices may be disappointing for those looking to share a flat, the news will be encouraging for Darwin investors. According to RP Data the NT capital is already delivering the best rental returns in capital city markets.
Rental yields on Darwin houses stand at 5.2%, compared with 4.2% nationally, and at 5.6% for units, compared with 4.9% nationally.
The gap between the Northern Territory and the rest of Australia is significant – on average it is $137 more expensive to flat share in the territory than in Western Australia ($672) and $159 more expensive than in NSW ($650).
Melbourne’s vacancy rate of 2.8%, more than double Darwin’s, contributes to its relatively cheap flat share accommodation, according to SQM Research.
<table border="1" cellpadding="0"><tbody>
<tr>
<td>
Major Cities and Towns
</td>
<td>
State
</td>
<td>
Monthly Average Rent Per Room
</td>
</tr>
<tr>
<td>
Sydney
</td>
<td>
NSW
</td>
<td>
$910
</td>
</tr>
<tr>
<td>
Darwin
</td>
<td>
NT
</td>
<td>
$867
</td>
</tr>
<tr>
<td>
Canberra
</td>
<td>
ACT
</td>
<td>
$790
</td>
</tr>
<tr>
<td>
Alice Springs
</td>
<td>
NT
</td>
<td>
$750
</td>
</tr>
<tr>
<td>
Melbourne
</td>
<td>
VIC
</td>
<td>
$693
</td>
</tr>
<tr>
<td>
Perth
</td>
<td>
WA
</td>
<td>
$693
</td>
</tr>
<tr>
<td>
Gold Coast
</td>
<td>
QLD
</td>
<td>
$672
</td>
</tr>
<tr>
<td>
Brisbane
</td>
<td>
QLD
</td>
<td>
$667
</td>
</tr>
<tr>
<td>
Hobart
</td>
<td>
TAS
</td>
<td>
$650
</td>
</tr>
<tr>
<td>
Newcastle
</td>
<td>
NSW
</td>
<td>
$650
</td>
</tr>
<tr>
<td>
Sunshine Coast
</td>
<td>
QLD
</td>
<td>
$650
</td>
</tr>
<tr>
<td>
Adelaide
</td>
<td>
SA
</td>
<td>
$607
</td>
</tr>
<tr>
<td>
Cairns
</td>
<td>
QLD
</td>
<td>
$600
</td>
</tr>
</tbody></table>
Source: Easyroommate
Michal Nowak, country manager for Easyroommate, says the rental demand in the Northern Territory, especially in Darwin, has caused prices to reach levels far higher than other states.
“Accommodation demand is outstripping supply across the country, but it is particularly acute in Darwin and hence why the rental costs are so high there.
“Since the beginning of the economic downturn many prospective tenants and frustrated buyers are choosing to rent rooms to lower their outgoings and make substantial savings towards a future house deposit,” he says.
However, home owners are renting out spare rooms as another revenue channel to supplement income.
The research found rentals in Queensland’s major cities and towns to be cheaper than those in the Northern Territory and Western Australia, partly due to the lower impact the rental squeeze has had on the Sunshine State.
In the battle of the big two – Sydney and Melbourne – the research highlights a huge difference in average monthly rental costs.  Melbourne (at $693) has average rental costs of $200 less per month than Sydney ($910). Adelaide and Cairns have the cheapest average monthly rents at $607 and $600 respectively.</body></html>

Bunking down in Darwin no longer cheap

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I often receive with cries for help from people who have bought real estate in the wrong places.
A common communication is one like this: “I bought a high-rise apartment on the Gold Coast five years ago. It’s now worth less than I paid, and I’m trying to sell it but I can’t find a buyer.”
I recently heard from an investor who paid $510,000 in Surfers Paradise in 2007 and had just sold the apartment for $325,000.
A good investment property bought in a growth location might have appreciated from $510,000 to $750,000 in four years (at a 10% growth rate), showing a capital gain of $240,000 – but this investor lost $185,000 by buying in a  no-go zone.
It surprises me how many investors still believe that the Gold Coast is a great place to invest because it’s a tourism icon and has high population growth. More fortunes are lost than made in the over-supplied Gold Coast property market.
Research published recently by the Australian Housing and Urban Research Institute found that more than half of those who buy investment properties sell up and get out within four years. Over half of those who buy negatively geared properties sell up within 12 months.
The reason: financial difficulty. These people bought in the wrong places.
So while the  hotspotting.com.au website exists primarily to tell people the best places to buy for long-term capital growth, it’s important also to warn people about the places to avoid.
This is particularly so because many of the worst location choices for property buyers are places commonly believed to be great investment venues: sea change icons like the Gold Coast, population hotspots, inner-city suburbs and mining towns are among locations I urge investors to avoid.
The 2011-12 edition of the annual No Go Zones report has been published, featuring “The 10 worst location choices by property investors in Australia”.
I hope the <a target="_blank" title="No Go Zones" href="https://www.hotspotting.com.au/index.php?act=viewProd&amp;productId=45">No Go Zones: 10 Worst Location Choices by Property Investors in Australia </a>report can help people avoid the bad financial experience that comes with buying real estate in the wrong places.
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terryryder-YECXbqmri2

Keep out - investors should avoid no-go zones: Terry Ryder

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A retail shop in Hoppers Crossing has sold at auction for $635,000 in lacklustre bidding. The price represents a yield of 7.9% on rental income of just under $50,000.
Just one bidder in a room of a 50 investors at Crown Casino in Melbourne made an offer on the 90-square-metre property currently tenanted by takeaway Noodle Land, which also has a shop in Werribee.
The investor had initially bid at $620,000, below the reserve price, but a revised offer of $635,000 was accepted by the vendor. The property was marketed for sale by Jamie Perlinger and Billy Holderhead from Burgess Rawson.
Expectations for the property were around the $680,000 mark.
The sale of the shop follows a 5,575-square-metre 7-Eleven service station at Hoppers Crossing on the corner of Old Geelong and Heaths roads selling for $3.49 million, the highest price achieved in an auction of 12 such sites. The sale was achieved at a yield of 6% and marketed by Jones Lang LaSalle agents Steve Bolton and Ben Galanos.
The property sold with a seven-year lease with three renewal options of seven years.
It is located at the front of the Hogans Corner Shopping Centre, which is anchored by Woolworths.
<a target="_blank" href="/news" title="Hoppers Crossing">Hoppers Crossing</a> is in the middle of the municipality of Wyndham, the fastest-growing municipality in Australia. According to ABS data the Wydnham population increased by 8% from 2009 to 2010 to stand at 154,094 as of June 2010.
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Hoppers Crossing loses some of its bounce

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The five-star boutique Hilton Auckland has been put up for sale in an international campaign.
The luxury five-star hotel features 165 guest rooms, plus bar and restaurant and conference facilities, located 330 metres out into the harbour.
Offered for sale by international expressions of interest closing August 24, Dean Humphries, Jones Lang LaSalle Hotels' executive vice-president, has been appointed to sell the property.
Humphries says Hilton Hotels will manage it for the new owner.
Auckland Council records show the Hilton, at 141 Quay St, was valued at $44.6 million in July 2008.
All the wharf properties are on leases set to run for another 84 years.
The top floor of the development is the vast apartment of bankrupt property developer David Henderson, whose Kitchener Group developed all six buildings on the wharf. Henderson still lives in the apartment after failed attempts to sell it for about $10 million.
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jchancellor-FAypfDUnLy

Luxury Hilton Auckland on the market

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As dwelling prices fall, household net worth is continuing to decline, according to graphs released by the Reserve Bank of Australia.
It notes that household liabilities remain fairly steady.
The data release from the RBA comes the day after the bank took the unusual step of revealing it considered pushing up interest rates at its board meeting.
It noted it held off primarily because of “acute uncertainty” over debt problems in Europe and the US.
Peter Martin, the Age economic commentator, writes he believes the board had before it an open recommendation from governor Glenn Stevens, meaning it was able to make a decision at the meeting rather than simply accept or reject a recommendation.
Martin writes that the international situation dominated the board’s discussion and a consensus was reached that the outlook was too uncertain to make it safe to increase rates, as RBA staff believe will soon be necessary.
The statement released by the governor after the meeting expressed concern about inflation but noted employment growth was slowing, households were cautious, government spending was abating, credit growth was weak and house prices were soft.
<img style="outline-style: none; outline-width: initial; outline-color: initial; padding: 2px; border: 0px initial initial;" src="/images/stories/rbaaugust33.jpg">
 
The RBA believes inflation is lower than the official figures suggest, giving it more time before acting than market economists appreciate. The latest consumer price index had inflation at 3.6%, beyond the RBA's 2 to 3% target band. Underlying measures of inflation were also high, at a quarterly rate of 0.9%. But the RBA believes those measures were distorted by several unusual price measurements and puts the true rate of inflation at a more moderate 2.5% to 2.75%.
<img style="outline-style: none; outline-width: initial; outline-color: initial; padding: 2px; border: 0px initial initial;" src="/images/stories/rbaaugust32.jpg">
 
The data – a series of graphs that summarise macroeconomic and financial market trends in Australia – would have helped frame the recent speech entitled The Cautious Consumer by the Reserve Bank governor Glenn Stevens at his annual engagement for the Anika Foundation.
In his speech, Stevens said measures of confidence are down and there was an evident sense of caution among households and firms.
“It seems to have intensified over the past few months,” he says.
“There are a number of potential factors to which we can appeal for an explanation of these recent trends. The natural disasters in the summer clearly had an effect on confidence, for example.
“Interest rates, or intense speculation about how they might change, are said to have had an impact on confidence – even after a period of more than a year in which the cash rate has changed only once, the most stable outcome for five years.
“Increasingly bitter political debates over various issues are said by some to have played a role as well,” he says.
“The global outlook does seem more clouded due to the events in Europe and the United States.
“We could note, on the other hand, that the Chinese slowdown we have all been anticipating seems to be relatively mild so far – that country has continued to expand at a pretty solid pace as measured by the most recent data,” Stevens says.
“But these days, mention of the Chinese expansion reminds people that the emergence of China is changing the shape of the global economy and of the Australian economy.
“And structural change is something people rarely find comfortable in the short term, even though a capacity to adapt is a characteristic displayed by the most successful economies.
“So the description of consumers as ‘cautious’ has become commonplace.
“It is not one I disagree with. Indeed the RBA has made such references on numerous occasions over the past couple of years,” Glenn Stevens notes.
<img style="outline-style: none; outline-width: initial; outline-color: initial; padding: 2px; border: 0px initial initial;" src="/images/stories/rbaaugust31.jpg"> 
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Household net worth and dwelling prices continue to fall: RBA

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The $10,000 Queensland building boost started last weekend and no doubt will lead to more housing starts, pulling forward those first-home buyers lucky enough to have a bit of a deposit, and investors who can look beyond the current economic malaise.
The boost (and any additional developer incentives) is effectively doing what the more astute developers have been doing for some time – meeting the market. Many need to sell their existing homes before they can buy new dwellings, and most expect the developer to share their pain. That is, if they need to drop their asking price by say 10% in order to sell, they expect the developer to do likewise or at least meet them part of the way.
Price, however, is only ever part of the equation. Buying a new dwelling has numerous benefits over buying a second-hand property. This particularly applies to investors. Few new residential developments, for mine, promote these benefits well enough. Some don’t even bother to discuss them at all. One firm that does is <a href="https://issuu.com/ausbuild/docs/beyondliving?viewMode=magazine&amp;mode=embed">Ausbuild</a>.
New homes offer buyers:
<ul>
<li>Great capital depreciation – with up to 60% of the built cost being tax deductible over time;</li>
<li>A builder’s warranty – and often these days for materials too;</li>
<li>Energy-efficient and more importantly, government-compliant “green” inclusions;</li>
<li>The need for far less maintenance; and</li>
<li>According to our research, about 15% more real value than a similar second-hand property.</li>
</ul>
That 15% is often forgotten about by buyers and valuers, too. Think about the true cost of a new kitchen, bathrooms or a laundry. Don’t forget about the cost of new floor coverings; painting; air-conditioning; purpose-built storage; security screens and fencing.  We have itemised these things across several new dwellings and have found that they can add up to well over $70,000, or about 15% more than the median sales price of a second-hand dwelling (in southeast Queensland) that don’t have all these goodies.
Many of the things that a renter really wants can often only be found in a new home. Again, revisit the Ausbuild Beyond Living E-Magazine (page 12).  Also, a recent QBE LMI survey found that 14% of first-home buyers rent out a room after buying to help meet their mortgage payments. New homes make such rental arrangements easier.
There are many ways to sell property – price is important, but it isn’t the only ingredient.
Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://matusikmissive.wordpress.com/" target="_blank" title="Matusik's Missive">Matusik's Missive</a>.
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michaelmatusik-49YzLvdmNv

Purchasing a new home could save buyers 15%

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Residential property is going through a crisis of confidence at present. The market has been stalled by a continual conveyor belt of concerns. We’re worrying about the rising cost of living, the threat of a housing bubble, the direction of interest rates, the state of our economy, an overseas sovereign default, the carbon tax and a whole lot more. 
Currently the market remains balanced between positive forces (our strong fundamentals) and negative forces (poor consumer confidence), and until some of the uncertainty clears we’ll see many home buyers and investors sitting on the sidelines waiting to see how things pan out. They’re scared of making a mistake and either buying the wrong property or over-committing to something that could slide in value. 
I recently read a good analogy: If a fortune teller told you that there was a 10% chance of dying in a car crash today, many would stay home or catch a train. It’s much the same with property at present. The chances of our markets crashing are small, but the average Aussie is playing it cautious. 
So is this a new era for our property markets? 
Over the last couple of years our property markets were similar to all the other cycles I have invested through. Fear and greed got out of balance and the price of some properties went up by over 20% a year for a few years. 
Many Australians stopped thinking of their homes primarily as shelter and a long-term investment, and had begun to think of their houses as a get-rich-quick scheme or a very large automatic teller machine. This was spurred on by rising property values and relatively easy credit. Banks were lending money at low interest rates and high loan-to-value ratios, but much of this has changed now. 
More recently many of us have found a renewed enthusiasm for filling our financial coffers. We’ve entered an era where we’re saving rather than consuming. 
The fact is we’re now saving 10% to 12% of what we earn, which is very different to a few years ago when we were spending more than we were earning by borrowing more and more. 
This renewed thrift is a good thing. Higher household savings, lower credit card debt and paying off our mortgages sooner is a sign of strength (rather than weakness) that will protect us if our economy hits some speed bumps. 
Where are we in the property cycle?
Today when I hear from investors who are concerned with the negative media about the property markets and the world financial markets, I try to reassure them that the property market is behaving normally. 
Let’s be clear: the property cycle peaked over a year ago now, but that doesn’t mean growth in values has stopped forever. It means the markets in our major cities are taking a breather allowing fundamentals to catch up. Some properties will continue to fall in value, others will hold their prices and yet others will creep up in value.
If you’ve owned real estate for a while you would realised that property markets have always moved in cycles of rapid upward movements, followed by periods of flat or even negative growth, followed by another move upwards. 
I have often suggested that the sooner an investor has traded or invested through a cycle or two, the better investor he or she will be. He or she will then understand that slower phases in the property cycle, such as the one we are currently experiencing, are normal and they will know how to take advantage of it. 
And the good news for property investors is that while prices remain flat, rents keep rising and investment yields are moving up. 
The market is correcting, not collapsing
Last week both <a target="_blank" title="RP Data" href="https://www.RPdata.com">RPData</a>  and <a target="_blank" title="APM" href="https://www.apm.com">Australian Property Monitors</a> released their latest property stats, and they showed that across Australia some markets have stalled while others are correcting, but other than the Gold Coast, our markets are not collapsing like many doomsayers were predicting.
<img src="/images/stories/yardneyaugust31.jpg">
Of course these overall figures don’t really indicate what is really happening. 
I accept that as our cities mature, they become more unaffordable to some. But as you look deeper into the figures you realise that in every state we have multiple property markets with some properties still increasing in value while others are falling in value. 
These different submarkets are defined by different geographic locations as well as different price points. 
Recently the higher-end properties have been suffering and the more affordable end of the market has held its values better. This is no real surprise, as over the long term lower-value properties have always had lower price volatility (their prices don’t fluctuate as much as high-value properties), but in general they also have lower capital growth. 
What’s ahead?
Looking ahead I see that there could be local consequences from the overseas problems some of us are worried about and for property investors these will hit hardest in the areas of the availability of finance and higher interest rates. 
However, overall our property markets will be underwritten by our generally strong economy, the deficiency of housing at a time of increasing demand from our growing population and changing demographics, rising cost of construction and possibly the new carbon tax – which is likely to make new housing more expensive. 
But I’m not suggesting we are in for another boom – not just yet, anyway. We are at a time in the cycle when we won’t experience extraordinary property growth for a while, but I’ve invested and prospered through times like this before. 
What this means is that to be a successful property investor over the next few years, it is likely you are going to need to take a different approach to the one you took over the last few years. 
Now, when there are fewer buyers and competition is reduced, is a good time for cashed-up investors to undertake thorough research, then takes advantage of the opportunities the current market presents by negotiating well and buying the right type of property. 
Michael Yardney is the director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog. 
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A property market downswing is normal and presents good investment opportunities

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The naïve, and often cruel, hand of government intervention has shown itself following the raft of state budget initiatives aimed at aiding the property industry.
On June 14 the Queensland Treasurer Andrew Fraser unveiled his $10,000 new home building boost grant.
And the home building industry immediately went dead because its introduction date wasn’t until August 1.
Accordingly Queensland led a national fall in dwelling approvals in June, with an 18.6% fall compared with May.
Urban Development Industry Association Queensland chief executive Brian Stewart says he expects Queensland new home sales to have fallen further in July.
This is flood-devastated Queensland, where the desire for new homes ought be creating record volumes.
Instead there was an immediate restraint shown by Queenslanders.
The Treasurer and his departmental boffins got the desired one-day headlines, but at remarkable cost.
New home approvals in June dropped 18.6% in Queensland, followed by decreases in South Australia of 12.2% and in Tasmania by 8.1%, according to figures released this week by the Australian Bureau of Statistics. There were 1,448 new detached homes approved in Queensland in June, according to the ABS.
Developers claim the mid-June announcement of the $10,000 Building Boost halted sales, threatening not only their cash-flow and also their capacity to embark on new projects.
It's not just the developers caught in the mess.
Builders, architects, estate agents, home ware retailers and so on all caught up in the seven-week-long ripple effect.
There was much exasperation when Property Observer correspondent Andrea Dixon spoke to the Master Builders Association of Queensland chief executive Graham Cuthbert, who says his association members are suffering record liquidations and losses.
“This is astonishing, since 7,000 houses experienced total inundation during the floods and 23,000 sustained water damage,” he says.
Of the 700 quotes the MBAQ prepared for flood-affected housing, only 20 contracts have gone ahead.
Cuthbert believes that the state government flood assistance cap of $80,000 for repairs was too low and people are doing what they can on the cheap and spending the majority of the money elsewhere.
“The government is not insisting the grants go toward a rebuild. People must be taking a holiday with the money, because our members are not getting the work,” Cuthbert says.
Even the fact that the $10,000 boost grant only runs until January 31, 2012 creates distortions and appears far too short a time frame for roll out of such importance.
Ill-considered government meddling with the property markets are nothing new.
NSW property investors will never forget the 2.25% vendors exit tax which last from June 2004 until August 2005.
The vendors tax initiative was potentially a great revenue funding idea – once the freeze on sales ever is defrosted  – but it required a national imposition, as one state going it alone cost NSW heavily to this day.
More recently the Keneally government decided it could coax NSW retirees into selling their oversized houses and downsizing to newly built residences, in a two-year plan aimed at boosting the new homes industry in the June 2010 budget.
It ignored the fact that the elderly generally don't like making complicated financial decisions. They don't want to leave their neighbourhoods and certainly not for greenfield developments. It ignored the fact that elderly are wary of off-the-plan, and perhaps even of new homes.
But the over-65s were being offered stamp duty savings up to $22,490 to encourage them to move into newly constructed houses and units, off-the-plan acquisitions, and house-and-land packages.
The senior downsizers will pay zero stamp duty on property purchases up to $600,000.
NSW Treasury expected between 1,000 and 2,000 seniors over 65 to take up the offer annually following its July 1, 2010 start date.
But just 249 retirees had taken up the stamp duty-saving initiative in its initial 10 months.
The scheme was billed as an Australian first by the then premier Kristina Keneally.
The incoming O'Farrell government has extended the scheme to people aged 55 years or older, which ought to increase the numbers marginally.
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