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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Investment manager Implemented Portfolios says Australia’s listed property trusts are not trading at a discount to net tangible assets and is steering clear of the asset class.
In its latest update, Implemented Portfolio’s asset allocation and investment committee says A-REITs are “fully priced at best, if not expensive”.
The committee says although A-REIT values are returning to more reasonable levels, “current upside potential is not sufficiently compelling, and the local sector is dominated by retail which is facing a very difficult environment”.
As a result, the fund manager is maintaining its “zero allocation to listed property” across all of its individually managed accounts.
Shopping centre group Westfield and its spin-off Westfield Retail Trust make up more than a third of the total A-REITS market, with a combined market capitalisation of about $30 billion.
Other retail-focused A-REITS include CFS Retail Trust ($5.5 billion) and Charter Hall Retail ($1.1 billion).
This view is somewhat at odds with the assessment of A-REITs made by other fund managers.
Writing for Property Observer, <a target="_blank" title="Martin Lamb writing for Property Observer" href="https://www.propertyobserver.com.au/news/modest-a-reit-performance-reflects-stabilising-property-market/2011062250560">Martin Lamb</a>, head of property in Asia-Pacific for Russell Investments, says a number of factors working are currently in favour of A-REITs investment, including “average modest discount of share prices from net tangible assets”.
Other positive influences include the structural changes to A-REITs post-GFC (gearing ratios down to 30%), the stable outlook for Australian property fundamentals and the historically high component of income to overall return.
“The combination of these elements means that A-REIT shares now appear to offer a reasonable risk-return trade-off,” Lamb says.
David Curtis, portfolio manager at A-REITs specialist Reliance Investment, says investors can currently buy any number of A-REITs from big, well-known companies (Westfield, GBPT, Dexus, etc) at a reasonable discount to underlying asset backing.
“This gives investors a little bit of comfort because they’re buying something they know is worth ‘X’ at only 0.8 of ‘X’,” he says.
Implemented Portfolios asset allocation committee member Jon Reilly says its decisions this quarter reflect a cautious outlook.
“The remainder of the year is likely to be characterised by ongoing sluggish economic growth in the developed world which has the potential to be exacerbated by political and regulatory responses to debt problems in Europe and budget and debt ceiling negotiations in the US. "As a result, we have positioned the portfolios defensively but will add to equities allocations when valuations become more attractive. We believe this is the best approach to ensure investors avoid disasters and protect their capital.”</body></html>

lschlesinger-FZcF9M3vE6

Steer clear of A-REITs, says investment manager

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The statistics are scary. By 2019 it is estimated that women will have on average half the amount of superannuation than men, according to a Queensland report called Focus on Women.
This is an alarming figure for women looking to retire within the next decade. The national trend is to have superannuation, the mandated compulsory employer contribution equivalent to 9% of earnings, as the primary income for individuals in retirement. Because the number of retirees compared with the working population is increasing, the likelihood that the government will be able to afford any sort of reasonable amount of pension is slight. The Australian government has realised this, which explains why it introduced superannuation and are encouraging people to work well beyond 65 years old.
This looming hardship will affect women disproportionately. Why? As the report points out, women on average earn almost $300 less a week than men. In addition, while in the workforce women are more likely to take time off work to raise children or take care of other family members. When you add the fact that women tend to live longer than men, you quickly realise a women’s financial security in retirement is definitely at risk.
So what should a woman do to improve their situation? First of all, women need to change their perception. The report states: “While investing may seem indulgent to many women with dependants, securing a future retirement income is imperative.” This is a statement I wholeheartedly agree with – not only for a woman’s own financial future but for her family’s future as well.
Women, now more than ever, need to begin taking action to build up income-producing assets and one of the best ways to do that is by investing in property. Consider this: if you have $10,000 invested at 7% compounding monthly, in the year 2019 – about eight years from now - you will have about $17,000, giving you a $7,000 gross profit (before tax of course!). However, if you used that same $10,000 and make a 5% deposit on a $200,000 property, which grows in value by 7% per year, after eight years the property will have grown in value to nearly $350,000, giving you a gross profit in the vicinity of $150,000.
You don’t have to be a mathematician to figure out that $150,000 in potential profits from property investing is far preferable to the meagre $7,000 profit you’d make otherwise. These figures don’t even take into consideration that investment properties can generate an income from rent or the tax benefits that can also apply. They also don’t take into consideration that some properties cost you money to hold, or are negatively geared; it is important that you get educated before rushing into purchasing any property.
My partner, John, and I are firm believers in property investing, and we have a portfolio of more than 70 properties across Australia, New Zealand, and the United States. We can attest to the fact that one of the best ways to secure your financial future is by accumulating investment properties and letting the power of compound interest work for you.
Rachel Barnes is a founder of <a href="https://www.propertywomen.com.au/go/property-observer/" title="Property Women" target="_blank">www.propertywomen.com.au</a>, a website for and by women investing in property.
</body></html>

rachelbarnes-ioa7Ca3tf5

Property investment a good way to secure your financial future

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The inner-city suburb of <a target="_blank" title="Alexandria" href="/news">Alexandria</a>, just five kilometres west of the Sydney CBD, is Australia’s number one investment suburb, according to Your Investment Property’s Top 100 survey for 2011. 
Alexandria ranked top due to a combination of affordable prices, a history of strong rental growth, rising house and unit prices and expectations of a major boost from the nearby Green Square urban redevelopment project. 
Other inner-Sydney suburbs to make it in the Top 10 include <a target="_blank" title="Newtown" href="/news">Newtown </a>(ranked fifth) and <a target="_blank" title="Potts Point" href="/news">Potts Point</a> (ranked sixth), both within four kilometres of the CBD. 
Regional towns are also well represented in the Top 10. 
With several massive infrastructure projects planned or underway, the Queensland harbour town of Gladstone, 550 kilometres north of Brisbane, ranked second on the list. 
Gladstone has enjoyed capital growth of 5% over the last 12 months and rental yields of between 5% and 6%. 
WA’s remote <a target="_blank" title="South Heland" href="/news">South Headland</a>, 1,600 kilometres from Perth, ranks third, with Queensland regional towns of Toowoomba and <a target="_blank" title="Chincilla" href="/news">Chinchilla </a>(just 6,200 residents) ranking seventh and ninth respectively. 
Houses have gone up 15% over the last year in Chinchilla, and rental yields are at a very healthy 7.25%. 
Property analysts say prices of houses and units in Alexandria are an “aberration”.
Recent sales include a 56-square-metre, one-bedroom unit at 63 Euston Road sold by Richard Movsessian from Century 21 for $410,000.
Current Alexandria listings include Christian Ziade from Cobden &amp; Hayson selling a 154-square-metre, two-bedroom apartment at 147-161 McEvoy Street with prices over $480,000 and Marnie Seinor from NG Farah selling a two-bedroom unit at 12/4 Gillespie Avenue and considering offers above $600,000. 
The suburb is poised to benefit from the massive urban redevelopment in nearby Green Square. 
“The Green Square area is set to become a major employment hub comparable to Chatswood but situated in a far superior location,” says Andrew Donnelly, CEO of property investment advisors Whiterock Capital.
“Green Square is seen as the most important urban redevelopment project in Sydney at present and is considered to be one of the largest urban renewal projects in Australia comprising 278 hectares of land in Sydney’s oldest industrial area. 
“Once completed in 2021, Green Square will be home to more than 33,000 people, and more than 28,000 people are expected to work in the area by 2021,” Donnelly says.
Alexandria’s media unit price is $449,000, $30,000 lower than Sydney’s median unit price of $479,000. 
Median rents for units rose 11% or $50 per week to $500 during the past year, according to RP Data. 
This healthy increase in rent, combined with the affordable median price has pushed average gross rental yields to 5.8%. 
While, the median unit price dropped by 18% over the three months ending March 2011 as buyers sought out lower priced offerings, the year-on-year figures show a 12% rise, indicating the growth momentum is still in place.
Alexandria’s long-term average annual growth of 4% also suggests there is still room for strong growth over the medium term as it moves to catch up. 
According to realestate.com.au, there are 38 people viewing every available Alexandria property. 
The current auction clearance rate is 73%, which is significantly above Sydney’s overall auction clearance of about 55%. 
A unit in Alexandria takes just 30 days to sell a unit, among the shortest on the market. 
Alexandria, like other inner Sydney suburbs benefits from low vacancy rates across the city pushing up demand for rental properties. 
The latest data from the Real Estate Institute of NSW showed vacancy rates falling 0.2% to just 0.9% during April – the lowest in 12 months. 
Units in Alexandria are $141,000 cheaper by than the neighbouring suburb of Zetland, $96,000 cheaper than nearby Kensington and $76,000 lower than Erskineville to its immediate west. 
“Alexandria has been undergoing gentrification over the past 10 years,” says Rich Harvey, managing director of buyers’ agent, www.propertybuyer.com.au. 
“It’s slowly being transformed from a medium industrial area to residential, which makes it an attractive choice for city workers due to its proximity to the Sydney CBD.” 
The suburb is also located close to three universities: Sydney University, University of NSW and the University of Technology, Sydney, which means it’s benefiting from student and staff demand for housing. 
Another key factor in its top ranking is its excellent transport links to the Sydney CBD. Residents can access the Green Square train station, and it’s within easy walking distance to Erskineville, St Peters and Bankstown railway stations. 
The Top 100 was made up of 25 suburbs in Sydney, 12 from Melbourne, seven from Perth, eight from Adelaide, five from Canberra, three from Hobart, two from Darwin and 26 from regional areas. 
Analysts who helped compiled the list included Charles Tarbey, chairman, Century 21, Tim Lawless, research director, RP Data, valuers WBP and Herron Todd White and Terry Ryder, director of www.hotspotting.com.au. 
Rankings were compiled based on affordability, accessibility, amenities, demographics and population growth, employment opportunities and rental yield and rental growth potential.
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Alexandria ranks as top investment suburb: Survey

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Victoria’s regional house market yielded a stronger result over the past year than Melbourne’s. 
Over the past 12 months the regional increase was 8.5%, according to the REIV June quarter survey.
In Melbourne the median house price increased by 5.7% over the year. The unit median increased by just 1% over the year.
Sales volume in Melbourne was about 22% down on the same period last year.
Of the three main regional centres, strong demand was recorded in Bendigo, with a 4.5% increase in the quarter to $287,500. 
This was followed by Ballarat, with a 1.3% increase to $288,500. 
Geelong’s median house price fell by 3.9% in the quarter to $370,000 but was stable over the year.
The City of Greater Shepparton recorded a 3.6% decline to $280,000. In the Hepburn Shire a 0.9% decrease to $353,000 was recorded.
Median house prices in the Surf Coast Shire dropped by 12.8% to $567,000.
Median house prices in Macedon Ranges Shire increased 17.1% to $575,000. Similarly, the median house price in Mount Alexander Shire increased by 16.5% to $405,000.
“These Melbourne type prices are a sign of increased demand for the entire corridor between Melbourne and Bendigo,” the REIV report noted.
“The result confirms that, following a few years of turbulent conditions in the residential market, the last 12 months have recorded moderate and sustainable price growth,” REIV chief executive Enzo Raimondo says.
“This result is reflective of a market that is now stable, following the GFC and corrective action taken in response.
“Over the medium term, local factors will continue to have an impact, in particular the health of the Victorian economy, population growth and the level of construction and supply,” he says.
The current Melbourne median is slightly below the peak of $601,500 reached in the December quarter 2010.
The report pinpointed a few suburbs that recorded very healthy increases as Prahran, Melton, Frankston South, Mount Martha, Sunbury and Berwick.
With the exception of Prahran, these suburbs all have house prices at or below the median, indicating that demand is still being driven by the housing needs of our growing population.
The strongest demand in the unit market was in Richmond, East Melbourne and Malvern East. 
The median price of a house in regional Victoria increased by 1.6% to $325,000 in the June quarter, up from $320,000 in the March quarter. 
Melbourne’s house median increased 5.4% to $590,000 over the quarter, and Melbourne units jumped by 3.2% to $474,500 over the quarter.
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jchancellor-FAypfDUnLy

Victorian regional centres outperforming Melbourne: REIV

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A slowdown in population growth in Victoria could have damaging consequences for its housing sector, according to the June quarter business outlook report compiled by Deloitte and Access Economics.
The report, which provides economic forecasts until 2016, expects private housing investment in Victoria to slow down over the next two years before heading into negative territory during the following two years.
Private sector investment in housing construction increased by 7.8% in 2010-11 to $20.6 billion but is expected to grow by only 5.1% in 2011-12 and by 1.3% in 2012-13.
In 2013-14 investment in Victorian housing is expected to decrease by 3.6% and then to remain stagnant the following year (0.5%) before returning to growth 0f 7.3% in 2015-16.
Private housing investment forecasts – growth rates
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="104" valign="top">
 
</td>
<td width="85" valign="top">
2010/11
</td>
<td width="76" valign="top">
2011/12
</td>
<td width="76" valign="top">
2012/13
</td>
<td width="76" valign="top">
2013/14
</td>
<td width="76" valign="top">
2014/15
</td>
<td width="102" valign="top">
2015/16
</td>
</tr>
<tr>
<td width="104" valign="top">
Victoria
</td>
<td width="85">
7.8%
</td>
<td width="76">
5.1%
</td>
<td width="76">
1.3%
</td>
<td width="76">
-3.6%
</td>
<td width="76">
-0.5%
</td>
<td width="102">
7.3%
</td>
</tr>
<tr>
<td width="104" valign="top">
NSW
</td>
<td width="85">
10%
</td>
<td width="76">
10%
</td>
<td width="76">
10.5%
</td>
<td width="76">
2.3%
</td>
<td width="76">
4%
</td>
<td width="102">
10.5%
</td>
</tr>
<tr>
<td width="104" valign="top">
Queensland
</td>
<td width="85">
-12.6%
</td>
<td width="76">
11.3%
</td>
<td width="76">
12%
</td>
<td width="76">
0.6%
</td>
<td width="76">
5.1%
</td>
<td width="102">
11.6%
</td>
</tr>
<tr>
<td width="104" valign="top">
WA
</td>
<td width="85">
5.5%
</td>
<td width="76">
5.2%
</td>
<td width="76">
5.6%
</td>
<td width="76">
0.5%
</td>
<td width="76">
3%
</td>
<td width="102">
9.9%
</td>
</tr>
<tr>
<td width="104" valign="top">
SA
</td>
<td width="85">
-0.8%
</td>
<td width="76">
0.6%
</td>
<td width="76">
6.7%
</td>
<td width="76">
0.9%
</td>
<td width="76">
2.6%
</td>
<td width="102">
9.4%
</td>
</tr>
</tbody></table>
Source: Deloitte Access Economics
In contrast, the private sector is expected to pour money into Queensland housing, with Deloitte forecasting growth rates in excess of 10% over the next three years.
Demand is expected to be driven by the construction required to rebuild homes destroyed or damaged by the floods as well as the recovering construction and mining sectors attracting workers from other states following a bit of “kicking and scratching”.
Deloitte Access Economics forecast strong growth in housing investment over the next three years at above 10%, slowing down from 2013 to 2015 before picking up again in 2016.
Investment in housing in resource-rich WA will grow above 5% over the next three years before slowing down, says Deloitte.
The report says the performance of the Victoria’s housing construction sector has a “hint of defying gravity” due to its ability release land more easily than other states.
Although Deloitte Access Economics expects Victoria will maintain its relative strength, it expects the gap between Victoria and other states to narrow during the next few years.
Victoria’s population is expected to grow at just 1.2% over the 2011-12 and by about 1.4% over the next three years, compared with 1.7% growth forecast over the last year.
The outlook is significantly better for the Victorian commercial sector with construction activity expected to grow by greater than 15% over the next three years following a contraction of 2.7% in the last 12 months.
Major commercial projects expected to be completed over the next few years include Grocon’s $1.2 billion redevelopment of the former Carlton and United Breweries site in Melbourne, with work due to be completed in 2014, the mixed use $700 million Bourke Junction project (including offices, a hotel and shops) currently underway at Docklands, the $400 million Greensborough town centre redevelopment due to be completed next year, and $130 million Southbank cultural precinct.
Planned works to begin in the next few months include a new $1.1 billion comprehensive cancer centre at Parkville, a $407 million redevelopment of the Box Hill hospital and a new Ikea megastore at Campbellfield.</body></html>

Housing investment to fall in Victoria: Deloitte

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About $2 million is being paid out every day from the $270 million flood disaster relief fund, according to the Queensland Premier’s Department, which ceased taking applications on June 30.
But despite these payouts, the Master Builders Association of Queensland believes the actual rebuilding of Queensland has amounted to very little and that southeast Queensland remains a disaster area. 
MBAQ chief executive Graham Cuthbert says his association members were 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. 
“In Ipswich and the Lockyer Valley I have seen people living in caravans, with relatives or in damaged houses,” he says. 
Cuthbert believes that the cap of $80,000 for repairs is 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,” he says. 
In one isolated item of good news one canny Ipswich home owner was reportedly given a  $180,000 insurance payout, promptly sold the unfixed Helen Street house for $170,000 and walked away happy.</body></html>

andreadixon-oif3j7eKne

Queenslanders not rebuilding, says Master Builders Association

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Brisbane’s industrial market is showing signs of life, as the market had the highest number of major industrial transactions in Australia during the second quarter of 2011, according to Savills. The deals combned generated just under $100 million.
The biggest deal was signed by Kimberly-Clark, the marketer of health and hygiene products, which paid $20 million for 13,738 square metres at 92 Sandstone Street, Parkinson at yield of 8.25%
K-mart’s $72 million investment in a 52,000-square-metre distribution centre in Sydney’s west was the biggest deal of the second quarter of 2011, according to Savills.
The retailer paid $1,394 per square metre for the warehouse at Lot 22 Wonderland Drive, Eastern Creek, with a yield of 7.96%
The deal accounted for nearly half of all the value of the five major transactions that occurred over the three-month period in Sydney, totalling $15o million.
Other notable deals included logistics and transport storage group General Carrying spending $24 million for a 24,000-square-metre space at 211 Topham Road, Smeaton Grange, 60 kilometres west of the Sydney CBD.
Figures compiled by Savills reveal that Melbourne maintained its reputation as the industrial investment hotspot, with nine major deals totalling $220 million.
An unnamed investor paid $70 million for a 75,348-square-metre warehouse on Dohertys Road, in the industrial suburb of Truganina in Melbourne’s west.
The investor paid $926 per square metres at a yield of 8%.
Other big brands to move buy industrial space in Melbourne include confectionery and beverage group Cadbury, which spent $30 million on a 27,000-square-metre chocolate factory at 39 Bennet Street, Dandenong South and ASX-listed clothing manufacturer Pacific Brands, which spent $35 million for a 40,000-square-metre warehouse. Pacific Brands spent $926 per square metre at a yield of 8%.
<a href="/images/stories/kmart.jpg" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/kmartthumb.jpg"></a>
Source: Savills
Investors steered clear of the Perth industrial market, with six major transactions generating just $16 million of deals over the June quarter.
Mazda secured the biggest leasing deal of the quarter, securing 20,000 square metres of warehouse space at 880 Cooper Street, in Somerton, 21 kilometres north of Melbourne at $70 per square metre.
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Brisbane leads other cities in industrial deals for quarter

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The six-level Austar building in the Robina CBD on the Gold Coast has been listed for sale by owner BlackRock, following an unsuccessful attempt to sell the building in June 2008. 
The 6,760-square-metre site is located 35 Robina Town Centre Drive, with CBRE’s Gold Coast managing director Mark Witheriff appointed as the exclusive selling agent. 
Austar’s lease over the building extends to October 2016, with two options of five-year terms thereafter. 
It offers a net lettable area of 9, 814 square metres and incorporates 157 undercover car parks and 111 podium-level car parks. It is adjacent to the recently refurbished Robina Town Centre in the heart of the Robina CBD. 
It is the fourth-largest office building on the Gold Coast. 
In 2008, the Waterside West tower at Holden Place Bundall, west of Surfers Paradise, which has a net letable area of 7,170 square metres, sold for $33.5 million to a local investor. 
The Austar building is held through a property trust managed by BlackRock Investment Management (Australia), formerly Merrill Lynch Investment Managers (MLIM) – a subsidiary of US fund management group BlackRock.
MLIM acquired the site from QIC Robina in 2000 for $1.27 million ahead of the building's construction in 2001. 
It will be sold by expression of interest on September 1 at noon. 
News of the sale comes as Foxtel’s proposed acquisition of Austar awaits ACCC approval. A decision on the takeover will be made on September 8. 
Witheriff says the strength of the building’s tenancy profile and the property’s central Robina location will be significant draw cards for prospective purchasers. 
“The Austar building represents one of a handful of institutional grade investment properties available on the Gold Coast,” he says. 
While the Gold Coast office sector as a whole has suffered through the GFC, Witheriff says the Robina CBD currently boasts the lowest vacancy rate on the Gold Coast of approximately 10%.” 
Tenants of redeveloped Robina Town Centre include Coles, Woolworths, Myer and David Jones, Apple and JB Hi-Fi. 
The Queensland government’s Department of Public Works (QBuild) is among state and federal government departments that have committed to new office leases over the past three years in Robina. 
Engineering company GHD and Gold Coast-based accountancy group WMS have also signed lease agreements recently.
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Austar's Gold Coast headquarters back on the market

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International retailers are poised to snap up the vacancies left by the collapse of Borders, Angus &amp; Robertson and the Colorado Group, according to its retail report for the second quarter of 2011.
Jones Lang LaSalle director of national retail research Leigh Warner says overseas retailers who have been scoping out Australia would have been buoyed by the recent success of European fashion giant Zara opening stores in Sydney, Melbourne with Brisbane and Adelaide next in line.
Previously, Warner says overseas retailers’ ambitions in Australia had been “somewhat constrained by a lack of quality space options in CBD and regional centre locations”.
According to SmartCompany.com.au, Apple is set to spend more than $10 million on its first retail site in Brisbane’s CBD and British clothing operator Topshop is tipped to take over some vacated Borders sites for its Australian entry later this year including those on Chapel Street and Chadstone shopping centre in Melbourne as well as setting up in the Chatswood shopping centre in Sydney.
David Gordon, partner in charge of national retail advisory practice at WHK Group, says Topshop potentially filling the 2,800-square-metre Borders site on Chapel Street would help in the revival of the strip.
“And if Topshop got into the major shopping centres that should be seen as a positive because it would reintroduce foot traffic,” he told <a target="_blank" title="SmartCompany" href="https://www.smartcompany.com.au">SmartCompany.com.au</a>.
Jones Lang LaSalle data for the first half of 2011 reveals that average specialty store vacancy rates rose across all retail sub-categories over the first half of 2011 in line with the generally soft retail environment, buts still remain low.
The biggest increase in vacancies occurred in regional shopping centres, where average vacancy rose from 0.6% at the end of 2010 to be 1.4% at the end of June 2011.
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According to Warner this figure is slightly misleading because this un-weighted average was heavily influenced by the smaller markets of Canberra and Adelaide. 
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“Regional shopping centre vacancy remains below 1% in Sydney, Melbourne, South East Queensland and Perth, which is still low any way you look at it,” he says. 
A total of 762,700 square metres of retail space is under construction nationally, compares with 466,000 square metres at the end of 2009, when the impact of the GFC was at its greatest, suggesting improved conditions for developers. 
However, according to Jones Lang LaSalle’s Australian head of retail management, Tony Doherty, the majority of the pick construction is being driven by specific retailers with conditions for speculative development remaining “very challenging”. 
This is particularly the case in the hardware bulky goods space, where Woolworths is taking on Bunnings with its new Masters stores.
A glance at the list of major retail centres under construction in Melbourne reveals that 11 of the 21 centres due to be completed up until March 2014 are for specific retailers with six masters stores, two IKEAs and one Bunnings store.
In Sydney four out of the 13 centres under construction are being built by Bunnings, with Costco soon to open a 16,000 square metre store in Auburn and IKEA a 39,000-square-metre store in Tempe.
Other sectors looking strong are core regional and CBD shopping centres with major centre owners looking to “capitalise on an inevitable recovery in retail turnover over the next few years”.
In May, Westfield reported it was undertaking pre-development activity on eight of their centres across Australia beyond their current three projects
The four largest retail transactions this year to 30 June have been: 
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<li>The $455 million sale of a 50% interest in Northland Shopping Centre, a 92,380-square-metre super regional centre 11 kilometres north of the Melbourne CBD. The asset was purchased by CPPIB from the Gandel Group, reflecting an initial yield of 6.25%;</li>
<li>Charter Hall Retail REIT and Telstra Super acquired six neighbourhood and two sub-regional New South Wales and Victorian based shopping centres in a one-line transaction from Woolworths Limited for $266 million, reflecting an initial yield of 7.94%;</li>
<li>Bunnings Group Limited (BGL) transferred to Bunnings Warehouse Property Trust (BWP) 10 operational Bunnings Warehouses and three properties on which BGL will develop Bunnings Warehouses in Victoria and New South Wales, for a total price of $241.71 million on an initial yield of 7.71%; and</li>
<li>LaSalle Investment Management acquired the Novotel on Collins hotel and Australia on Collins shopping centre for a total of $ 204 million from Thakral Holdings on a yield of 8.20%</li>
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International retailers look to fill vacancies left by big chain collapses

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Perth has experienced its fifth consecutive quarter of falls in its median house price.
Prices fell by about 2% in the June quarter, notching up 15 months of successive decline.
The average number of selling days has increased to 82, more than double the 36 days in 2006 in the midst of the 2004 to 2007 boom.
"Buyers must be patient and realistic about price,” Real Estate Institute of Western Australia president Alan Bourke says.
The price retraction was longer than during the 2008 downturn, when prices pulled back for one year only.
“The big difference is that in 2008 the median fell by 12%, whereas the last 12 months of decline has been half that rate at 6%,” Bourke says.
“So, although the fall in median price has been over a longer period the actual fall in price has been more gradual since the median peaked at $505,000 in March 2010.”
Bourke says he expects the median to settle around $475,000, which places Perth’s median at December 2007 levels, before the big market correction and following GFC.
“Our preliminary data and that of Landgate, which together represents around 80% of the market, suggest there has been an increased proportion of sales in the $350,000 to $500,000 range, whereas sales in other price segments have decline,” Bourke says.
"It’s notable, though, that sales over $1 million remain quite stable and that premium property is holding up.”
REIWA data show that property listings in Perth have been running at around 17,000 for much of the June quarter after peaking at 18,200 during April.
In the rental market the overall median rent is steady at $380 per week, although the vacancy rate has lifted by 9% from 3.2% in March to 3.5% in the June quarter.
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