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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The outlook for A-REITs, or Australian real estate investment trusts, is modest, reflecting a stabilising property market.
The Australian listed real estate sector is currently trading an average discount to net tangible assets of -3.3%, according to Russell Investments.
News of the modest discount comes as a number of trusts report full-year distributions either in line with or slightly exceeding expectations.
Stockland Group, the third biggest A-REIT, will pay out 11.9¢ per ordinary stapled security for the six months to June 30, just above a forecast of 11.8¢.
Charter Hall, currently awaiting a vote on a management change, will pay a distribution of 16.5¢, compared with expectations of 16¢.
A share price at a substantial discount would indicate that “something was clearly going on”, Martin Lamb, director of Asia-Pacific Real Estate Investment, tells Property Observer.
But, he says, the current modest A-REIT discount suggests the market price is fair and reflects the current state of the property market in general.
“Property prices are stabilising,” Lamb says.
“We see future price appreciation driven by increasing incomes, a rise in occupancies followed by a modest rise in rents.
“The fundamentals of the market remain strong. The outlook for the economy is positive, if not exuberant. We are not anticipating price depreciation.”
Lamb says the current discount is a reflection of investor confidence – “noise has been introduced”.
“Forecasting investor sentiment is difficult. REITs trade in sympathy with the financial stocks. “They can have a negative impact on REIT stocks, but don’t affect the underlying value of the properties held by the REITS,” he says.
Investors generally invest in REITS in expectation of a steady income and are generally not looking to make “deep value” capital appreciation plays, Lamb says.
REITs offer investors returns between 8% and 12%.
The A-REIT market is dominated by Westfield and Stockland, which combined account for more than 50% of its market capitalisation.
 <table border="0" cellpadding="0" cellspacing="0" width="469"><tbody>
<tr>
<td nowrap valign="bottom" width="153">Company</td>
<td valign="bottom" width="94">
 Sector
</td>
<td valign="bottom" width="92">
 Business Type
</td>
<td valign="bottom" width="130">
 Market Capitalisation (US$, million)
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Westfield Group
</td>
<td valign="bottom" width="94">
Retail
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
21,295
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Westfield Retail Tst
</td>
<td valign="bottom" width="94">
Retail
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
8,424
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Stockland
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
8,582
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Leighton Holdings
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Developer
</td>
<td valign="bottom" width="130">
6,866
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
GPT Group
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
6,075
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
CFS Retail Tst
</td>
<td valign="bottom" width="94">
Retail
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
5,538
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Goodman Group
</td>
<td valign="bottom" width="94">
Industrial
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
5,334
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Lend Lease Group
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Developer
</td>
<td valign="bottom" width="130">
5,319
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Mirvac Group
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
4,621
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Dexus Property Grp
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
4,568
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Commonwealth Office
</td>
<td valign="bottom" width="94">
Office
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
2,463
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Investa Office Fund
</td>
<td valign="bottom" width="94">
Office
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
1,882
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Charter Hall Office
</td>
<td valign="bottom" width="94">
Office
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
1,875
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Australand Property
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Developer
</td>
<td valign="bottom" width="130">
1,761
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Charter Hall Retail
</td>
<td valign="bottom" width="94">
Retail
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
1,104
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
BWP Trust
</td>
<td valign="bottom" width="94">
Retail
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
907
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
FKP Ltd
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Developer
</td>
<td valign="bottom" width="130">
835
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Charter Hall Group
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
681
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Challenger DPG
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
539
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Peet
</td>
<td valign="bottom" width="94">
Residential
</td>
<td valign="bottom" width="92">
Developer
</td>
<td valign="bottom" width="130">
506
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Ardent Leisure Group
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
433
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Thakral Holdings
</td>
<td valign="bottom" width="94">
Diversified
</td>
<td valign="bottom" width="92">
Investor
</td>
<td valign="bottom" width="130">
382
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153">
Total market cap
</td>
<td valign="bottom" width="94">
 
</td>
<td valign="bottom" width="92">
 
</td>
<td valign="bottom" width="130">
74,702
</td>
</tr>
<tr>
<td nowrap valign="bottom" width="153"></td>
<td valign="bottom" width="94">
 
</td>
<td valign="bottom" width="92">
 
</td>
<td valign="bottom" width="130"></td>
</tr>
</tbody></table>
Source: UBS Global Real Estate Weekly Valuation
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Modest A-REIT performance reflects stabilising property market

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<a target="_blank" title="The pitfalls of renting from your self-managed super" href="https://www.propertyobserver.com.au/tools/legal/the-pitfalls-of-renting-from-your-self-managed-super/2011062050544">Yesterday </a>we looked at some of the benefits – and drawbacks – of renting your family business premises from your self-managed super fund. It is a common arrangement, but you should make sure you are protected.
Here are eight key points to consider before a family business decides to rent its premises from the family’s SMSF:

1. Think about what could go wrong before entering the arrangement.
 There would be a natural tendency to concentrate on the positives, but plenty of other problems could arise apart from the family business being unable to pay its rent.

Peter Bobbin, a principal of Argyle Lawyers, emphasises that the SMSF might be forced to sell the premises to pay benefits to members following a marriage break-up, death or disability. Indeed, the marriage of a couple who are both business partners and SMSF members might end in divorce.

In turn, the forced sale of the premises to pay member benefits may damage the family business.

2. Don’t let possible tax advantages dominate your decision-making: “Understand the commercial and legal risks,” advises Bobbin, who describes tax-dominated decisions as “misguided”. Bobbin’s specialties include SMSFs, tax and family businesses.

3. Understand the fund’s obligations to pursue unpaid rent – even from its members’ own business.
 “A fund super fund must use all usual means to collected unpaid rent,” Bobbin says, “and commonly should have personal guarantees for any arrangement with a business.

“If the business fails, the fund will need to press the personal guarantees – even with the members themselves.”

4. Recognise what actions the SMSF regulator could take concerning unpaid rent by the fund members’ business:
Martin Murden, a director of Partners Group, financial services provider to accountants, says possible actions for breaching the Superannuation Industry (Supervision) Act include fines, the trustees being disqualified or the fund being declared non-complying.

The market value of non-complying funds is taxed at the top marginal rate, less any non-concessional or undeducted contributions. In short, this can wipe out almost half a fund’s assets.

5. Understand your fund could lose ownership of geared property.
 Murden says that if your business can’t pay rent to your SMSF, your fund could fail to make instalments on its investment loan. “If your fund can’t meet its loan instalments, the bank will want its money back [plus its costs].”

And Murden says the fund could lose its investment and the family business could lose the use of its premises.

6. Question whether your SMSF can really afford to gear a commercial property – no matter whether your own business will become the tenant. 
Murden says funds should take into account the levels of debt already being carried by the SMSF, the business and the business owners in a personal capacity.

He suggests that funds should consider the effect that the next halving of the standard cap on concessional contributions for super fund members over 50 could have on their fund’s cash flow and ability to make loan repayments. (This cap will fall to an indexed $25,000 from July next year.) Many funds require the cash flow from high concessional contributions to meet all of their loan obligations.

Funds should also assess how impact of future interest rate rises on the ability to make loan repayments, Murden says.

7. Decide whether your business may be better off renting its business premises from an unrelated landlord.
Murden says funds shouldn’t rent business premises to their own businesses simply because it is allowed under superannuation law.

Some SMSFs would be tougher with an unrelated tenant than a related one. And that approach may not be in the fund members’ best interests.

8. Ensure your fund is adequately diversified if possible.
 This will mean that the fund members’ savings are not overly dependent on the profitability of a single costly asset, name your business premises.
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Eight considerations before renting from your SMSF

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Stamp duty backflip
The Queensland government wins the Australian record for tax backflipping by reneging on a promise to do something serious about residential stamp duties. Instead, stamp duties on the primary place of residence will increase across all price groups from August 1. For many this will mean paying twice as much duty next time they buy a Queensland property. Agents expect fewer resales as a result.
Grants barely touch the sides
The Queensland Government has also announced a $10,000 grant to anyone who buys a new home under $600,000 for six months from August 1 this year. But unless these people are first-home buyers or investors they will be paying the additional stamp duty. Upgraders – who make up close to half of the market – are at best likely to break even if they buy a new home between now and January 31, 2012.
Buyers deferring contracts
In a related story, Queensland builders are reporting that buyers are cancelling and deferring contracts. But industry sources say that these buyers could be in for a rude shock, with cancelled contracts not eligible for the $10,000 grant if re-signed after August. In fact, all Queensland home owners – and especially those trying to sell – could be in for a rude shock come the 1st of August. A bigger shock awaits us all come February 1, 2012.
Meagre discount on developments
Meanwhile, every developer is trying to attract attention by offering, effectively, a 2% discount on the price of their new dwellings. Although the initial response has been encouraging, one wonders if it can last. As one property analyst, who wished to remain anonymous, quipped: “If Myer was having a 2% discount sale in about a month’s time, you won’t really plan your diary around that event. Even less so if it was going to now cost you twice as much to get to the sale. But if you had already made plans to buy something from a department store, you would most likely change your schedule and take the discount, little as it may be.”
Gold Coast in trouble
Just one in seven dwellings approved on the Gold Coast is actually being built. This is against a typical 75% completion rate. Yet Gold Coast mayor Ron Clarke denies that there is anything wrong, citing that net employment has increased on the Gold Coast over the last 12 months and claiming that winning the 2018 Commonwealth Games bid will fix any issues. That assumes that there is anyone left with a job on the Gold Coast in seven years’ time.
Incentives to sell well
But there is some good news. Real-estate agents will now be able to set their own fees when it comes to buying and selling Queensland property. Gone are the days of agents getting you the fastest price – a seller will soon be able to incentivise a real-estate agent to get the most for the property. Deregulation will essentially allow the market to determine price rather than the government, which is always a good thing.
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House building grinds to a halt on the Gold Coast

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Australia’s two-speed economy and the softer housing market are listed among the reasons for keeping interest rates on hold in June, according to the minutes of the June 7 RBA board’s monetary policy meeting.
“While there had been additional evidence of the coming strong pick-up in investment in the resources sector, activity remained quite subdued in some other important parts of the economy, partly reflecting the Board's earlier actions as well as the appreciation of the exchange rate,” the minutes say.
However, although the flow of data over the past month did not add urgency to a change in policy, board members agreed that “further tightening in monetary policy would be necessary at some point”.
Moderate credit growth activity, softening asset prices and slowing employment growth all contributed to the decision for keeping the cash rate at 4.75%.
Weaknesses in the housing market are highlighted, including reduction in average dwelling prices so far in 2011, a slow-down in housing credit growth and falls in loan approvals over the first three months of the year,
In making its decision, the board also took into account softer global activity and the increased prominence of “downside risks to the international economy” over May 2011.
These include weakening global equity markets on the back of debt problems in Greece and renewed concerns about the Euro zone, increased volatility in foreign exchange markets and expectations of other major economies holding back on tightening monetary policy.
As a consequence, “members judged that it would be prudent to leave the stance of policy unchanged, pending further data on international developments and on the strength of domestic demand and inflationary pressures. They therefore considered that the current monetary policy setting was appropriate”.
“While inflation was currently in the bottom half of the target range in underlying terms, this had been partly due to the disinflationary effects of the appreciation of the exchange rate and the earlier moderation in labour costs. If the economy evolved in line with the staff forecasts, GDP growth would be somewhat above trend over the next few years, led by growth in the resources sector. A gradual pick-up in inflation could be expected under this scenario,” the minutes read.
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Two-speed economy and housing slowdown prompted RBA to keep rates on hold

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Rents in Australia’s premier shopping street, Sydney’s Pitt Street mall, have risen more than 11% over the past year, with a square metre of retail space now costing $10,000, according to a new global retail report by Colliers.
Sydney premier retail rentals are now nearly double those of nearest rival Melbourne, where rents on Bourke Street Mall have risen by a more modest 5% to $5,500 per square metre of the 12 months to end of March 2011.
The difference in retail rents between the two cities is likely to be felt by European fashion retailer Zara, which has opened two stores in these prime locations.
Although Zara’s rental details are not known, it is renting 1,400 square metres of space in the Westfield Sydney shopping centre on the Pitt Street Mall and 1,700 square metres of space on the Bourke Street Mall.
CB Richard Ellis’s recent global retail outlook ranks Sydney and Melbourne as joint ninth most popular cities for US retailers, with research director Kevin Stanley calling them “sweet spots”
Brisbane’s Queen Street Mall is the third most expensive retail strip in Australia, with rents averaging$4,250 per square metre. Retail rents on Queen Street rose 6.25% over the last 12 months.
In Perth, rents in the Hay Street and Murray Street malls are unchanged for the year at $3,250 per square metres, while retailers in Adelaide’s Rundle Mall are paying $3,000 per square metre, up 1.69% for the year.
Overall, Sydney’s Pitt Street mall has maintained its position as the sixth most expensive retail strip in the world
New York’s Fifth Avenue remains by far the most expensive retail strip in the world, with rents of US$23,888 (A$22,513) per square metre.
Russell Street, Causeway Bay in Hong Kong is a distant second, with rents averaging US$17,767 (A$16,774) per square metre.
Ross Moore, chief economist at Colliers International, says after two successive years of lacklustre growth, the world’s top retail streets have once again regained their vitality.
“This is reflected by a general rise in rents in many of the world’s premier shopping districts. As the lingering effects of the global downturn faded during the latter half of 2010, rising demand for the world’s most prime retail real estate was evident in many countries as many new retailers sought to establish a foothold in the world’s most prestigious avenues,” he says.
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Pitt Street Mall retail rents up 11% in a year

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House price indices: Making sense of the data overload

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Mazda will lease 20,000 square metres of warehouse space in Somerton, 21 kilometres north of the Melbourne CBD in the biggest industrial deal of the year to date.
The $70-per-square-metre deal was negotiated by Savills Australian industrial director Greg Jensz.
Mazda has signed a 10-year lease for the logistics space at the Somerton Logistics Centre located at 880 Cooper Street.
The deal comes as leasing activity picks up in other industrial locations close to the Melbourne CBD driven by demand for logistics and transport space.
In its Melbourne Industrial Market Overview released in March, Knight Frank reports that industrial activity in Melbourne is starting revive on the back of increased demand and limited supply. It has a “relatively positive outlook” for the state.
It expects demand to remain robust in areas that benefit from strong transport links and infrastructure provision, particurlarly the west and south east regions.
Knight Frank directors Andrew MacQueen and Matt Crofts have negotiated more than 40,000 square metres of leasing deals in Melbourne’s western suburbs.
These include a 2,470-square-metre lease for Malec Brothers Transport at Judge Street in Sunshine and Fastline International taking up 7,700 square metres at Goodman Group’s Westlink Distribution centre in Laverton North, the Australian Financial Review reports.
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Mazda signs biggest industrial lease of the year to date

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Westpac boss Gail Kelly has rejected fears of an Australian property crash, saying the recent rise in mortgage arrears is not a big concern for economy or the bank’s profits.
“There has been some concern about housing within the Australian context, but I remain very confident about housing in Australia,” she says.
“Delinquencies have picked up, but that is entirely within our expectations (and) it is off a low base.”
She says the modest fall in house prices is “quite healthy.”
“It’s really a softening rather than any underlying concerns, so I remain very confident about the Australian housing situation,” Kelly says.
Westpac reported in May that its mortgage delinquency rates of 90 days or more had risen to 0.56% from 0.43%.
At the time Kelly rejected concerns about the rising delinquencies in her mortgage book dating back to any GFC lending binge.
Kelly said the arrears were no more than expected in a $300 billion mortgage book, with just 0.56% of the 1.5 million customers 90 days or more late in repayments.
She says first-home owners are underrepresented in the delinquency figures.
“The first-home owner segment continues to perform better than the average of the portfolio,” she says.
“It is counter-intuitive, but when you think about it … the first-home owner is often in an improving scenario in their career because they’re a young accountant, doctor, lawyer, banker, and they’re in a rising income pattern in their career.
“And they’re often married, and we don’t factor in the full extent of both incomes,” she told the Australian Financial Review.
Kelly says the broader economy, which is underpinned by strong fundamentals including the resources boom and low unemployment.
“Because new lending growth has been lower recently, it magnifies that delinquency pattern,” she says.
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Westpac boss does not foresee an Australian property crash

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The Yarra Hotel, which served as the first change rooms for Collingwood Football Club, will be auctioned on Friday, June 22, with offers expected around the $2.5 million mark.
Collingwood players made use of the hotel at 295 Johnston Street, Abbotsford, in 1892 because the club didn’t have the time or adequate resources to complete the grandstand and players’ rooms before the first games were played.
The players got changed at the Yarra Hotel and ran up Rich Street to the ground.
The hotel, a stone’s throw from Collingwood’s home ground of Victoria Park, was built in 1855 and sits on a land area of around 800 square metres.
It features a public bar, restaurant and large beer garden.
The hotel is being sold by Colliers International director of metro investments Jeremy Gruzewski, on behalf of a former publican who ran the pub before leasing out the hotel operations about 10 years ago.
The sale will include both the freehold and leasehold of the pub, with vacant possession available in October.
Gruzewski says there is potential for development, given the large parcel of land and two street frontages.
He expects strong interest in the property.
“All pub opportunities tend to generate a good level of interest, however when you combine the history and location of this one, it all adds up to a pretty attractive opportunity,” he says.
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Pub where Magpies got their stripes up for sale

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The key benefit of investing your money in commercial property is its security.
When the economy declines/recedes, you will find commercial property generally holds its own. And when the economy is on the up, commercial property grows in value and provides you with a steady income.
Here is a summary of the benefits of investing in commercial real estate.
1. Strong returns
 
Commercial property provides you with strong and reliable returns in the form of income and capital gains. Your aim ought not be to simply make a quick buck, but to take advantage of a growing investment over time, where you can achieve a return consistently above inflation.
2. Stability of income
 
An important point to make about commercial property is that not only are your returns higher, they are also usually more secure. Unlike six- to 12-month leases for residential property, commercial tenants will generally lease for periods ranging from three to 10 years.
3. Lower risk
 
Commercial property investment tends to carry less risk than residential property or the stock market.
4. Exposure to different sectors of the economy
 
Retail and industrial properties probably have the most direct relationship to the economy – with retail property tied closely to consumer spending. Industrial property follows consumer spending trends about six months later.
Office buildings tend to perform more based upon supply and demand of the available office space.
5. Tax benefits
 
You will find that commercial property provides you with generous tax benefits – far more than with residential property.
Depreciation allowances on plant equipment within the building (air-conditioning, carpets, lighting, etc.) are the major benefit. But most commercial properties also enjoy significant building allowances as well.
6. Hedging against inflation
 
Property overall has traditionally been viewed as a good hedge against inflation. But long-term surveys confirm commercial property has given investors excellent returns – far outpacing inflation.
7. Investment control
 
As an owner of commercial property, you have a significant degree of control over your investment, such as: renovations, upgrading, changing the use of the property, restructuring the terms of the lease, choosing the type of tenant you want, redevelopment and ultimate disposal.
8. Ability to add value
 
Just a few ways for you to add value to a commercial property include: renovating, upgrading, subdividing and enlarging, improving the external and internal appearance, and renegotiating the lease terms for your benefit.
9. Leverage
 
As you improve the property and it grows in value, you are able to borrow against your commercial investments. That way, you could quickly be in a position to control several properties – through borrowing more against your improved equity.
Chris Lang is a commercial property investor and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://his-best.biz/" title="Chris Lang's blog" target="_blank" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment. 
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