For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

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>

&nbsp;

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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EXPERT OBSERVER
Once, emulating Germany would be something to be proud of. Not at the moment.<a href="https://theconversation.com/profiles/richard-holden-118107"> </a>
It’s four years since then Prime Minister Tony Abbott warned Australia had been heading to “<a href="https://www.smh.com.au/politics/federal/tony-abbott-claims-australia-was-heading-for-a-greekstyle-future-20150318-1m1n9n" target="_blank">a Greek-style economic future</a>”.
He was referring to what he said had been happening under the previous Labor government.
When Labor left office in 2013 the federal government’s budget deficit had been 3% of gross domestic product. The Greek government’s had been 7%.
The Australian government’s debt to GDP ratio was 20%. The Greek government’s was 177%.
Australia was never on the path to becoming an economic basket case like Greece, but right now we are on the road to becoming like another European nation.
It also starts with “G”.
Becoming economically like Germany isn’t as scary. But it is genuinely troubling nevertheless.
Germany is not in good shape
Germany’s GDP growth in the June quarter was minus 0.1%. That means economic activity shrank.
Its central bank, the Bundesbank, doesn’t see things getting better <a href="https://edition.cnn.com/2019/08/19/economy/germany-recession-bundesbank/index" target="_blank">any time soon</a>, saying growth “is probably set to remain lacklustre in the third quarter of 2019”.
Interest rates have fallen so low that investors are now <a href="https://www.bloomberg.com/markets/rates-bonds/government-bonds/germany" target="_blank">paying the German government to take their money</a>. The nominal interest rate on two-year German government debt is -0.90%, and on extremely long-term 30-year bonds is -0.15%.
That’s right: even for 30 years into the future, investors think its safer to lose money by parking funds with the German government than to try to make money by using them in other investments.
Put another way, markets think the German economy will be in trouble for decades, meaning short-term German interest rates will have to remain ultra-low for decades.
The German penchant for balanced budgets became (there’s really no other way to put it) fanatical in the wake on the financial crisis of 2008.
Like centre-right governments around the world – Britain was a leading example – a dark fiscal austerity took hold, at precisely the wrong time.
2009 was a time of chronically weak private demand that required both lower interest rates and, as monetary policy was running out of steam, continuing budget deficits.
Instead Germany cut government spending, pushing the budget back into surplus from 2014.
It didn’t get everything wrong.
As I <a href="http://research.economics.unsw.edu.au/richardholden/assets/greece-debt-crisis-afr-july-13.pdf" target="_blank">wrote at the time</a>, Germany was largely right to insist that Greece get its out-of-control spending and government debt under control.
But Germany’s approach to its own economy hurt it and other European economies such as Italy and Spain.
We’re turning German…
With apologies to British 1980s band The Vapors, we’re at risk of “<a href="https://youtu.be/XedDyR0opow" target="_blank">Turning Germanese</a>”.
Like Germany, our interest rates are getting close to zero. OK, Germany has negative nominal 30-year interest rates, but we’ve got negative real 10-year bond interest rates, and zero 30-year bond rates.
Both of our major political parties are gripped by balanced-budget fetishism, appearing to want to balance the budget regardless of the economic context.
Again, here we are not quite as fanatical as Germany, but Labor seems determined to “<a href="https://www.afr.com/politics/federal/labor-promises-23b-surplus-twice-the-coalition-s-20190509-p51lj5" target="_blank">out-surplus</a>” the Coalition to prove its economic management credentials. And the government has made delivering a surplus the centrepiece of its economic agenda.
And, like in Germany, our economic growth is slowing. We don’t yet have negative GDP growth like in Germany, but we do have negative per capita GDP growth.
…but there’s time to pull back
Poor old Reserve Bank governor Philip Lowe has been pleading over and again for more aggressive government spending, particularly on infrastructure, to help complement what he is doing on interest rates.
A couple of cheesy photo ops with Treasurer Josh Frydenberg aside, there’s no evidence of him gaining any traction in Canberra.
Structurally balanced budgets are important, and thinking government debt doesn’t matter is deeply misguided.
But this is the situation we face:
<ul>
<li>
private demand is chronically weak
</li>
<li>
our physical infrastructure has not kept pace with population growth and modern needs
</li>
<li>
our social infrastructure (including all levels of education) is not up to standard
</li>
<li>
interest rate cuts are running out of puff
</li>
<li>
the government can borrow in its own currency, long-term, for close to nothing
</li>
</ul>
Any government that won’t borrow and spend up big and smart in these circumstances is making a huge mistake – one for which we and our children will pay dearly.
If we’re not careful the old Abbott narrative of “we’re about to become Greece” will become true, except about another country whose shoes we would rather not be in.
Richard Holden, Professor of Economics, UNSW.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/vital-signs-economically-australia-is-at-risk-of-becoming-germany-and-not-in-a-good-way-122217" target="_blank">original article</a>.
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rh-YsoTT2xMuQ

Economically, Australia is at risk of becoming Germany, and not in a good way: Richard Holden

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EXPERT OBSERVER
Since 2000, planning authorities in Australia have overseen a massive rezoning of inner-city industrial land to make way for mixed-use residential development. They claim central industrial space is obsolete in a post-industrial economy driven by knowledge, finance, and real estate. And rezoning offers opportunities to house people near jobs and services, thereby slowing urban sprawl.
While industrial rezonings have contributed to the <a href="https://theconversation.com/density-sprawl-growth-how-australian-cities-have-changed-in-the-last-30-years-65870" target="_blank">densification of Australian cities</a>, they also open the door to real estate speculation and accelerate <a href="https://theconversation.com/when-a-suburbs-turn-for-gentrification-comes-75609" target="_blank">gentrification</a>. This has forced many people to <a href="https://theconversation.com/its-not-just-the-buildings-high-density-neighbourhoods-make-life-worse-for-the-poor-82070" target="_blank">move outward</a> in search of affordable shelter.
Rather than fostering walkable <a href="https://www.planmelbourne.vic.gov.au/current-projects/20-minute-neighbourhoods" target="_blank">20-minute neighbourhoods</a>, “<a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-06-06/ghost-shops-haunting-new-developments/11184644" target="_blank">ghost shops</a>” haunt many new mixed-use residential developments. And <a href="https://www.theage.com.au/politics/victoria/melbourne-sprawl-50-000-housing-lots-to-be-released-making-way-for-12-new-suburbs-20190214-p50xwf" target="_blank">sprawl continues unabated</a>.
Other problems stem from a <a href="https://www.tandfonline.com/doi/full/10.1080/08111146.2018.1556633" target="_blank">fundamental misunderstanding of contemporary manufacturing</a>. The loss of central industrial zones displaces a range of <a href="https://theconversation.com/can-our-cities-thriving-creative-precincts-be-saved-from-renewal-83042" target="_blank">specialised manufacturers, creative producers, and small businesses</a>. With them go the quality jobs and vital services they provide. In the process, the diversity of land uses and jobs is reduced in the very places that policymakers want it.
Can urban policy make room for manufacturing and create real diversity and a mix of employment opportunities in our cities?
<h2>Australian manufacturing misunderstood</h2>
Manufacturing employment has declined for decades. This is typically attributed to competition from low-wage countries. In reality, Australian manufacturing is <a href="https://theconversation.com/the-australian-manufacturing-industry-is-not-dying-its-evolving-csiro-study-69398" target="_blank">changing</a> and is largely distinct from overseas high-volume, low-cost mass production. Urban policy and an <a href="https://www.tandfonline.com/doi/full/10.1080/08111146.2018.1556633" target="_blank">outdated vision of manufacturing</a> are as much to blame for the loss of central industrial land.
Today, Australian manufacturing is small, nimble, and specialised. Firms with fewer than 20 people provide <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/8165.0Main+Features1June%202014%20to%20June%202018?OpenDocument" target="_blank">93% of all manufacturing employment</a>. And most firms (74%) have fewer than five employees.
These businesses are not pumping out automobiles or anoraks. They are more likely to engage in small-batch production of high-value-added and design-intensive products.
Much of this production is directly <a href="https://www.sciencedirect.com/science/article/pii/S187791661730084X" target="_blank">linked to the cultural industries</a>, such as architecture, fashion and home furnishings, and is geared toward local consumption, particularly food and beverages. Combined, these forms of production account for about <a href="/news">half of all manufacturing employment</a>.
<img src="https://images.theconversation.com/files/287321/original/file-20190808-144873-sc1pby.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""> Carol and Stuart Faulkner of Heartwood Creative Woodworking in Marrickville, Sydney. Paul Jones, used with permission, Author provided
Yes, manufacturing does not provide as many jobs as it once did. Yet it remains crucial to a diversified economy.
Contemporary manufacturing <a href="https://www.sgsep.com.au/publications/rise-urban-manufacturing" target="_blank">thrives among the dense networks and consumer markets found in cities</a>. Or it would, if we did not rezone all of our central city industrial land. The decline in manufacturing employment over the past 20 years coincides with major industrial rezonings.
Despite a net increase in industrial land due to outer suburban expansions, Greater Melbourne <a href="/news">lost 2,423 hectares</a> (or nearly 19 Hoddle grids) since 2000-01. These were mostly small industrial pockets (less than 5 hectares) in the inner suburbs. The few that remain have no vacancies.
<a href="https://www.colliers.com.au/find_research/industrial/sydney_industrial_land_supply/" target="_blank">Sydney</a> has virtually no inner industrial land left. This follows years of industrial rezonings at the hands of major <a href="https://www.theaustralian.com.au/business/business-spectator/news-story/the-property-players-cashing-in-on-sydneys-rezoned-land/a76e65f878b8fd2fc17e55f1039b4174" target="_blank">property developers</a>.
<h2>Property speculation designs out mixed-use activity</h2>
Indeed, industrial rezonings have arisen less from an obsolescence of manufacturing than from opportunistic targeting of higher-return land uses. Two-thirds of Melbourne’s industrial land was <a href="/news">rezoned</a> to promote residential development or other mixed use that does not permit industrial activity.
That leads to an immediate rise in property values and, of course, speculative investment. An infamous example in Victoria is then planning minister Matthew Guy’s <a href="https://www.theage.com.au/national/victoria/report-slams-matthew-guy-on-rezoning-of-fishermans-bend-20151019-gkcyrv" target="_blank">2012 rezoning of 250 hectares</a>) of central Melbourne industrial land at Fishermans Bend for a high-density mixed-use precinct. But this is a <a href="https://www.theguardian.com/cities/2017/feb/06/made-london-property-speculation-industry-capital" target="_blank">global phenomenon</a>.
Paradoxically, while mixed use is the planner’s holy grail, many new mixed-use projects do not foster the dense and walkable neighbourhoods they seek. Most are simply “shop-top” apartments with nominal ground-floor retail, not a diverse mix of uses. Meanwhile, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-06-06/ghost-shops-haunting-new-developments/11184644" target="_blank">retail vacancies are on the rise</a> – nearly 40% in some suburbs.
While some mixed-use projects include office space, rarely do they incorporate multiple forms of work space. This means they do not support a rich business mix. Nor do they help solve the challenge of affordable housing, because an <a href="https://www.thefifthestate.com.au/columns/spinifex/more-housing-hasnt-fixed-australias-affordability-crisis-its-time-for-a-national-settlement-strategy/" target="_blank">increase in housing supply does not guarantee lower prices</a>.
For these reasons, zoning out employment land in the central city may not be “the highest and best use”. Even in a post-industrial economy, we need urban industrial zones that provide flexible work spaces, incubate new creative activities, allow for maintenance and repair and, above all, temper market rents for firms that provide quality, essential jobs and services.
<h2>How to renew inner-city industry</h2>
Inner-city industrial land is at capacity. If urban policymakers do not confront the legacy of industrial rezonings, they risk compounding problems in housing, jobs and retail. That, in turn, will further homogenise our cities and worsen inequality.
We can tackle the problem in three ways:
<h3>1. Preserve inner and middle industrial zones</h3>
To support a critical mass of enterprises would require no longer treating industrial lands as an opportunity for speculative housing and mixed-use activity. Tenure security for hundreds of <a href="https://theconversation.com/can-our-cities-thriving-creative-precincts-be-saved-from-renewal-83042">micro-enterprises</a> encourages local entrepreneurialism, in contrast to the part-time, low-wage jobs that generic chains bring to mixed-use projects.
US cities such as Chicago, Milwaukee and Portland have long maintained central “<a href="https://www.propertyobserver.com.au/https://www.portlandoregon.gov/bps/article/491196" target="_blank">industrial sanctuaries</a>” that prohibit residential development.
<h3>2. Develop alternative mixed-use zoning</h3>
Current mixed-use zoning primarily creates residential development and assumes manufacturing is incompatible. In fact, there are important <a href="https://www.sciencedirect.com/science/article/pii/S187791661730084X" target="_blank">spatial interdependencies</a> between manufacturing and creative industries.
Melbourne, Portland, San Francisco, and Vancouver have implemented new zoning designations intended to accommodate this mix. This is a positive step, but uptake of measures like the <a href="/news">Commercial 3 Zone</a> in Melbourne has been slow.
<img src="https://images.theconversation.com/files/287324/original/file-20190808-144843-na0ib.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""> SFMade’s 150 Hooper Street is a mixed-use project that provides the first new manufacturing space in San Francisco in 20 years. Carl Grodach
<h3>3. Add new inner-city industrial space</h3>
Consumers <a href="https://www.smh.com.au/business/companies/they-are-wounded-animals-department-stores-fight-for-survival-20190807-p52eus" target="_blank">want direct relationships with makers</a>. Rising land prices and the changing size and scope of manufacturing today means there is potential to add industrial to <a href="https://sfmade.org/blog/the-manufacturing-foundry-at-150-hooper/" target="_blank">commercial</a> and even <a href="https://dailyhive.com/vancouver/strathcona-village-belcourt-residence-vancouver" target="_blank">residential</a> redevelopments, via cross-subsidy incentives. Empty shop-top retail could be carefully retrofitted for creative and small manufacturing, with new building codes that enable alternative low-impact, ground-floor uses.

<a href="https://theconversation.com/profiles/carl-grodach-403324" target="_blank">Carl Grodach</a>, Professor and Director of Urban Planning &amp; Design, <a href="http://theconversation.com/institutions/monash-university-1065" target="_blank">Monash University</a>; <a href="https://theconversation.com/profiles/chris-gibson-9277" target="_blank">Chris Gibson</a>, Director, UOW Global Challenges Program &amp; Professor of Human Geography, <a href="http://theconversation.com/institutions/university-of-wollongong-711" target="_blank">University of Wollongong</a>, and <a href="https://theconversation.com/profiles/justin-oconnor-11847" target="_blank">Justin O'Connor</a>, Professor of Cultural Economy, <a href="http://theconversation.com/institutions/university-of-south-australia-1180" target="_blank">University of South Australia</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/three-ways-to-fix-the-problems-caused-by-rezoning-inner-city-industrial-land-for-mixed-use-apartments-121566" target="_blank">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Three ways to fix the problems caused by rezoning inner-city industrial land for mixed-use apartments

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EXPERT OBSERVER
Anyone who reads my reports will know I’m finding many of the best markets across the nation in Regional Australia.
Most of the strongest markets for sales activity and price growth in the past two years have been found outside the capital cities and the regional areas of Victoria, NSW, Tasmania and Queensland continue to present large numbers of growth numbers.
I tell seminar audiences around Australia this is a good thing for investors, because the regions have lower prices and higher rental yields. And, if you choose your locations well, you’re well-placed for good capital growth as well.
It’s a message that most Australians haven’t been getting, because the major research firms focus primarily on the capital cities and major media obsesses over the markets in Melbourne and Sydney.
As I told seminar audiences in Mackay recently, Central Queensland cities will never feature in national media unless there’s a cyclone or flood. Mackay, in fact, is a growth market with low vacancies, strong rentals and rising prices, boosted by positive events in the local economy.
But gradually, it seems, Australia is waking up to the opportunities presented by markets in Regional Australia. 
Agency network PRDnationwide published an August report which predicted that regional centres are set to outperform capital cities over the next six months as affordable prices and higher returns lure buyers.
It said regional areas generally had fared better than metropolitan markets recently and that performance would continue over the second half of the year.
PRDnationwide’s national research manager Asti Mardiasmo said: “Regional areas are more insulated than bigger cities due to the increased infrastructure developments, cheaper house prices and big businesses moving their head offices to regional areas,” Mardiasmo said.
This correlates with Hotspotting research which has identified rising sales activity and good price growth in many of the regional markets in the major eastern states, as well as Tasmania and Western Australia.
The monthly reports of national valuation firm Herron Todd White have also recorded uplift in many of the nation’s regional markets. 
Its latest National Property Clock suggests that markets are rising or recovering in regional centres such as Tamworth, Dubbo, Albury and Bathurst in NSW; Townsville, Mackay, Cairns, Gladstone, the Sunshine Coast, Hervey Bay and Emerald in Queensland; Karratha and Port Hedland in WA; Shepparton and Wodonga in Victoria; and Launceston in Tasmania.
Markets at the bottom of the cycle ahead of recovery include Alice Springs, Rockhampton and Toowoomba.
Hotspotting would add a number of key regional cities to the list of strong markets, including Ballarat and Bendigo in Victoria, and Orange, Wagga Wagga, Goulburn, Queanbeyan, the Hunter Valley and the Tweed region in NSW.
In the Winter edition of the Price Predictor Index, 30 of the National Top 50 Super-charged Suburbs list were regional locations.
Brisbane-based researcher Propertyology published an analysis of population trends across the nation and suggested the areas where property markets benefited the most from interstate and intrastate migration were regional cities like the Gold Coast, the Sunshine Coast and Geelong.
A recent report by the Regional Australia Institute, based on a research project by the University of South Australia and Southern Cross University, urged Australians to consider the regions as an alternative to the major cities - it says many regional towns offer jobs, affordable housing, lifestyle and scope for economic growth, as well as less congestion and a lower cost of living.
The university research project compared wages, employment, congestion and house prices among outer suburban and metropolitan areas, and the regions.
The study found that while wages might be less in the regions compared to cities, job prospects are often at least as good and the cost of living is lower than the big cities. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Australian investors waking up to regional property market opportunities: Hotspotting's Terry Ryder

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Australians are feeling more optimistic about purchasing a home, according to new research from Westpac.
Just over half of all participants suggested that they felt more confident about the housing market than they did 12 months ago, while 53% stated they were eager to take advantage of record low interest rates.
Those who already owned at least one home were the most optimistic demographic, with almost three quarters (71%) feeling more confident about the market than last year, and two thirds (66%) believing now is a good time to purchase their next home.
The primary motivations for those signally an intention to invest in the current housing market were (1) low interest rates (20%), (2) falling house prices (18%), and (3) the desire to live in a new area (17%).
The study also indicates that Australians are significantly more likely to be looking to buy a new home to live in themselves (37%), particularly for the sake of upsizing (24%) – these figures have more than doubled since 2018.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/Subscriber%20strip%20ad.jpg" alt=""></a>
“Record low interest rates have created a positive environment for home owners to not only get ahead on their mortgage repayments, but to also purchase their next home,” said Will Ranken, the general manager of home ownership at Westpac.
The findings showed relief might be on the way with Australian home owners now 50% more likely to sell their home compared to last year, with one in ten (10%) intending to sell in the next 12 months.
“We’ve seen a recent rise in auction clearance rates, so it could be an opportune time for sellers to capitalise on growing demand, particularly in the lead up to spring; the time of year when house hunters tend to be the most active,” said Ranken.
A limitation of investment options was the primary concern of participants in the study, with almost one in five (18%) next home buyers feeling challenged by a lack of property supply listed on the market.
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wdavis-8cCN98p7xp

Australians are feeling more optimistic about the housing market: Westpac

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GUEST OBSERVATION
Since President Trump tweeted about imposing new tariffs on China, global equity markets have gone into a tailspin.
Trump’s more recent announcement that the new tariffs would be <a href="https://www.bbc.com/news/business-49287494" target="_blank">delayed</a> has not calmed the markets, with very large falls in most major stock markets.
Another factor particularly spooking the markets in recent days has been the “<a href="https://theconversation.com/vital-signs-amid-talk-of-recessions-our-progress-on-wages-and-unemployment-is-almost-non-existent-121813" target="_blank">inversion of the yield curve</a>” in the United States.
The yield curve is a graph showing the relationship between interest rates earned on lending money for different durations.
Normally, someone who lent to the government or a corporation for one year (by buying a one-year government or corporate bond) would expect to get a lower interest rate than someone who lent for five or ten years, making the yield curve upward-sloping.
An inverted curve slopes down
A simple way to get an idea of the slope of the yield curve is to compare a short-duration government interest rate for a two- or three-year government bond with the rate on a ten-year government bond.
In Australia the ten-year government bond rate has just fallen to a record low 0.891%, only slightly above the three-year rate at around 0.7%.
<a href="https://www.propertyobserver.com.au/images/2019/8/19/the%20conversation%201.png" target="_blank">Click here</a> to enlarge: 
<img src="https://www.urban.com.au/images/2019/8/19/the%20conversation%201.png" alt="">
CNBC.
In the US in recent days the ten-year bond rate has fallen to the point at which the ten-year rate is below the two-year rate – so the yield curve is inverted.
What has made the markets so nervous is that there has been a yield curve inversion before each of the past seven recessions.
The graph below plots the difference between the US ten-year government bond rate and the US two-year government bond right back to the 1970s.
When the difference is negative (when the ten-year bond rate slips below the two-year bond rate), the line moves below zero.
It has done it just before each of the US recessions, which are also marked.
<a href="https://www.propertyobserver.com.au/images/2019/8/19/the%20conversation%202.jpg" target="_blank">Click here</a> to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/8/19/the%20conversation%202.jpg" alt="">
Sometimes the recession follows soon after the line slips below zero, and sometimes there is a delay. Interestingly, in the case of the most recent recession the yield curve inversion was quite small, and began some time before the global financial crisis.
So does correlation imply causation? Reserve Bank deputy governor Guy Debelle said on Thursday that <a href="https://www.afr.com/markets/equity-markets/rba-s-debelle-challenges-us-recession-signal-20190815-p52hc7" target="_blank">this time is different</a>.
We should certainly hope so.
There are good reasons to think that this time it will be different.
No recession this time?
One reason is that although central bank controlled rates are near record lows, most central banks have also announced words to the effect of “doing what it takes” to support the economy. With the markets expecting further rate cuts, long-term rates might simply reflect this rather than expectations of a recession.
Of course, it could be that markets see central banks’ cuts as a sign that they see a recession coming. It’s hard to tell.
Another reason to think it might be different this time is that President Trump pressured the Federal Reserve to cut rates. Many economists think the latest rate cut took place for that reason rather than because of economic fundamentals.
The simple point here is that a lot of things are different this time.
Many economists, like myself, view recent moves by central banks to cut rates as <a href="https://theconversation.com/on-rate-cut-tuesday-here-are-four-reasons-why-the-reserve-bank-shouldnt-jump-116590" target="_blank">unproductive</a>.
The gist of these arguments is that the Australian economy has reasonably strong fundamentals, and any weakness can be better dealt with by measures other than rate cuts. Among them would be measures to boost productivity.
In the US, by contrast, there are indeed reasons to be concerned about a recession.
The trade war with China has already been very destructive, and the political uncertainty of Trump, high debt levels and other structural weaknesses are creating problems.
A US-only recession?
The last time the US entered recession was September 2008. During that quarter global trade fell off a cliff, but in the year that followed Australia’s economy grew by a solid 4%.
Supporting Australia’s economy was a very large Chinese stimulus package that led to very strong demand for Australian resources.
A recession in the US in the next year or two would again lead China to consider all options. Traditionally those options have included much more funding for resource intensive infrastructure.
While that is the most likely path that China would take, it probably has less financial room to supercharge infrastructure than in 2008. That’s enough of a reason for Australians to very concerned if the US goes into recession.
In the end though it is well to remember that Australia’s economy is still in a reasonably strong position compared to others. Unemployment is low, wages growth is higher than it was at 3.1%, public debt is low and other fundamentals are reasonably sound.
But predicting recessions is notoriously difficult.
There are some who have successfully predicted nine of the last two recessions in Australia, and those pundits are very pessimistic now!
I tend to be more of the view that the probability of a recession in Australia in the next year or so is higher than it has been since 2008, but a recession is far from the sure thing that yield curve readers might suggest.
Mark Crosby, Professor, Monash University.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/what-is-an-inverted-yield-curve-why-is-it-panicking-markets-and-why-is-there-talk-of-recession-121975" target="_blank">original article</a>.
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What is an inverted yield curve? Why is it panicking markets, and why is there talk of recession?

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An inner-city property with three street frontages and potential development in Collingwood has been offered to the market.
Located at 4-12 Langridge Street, the property comprises a standalone brick warehouse with 358 sqm of internal space.
Set on a 368 sqm site, it is zoned Commercial 1 under the City of Yarra Planning Scheme.
It comes with a frontage of 39 metres, 24m to Langridge Street and 15m Little Oxford Street.
The property also features RSD access, off-street parking for up to six cars, and a third access point via a laneway at the rear.  
It is for sale subject to a five year lease, expiring March 2022, at a current rental of $81,120 per annum net.
While the tenant has a further five year lease option, a redevelopment clause provides the owner with the option to give 12 months’ notice to the tenant at any time after the fourth year of the initial term.  
According to marketing agents, Teska Carson’s Luke Bisset, George Takis and Matthew Feld, the property offers an opportunity for investors to acquire a well located freehold, situated in one of Melbourne’s most sought-after inner-city suburbs. 
Mr Takis said the favourable Commercial 1 zoning and multi-storey height precedent provided scope for a multitude of development options. 
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Collingwood site with three street frontages listed

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A double fronted retail space has been leased out in the inner Melbourne suburb of Brunswick.
Situated at 271-273 on Albert Street, was leased by ESD Enterprises Pty Ltd on a five year lease term for $55,000 p.a. plus GST.
Set on 310 sqm, the agreement equates to a building rate of $177 per square meter.
The property features ground floor retail space, first floor dwelling/offices, rear ROW access, on-site parking and is centrally located 80m from Sydney Road, and 130m from Brunswick Train Station.
The ground floor will be operated as a restaurant or bar, while the first floor will host a recording studio.
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Double fronted Brunswick retail space leased

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EXPERT OBSERVER
The national housing market has just experienced its largest downturn in dwelling values since at least the 1980s.
The fact that values nationally fell by less than 10% speaks to the ongoing strength of the housing market over the past 40 years which has culminated in Australia being one of the most expensive places in the world in which to buy property.
Since the federal election in May, there have been ongoing signs of improving market conditions.
This has been driven by a number of factors including: an unexpected win by the Coalition in the federal election which removed uncertainty about changes taxation policies relating to investment, two 25 basis point cuts to interest rates, tax cuts for low income earners and an easing of some of the previous lending restrictions that were in place.
While there are clear signs of improving conditions, many point to the fact that the very low volume of sales in the market indicate that the recovery is not real or unsustainable.
While that could very well prove to be true if/when stock levels rise, the truth of the matter is that in a downturn, sales volumes typically fall and subsequently, the early stages of a housing recovery are usually characterised by low volumes of sales.
<img src="https://www.urban.com.au/images/2019/8/23/CL%20Recovery%201.JPG" alt="">
The above chart shows the monthly volume of settled sales for dwellings nationally, together with the rolling three month change in dwelling values nationally. The dotted line represents 0% change, so anything below means that values are falling and anything above is indicative of growth. What becomes quite clear from the data is that when values are declining, sales volumes typically fall and increasing values typically leads to higher volumes.
What is also evident is that the market doesn’t respond immediately, when values start rising, initially at least, it isn’t necessarily occurring in concert with a rise in sales volumes. Even recent examples in the 2009 and 2011 market recoveries show this to be the case.
This is precisely what is occurring at the moment, specifically in Sydney and Melbourne where housing conditions are improving following a sharp downturn.
<img src="https://www.urban.com.au/images/2019/8/23/CL%20Recovery%202.JPG" alt="">
Another way to look at how a housing market recovery starts out with low sales volumes is the auction market.
Coming out of the Global Financial Crisis (GFC), values nationally started to lift in January 2009. Equally, the above chart shows how auction clearance rates bounced however, this bounce occurred with very low volumes of auctions taking place.
Equally, the housing recovery which started in early 2012 saw a relatively low number of auctions occurring right through until early 2013. It is a similar story right now with auction clearance rates having bounced higher since the middle of May, yet the volume of properties going to auction remaining quite low.
<img src="https://www.urban.com.au/images/2019/8/23/CL%20Recovery%203.JPG" alt="">
Finally, you can only really take to auction or purchase what is available for sale. One of the major reasons why transaction volumes remain so low is because there is very little actually available for sale. The number of new listings nationally (new listings are anything not previously advertised for sale over the past 6 months) are the lowest they’ve been at this time of year for many years and are -18.9% lower than they were last year.
Total listings are also lower than they’ve been at this time of year for many years and are -4.4% lower than they were a year ago.
Auction volumes have certainly fallen much more than volumes in the general market however, as housing market conditions have softened, vendors have become much more selective about which properties are appropriate to be taken to auction.
Notwithstanding that, as we have seen in the past you can’t say that an increase in dwelling values is not sustainable just because the volume of stock either selling or going to auction is low.
Ultimately, you can only transact that which is actually available for sale and at this point there is not a lot of stock available for sale. Of course as we enter spring that may change and a higher volume of stock for sale may prove to snuff out any increases in housing values but at this stage the improving trend is quite real.
CAMERON KUSHER is the head of research for the Australian branch of CoreLogic
Kusher regularly posts on the <a href="https://www.corelogic.com.au/news" target="_blank">CoreLogic website</a>.
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ckusher-ujnxiKuFQs

The signs of a market recovery: CoreLogic's Cameron Kusher

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The French Beauty Academy has opened their fourth Queensland based campus.
The beauty school agreed to a seven-year lease (with a five-year option) of a 651 square metre space, located at 300 Adelaide Street in the Brisbane CBD.
The academy joins seven other tenants who have relocated to the building since late last year.
“The French Beauty Academy strives to provide a premium experience for our students and staff,” said the organisation’s director of operations, David French.
“300 Adelaide represented an exciting opportunity for the Academy to design and build a state-of-the-art beauty focused training facility.”
Having been recently been renovated, the multipurpose complex provides a complimentary car share service for all of its tenants.
The building also features a Mercedes-Benz Brisbane boutique, Motorwagen café, a hair salon, dining options, and its own art gallery. 
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French Beauty Academy opens new Brisbane campus

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The Reserve Bank governor Philip Lowe has acknowledged that lower interest rates had pushed up Sydney housing prices during the 2012 to 2017 boom.
"I think that’s pretty clear," he acknowledged when recently addressing our federal politicians.
But he went onto say there were other things that were "probably more important over the past decade".
"They go to population growth and the slow response to that on the supply side," he said. 
Lowe pinpointed that population growth picked up in Australia quite a lot and it took almost a decade for the rate of growth of the supply to respond to that.
He added he was raising the topic in the context of the next phase in the housing market.
"Because what we’re seeing at the moment is quite strong population growth, which I think is good, but the additions to supply of the housing stock are slowing right down.
"New development is slowing down, and one of the issues we’re going to keep a very close eye on over the next little while is what the supply of housing is doing.
"If developers cannot get financed, the supply of housing will slow a lot and we will be sowing the seeds for the next upswing."
The property market is a dynamic entity, always evolving.
One of the great marketing tools bandied about the market is that strong population growth is an indicator of future price growth.
But not just by itself as the governor advises this point fails to heed the impact of supply and demand.
Australia's population stands at around 25.4 million, up 404,000 in 2018.
The ABS calculates one birth every 1 minute and 40 seconds, one death every 3 minutes and 19 seconds, one person arriving to live in Australia every 56 seconds, one Australian resident leaving Australia to live overseas every 1 minute and 53 seconds, leading to an overall total population increase of one person every 1 minute and 13 seconds.
NSW's population sits at just over eight million, up 1.6% last year.
Victoria recorded the highest growth rate of all states and territories at 2.2%. The Northern Territory recorded the lowest growth rate at -0.4%.
Capital city growth accounted for 79% of Australia's total population growth. The capital city with the largest increase in population was Melbourne (119,400 people), followed by Sydney (up 93,400 to around 5.2 million) and Brisbane (50,100).
The fastest growing Sydney localities were around Riverstone, Marsden Park, Cobbitty, Leppington, Rouse Hill and Beaumont Hills.
Taking a look at dwelling approvals, which of course don't all get undertaken, Australia's new housing pipeline currently sits at a five-year low.
The rolling yearly total sits around 199,000, official figures show.
The peak was 232,000 approvals in 2015.
It hasn't been lower than 100,000 nationally since 2001.
There were 180,000 plus peaks in the mid-70s, late 80s, mid-90s, 2000 to 2004 and 2011.
It was running at around 70,000 in the 1950s. 
NSW's approvals peaked in 2017 at around 70,000.
Housing markets are not homogeneous across Australia’s states and territories, or even in neighbouring suburbs.
The relationships between housing markets and the broader demographic shifts are complex, although conventional wisdom does suggest house prices are primarily influenced by the factors headlined by interest rates, building activity and population growth.
When house prices move in an ‘abnormal’ way it is often because one or more of these drivers become distorted relative to their ‘normal’ settings.
This article was first published in the Saturday Telegraph.
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