One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<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/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

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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Oxfam has announced it will close its Australian retail arm, closing all 13 stores.
The not-for-profit, part of the international Oxfam confederation, has a 50-plus-year retail history in Australia.
It began with Community Aid Abroad shops, later rebranded to Oxfam.
The sale of fair and ethical products has helped fund its charitable operations.
It opened two new format stores in Sydney back in 2016, but the SmartCompany website noted the organisation had been unable to beat the retail blues.
“We know this will be very difficult news for our staff and volunteers — and our customers — given how highly regarded Oxfam Trading has been over many years,” Oxfam Australia chief operating officer Tony McKimmie said.
“We sincerely thank them all for their dedication and significant contribution to our core mission of tackling poverty.”
McKimmie cited declining revenue in retail and wholesale channels, including flat online sales growth, as the financial factors behind the shutdown.
It reported the big players — Vinnies and Salvos — have been disrupted but are working quickly to revise their retail strategies. 
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j.ballantyne1990-6AQqhLzZaK

Oxfam shuts its retail doors in Australia after 50 years 

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The relocation of a Brookvale Holden car dealership will pave the way for Chemist Warehouse’s fourth outlet on Sydney’s northern beaches.  
Chemist Warehouse has signed a five-year lease (with five-year option) on the freehold property at 2-4 Roger Street.
It housed Col Crawford Holden for several decades.
Chemist Warehouse will occupy the corner section of the property, with the remaining 410 square metres of space still available for lease.  
The property is located in a prime corner position adjacent to established marine operator Whitworths, with excellent exposure to Pittwater Road and Cross Street.
The property provides onsite parking for 18 vehicles.  
CBRE’s Amy Pfeiffer negotiated the lease on behalf of Col Crawford Pty Ltd for an annual net rental of approximately $500 per square metre.  
“Previously home to one of the northern beaches’ most well-known car dealerships, the site is arguably one of the best retail locations in Brookvale,” Pfeiffer said.
"The proximity of the premises to both Warringah Mall and Pittwater Road was a major drawcard for the national chemist retailer.”
This fit's into Chemist Warehouse’s current and ongoing plans for expansion, which include the intention to open around 30 new pharmacies each year.
Including the recent opening of their 400th outlet at the Kingston Central Plaza on a 500 sqm site in Moorabbin.
Chemist Warehouse has recently expanded into New Zealand with its first New Zealand store opening it's doors in St Lukes, Auckland, in late 2017.
They now have 5 CWH locations in Auckland alone.
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Col Crawford Holden's relocation allows Chemist Warehouse to open fourth Northern Beaches outlet

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Flexible workplace provider Spaces is expanding, announcing that it will open a new co-working space at 60 Martin Place in Sydney’s CBD.
The three podium level, 4,500 square metre space in the building owned by Investa &amp; Gwynvill Group will open in February 2020.
Spaces is an IWG brand and its new co-working space will aim to offer professionals a creative working environment for the city’s entrepreneurs.
The IWG Global Workplace Survey 2019 found that, in Australia, the demand for flexible working has grown among employees, while 92% of employees can become more productive through introducing flexible work.
Simon van Grootel, Development Director for IWG Australia, said the new Martin Place location fits with the growth of the Spaces brand with and its dynamic relationship with occupiers and landlords.
“Undoubtedly the best building to be built in Sydney for a number of years, this presented a fantastic opportunity to further our existing relationship with Investa and bring to market our first Sydney CBD Spaces location in Martin Place,” van Grootel said.
“As we continue to grow our footprint nationally this will be a great showcase to occupiers and landlords alike as to the engaging environment that Spaces provides.”
Damien Sheehan, Country Head of IWG Australia, said it was important for Spaces to expand their brand across Australia.
“We are very excited about this new offering and the timing couldn’t be better with demand from our enterprise clients showing dramatic growth,” Sheehan said.
Joe Ward mentioned that IWG plc has been seeking a flagship premises for Spaces in Sydney CBD for around two years.
“The attraction for Spaces was a premium grade, landmark building in the central iconic location of Martin Place which is positioned amongst major tech and professional services businesses,” said Ward.
“As a hotly contested space, the landlord was keen to secure the right flexible workspace provider for the building to match to quality of the building and align with the future tenants expected to occupy this new 31 level tower.
“The three large podium floors overlooking Martin Place, is ideal for Spaces to introduce more collaborative workspaces and rapidly grow the brand nationally.”
Ward said Spaces has four locations in Australia across Melbourne and Sydney, which is set to double in 2020 and expand across all the major capital cities.
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jonathanchancellor-7SQnKwU6yx

New co-working space at 60 Martin Place announced 

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EXPERT OBSERVATION 
The minutes of the April monetary policy meeting of the Reserve Bank Board have provided the clearest signal yet that the Bank would be prepared to cut the cash rate.
Firstly, the final section “Considerations for Monetary Policy” states “a lower level of interest rates could still be expected to support the economy through a depreciation of the exchange rate and via reducing required interest payments on borrowing, freeing up cash for other expenditure”.
The Board even sets out the conditions for a rate cut, “members also discussed the scenario where inflation did not move any higher and unemployment trended up, noting that a decrease in the cash rate would likely be appropriate in these circumstances”.
Recently the latest quarterly breakdown of employment by industry printed for the year to February.
We have considered this industry breakdown to try to find some insights into the RBA’s “tension” between the GDP and Employment Reports.
For a start it is reasonable to separate out the employment data into “cyclical” and “non-cyclical” sectors.
We have looked at “non-cyclical” covering: public administration; education and training; health care; and utilities.
Cyclical sectors are considered to be the other thirteen including: construction; manufacturing; retail and wholesale trade; accommodation; transport; finance; mining; real estate; recreation; and media.
The “non-cyclical “group has increased as a proportion of total employment from 27.9% in February 2008 to 31.9% in February 2019. That 4% increase in share represents 510,000 jobs in today’s workforce.
The cyclical group has fallen as a proportion of the workforce from 64.6% in February 2008 to 59.4% in February 2019.
It is important to note that “public administration” has increased by 18% over the last year but we assess that a considerable part of that increase has been due to reclassification of health and education workers from “private” to “public”.
Because we are including public; education; and health in the noncyclical category the reclassification does not distort the results.
Finally we have one remaining category – “professional services”.
This group represents 8.7% of total employment covering: management consulting; computer system design; accounting services; legal services; and engineers.
This category represents 8.7% of total employment having increased from 7.4% in February 2008.
Consider Table 1 to assess whether there has been any evidence of the impact of the slowdown in growth in the economy on employment.
The table uses the six month annualised growth rate for jobs in the three categories (using a two quarter average to smooth the series).
<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/2019/4/19/New%20Project%207.jpg" alt="">
The following observations are relevant:
<ul>
<li>As noted by the RBA, overall momentum in the jobs market has held fairly steady over the last 18 months despite the slowdown in economic growth (2.6% in the six months to February 2018 to 2.2% in the last six months).</li>
<li>However, momentum in the “cyclical” sectors has slowed markedly from 2.9% in the six months to February 2018 to –0.4% in the six months to February 2019.</li>
<li>Momentum in the “non-cyclical” sectors has lifted considerably from 1.5% to 5.6% over the same period.</li>
<li>The professional services sector has been booming. So the “puzzle” about the labour market is not as opaque as might be expected.</li>
</ul>
Non-cyclical jobs (dominated by government) have been strong and this sector is increasing as a proportion of total employment.
Cyclical sectors are slowing markedly and are falling as a proportion of total employment.
Given the lags and the cautious outlook for growth, employment in these sectors is likely to continue to slow.
It is not clear whether the “professional services” sector best fits in the cyclical or the non-cyclical categories.
Certainly, strong government spending in the infrastructure space is likely to explain a considerable part of the success of this category; the sharp lift in government regulations is also supporting this sector.
Furthermore, there is also likely to be a structural element to the success of this sector as companies embrace technology to boost productivity and substitute labour.
Conclusion
The Board of the RBA has nominated the labour market as the key for the policy outlook.
We are disappointed that ongoing low inflation and the persistent need to lower growth forecasts seems to be out-weighed by the employment “story”.
Our analysis points to a marked slowdown in jobs growth already being well underway in the cyclical sectors of the economy.
We expect that eventual recognition of these facts will keep the RBA on track for our expected first rate cut in August.
Bill Evans is Chief Economist at Westpac.
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bevans-rYk9SxEa4r

Cyclical jobs are slowing, complicating the RBA’s employment puzzle: Bill Evans

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The Queensland-based co-working space and business incubator Little Tokyo Two has been placed into voluntary liquidation.
Its founder and entrepreneur Jock Fairweather sending a message saying the business had become “unsustainable”.
Founded four years ago, Little Tokyo Two (LT2) had five locations across Brisbane and the Gold Coast.
The business was primarily offering a co-working space service to startup founders and aspiring entrepreneurs. However, the business had also recently expanded into offering incubation services and ‘growth plans’ for startups.
In the message, Fairweather said while the incubation offerings had performed well, the co-working model had become unprofitable and criticised new market entrants for “undercutting” prices.
“The business of running a co-working space has been struggling, with increased competition in the market and new entrants, who undercut prices to attract new members,” Fairweather said.
“After stress testing our future financial model and the financial difficulty we have recently faced we have concluded that the viability of the LT2 as a co-working space is an unsustainable option for our future.”
The Courier-Mail reports Brisbane City Council had invested $5 million in innovation hub The Capital, which Little Tokyo Two was a “foundation tenant” of.
The council told The Courier-Mail it was trying to find a new operator to “provide certainty for tenants”.
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Brisbane co-working space Little Tokyo Two collapses into voluntary liquidation

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EXPERT OBSERVATION
Aussie consumers think that the economy is in good shape. But when it comes to their own finances, consumers aren’t feeling the love. No doubt people are still miffed that wages are growing at a slower rate than in the past. But consumers are starting to warm to the fact that wages are still out-pacing prices.
The index of consumer views of the economy in a year’s time is +12.2 points, well above the longer-term average of -0.6 points. And the index of views on the economy in five-years’ time is 13.3, above the long-term average of +8.0 points. The results on the current and future state of consumer finances are softer than the longer-term averages, although only modestly lower. Bottom-line: consumer conservatism is set to continue.
The Reserve Bank is open to cutting rates. But there is no rush. Board members expect that there will be further progress in reducing unemployment, lifting wage and prices, and therefore lifting consumer spending.
What do the figures show?
Consumer Sentiment
<ul>
<li>The weekly ANZ-Roy Morgan consumer confidence rating rose by 1.9% after falling by 1.3% in the previous week. Sentiment has yo-yo’ed up and down for the last 11 weeks. Consumer sentiment is still above the longer term average of 113.1 points since 1990.</li>
<li>All of the five major components of the index rose last week:</li>
<li>The estimate of family finances compared with a year ago was up from +3.2 points to +5.4 points; </li>
<li>The estimate of family finances over the next year was up from +22.8 points to +22.9 points;</li>
<li>Economic conditions over the next 12 months was up from +7.7 points to +12.2 points;</li>
<li>Economic conditions over the next five years was up from +11.6 points to +13.3 points; </li>
<li>The measure of whether it was a good time to buy a major household item was up from +20.6 points to +22.6 points. </li>
<li>The measure of inflation expectations fell from a 4.3% to 3.9%. </li>
</ul>
Reserve Bank Board meeting minutes
Consumer spending: “Retail sales data and contacts in the Bank's liaison program suggested that growth in housing-related consumption had remained soft in recent months.”
Rate cut scenario: “Members also discussed the scenario where inflation did not move any higher and unemployment trended up, noting that a decrease in the cash rate would likely be appropriate in these circumstances. They recognised that the effect on the economy of lower interest rates could be expected to be smaller than in the past, given the high level of household debt and the adjustment that was occurring in housing markets. Nevertheless, a lower level of interest rates could still be expected to support the economy through a depreciation of the exchange rate and by reducing required interest payments on borrowing, freeing up cash for other expenditure...year.”
No rate hike: “...members agreed that the likelihood of a scenario where the cash rate would need to be increased in the near term was low.”
Rate outlook: “Given this outlook for further progress towards the Bank's goals, members agreed that there was not a strong case for a near-term adjustment in monetary policy. Members recognised that it was not possible to fine-tune outcomes and that holding monetary policy steady would enable the Bank to be a source of stability and confidence.”
Last paragraph: “Taking account of the further progress expected towards the Bank's goals, members assessed that it was appropriate to hold the cash rate steady. Looking forward, the Board will continue to monitor developments, including how the current tensions between the domestic GDP and labour market data evolve, and set monetary policy to support sustainable growth in the economy and achieve the inflation target over time.”
What is the importance of the economic data?
The ANZ/Roy Morgan weekly survey of consumer confidence closely tracks the monthly Westpac/Melbourne Institute consumer sentiment index but the former measure is a timelier assessment of consumer attitudes and is now closely tracked by the Reserve Bank.
The Reserve Bank releases minutes of its monthly Board meeting a fortnight after the event. The minutes give a guide to Reserve Bank thinking on interest rate settings.
What are the implications for interest rates and investors?
In the current environment, retailers have to convince shoppers that there are deals to be had. Consumer confidence is OK without being super-positive.
If rates were to move in any direction in 2019, it would be down. Much will depend on the job market. And much will depend on the global environment, especially the China-US trade discussions. The Reserve Bank (RBA) is in no rush to change rates, saying “it was not possible to fine-tune outcomes.” In the RBA view, leaving rates low and stable was the best contribution it could make in the current environment.
Inflation was expected to stay low, but one reason for this was that “governments had been working to ease cost of living pressures, including through their influence on administered prices.”
The RBA said that “weakness in demand” had largely driven the slowdown in home lending but “There had also been some tightening in lending practices.” In terms of businesses, the RBA notes that business lending had been robust but loan growth was strongest for big business. Credit conditions had tightened for some small businesses. Clearly this is an area to watch in surveys of business spending and investment.
CommSec expects interest rates to be unchanged for the foreseeable future. But the loss of momentum across global economies means central banks are skewed to more accommodative monetary policies.
Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>.
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cjames-5S2v74qSNK

Consumers positive on the economy as the RBA mulls rate cut scenario: CommSec's Craig James

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Purpose built student accomodation (PBSA) is being driven by the influx in international students, according to Savills Australia Student Accomodation Q1 2019 Report.
International students increased by 94,630 over the past five years.
There were 10,850 new PBSA beds enter the market in time for the 2019 academic year. Nationally there are now over 87,000 purpose built student accomodation beds.
Savills pipeline predicts there will be around 115,000 beds by 2020. 46% of the future pipeline is through Melbourne. Victoria's <a href="/expert-insights/investing/population-gap-to-narrow-between-nsw-and-victoria">general population is set to close</a> on New South Wales by 2022.
<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/2019/4/16/Bed-Supply.jpg" alt="">
By 2022, the full-time international student to all bed ratio is projected to measure 3.75, significantly higher than more mature global markets such as the UK.
Compound annual growth in full time students across Australia’s Greater Capital Cities recorded 4.3% over the past five years, and 4.5% over the 10 year period. 
The growth in full-time students has been driven predominantly in Sydney, Melbourne, Darwin and Canberra.
Click here 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/2019/4/16/Student-Growth.jpg" alt="">
Paul Savitz, the director of student accomodation at Savills Australia said the expansion of the student accomodation sector is playing catch-up in order to support demographic changes
Savitz, who wrote the Australian Student Accomodation Q1 Report, added that by the start of the first semester of 2019 there were 87,052 PBSA beds varying by quality, price, location and amenity across the eight capitals.
“Our projections show there could be 114,755 operational beds by the end of 2022, a 32% uplift to today’s number," Savitz said.
"Peak delivery will be 2021 when an estimated 11,800 beds will enter the market, 57% to be completed across the Melbourne market.
Conal Newland, director of student accommodation at Savills Australia, said international student growth has been even stronger, recording a compound annual growth rate of 7.1% since 2012, and 5.7% over 10 years. 
“Between 2012 and 2017, Australia’s full time international student presence grew by 41%.," Newland said.
"With Melbourne and Sydney the premier destination for international students, growth has been significant across these two capital cities recording an annual increase of 8.7% (Melbourne) and 11.3% (Sydney) over the past five years” he said.
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jrobinson-rf4aSBido9

International students continue to flock to Australia: Savills Student Accomodation Q1 2019 Report

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GUEST OBSERVATION
Labor’s bold <a href="https://www.alp.org.au/negativegearing" target="_blank">stance on housing tax reform and investment</a> makes this one of the likely policy flashpoints in the coming election campaign. How does the Coalition government’s housing record stand up to scrutiny? What would be in prospect in a third Liberal-National term? And exactly what is Labor’s alternative pitch?
The Coalition record
Under the Abbott-Turnbull-Morrison governments we’ve seen a housing market featuring both rampant inflation and damaging volatility. Despite recent falls in some cities, late 2018 prices remained <a href="https://www.abs.gov.au/ausstats/meisubs.nsf/log?openagent&amp;641601.xls&amp;6416.0&amp;Time%20Series%20Spreadsheet&amp;1D907630FB3718CACA2583C1000F691C&amp;0&amp;Dec%202018&amp;19.03.2019&amp;Latest" target="_blank">29% up on 2013</a> across the country – 42% in Sydney.
While first home buyer numbers <a href="https://www.abs.gov.au/ausstats/meisubs.nsf/log?openagent&amp;560112.xls&amp;5601.0&amp;Time%20Series%20Spreadsheet&amp;55292123715E3E73CA2583B90076B373&amp;0&amp;Jan%202019&amp;12.03.2019&amp;Latest" target="_blank">grew in 2018</a>, the total remained well below 2007 (pre-GFC) levels. Unless this changes the <a href="https://grattan.edu.au/wp-content/uploads/2018/03/901-Housing-affordability.pdf" target="_blank">rate of young adult home ownership</a> is likely to drift still lower.
During this term of government, official action to moderate housing market instability has been left almost entirely to the Reserve Bank of Australia and the Australian Prudential Regulation Authority, through their influence on the cost and accessibility of housing finance.
The government has mostly turned a blind eye to more far-reaching reforms that could squarely address Australia’s boom-and-bust housing dynamic. The prime source of recent volatility has been the erratic behaviour of landlord investors, as the chart below shows. They are responsible for <a href="http://www.abs.gov.au/AUSSTATS/abs@.nsf/DetailsPage/5601.0Jan%202019?OpenDocument" target="_blank">around 35% of residential transactions</a> across the country.
<a href="https://images.theconversation.com/files/268262/original/file-20190409-2912-o4xj7z.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/268262/original/file-20190409-2912-o4xj7z.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<a class="source" href="https://www.propertyobserver.com.au/http://www.abs.gov.au/ausstats/abs@.nsf/mf/5601.0" target="_blank">ABS Cat 5601.0</a>, Author provided
Australia’s unusually favourable tax settings on negative gearing and capital gains tax discount compound investors’ speculative instincts. Calls for reform have been growing, from sources as diverse as a <a href="https://www.smh.com.au/national/nsw/nsw-planning-minister-rob-stokes-lashes-out-at-negative-gearing-20161124-gswtrz" target="_blank">Liberal state government minister</a> and the <a href="http://www.rba.gov.au/publications/submissions/housing-and-housing-finance/inquiry-into-home-ownership/pdf/inquiry-into-home-ownership.pdf" target="_blank">Reserve Bank</a>. And the annual cost to the public purse has been rising – most recently estimated at <a href="https://grattan.edu.au/report/hot-property/" target="_blank">A$11.7 billion</a>. Despite this, federal Coalition ministers have resisted any paring back of these concessions.
The Labor alternative
The ALP enters this election campaign restating its 2016 policy to restrict current negative gearing to newly built properties and to halve the CGT discount for all newly purchased rental homes.
While sectional interests have echoed government claims of <a href="https://www.news.com.au/finance/real-estate/buying/inviting-a-crash-pm-issues-ominous-warning-as-he-defends-governments-housing-policies/news-story/4c7005bf1208054b4569eabecc78dfe2" target="_blank">damaging market impacts</a>, mainstream economists view the policy as <a href="https://www.theage.com.au/politics/federal/negative-gearing-changes-will-affect-us-all-mostly-for-the-better-20190208-p50wjn" target="_blank">a necessary structural reform</a> that will slightly moderate house price inflation over the longer term. However, with all existing investments exempt from proposed changes, the budgetary pay-off would be modest at first.
Labor also advocates rebalancing the <a href="https://www.alp.org.au/media/1657/190328_factsheet_housing.pdf" target="_blank">tax treatment of large-scale institutional investment</a> in rental housing. According to industry proponents, resulting “build to rent” development could help <a href="http://blogs.unsw.edu.au/cityfutures/blog/2017/05/can-institutional-funding-be-channelled-into-rental-housing/" target="_blank">to diversify the housing market and provide a better quality tenancy offer</a>. It would also have the benefit of introducing a counter-cyclical component to residential construction.
Housing stress on the rise
The Coalition government has also presided over intensifying stress at the lower end of the housing market since 2013. Homelessness has been <a href="https://www.launchhousing.org.au/site/wp-content/uploads/2018/05/LaunchHousing_AHM2018_Report.pdf" target="_blank">increasing by 2.8% a year</a>. The proportion of low-income tenants facing unaffordable rents <a href="https://www.abs.gov.au/AUSSTATS/SUBSCRIBER.NSF/log?openagent&amp;41300_table22_2015-16.xls&amp;4130.0&amp;Data%20Cubes&amp;A58C0970758A300FCA2581B700185D9E&amp;0&amp;2015-16&amp;13.10.2017&amp;Latest" target="_blank">rose by four percentage points</a> in the four years to 2015-16.
At least in part, these trends reflect Coalition government disinterest. While slightly moderated under the Turnbull-Morrison administrations, the die was cast with the incoming government’s 2013 decision to abolish the post of housing minister and by the Abbott inclination to re-emphasise <a href="https://www.propertyobserver.com.au/https://apo.org.au/node/56122" target="_blank">a minimalist vision of Federal government responsibilities</a>. The new government was quick to abandon <a href="https://www.propertyobserver.com.au/http://www.abc.net.au/radionational/programs/breakfast/homelessness/4764790" target="_blank">Kevin Rudd’s 2008 commitment to halve homelessness by 2020</a>.
To the credit of the Turnbull-Morrison governments, a project begun in 2016, when Morrison was treasurer, has created a <a href="https://theconversation.com/government-guarantee-opens-investment-highway-to-affordable-housing-88549" target="_blank">new institution</a> to open up access to cheaper, longer-term finance for community housing providers.
Through <a href="https://www.ahuri.edu.au/news-and-media/news/national-housing-finance-and-investment-corporation-issues-first-bond-to-community-housing-providers" target="_blank">its first bond, issued only last month</a>, the National Housing Finance and Investment Corporation (NHFIC) has enabled six of these providers to secure debt finance on much-improved terms. This will boost recipient organisations’ financial “headroom”. A worthwhile – but modest and one-time-only – addition to affordable housing stock may result.
Subsidies needed to restore supply
Importantly, though, the cheaper debt finance made available through the NHFIC only narrows – rather than bridges – the gap between the cost of delivering social housing and the rents that low-income Australians can afford.
A major social housing investment program will require <a href="https://www.propertyobserver.com.au/https://www.ahuri.edu.au/research/final-reports/306" target="_blank">a complementary government subsidy</a>. The treasurer’s own <a href="https://treasury.gov.au/sites/default/files/2019-03/C2016-050_Final_report.pdf" target="_blank">advisory working group has unambiguously stated the need</a> for such provision.
Curiously, the government has yet to give any sign it intends to finish what it started here. Without the necessary gap-filling subsidy, there must be a danger that – perhaps after exhausting the potential for refinancing community housing providers – the NHFIC could become a white elephant.
Indeed, the Coalition’s most significant action on affordable rental housing supply was its 2014 cancellation of the Rudd government’s National Rental Affordability Scheme. Mainly targeted at low-income workers, the NRAS generated 38,000 discount-to-market rental units (against an original target of 50,000).
The ALP is now promising to re-establish a large-scale supply program. As well as restricting landlord investor tax concessions to new-build properties, Labor’s 2019 pitch includes <a href="http://blogs.unsw.edu.au/cityfutures/blog/2018/12/shorten-places-housing-at-the-centre-of-the-2019-election/" target="_blank">a program similar to NRAS</a> with the aim of generating 250,000 new affordable rental homes over a decade. A shorter-term target of 20,000 dwellings during the next term of government would equal the Rudd government’s 2009-12 social housing stimulus, which helped to stave off the GFC.
Supported through subsidy in the form of annual investor incentive payments of $8,500 for 15 years, the program would be mainly targeted at <a href="https://www.google.com/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=4&amp;ved=2ahUKEwjKh4HTiaPhAhUs0oMKHVmNCh0QFjADegQIAhAC&amp;url=https%3A%2F%2Fwww.alp.org.au%2Fmedia%2F1506%2F181216_affordable_housing_for_renters_fact_sheet.pdf&amp;usg=AOvVaw0VTUS5Phui2MZch0wiSeK6" target="_blank">“key workers” and “lower-income families”</a>. Tenants would pay rents of 20-25% below market levels. Beyond this, the program could help more disadvantaged Australians, but only with matching financial assistance or other subsidies from states and territories, which would enable rents to be even lower.
The Coalition’s current offer
Other than its push-back on Labor proposals, the Coalition has – as yet – said little about its election policy on housing. Last week’s budget offered nothing to suggest that, beyond a defence of the policy status quo, housing initiatives are front of mind for the Treasurer or Prime Minister.
The government will maintain the NHFIC, one of its really positive recent moves. The complementary – and overdue – <a href="http://www.nrsch.gov.au/news_and_events/nrsch-review-discussion-paper" target="_blank">review of social housing regulation</a> will also continue. We can probably expect more City Deals, which may even, as in the recent <a href="https://minister.infrastructure.gov.au/tudge/releases/2019/february/at016_2019.aspx" target="_blank">Hobart announcement</a>, include some provision for affordable housing.
The budget’s infrastructure program, including fast urban rail, might have implications for housing accessibility and affordability. But, if so, these aspects don’t feature prominently in the announcements.
But beyond continuing existing policy directions, nothing much seems likely to be added to the Coalition’s 2019-22 offer on housing. It isn’t proposing any action on the imbalanced tax settings that fuel housing market volatility, let alone any policy to boost affordable housing supply directly. Neither is there any sign of support for the build-to-rent sector, which promises much but appears as yet still-born.
It seems fear of change continues to dominate Coalition thinking on housing. The overriding priority remains to support existing property values, rather than to act on unaffordability – a Boomer protection racket par excellence! Recent ministerial statements offer little indication that a re-elected Coalition government would make a serious effort to fix Australia’s increasingly under-performing housing system.<img src="https://counter.theconversation.com/content/113556/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Hal Pawson, Associate Director - City Futures - Urban Policy and Strategy, City Futures Research Centre, Housing Policy and Practice, UNSW and Bill Randolph, Director, City Futures Research Centre, Faculty of the Built Environment, 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/on-housing-theres-clear-blue-water-between-the-main-parties-113556" target="_blank">original article</a>.
This article has been updated to clarify Labor’s policy on negative gearing and capital gains tax and to correct the number of community housing providers financed by the NHFIC.
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On housing, there’s clear blue water between the main parties: Hal Pawson

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EXPERT OBSERVER
More people are deciding to call Australia home – if not permanently, at least for longer than a year. The lift in permanent and long-term arrivals reflects a perception of Australia as a great place to live and work – a country with a high standard of living and great opportunities.
Over 115,000 foreigners came to Australia as a “permanent or long-term arrival” in February. While February is seasonally a peak time for migrant inflows, the annual total of 844,800 is also a record high and up 11.4% on a year ago – the strongest growth in 20 months. 
In February there were also 40,740 Aussies deciding to move overseas either permanently or for more than year – the lowest level in four months. Over the year to February the net number (arrivals less departures) of permanent and long-term arrivals hit a five-year high of almost 300,000 people. While studying, working or travelling, the ‘new Aussies’ will contribute to spending and demand for accommodation. 
The new migrants boost employment in the short-term but provide the strongest contribution to economic output the longer that they are in their positions (as the case of all new employees). This highlights the fallacy of the recent ‘per capita’ discussion – more a reflection of a timing gap. 
Tourism
Tourist arrivals rose by 0.9% in February, the strongest gain in five months. Aussie tourist departures fell by 3.3%, the biggest fall in almost two years. 
Over the year, arrivals were up by 4% and departures were up by 3.7%. In February, tourists from Greater China (China and Hong Kong) totalled 141,800 (mainland China 115,600; Hong Kong 26,200), ahead of New Zealand (124,800). 
China is the largest source of tourists to Australia. Over the past year a record 1,451,600 tourists came to Australia from China, up by 3.9%. 
Tourists from New Zealand totalled 1,400,200 visitors over the past year, up by 3.0%. A record 364,300 Indian tourists travelled to Australia over the year to February, up by 16.7% on a year ago.
In February, there were record tourist inflows from New Zealand and India. And in the month a record number of Aussies travelled to India.
Migration 
In February there were 115,100 permanent and long-term arrivals in Australia. The annual number of permanent and long-term overseas arrivals rose to a record high of 844,800 in February, up by 7.3% over the year. 
In February there were 40,740 permanent and long-term departures from Australia. The annual number of permanent and long-term overseas departures fell from 546,310 to 545,610 in February but were still up by 5.2% over the year. 
Net permanent and long-term arrivals stood at a five-year high of 299,100 in the year to February, up 11.4% on the year.
Chinese inflation
Consumer prices rose by 2.3% in the year to March (forecast: +2.4%), after lifting by 1.5% in the year to February. It was the highest annual rate for consumer prices in five months 
Consumer prices fell by 0.4% in March after rising 1.0% in February. Food prices fell by 0.9% to stand 4.1% higher than a year ago. Non-food prices fell by 0.2% to stand 1.8% higher than a year ago. 
Producer prices rose by 0.4% in the year to March (forecast +0.4%), up from 0.1% in year to February.
What are the implications for interest rates and investors? 
Australia is rightly regarded as a great place for study, work and travel. The continued growth of short and longer term arrivals is good news for a raft of industries such as retailing, tourism and higher education. 
The lift in Chinese inflation is encouraging as a weak economy would be more likely to have deflation issues. Chinese consumer price inflation is near a 2% annual rate, like a raft of economies at present.
CommSec expects the cash rate to remain unchanged for the foreseeable future.
CRAIG JAMES is the Chief Economist of CommSec
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Migration to Australia is at record highs: CommSec's Craig James

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EXPERT OBSERVER
Brisbane is like a car where the engine is revving but it can’t move forward because the handbrake is on. The city’s property market is poised for an up-cycle but, according to the generalised price data published in mainstream media, it’s not yet happening.
The key point for investors, however, is that there are many Brisbane markets achieving above-average price growth.
There’s no doubt that Brisbane real estate has an underlying strength and it continues to show gradual improvement in its market. It remains poised to deliver on the potential shown by advances in the economy, population trends (lots of Sydney refugees are escaping to affordable South-East Queensland) and infrastructure spending. 
The price data for the Greater Brisbane Area is noteworthy, because it shows that the generalised figures published in mainstream media are highly misleading. The latest figures from sources like SQM Research, Domain and CoreLogic have Brisbane houses showing little or no growth in the past year, but Hotspotting’s suburb-by-suburb analysis shows there are many out-performers.
We analysed 269 suburban markets, looking at the latest price figures showing quarterly and annual growth rates: 83 of them have recorded annual price growth above 5% (including 20 suburbs with double-digit growth) and another 100 have recorded growth below 5%; 47 have dropped by less than 5% and 39 have dropped more than 5%.
This means seven out of 10 suburban markets have median prices higher than a year ago – very different to the trend in Sydney which is dominating media coverage and causing careless analysts and writers to morph that into a national downturn.
Many of the Brisbane suburbs where the median house price has lifted more than 10% are higher-end markets, including Bardon (up 11% to $1,005,000), Hendra (up 13% to 1,100,000), Graceville (up 13% to $950,000), Kenmore Hills (up 10.5% to $900,000), Norman Park (up 10% to $950,000) and Paddington (up 11% to $1,165,000).
But the highest annual growth in median house prices has been recorded for Sandgate houses (up 19% to $755,000).
A key trend is that 27 or the 39 markets with prices down more than 5% are unit markets: median prices have dropped for apartments in Bowen Hills (20%), Bulimba (15%), East Brisbane (15%), Woodridge (10%), Greenslopes (11%), Hamilton (11%) and Woody Point (18%). 
This reflects the cold reality that the Brisbane unit market has been oversupplied for the past few years – and not just in the inner-city areas.
The Moreton Bay Region LGA has been the busiest market in Greater Brisbane for some time - and my latest survey of sales activity shows that the number of suburbs with rising demand has risen from 7 (six months ago) to 12 – making it one of the leading municipalities in the nation for growth markets.
Growth locations include Bray Park (median $435,000), where quarterly sales have been 37, 57, 62 and 65 in the past 12 months; Murrumba Downs ($540,000) where the sales pattern has been 50, 60, 58 and 68; and Everton Hills ($595,000), where sales have been 26, 39, 39 and 45. 
A number of Moreton Bay suburbs recorded good median price growth in the past 12 months, including Beachmere (up 10%), Sandstone Point (8%), Upper Caboolture (7.5%), Strathpine (10%), Burpengary East (up 9%) and numerous others which grew 5-6%.
The Brisbane-north precinct (the northern suburbs of the sprawling Brisbane City Council area) is now level with the Moreton Bay Region on growth markets (those where demand, as measured by sales volumes, is rising). 
With Moreton Bay Region and Brisbane-north the strongest market, it means the Brisbane market is strongest north of the Brisbane River (with more than half the rising suburbs in the Greater Brisbane area being in these two northside precincts).
A number of Brisbane-north suburbs recorded have good annual price growth, headed by Gordon Park (9%), Hendra (13%), Sandgate (19%), Newmarket (8%) and Nudgee (10%) – while many others have grown 5-6-7%.
These numbers, once again, show how misleading the generalised data is – and that investors need to dig a little deeper to find the growth markets. Brisbane - boosted by the affordability and rental yield comparisons with the biggest cities – has a lot more forward momentum than the media reports suggest.
Once the handbrake comes off (with the big banks starting to compete for business again and the Federal Election soon to be history), Brisbane will become a more obviously upwardly-mobile market.  
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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