Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Joel Robinson

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is advancing its affordable apartment model into Brisbane with the acquisition of another site at Cordelia Street in South Brisbane for $27 million.

Sherpa, which has a $1.7 billion pipeline across Southeast Queensland, intends to bring a cohort of apartments exclusively for first homebuyers into its proposed 186-apartment project to be built at 2 Cordelia Street.

The Sherpa model has already been incredibly well received from their Gold Coast projects, where Sherpa Group set aside a number of apartments exclusively for first homebuyers.

The new $320 million project marks Sherpa Group's second development in Brisbane, following its $255 million Symphony project, also on Cordelia Street, which is currently under construction.

Symphony will deliver 146 apartments across 28 levels, offering a mix of one, two and three-bedroom apartments. With 114 already sold, construction by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a> is scheduled for completion in 2028.

[smartcode_project:default project_id=7574 project_image_fid=351654]

Sherpa Founder, Christie Leet, said the company was excited to be venturing into Brisbane for its second residential project.

“We’re big believers in the future of Brisbane as we lead into the 2032 Olympics and beyond,” Leet said.

“The success of Symphony has guided us into what will be our second project and we look forward to submitting our plans with council soon so we can deliver yet another quality project to the inner city residential market.

“Our Flourish model has been very well received both in Brisbane and the Gold Coast, and we’re excited to be able to offer some of these apartments again exclusively to first homebuyers to help get them into the property market.

“The model has been extraordinarily well received in our previous projects and it is something we are committed to moving forward.”

2 Cordelia Street will be designed by <a href="https://www.apartments.com.au/architects/hal-architects">HAL Architects</a> &amp; Finegrain and will include Sherpa’s signature residential amenities including pool, gym, recreation, wellness and work from home spaces.

The project will feature ground-floor commercial space, creating a vibrant amenity for residents and the surrounding community.

A development application will be lodged with Brisbane City Council in August on the code compliant site and will be launched to the market early 2027.

Sherpa acquires new site for second Brisbane apartment tower

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.

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

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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Multiplex, a leading global contractor, has reached a major construction milestone Topping Out the fifth and final commercial office tower that will complete Walker Corporation’s $2.5 billion landmark Collins Square development located at 727 Collins Street in Melbourne CBD.
The $126 million tower spans 33-levels and is 117 metres high. It will provide a total net lettable area of approximately 40,000 square metres of commercial office space.
Designed by high-profile architects Woods Bagot, the fifth tower will feature high quality office space with an architectural curtain wall façade to provide a light-filled spacious entry and public circulation space.
“We are delighted to reach Topping Out stage at Tower 5, bringing us one step closer to the completion of Collins Square,” said Graham Cottam, Regional Managing Director of Multiplex Victoria.
“The smooth delivery of this substantial project is a reflection of our on-going collaboration with Walker Corporation, which will see Multiplex delivering four of the five towers upon completion of the entire precinct.”
According to Multiplex, some 450 people have worked on-site to date, with a total of 22,000 cubic metres of concrete used to get the final tower to its 33-level height. Completion is on track for October, 2018.
Collins Square is one of the largest commercial office developments in Australia. Spanning an entire city block, it consists of five commercial office buildings providing a combined total of more than 200,000 square metres of net lettable area.
The Collins Square development has a Green Star Design and As Built v3 Rating as well as NABERS Energy 5 Star Rating due to its use of a Tri-Generation system for producing power; along with the rainwater harvesting system and water efficient fixtures and fittings.
Multiplex has completed a number of commercial projects across Melbourne over the past few years including Cbus Properties Medibank office at 720 Bourke Street, National Australia Bank building at 700 Bourke Street and Queensland Investment Corporations development in Collins Street.
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j.ballantyne1990-6AQqhLzZaK

Multiplex tops out final commercial office tower at Collins Square

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<div>On the face of it a better result for retail trade in February 2018, with a +0.6 per cent increase in turnover, and the January result revised up slightly to +0.2 per cent. </div>
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<div>Under the hood, though, this was another soft result, with department stores clearly under intense pressure.</div>
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<div>Total retail turnover in February was $26.45 billion in seasonally adjusted terms, so only a marginal +0.2 per cent higher than we saw back in November when the i-Phone X was unleashed and Black Friday spiked the results. And the February figures for Sydney and Melbourne would have been enhanced by Chinese Lunar New Year falling later this year than last. You can click on the graphics to enlarge them. </div>
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<div>Looking through the monthly noise, retail turnover in trend terms was a modest +2.7 per cent higher over the year. </div>
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The monthly rebound in turnover was driven by New South Wales (+1.1 per cent) and Victoria (+1.1 per cent), offset by a decline in Western Australia (-0.6 per cent).  
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<div>Amazon arrives</div>
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<div>These figures are of particular interest since the survey should include Amazon Australia sales.</div>
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<div>If there's one thing we do know it's that there has been widespread industry discounting - indeed, you can take a walk around any shopping mall and see this for yourself. We'll see this better in the quarterly results, which will shed more light on price inflation (deflation) versus volumes as a driver of retail turnover. </div>
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<div>Price discounting in part helped to drive a +1.5 per cent rebound in department store turnover in the month, but this came off the back of a series of monthly declines, with turnover remaining well below the levels seen in October last year. </div>
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<div>The rolling annual trend numbers over the the longer term tell the story better - department stores have never faced such sustained pressure since the statistician began measuring numbers. </div>
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Tellingly, online retail accounted for 5.1 per cent of total turnover in the month, up from 3.6 per cent only a year earlier, an alarming rate of increase from the perspective of traditional retailers. 
<div>Myer has been one high-profile casualty with its share price trading at around 36 cents (down from a float price of $4.10) but there are plenty of others...and more in the offing. </div>
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pwargent-M4siyDbqQY

Department stores under intense pressure: Pete Wargent

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The former home of Trans Australia Airlines, and more recently Qantas, has sold to an offshore buyer for $90.15million.
The property at at <a href="https://www.realcommercial.com.au/property-offices-vic-melbourne-502622354" target="_blank">50 Franklin Street in Melbourne</a> sold with a new long-term lease in place to the Victorian government.
The deal comes just more than a year after Singapore-based property developer Lian Beng picked up the 18-level office tower in the heart of the city’s education precinct for $51.5million, and six months after the state government signed a 10-year lease to occupy the entire building.
It was sold by a band of 12 private investors and was sold by vacant possession after the departure of Salmat.
Savills Australia’s Ben Parkinson, Paul Craig and Ben Azar managed the international expressions-of-interest campaign in conjunction with Colliers International’s Trent Hobart.
Parkinson said the buyer recognised the potential of the property’s solid passive income stream, which spiked 116 enquiries and ultimately 14 offers, six domestic and eight offshore, from a combination of private and listed groups.
“The Victorian state government has signed on for 10 years, with various departments to occupy the space and undertake a multi-million-dollar major building upgrade during the tenancy,” he said.
“There’s a focus on increasing the NABERS Energy rating from 1.5 stars to three-plus stars.”
Ben Azar said the property’s ultimate income security under the strong AAA-rated government lease covenant was the deciding factor in the deal.
“This is an extraordinarily rare opportunity to acquire a whole building occupied by a government tenant,” he said.
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“50 Franklin Street is one of only two buildings with a net lettable area under 20,000 sqm, 100 per cent occupied by a government tenant in the Melbourne CBD.”
Paul Craig said the Melbourne CBD continued to be a core Asia Pacific investment destination and Australia’s most diversified office market.
“The forecast office supply from 2017 to 2026 is indicating only half the stock of the previous decade will come to market against a backdrop of sustained high demand,” he said
“This is anticipated to translate to effective rent growth and the ongoing generation of Melbourne’s sought-after high-return profile.”
Mr Parkinson said the buyer planned to capitalise on the tower’s future development upside, with hotel, studentand residential accommodation among the possible opportunities.
“The flexible floorplate configuration allows for easy conversion,” he said.
“With the prominent total site area of 2,213 sqm, there is potential to increase the building area to 40,000 sqm, subject to council approval.”
50 Franklin Street is in one of the Melbourne CBD’s most rapidly evolving precincts, with major state government and City of Melbourne infrastructure works being undertaken in the immediate vicinity, including the $10.9billion Metro Rail Project and the revitalisation of the Queen Victoria Market.
“Anticipated to become one of the most densely populated precincts in the world, this will be the epicentre for office and education use,” Azar said.
“During this time of growing demand in the international education sector and falling yields for commercial offices, we expect significant domestic an off-shore enquiry for this asset.”
Extensively refurbished about eight years ago, the building includes four passenger lifts, 36 basement car parks, an entrance lobby and flexible ground-floor commercial space.
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Former Trans Australia Airlines house flies for $90.15 million

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Adelaide real estate investor PPI Funds Management has bought the Greenacres Shopping Centre near the CBD for $10.5 million.
It sold fully leased with a yield of 7.25 percent, achieving around $3,500 per sqm.
Savills Australia brokered the off-market deal having approached a select number of investors.
Savills agents Peter Isaksson and Rino Carpinelli brokered the deal on behalf of Graham Investments, suggesting the buyers had been eyeing the asset for some time.
“They already own the adjacent Coles supermarket and bulky goods site so Greenacres Shopping Centre is a strategic acquisition, as it consolidates ownership of a major metropolitan-district complex to a total site area of about 43,226sqm," Isaksson said.
Specialty retailers already operating in the centre include H&amp;R Block, Greenacres Surgery medical clinic and National Pharmacies, as well as a BankSA branch.
Carpinelli said the buyer recognised the future upside potential of the property, based on its busy suburban location just 12 kilometres north-east of the CBD.
“Greenacres Shopping Centre is superbly positioned on the corner of North East Road and Muller Road, next to a high-performing Coles supermarket and Liquorland, giving it critical exposure to daily passing traffic,” he said.
Carpinelli said South Australian shopping centres were becoming a popular market among investors, as record sale prices being achieved for shopping centre listings on the eastern seaboard were pricing out local buyers.
“Savills is also sourcing speciality retail tenants for a new retail complex in Victor Harbor, which is anchored by a Coles supermarket, Liquorland and Bunnings Warehouse,” he said.
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Developer goes on shopping spree for Greenacres

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Investors are predicted to seek to secure a prime slice of Broadbeach real estate, located in what has proven to be one of the key growth hubs on the Gold Coast.   
The Aria Retail complex positioned on the ground floor of the popular Aria Resort and Boutique Apartments is located in the heart of Broadbeach.
The 1,472 sqm retail holding comprises the entire ground floor retail complex on the ground floor of the Aria building.
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It features 14 restaurant and retail tenancies on two separate lots and includes basement parking for 42 vehicles. 
Aria is centrally positioned on Surf Parade the primary resort and dining destination and features a diverse mix of retail, service and restaurant tenancies, including restaurants La Roma and On Fire as well as Molly Malone’s Irish Bar.
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Savills Jon Tyson and Peter Tyson are marketing the property with Stewart Gilchrist and Darrell Irwin of Colliers International.
Jon Tyson said the property is on the market for the first time in 15 years, and should be well received in the marketplace.
“Aria Retail is one of the Gold Coast’s first major retail property offerings for 2018 and given its high profile location and diverse tenant line up is expected to draw strong interest from both local and interstate investors,” Jon Tyson said.
Savills’ Peter Tyson said that the Gold Coast is now Australia’s sixth largest city with a growing economy and has matured as an investment destination.
“With a population approaching 600,000 this year, over 12 million tourist visitors annually and over $13.5 Billion in major infrastructure projects, the Gold Coast has come of age.
“The Aria Retail complex is strategically positioned in the primary resort and dining precinct of Broadbeach, within walking distance to key attractions including the Star Casino, the Gold Coast Convention Centre and the city’s expanding light rail system. 
Colliers International’s Stewart Gilchrist said that Aria offers a rare opportunity in today’s market to acquire an entire retail complex in the tightly held central Broadbeach CBD. 
 
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Aria Retail Complex at Broadbeach to sell

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 Australasian architecture firm The Buchan Group has unveiled the design details behind the new Broadbeach Mall dining precinct at the popular Oasis Shopping Centre at Broadbeach on the Gold Coast. 
The $8 million upgrade received a commendation in the City of Gold Coast 2017 Urban Design Awards announced in November. 
The Buchan Group, Lat27 and Hutchinson Builders were congratulated for their work on the upgrade of the centre’s outdoor dining precinct, which opened earlier this year and included a new awning structure, entry statement, paving, landscaping and lighting.  
The Buchan Group Gold Coast Principal Brett Saville said Buchan’s architectural and design teams were appointed by the centre owners in 2018.  
“One component of the centre masterplan that was prepared was to redesign the outdoor dining precinct at ground level facing Broadbeach mall,” Mr Saville said.
“Oasis is a 1980s retail and residential development that replaced the original Broadbeach International Hotel that first opened in 1955.
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“The mall and shopping centre precinct is a popular destination for tourists and locals, and this work has invigorated a critical element of the central Broadbeach entertainment precinct.
“Tenants along the southern entrance enjoy a retail location shielded from the south-east winds, with uninterrupted winter sun and easy pedestrian access via the mall frontages. 
“The new awnings, paving, landscaping and lighting are designed to open the dining spaces out to the mall and the main pedestrian boulevard that runs along the northern face of the dining areas.”
Saville said the main awning over dining places provided an open, airy environment while ensuring protection from rain via roll-down blinds.
“This allows sun protection in summer while allowing an appropriate amount of sun penetration in winter,” he said.
“The rhythm created by the structural frames of the awning modulate the very linear form of the precinct. This rhythm is enhanced by the signage and at night by strip LED lighting in the posts.”
Flooring colours and materials were selected to complement the Gold Coast City Council’s streetscaping palette for Broadbeach, including painted steel, timber, glass and coloured concrete paving to accentuate a contemporary feel. 
“To further complement this, large planters with advanced trees feature, as well as quick growing flowering vines that climb vertically and will continue across the overhead wires under the glazed section of the awning structure.  “Our team drew on its extensive national and international retail experience to create a new feel to the precinct that is contemporary and complementary to the Broadbeach Central Masterplan.” 
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Buchan unveils design details behind new Broadbeach Mall precinct, Gold Coast

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According to Savills Director of <a href="http://www.savills.com.au/services-and-sectors/student-accommodation.aspx" target="_blank">Student Accommodation</a>, Conal Newland, the Australian student accommodation market is transitioning, on the back of a significant increase in the development of purpose-built student accommodation (PBSA) across Australia’s capital cities.  This wave of new accommodation is now reaching completion, with a significant increase in the supply of PBSA throughout the next two years.  In New Zealand, the demand for more institutional PBSA appears relatively strong, but the feasibility of delivering new accommodation is challenging given rental prices which are low but have been increasing and current build costs which are relatively high.
Private sector vs university
The sector is entering a new phase, where there will be more beds owned and operated by the private sector than universities.  The last Australia-wide survey of student accommodation carried out by University Colleges Australia (UCA), in association with (at the time) ACCUHO, as at November 2004, indicated that there were 74,482 beds provided across the country.  Of that, 44,260 places (representing 59 percent) were provided by universities and colleges or located on-campus.  The remaining 30,222 (41 percent) were provided by commercial entities, churches and charitable trusts. 
A number of the private sector consortia that have been active in the Australian student accommodation market must now move from primarily a development phase, into a focus on operations.  Initially, this will be to attract students and stabilise new properties’ occupancy levels.  This change in business mode, to deliver strong asset performance returns, has been coined by certain market participants as the challenge to “put the rubber on the road”.  Operational performance driven by good management is key area of interest for market observers moving into 2018.
Focusing on the main capital cities, Savills 2017 research indicates that 38,960 beds were provided by commercial operators.  In addition, Savills research indicates that 7,793 bedrooms will be delivered in 2018.  From the start of semester two 2018, commercial providers will be operating a total of 46,753 bedrooms across Australia.  This rapid increase in the supply of accommodation is undoubtedly going to cause some challenges and opportunities for operators.  New players entering the market looking to establish brands and stabilise assets, with existing operators protecting market share as new competition arrives. 
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/10/savills3.jpg" target="_blank">to enlarge.</a>
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A deeper look into each market
In Sydney, a total of 1,034 bedrooms are due for completion in 2018.  Overall, the PBSA development pipeline remains relatively restricted in Sydney, due to continuing buoyancy in the value of development sites – primarily driven by residential developers in the key locations for student accommodation.  The University of Sydney (and its associated colleges) is also active, with a number of new projects underway.  The uptake for off-campus accommodation in 2018 has been strong, with most high-quality assets now at or near capacity.  
The Melbourne market has also had a robust start to 2018, with strong demand for bed spaces.  Savills research indicates that 1,709 new beds of accommodation are due for completion in 2018.  We see continuing strong demand for this new accommodation, particularly at the lower rental price points.  
Brisbane has a significant amount of new accommodation due for completion in 2018.  Our research indicates that 3,922 bedrooms will be completed.  This represents a 44 percent increase on top of the existing provision of commercial accommodation (8,870 bedrooms).  There is also some indications of lower than expected demand for accommodation priced towards the top of the market, with rental discounts being offered to students, and self-contained studios being reprovisioned to twin rooms with the inclusion of bunk beds.  The new delivery of accommodation at Southbank is creating a student hub, with focused activity and vibrancy in that location.  Continuing opportunities to delivery new accommodation at lower end of the market price point.
Adelaide has also been active, with Savills research indicating that 1,128 bedrooms will be delivered in 2018.  This is off a relatively low base of commercial provision of 3,047 beds.  Demand has been steady for the new well located  accommodation that has recently been completed.
In Perth several new projects have been promoted in the last 12 months and construction is underway on Global Student Accommodation’s (GSA) first scheme in Northbridge which is anticipated to open in 2019.
In New Zealand there has been very limited delivery of new off-campus PBSA in the last two years as build costs have risen to levels that impacts on the financial feasibility of projects.  Levels of demand appear relatively robust in the main cities of Auckland, Wellington and Christchurch.  The residential rental markets are currently relatively tight with limited vacancies and there has recently been several news articles on rising rental levels.  
Future outlook for student housing
Looking forward to 2019, the pipeline supply for Melbourne and Brisbane remains strong, and Savills will be closely monitoring the uptake of new PBSA within both of these markets.  There appears to be continued excess demand for good quality PBSA in Sydney, with developers and investors focussing hard on new opportunities – Savills predicts that non-CBD locations may become increasingly prevalent for new off-campus residences.
While supply has been increasing across most of the main markets, it is important to note that the existing provision of institutional-quality PBSA in Australia is coming from a historically extremely low base, with supply levels very low by international standards.  The delivery of this new wave of accommodation is benefiting students by giving them access to modern facilities, well located in respect of their place of studies, together with enhanced levels of amenities.  The delivery of new high-quality PBSA has also been identified as a key enabler of the continued performance of Australian universities within the global Higher Education market. 
On campus, there have been several new projects in the past 12 months.  The University of Melbourne entered into an agreement with Lendlease as the master developer and Urbanest as the student accommodation developer for approximately 450 beds of new accommodation within the Carlton Connect mixed-use development.  The University of Tasmania completed an outsourcing of its student accommodation portfolio in Q3 2017.  More recently, James Cook University is delivering approximately 500 new beds of accommodation at its Cairns Campus for the start of 2018.  
Savills is seeing an increasing amount of activity involving universities taking a more commercial focus towards the operation of and investment into the provision of on-campus student accommodation.  Through this process, there will be more opportunity for collaboration between the universities and the experienced student accommodation providers. 
There are also a number of proposed developments in smaller cities and regional areas, as universities in these localities identify the need for provision of quality PBSA to support the wider objectives of the university.  The feasibility of these new regional projects are typically more challenging without the strong back-up of a direct let alternative, so universities are often required to underwrite a certain level of occupancy or revenue.  It is expected that this is a trend which is set to grow in the short to medium terms. 
International students in Australia
From a demand perspective, the latest available student demographic information from the Department of Education and Training (February 2018) indicates that international students studying in Australia increased from 253,757 in 2015 to 278,718 in 2016 representing an annual increase of 9.8 percent.  This has been on the back of strong double-digit growth throughout the past two years.
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/10/savills2.jpg" target="_blank">to enlarge.</a>
<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/2018/4/10/savills2.jpg" alt="">
The Australian international student market is continuing to be dominated by a large number of students from Southeast Asian countries, with China and India continuing to be the strongest countries of origin. 
As of the start of March 2018, the new 457 Visa regulations have come into force.  There have already been some indications that these visa changes will have material impacts on the Australian University sector.  In the past, certain levels of international students have been attracted to Australia on the basis that they could convert student visas into longer-term visas with the ability to work and remain in Australia.  It is expected that the impact of these visa changes will be reflected in student enrolments in 2019. 
Student accommodation in catch up mode
In summary, Savills sees the Australian student accommodation market in a “catch-up” mode coming from a historically low supply of University and College accommodation, which was primarily on-campus and with a significant amount of catered offerings.  There is a new wave of institutional development – particularly focused off campus – with a large amount of new PBSA being delivered across Australia’s capital cities in 2018 and 2019.  
While Savills considers that there may be some locations with reasonably limited short-term performance rental increases and occupancy levels, the company does not consider that at this stage any of the major Australian markets are reaching a supply saturation point.  There are still numerous opportunities in most markets to meet the growing levels and expectations of student demand.  The critical success factors for the successful delivery of new accommodation will - from a real estate perspective - focus on factors such as the location of the property and a tenancy mix (with corresponding rental price points) to meet the local market.  Competent management will be essential to ensure operational success and will be more important than ever moving forward and supply increases in many Australian markets.
In New Zealand the supply of new PBSA will remain restricted until build costs, or land values in the main cities ease.
Savills is a leading global real estate service provider offering the full spectrum of services from strategic advice to managing assets and projects and transacting deals. Conal Newland is Director of <a href="http://www.savills.com.au/services-and-sectors/student-accommodation.aspx" target="_blank">Student Accommodation</a>. To learn more about Savills, visit <a href="http://www.savills.com.au" target="_blank">savills.com.au</a>.
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jrobinson-rf4aSBido9

Student accommodation: Now it’s time to put the rubber on the road

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Supply lines for Parramatta and North Sydney are set to increase in size over the next few years, according to the Colliers International Q1 Metro Office Research and Forecast Report for 2018. 
The light rail is continuing to transform the dynamics of Parramatta, who has seen grade B vacancy slash more than half.
From the six months to January 2018, it dropped from 6.3% to 2.7%. 
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Kristina Mastrullo, associate director of research at Colliers International said the upward rents are expected to continue.
“B grade rents are expecting to continue their upward trajectory, with the ability to further increase A grade rents," she noted.
"Sizeable B grade space becoming available is when Property NSW vacates 5,700sqm in 93 George Street, moving to Parramatta Square."
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Mastrullo suggested Parramatta will continue with historically low vacancy rates.
“The next two years will see Parramatta continue with historically low vacancy rates, increased rents and decreasing incentives as Lessors look to capitalise.
"2021 will deliver new developments and much-needed opportunities not only for large occupiers but medium sized businesses.”
“Adding to demand is interest from co-working / serviced office groups who are seeking A grade quality as either majority or whole-building occupiers i.e. over 3,000sqm, delivering scale.”
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“Demand is particularly strong at the top end of the market, leading to off market transactions occurring on a more frequent basis.”
Mastrullo also cited North Sydney as somewhere businesses are targeting.
“With the Sydney Metro, the Victoria Cross Integrated Station Development and increasing investment in retail and public amenity, requirements for North Sydney office space is likely to strengthen moving forward, encouraging organisations to consider North Sydney as a first option for accommodation.”
“Its an exciting time for North Sydney; the market is going through a transformation and we are seeing high profile corporates choosing North Sydney as a location,” said Louise Rowe, National Director of Office Leasing at Colliers International. 
“The quality of amenity, the affordability of workspaces and the accessibility to the CBD and outer suburbs is giving tenants what they want in a location for their business.” 
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Parramatta and North Sydney office market primed for increase: Colliers

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Mellifont, the historic Annandale Federation Queen Anne building which had been the Calliope Child and Family Centre psychiatrists, has sold for $2.6 million.
The property on the <a href="https://www.realcommercial.com.au/property-medical+consulting-nsw-annandale-502723886" target="_blank">corner of Albion and Johnston Street</a> last traded for $445,000 in 1996 and comprised of a number of consulting rooms.
The local family purchasers are to convert it back to a residence.
It could be turned into a five or six bedroom family home, suggested Pilcher Residential selling agents Simon Pilcher and Rocco Colosi.
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The home on 375 square metres has four car parking and a large wine cellar.
It was once the home of Mary Philomena and John Cahill.
Cahill owned the Australia Soapworks at Camperdown in the 19th century.
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Historic Mellifont building in Annandale sold

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The Manor Boutique Hotel premises in Sydney's Darlinghurst has been listed for sale.
The 18 room hotel on a 770 square metre <a href="https://www.realcommercial.com.au/property-land+development-nsw-darlinghurst-502409158" target="_blank">Flinders Street parce</a>l has the potential for a residential conversion and additional units, suggests Ray White Commercial agents Peter Kotzias and Loughlin Bataille.
The property is steeped in the early history of Sydney and dates back to the mid 1850s.
It last traded for $3.3 million in 2009.
There are four off-street car spaces and it is mixed use B4 Zoning. 
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