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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The Gosford ATO office building, which is still under construction, is under offer, through the real estate agency Colliers International.
The <a href="https://www.colliers.com.au/114152/" target="_blank">99 Georgiana Terrace and 38 Mann Street</a> holding, comprises a 7,150 sqm office building to be completed in late 2017 and a two-storey heritage building which will be renovated for retail, café or boutique office use.
The Commonwealth Government has committed to a 10-year lease in 99 Georgiana Terrace, with two further options of five-years, representing 97 percent of the asset’s total income.
The properties were marketed through an expressions of interest campaign that closed on October 5.
“Offered by one of Canberra’s largest investment and development companies, Doma Group, this property is an incredible opportunity in the Central Coast’s commercial hub,” said Paul Powderly of Colliers International, who along with his colleagues Tim Mutton, Adam Leacy and James Barber were tasked with the marketing campaign.
The total net lettable area is 7,380 sqm.
The office building, close to Gosford CBD, delivers a secure income stream due to its high-profile tenancy in the Commonwealth Government and a fixed 3.5% review mechanism over the term of the lease.
<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/2017/11/7/Gosford2.jpg" alt="">
The population of the NSW Central Coast is expected to grow by 70,000 to around 409,000 over the next two decades, which will require over 30,000 new jobs to be created over the next 16 years.
“Gosford is perfectly primed to benefit from its proximity to Sydney, growing population and beautiful surrounds,” said Adam Leacy.
“The property is bounded by Georgiana Terrace and Mann Street, only minutes from the CBD and adjacent to Gosford City Park, meaning it is the ideal location for office space in this booming part of the New South Wales economy."
The Doma Group has been a significant participant in the property industry across the residential, commercial, retail and hospitality sectors for over 40 years – and recently secured the rights to develop the new 13,000 sqm ACT Government office in Dickson with a 20 year pre-commitment.
 
 
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j.ballantyne1990-6AQqhLzZaK

Gosford ATO office listed, under offer

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The heritage-listed Cygnet Theatre, located in the southern Perth suburb of Como, has been listed for sale for the first time.
The historic 1938-built cinema and coffee shop comes with a day spa.
It is expected to fetch more than $10 million.
Originally named The Como Theatre, it was designed by William Leighton for cinema pioneer James Stiles.
The art deco-style theatre is on the state’s Heritage Register.
<img class="size-full wp-image-47341 aligncenter" src="https://www.commercialrealestate.com.au/news/wp-content/uploads/2017/11/cygnettheatre2.jpg" alt="The theatre is one of the most intact examples of art deco cinemas in the city. Photo: Supplied" width="1000" height="667">
The theatre is one of the most intact art deco cinemas in Australia.
The Como Theatre was renamed the Cygnet Theatre in 1968.
In 2013 the theatre got a $100,000 State Government heritage grant used to upgrade wiring and to install a digital projector.
The site is being sold by Mr Stiles’ son through Rob Selid of Burgess Rawson and Bryan Cousins of Allied Property Consultant.
The site is leased on a monthly basis as a single screen cinema as part of the Grand Cinemas franchise.
Offers on the property at 12-16 Preston Street close November 22.
 
 
 
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Art Deco Perth cinema for sale for first time

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GUEST OBSERVER
We know what makes for healthy and liveable communities, which in turn produces massive payoffs. But we often lack comprehensive policies and frameworks to deliver on the promise. In producing Australia’s first baseline measure of liveability across our capital cities, we found none of them perform well across all the key indicators.
<a href="https://cur.org.au/project/national-liveability-report/" target="_blank">Our report</a> considers seven domains of a city’s liveability that also promote health and wellbeing:
<ul>
<li>
walkability
</li>
<li>
public transport
</li>
<li>
public open space
</li>
<li>
housing affordability
</li>
<li>
employment
</li>
<li>
food environment
</li>
<li>
alcohol environment.
</li>
</ul>
When it comes to delivering liveability, the evidence of geographical inequities within and between cities is widespread. Outer suburban areas are clearly less well served than inner-city suburbs.
To highlight just how much work needs to be done, and what’s at stake if we don’t get it right, we delve here into three key domains: walkability, public transport, and housing affordability.
Walkability
Walkability is the foundation for achieving liveable, healthy cities. But our analysis of Melbourne, Perth, Brisbane and Sydney reveals a mismatch between the aspiration of walkable communities and the policies needed to achieve this.
This was particularly evident when considering dwelling density. State policies in Melbourne, Sydney and Brisbane all include a density standard for suburban development of 15 dwellings per hectare. This is a low policy ambition that will perpetuate urban sprawl.
Perth has a more ambitious target for new suburban development – 26 dwellings per hectare – while Brisbane’s target for “urban” development is 30 per hectare.
These latter targets – still low by international standards – are more consistent with the evidence on the density needed to create walkable neighbourhoods, with more shops, services and public transport.
But despite state governments setting very modest density targets, there is little evidence that even these policies are being implemented.
<a href="https://images.theconversation.com/files/190334/original/file-20171016-27711-lt587m.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/190334/original/file-20171016-27711-lt587m.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Author provided
Only Perth and Melbourne appear to have measurable policies and targets for increasing access to local destinations. However, only a minority of dwellings in both cities (less than 10% and 40% respectively) meet their state government targets.
This is important: local destinations are essential for walkable neighbourhoods.
The final element that makes neighbourhoods walkable is the design of the street network. More connected street networks, like grid-patterned networks, increases proximity to local destinations and provides residents with alternative routes.
We found that all cities except Sydney have measurable spatial policy targets to increase street connectivity (block and/or lot size), but few have street connectivity targets.
Public transport
Policies and targets that combine proximity (having a public transport stop within 400 metres) with frequent service (at least every 30 minutes) are a better indicator for healthy, liveable communities.
When this more ambitious target was applied, we found around 36% of dwellings in Melbourne, Adelaide and Sydney have this level of access. The proportion is 18% in Perth and between 11% and 13% in Brisbane, Canberra and Hobart. In Darwin, only 4% of dwellings have this level of access.
Melbourne, Perth, Brisbane and Sydney show a clear pattern of better access to nearby and frequent public transport in areas closer to the city centre.
Fewer areas in smaller cities such as Canberra, Darwin and Hobart have access to public transport comparable to that of larger cities. The spatial pattern of access is less clear, though in Adelaide and Hobart public transport access is higher closer to the inner city.
Residents of some cities face greater public transport access barriers than others. But these results show the majority of dwellings in the capital cities do not have access to nearby and frequent public transport services during weekday work hours.
<a href="https://images.theconversation.com/files/190332/original/file-20171016-27721-q9ro43.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/190332/original/file-20171016-27721-q9ro43.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Author provided
Proximity targets are easier to achieve. However, other Australian cities could consider following New South Wales’ lead by adopting more ambitious public transport targets. These should combine proximity with frequent services, with short-, medium- and long-term targets for achieving these more ambitious goals.
Housing affordability
We identified no state-specific measurable spatial policy standards for improving housing affordability, availability or quality.
With such a major policy gap, we assessed housing affordability using the only two national liveability indicators found to be associated with health and wellbeing: the 30/40 measure of housing affordability, and the proportion of households renting.
The <a href="https://www.ahuri.edu.au/research/glossary/glossary-items/housing-affordability-stress-3040-indicator-or-ratio-approach" target="_blank">30/40 indicator</a> identifies households as being in housing affordability stress when a household’s income is in the bottom 40% of Australia’s income distribution and it uses more than 30% of its income to pay for housing.
Using the 30/40 indicator (based on the <a href="https://www.propertyobserver.com.au/https://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/quickstat/0" target="_blank">2011 Census</a>), more than one-third of lower-income households in Sydney, Brisbane, Melbourne, Darwin and Perth appear to be experiencing housing affordability stress. Sydney had the highest percentage (38%), closely followed by Brisbane (37%). Fewer lower-income households in Canberra (31%) appeared to be encountering housing affordability stress based on the 30/40 indicator.
The proportion of households renting varies significantly between cities. It’s highest in Darwin, where 43% are renting.
<a href="https://images.theconversation.com/files/190335/original/file-20171016-27705-oi28i7.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/190335/original/file-20171016-27705-oi28i7.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Author provided
In Sydney and Brisbane, and to a lesser extent in Melbourne, housing affordability stress appears to spread across much of the city.
Low-density housing on the urban fringe is sometimes seen as a policy solution to housing affordability problems. However, we found the suburbs with the highest housing affordability stress were located toward the urban fringe.
Given that outer suburbs have poor access to public transport and are less likely to be walkable, these are the areas most at risk of mortgage stress, given high household spending on private car use. Suburban expansion without considering these other factors is unlikely to relieve the housing affordability stress these households experience.
We need comprehensive, integrated planning to ensure they have access to walkable communities, public transport, cycling infrastructure and local jobs to reduce their car dependence.
How to make our cities more liveable
All three levels of government share the goal of increasing the liveability of our cities. But our study identified only a limited number of measurable spatial policy standards that could be used to assess progress toward achieving this goal.
Our research has shown it is possible to create spatial indicators that will allow urban policies to be benchmarked and monitored over time, and for the level of implementation to be assessed. This could assist in assessing progress and in determining the highest priorities for local, state and federal investment.
And if linked to desirable results (such as use of active and public transport, shorter commuting times, less traffic congestion, and better health), these indicators could provide an early warning of unintended outcomes that require policy adjustment.
We discovered that Australia urgently needs integrated and comprehensive urban policies that will better shape cities that foster health and wellbeing for all residents. Walkable urbanism, even on the city fringe, must underpin healthy liveable cities.
This will require leadership from all levels of government, as well as the development industry which delivers suburban development.
Billie Giles-Corti, Director, Urban Futures Enabling Capability Platform and Director, Healthy Liveable Cities Group, RMIT University
Jonathan Arundel, Senior Research Fellow, Healthy Liveable Cities Group, Centre for Urban Research, RMIT University
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/city-by-city-analysis-shows-our-capitals-arent-liveable-for-many-residents-85676" target="_blank">original article</a>.
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City-by-city analysis shows our capitals aren’t liveable for many residents: RMIT

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GUEST OBSERVER
Two current global trends are set to make life rather uncomfortable for cities: climate change and the unprecedented rate of urbanisation.
This combination of extreme weather – often involving sudden deluges of water – and high population density will test even the best sewage infrastructure we have today. In the face of such pressures, how adaptable are our sewage systems?
Colonial heritage in our sewage systems
Sewage systems worldwide commonly consist of flush toilets and pipes that rely on a steady supply of water to transport and deposit bodily waste, either to a wastewater treatment plant or, failing that, simply downstream in the nearest river or straight into the ocean.
Many urbanites around the globe are using sewage systems based on a colonial-era template. Initially implemented to cure London’s “Great Stink” of 1858, when a hot summer combined with the excrement-filled River Thames to create an unbearable stench, sewer systems were public health interventions designed to remove pathogens and “miasmatic” offences associated with bodily waste.
They were first transplanted off Britain’s shores in the reconstruction of Paris from 1850–70, and since then have become embedded culture-specific notions of hygiene and sanitation around the globe.
Such colonial infrastructure is now proving increasingly problematic in the face of human-driven global trends (broadly referred to as the Anthropocene).
Using water to flush waste
A paradox of climate change is that there seems to be both more and less water. In South Asia, for example, at least 1.6 billion people struggle to find drinking water despite an abundance of water generally.
<img src="https://images.theconversation.com/files/177976/original/file-20170712-19681-1mjtidi.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt="">
A woman siphoning water from a leaky pipe into a bucket on the side of the road during summer. Author provided
For residents of Darjeeling, India, where I am currently conducting my PhD fieldwork, this paradox is very real. Monsoons in Darjeeling last from June through August, sometimes longer, and rain falls frequently throughout the rest of the year. On the face of it, Darjeeling should have plenty of water, but in fact it faces increasingly acute shortages during the summer months from April to June.
The town’s water and waste infrastructure was built by the British in the 1930s, for what was then a population of 10,000. Its population now hovers around the 150,000 mark, and surges to more than 200,000 during peak tourist season from March to May. Despite this, there has been little to no official maintenance or upgrade since Indian independence in 1947.
In town, signs that urbanisation has outpaced infrastructure capacity are everywhere. An impressive number of pipes move water to and from the population. Along with electricity wires, these pipes traverse the city along increasingly bizarre and precarious routes. Ad hoc retrofit attempts to meet rising demand appear to be band-aid solutions and, because the pipes leak, often exacerbate contamination.
<img src="https://images.theconversation.com/files/178026/original/file-20170713-19681-1qpyt4u.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt="">
 A typical open sewer in Darjeeling. Note the pipes on either side are water pipes taking drinking water to homes. Author provided
Darjeeling is instructive because it is a landscape struggling with inadequate infrastructure amid a rapidly urbanising population. In such a landscape, fresh water can be contaminated by sewage outflows, largely because the system is completely dependent on water to function.
Such over-reliance underpins another paradox: modern sewerage systems require water to work and yet, if not context-sensitive nor managed appropriately, can dirty vital waterways.
Closer to home
Australia is not immune to such problems. Our changing climate means we too face more severe droughts along with heavier rainfall events. Under these conditions, our sewage systems are under increasing stress.
Earlier this year Melbourne experienced summer flash floods which strained the city’s sewage systems, contaminating three public beaches. In February a heavy downpour in Western Australia caused concern over sewage contamination in the Swan River.
Such experiences are not isolated, and are likely to increase in incidence across the world. They provide important lessons and act as a catalyst for rethinking our relationship to water and waste, particularly amid concerns over water scarcity and extreme weather conditions in southern Australia.
Alternative futures
Many social scientists are now researching alternative forms of infrastructure that are contextually relevant, embedded in community values, and adaptable to current environmental challenges.
These alternative forms include moves to re-examine our relationship with waste in farming, use dry composting toilets, and install public bio-toilets along India’s main railway corridors.
<img src="https://counter.theconversation.com/content/78095/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">As for my home town of Adelaide, the capital of the driest state on the driest inhabited continent on Earth, should we really continue to use water to flush bodily waste?
Matt Barlow works at University of Adelaide.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/finally-facing-our-water-loo-its-time-to-decolonise-sewerage-systems-78095" target="_blank">original article</a>.
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Decolonising our sewerage systems: Matt Barlow

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GUEST OBSERVER
Australian dwelling price growth is continuing to moderate with the recent CoreLogic data showing that home price growth across Australia has slowed to 7.0% over the year to October (annual price growth was running around 10-11% a few months ago). Sydney price growth is rolling over (see chart below). 
  <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/2017/11/2/Diana1.jpg" alt="">
Melbourne home price growth is also moderating, but at a slower pace than Sydney because population growth remains strong in Melbourne.
The latest population data showed that interstate migration remains very high into Victoria and Queensland (see chart below) which suggests that home buyers are seeking alternatives to Sydney given the general lack of home and land affordability.
 <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/2017/11/2/Diana2.jpg" alt=""> 
Home price growth is still negative in Perth, but is picking up pace and Hobart has seen a big turnaround in price growth.
The reasons for slowing prices at the moment are due to tighter lending restrictions on banks and higher mortgage rates to enforce APRA rules around investor lending, affordability pressures in Sydney and Melbourne and a big lift in new supply of dwellings (particularly apartments across the east coast).
These pressures are going to continue in the near-term, particularly with a further lift in new dwellings on the market.
So, national home price growth will remain under pressure, especially in Sydney and Melbourne where there is going to be a further big lift in new supply.
While it was necessary to take some steam out of the housing market given the high concentration of investors in the market, slower home price growth is a risk for the consumer spending outlook because households savings have been used up as wealth (related to housing) has boomed.
A rate hike from the Reserve Bank in the near-term would be undesirable as it would put further downward pressure on dwelling prices at a time when wages growth is still soft.
Diana Mousina is senior economist at AMP Capital.
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jrobinson-rf4aSBido9

Australian housing market update: AMP Capital's Diana Mousina

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While the pace of capital gains has slowed across most regions, the latest CoreLogic data suggests some momentum is gathering across rental markets, however, rental growth has not been high enough to reverse the downwards trend in yields.
The national annual pace of rental growth has lifted from 0.9% a year ago to 2.8% over the most recent twelve month period.
Considering national dwelling values were 6.6% higher over the past twelve months and rents rose by 2.8%, yields have compressed further over the past year and generally remain at or close to record lows in most cities.
The two exceptions are Sydney and Darwin, where yields have shown a subtle improvement over recent months, due to dwelling values underperforming relative to weekly rents. Mr Lawless said, “If the Sydney market continues to see values slip lower while rents gradually rise, yields will repair, however a recovery in rental returns is likely to be a slow process.”
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Gross rental yields across Melbourne remain the lowest of any capital city, with the typical dwelling attracting a gross yield of 2.89% (record low) which is 20 basis point lower than a year ago. To provide some context about why rental yields have compressed so much, over the growth cycle to date, Melbourne dwelling values are up 58% while weekly rents have only increased by 15.5% over the same time frame.
 
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Rental conditions improving but yields remain low

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GUEST OBSERVER
Increasing urbanisation, denser city living, more expensive apartment prices and higher rents are reshaping our access to and use of urban space. Room-sharing websites are one sign that the cost of city living is driving people to consider sharing rooms with strangers out of necessity. Those flats are not homes anymore.
If people can’t spend time in their flat – because it is too crowded, too noisy or not safe enough – they end up spending more time in public spaces like libraries or quasi-public spaces like gaming arcades or shopping malls. Dutch Prizker Prize-winning architect Rem Koolhaas calls this Junkspace. Or they are spending time in the street, plazas and parks.
How does the city cater for people in these places? Imagine a home furnished with the kind of furniture we typically see on the street. Would it feel comfy?
Generally the design of this kind of public furniture has a strictly defined scope. It has to be vandal-resistant, easy to install, require little to no maintenance, not encourage littering, tie in with the style of the precinct, etc.
Public furniture also has an established typology – benches and seats mainly. This restricts what we can do in public (sit down with a straight back, we can’t lounge). These are part of the design considerations to provide a bench for people to sit on.
What if we want to do more than just sit?
The spacing, positioning and location of furniture in public space play a big part in deciding what I can look at, with whom, for how long and how I’ll feel while sitting there.
But what if I want to do more then just sit there? Where, for instance, do I plug in my phone or laptop to recharge?
It is also not easy to wash my hands in a public space. For example, I’ve sat down and eaten an orange on a bench, my hands are sticky and I’d like to wash them. Perhaps I’ve also taken off my coat while sitting there. What now?
I’ve got to seek out the nearest public toilet and use the hand basin, but where to put all my other belongings while doing that? On the toilet floor?
A basic human right is access to water and utility services. We need to provide this access in the public sphere, and not just in commercial environments like coffee shops.
Filling up a water bottle is not easy, buying water is – if you can afford it. This is not an equitable solution. It adds to the already significant financial burden of paying high rents and city living.
Think about how design can expand our options
While we have furniture for the street, the street, parks and plazas lack other services. Design embeds a narrow social script in the current range of street furniture. The design of new public furnishings needs to adapt and offer citizens a wider, more diverse range of options for being in the city.
For example, people should have access to facilities to carry out basic healthy living practices, such as washing hands. They also need access to power – perhaps even a facility to heat up food, like a home-made lunch, or a pre-prepared meal from the supermarket.
Furnishing a public space with such new public appliances could transform it, soften it, bring familiarity, comfort and a sense of domesticity to it; a public backyard. The opportunities for a smart city are not just large-scale infrastructure, public transport and traffic monitoring, but also exist at a finer-grained level.
These new kind of street furnishings can be made available to users via a contemporary, digital version of the old city gate. It can require them to log in or authorise them to use equipment via a unique identifier. We already practise this on e-commerce and sharing economy websites.
This new kind of public street furniture can have sensors embedded that monitor and respond in real time to their use. Interactive furniture can be part of a larger dedicated data system. It can inform relevant authorities if the power point is drawing excessive power, or if the noise level at this power point is too loud for the time of day and, in response, turn off the lights and the power.
Parameters can be tested and the calibration of use and user patterns can be explored in line with neighbourhood expectations. The system can then autonomously react to the data gathered.
Street furniture can be reconceived as connected and interactive appliances. These would then provide a gateway that gives people access to everyday utilities. And, by doing so, these new facilities could provide quasi-domestic-style amenity in the public realm, making the city a more equitable and welcoming place for all.
Christian Tietz is senior lecturer in industrial design at UNSW.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/people-friendly-furniture-in-public-places-matters-more-than-ever-in-todays-city-83568" target="_blank">original article</a>.
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People-friendly furniture in public places matters more than ever: Christian Tietz

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Justin Hemmes now has so many hotel venues, he's gone out and spent $8.95 million on kitchen premises at Marrickville to supply them all.
His hotel acquisition trail has intensified over recent months and years.
Justin Hemmes, who has been Merivale CEO since 1997, has spent $175 in the past three years, his biggest outlay The Newport which cost $46 million.
The Merivale group owns a growing portfolio of more than 65 restaurants, bars, pubs and hotels across Sydney.
The proposed kitchen space is just around the corner from Vic on the Park in Marrickville, his most recent purchase which cost around $20 million.
In the immediate vicinity are the Merivale owned Tennyson Pub in Mascot, the Queens Hotel in Enmore and the nearby Vic on the Park.
LJ Hooker Commercial Sydney City Fringe agent Jim Marinos sold the kitchen space property that last had traded for $2.75 million in 2010.
He sold the building at public auction, but Hemmes wasn't in attendance.
His empire includes the Coogee Pavilion, The Newport Arms Hotel and The Beresford.
Hemmes trading in the commercial space has always taken priority over his residential holdings, but that's seen some acquisitions too.
All on or close to the water.
Last year he expanded his holdings in the small hamlet of Berrara, down near Jervis Bay.
He has spent over $11 million on property in the area, dating back to his first $665,000 purchase in 2006.
Hemmes also has a 60 hectare rural retreat further down the south coast, the $7.5 million Glasshouse Rocks estate retreat at Narooma.
His Pittwater waterfront acquisition came last year when he bought the waterfront of one of Australia’s most distinguished production designers, Laurence Eastwood.
His family home is the harbourside Vaucluse mansion, The Hermitage.
The Hermitage was built in the Victorian Rustic Gothic style and is one of the earliest mansions in Sydney's east.
Hemmes grew up in the home that belonged to his parents, mother Merivale, his late father late John Hemmes and his sister Bettina.
His most recent move was to submit plans for a sunroom pavilion.
Landscaper Michael Bates recently undertook a makeover for The Hermitage garden, which he dubs an entertainer’s garden. The garden comes complete with an outside bathtub, and the de rigour fire pit too.
This article was first published in the Saturday Daily Telegraph.
 
 
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jonathanchancellor-7SQnKwU6yx

Hotelier Justin Hemmes secures commercial kitchen to services his venues

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The freehold site of Darlinghurst’s Victoria Road institution, the Tropicana Caffe has been listed for sale.
It has been listed by the long-time owners Sergio Tezzo and George Semaan.
Tonci Farac, the former creator and owner of the Wildfire Restaurant in Circular Quay, and manager Duncan Thompson, have recently taken a 10-year lease on the site, with options extending to 2047.
LJ Hooker Commercial Sydney’s Steven Kruyer and James Griffiths <a href="https://sydney.ljhcommercial.com.au/retail-in-darlinghurst-nsw-2010-au-cu9hkr?search=%2fsearch%2fcommercial-property-for-sale-in-darlinghurst-nsw-2010-au%2fpage-1%3fsurrounding%3dtrue#.WffEABOCyfQ" target="_blank">have the listing</a> of the 284 square metre dining space, which comes with 110 square metres of storage and two secure car spaces.
<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/2017/10/31/Trop2.jpg" alt="">
The lease generates more than $285,000 in annual rent. LJ Hooker Commercial will auction the Tropicana Caffe building on November 30. 
It has been on the foodie scene for almost four decades.
The new tenants have advised they did not intend to rebrand or dramatically reinvent the Tropicana.
 
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Freehold site of Darlinghurst's Tropicana Caffe for sale

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The QBE Australian Housing Outlook Report has added weight to other forecasts of a strong market in Canberra next year and beyond.
Its growth forecast for Canberra over the next three years is the highest among the state and territory capital cities.
The Housing Boom and Bust Report by SQM’s Louis Christopher also has a bullish prediction for Canberra. It suggests dwelling values in Canberra will increase by up to 9% in 2018. The only capital cities tipped to do better are Hobart and Melbourne, with Sydney growth waning. 
This follows a strong period for the Canberra market over the past 12 months, although it’s difficult to know exactly how much house prices have increased. 
The latest figures on price growth in Canberra show how difficult it is for consumers to make sense of the price data published in mainstream media. CoreLogic says Canberra house values are up 9% in the past 12 months, but Domain says 10.5% and SQM Research records a rise of 16%. 
In the apartment market, SQM says Canberra is up 7%, CoreLogic says just 3% and Domain reports a small decline in prices. It’s difficult for consumers to get any direction from such conflicting information. 
My assessment - based on all available data including sales volumes, vacancies and rental growth figures - is that the ACT housing market is strong and rising, but the unit market is less bullish, having been through a period of oversupply in the recent past. 
The quarterly surveys of sales by Hotspotting show that the Canberra market has been upwardly-mobile for the past two years and this is now showing up in price growth data for the housing market.
Meanwhile the QBE report, which is fairly cautious and conservative in its overall predictions for the next three years, has Canberra leading on price growth up to 2020.
“With Federal Government employment being the key driver of economic growth, the outlook for Canberra will be closely linked with public sector employment growth,” it says. “Conditions in the house market are expected to remain largely positive, driven by population growth, an under-supply of houses and strong employment prospects. 
“The median house price in Canberra is forecast to increase a cumulative 16% over the forecast period to $750,000 at June 2020. Canberra is forecast to have the strongest growing market of all the cities over this period.”
By way of background, it says: “Underlying demand for dwellings has been largely supported by population growth. The net interstate outflow has been shrinking over the past four years, with the 2016-17 period resulting in an estimated net inflow of 800 persons. The net overseas migration inflow has also increased to an estimated 2,200 over 2016-17 and appears to be largely related to growth in overseas students.
“The Australian Capital Territory unemployment rate is tightening, indicating an improvement in local economic conditions. At March 2017, unemployment was 3.7% compared to 4.5% in December 2015. Improved demand has led to a tighter vacancy rate of 1.3% in June 2017.”
The report’s comments reinforce my viewsabout the fundamental importance to property markets of events in the local economy, rather than national factors such as the level of interest rates.
Investors looking to capitalise on Canberra’s rising market should be focusing their attention in the north.
A regular feature of Hotspotting’s sales activity surveys is that the busiest markets in Canberra are in the northern suburbs. 
Our Spring survey for The Price Predictor Index confirms that, while there are now growth suburbs across the Canberra metropolitan area, the strongest precincts once again are the Belconnen and Gungahlin districts. 
Suburbs with rising markets in the Belconnen District include Florey, Flynn, Holt and Evatt. Buoyant markets in the Gungahlin precinct include Casey, Ngunnawal, Crace and Palmerston. 
The Inner North precinct is also solid, led by good sales activity in Lyneham and Ainslie. 
Overall, as I have often commented, the stand-out characteristic of Canberra is the steadiness of its performance. 
That, plus the low vacancies and the growth numbers now emerging (including with rentals), make the national capital increasingly appealing for investors. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
<a href="https://twitter.com/hotspotting" target="_blank">twitter.com/hotspotting</a>
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