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.

&nbsp;

&nbsp;

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.

&nbsp;

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> 
&nbsp;

&nbsp;

&nbsp;

&nbsp;

&nbsp;

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>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

<html><body>
GUEST OBSERVER
Large health inequalities exist in Australia. Car ownership and its costs add to the health inequalities between low-income and high-income households. The physical characteristics of neighbourhoods influence our transport use and, in turn, make health inequalities better or worse.
Rising housing prices have forced many low-income families to live on the fringes of Australian capital cities. Residents of these sprawling outer suburbs often have worse access to public transport, employment, shops and services. They need one or more motor vehicles simply to get to work and take children to school.
Buying and maintaining vehicles in Australia is expensive. These costs have a large impact on household budgets. Household finances then affect health in two main ways:
<ul>
<li>
through the ability to access health-related resources, such as healthy foods, health care and high-quality living conditions (like heating and cooling)
</li>
<li>
through stress caused by financial difficulties, insecure incomes and exposure to poorer environments such as crowding, crime and noise pollution.
</li>
</ul>
Living in the car-dependent urban fringes also often dooms residents to long sedentary commutes.
<h2>Four scenarios of transport costs</h2>
The following four hypothetical households demonstrate the costs of varying levels of car ownership and transport behaviours.
Scenario 1: A household with two cars that are 15,000km and 10,000km, respectively, per year. The car that is driven 15,000km is assumed to be less than three years old, bought new and financed with a loan. The other car is assumed to be 10 years old and owned outright. This household aligns with estimates by the Australian Automobile Association.
Scenario 2: Scenario one, minus the used car and substituting five return public transport trips a week to the Melbourne central business district from the outer suburbs.
Scenario 3: No cars, substituting 10 return trips to the CBD from the outer suburbs.
Scenario 4: No cars, substituting three return trips to the CBD (i.e. occasional public transport use), with walking and cycling as the main forms of transport.
Table 1 shows how reducing household car ownership, even after adding the cost of public transport, can improve household finances.
<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/2017/10/21/4.jpg" alt="">
Moving from a two-car household to a one-car household cuts weekly costs by as much as A$41, even after increased public transport use adds a A$41-a-week cost.
Moving from a two-car household to having no cars can improve weekly finances by as much as A$237, after adding 10 return trips to the CBD.
The fourth scenario, emphasising walking and cycling, shows the greatest improvement in household finances. These families are $294 per week better off.
The impacts on households of each of these car ownership and transport scenarios differ depending on their incomes. To illustrate this, we’ve taken the median disposable household income from the lowest, middle and highest quintiles from the ABS in 2015-16.
<img src="https://images.theconversation.com/files/190506/original/file-20171016-22304-10xttga.PNG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">Figure 1. Proportion of disposable household income remaining after transport costs for four scenarios of car ownership.
Although becoming car-free will increase disposable household income after paying for transport, the largest proportional differences are for the lowest-income households. This means these households will benefit most from reducing car ownership and switching to more active and affordable forms of transport.
<h2>Urban design can boost household health and wealth</h2>
So how do we help households make the transition from private car ownership? The answer lies in the environments we live in.
The evidence from research suggests several strategies to improve uptake of active and affordable transport, while reducing car dependence and related health inequities. These include local urban design features such as:
<ul>
<li>connected and safe street networks (including pedestrian and bicycle infrastructure) that reduce exposure to traffic</li>
</ul>
<ul>
<li>
residential areas mixed with commercial, public service and recreational opportunities
</li>
<li>
public transport that is convenient, affordable, frequent, safe and comfortable
</li>
<li>
higher residential density with different types of housing (including affordable housing) to support the viability of local businesses and high-frequency public transport services
</li>
<li>
cycling education and promotion
</li>
<li>
car-free pedestrian zones, traffic calming measures, signage and accessibility for all (including wheelchair and pram access).
</li>
</ul>
Australia has yet to fully realise the potential of promoting active transport and reducing car dependency as a way to reduce health inequities.
For example, the Victorian government recently announced 17 new low-density suburbs for Melbourne’s outer fringes (up to 50 kilometres from the CBD). It did so with a goal of creating more affordable housing. But urban planning experts have criticised these plans for increasing car dependence and commute times – due to the lack of nearby destinations and amenities – which have been shown to be bad for health.
In another case, the Planning Institute of Australia described the proposed A$5.5 billion West Gate Tunnel as a “retrograde solution”. The institute expressed concern about “entrenched inequality for those in the outer suburbs”.
Changes to city transport environments can take years or even decades, and funding is often limited. Phased interventions that target lower-income neighbourhoods should be considered first as these are likely to produce the greatest gains in health equity.
This approach does have some caveats. Urban renewal projects carry a risk of gentrification, whereby higher and middle-income households displace those on lower incomes. Place-based government investment, such as improvements to public transport, has been shown to increase local housing prices. That could force lower-income households to relocate, often to car-dependent neighbourhoods on the urban fringes.
In these scenarios, a lack of government policies that safeguard against displacement of low-income residents can make health inequities worse.
Jerome N Rachele, Research Fellow in Social Epidemiology, Institute for Health and Ageing, Australian Catholic University; Aislinn Healy, PhD Candidate, Institute for Health and Ageing, Australian Catholic University; Jim Sallis, Professorial Fellow, Institute for Health and Ageing, Australian Catholic University, and Emeritus Professor, Department of Family Medicine and Public Health, University of California, San Diego, and Takemi Sugiyama, Professor of Built Environment, Institute for Health &amp; Ageing, Australian Catholic University.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/designing-suburbs-to-cut-car-use-closes-gaps-in-health-and-wealth-83961" target="_blank">original article</a>.
</body></html>

j.ballantyne1990-6AQqhLzZaK

Designing suburbs to cut car use

<html><body>
GUEST OBSERVER
The <a href="https://theconversation.com/power-bills-can-fall-but-the-main-attention-must-be-on-affordability-accc-85734" target="_blank">preliminary report on energy prices</a> released last week by the Australian Competition and Consumer Commission (ACCC) suggests that the consumer watchdog is concerned about almost every aspect of Australia’s electricity industry. It quotes customer groups who say electricity is the biggest issue in their surveys, and cites several case studies of outrageous price increases experienced by various customers.
The report is long on sympathy about the plight of Australia’s electricity users. But the true picture is even worse – in reality, the ACCC’s assessment of Australia’s energy prices compared to the rest of the world is absurdly rosy.
Australia has internationally high energy prices
The ACCC quotes studies from the Electricity Supply Association and the <a href="https://studylib.net/doc/6673393/category-analysis-rin---australian-energy-regulator" target="_blank">Australian Energy Markets Commission</a> (AEMC) to compare electricity prices in Australia with those in other OECD countries. But the ACCC’s comparison is based on two-year-old data, and badly underestimates the actual prices consumers are paying.
The AEMC’s analysis assumes all customers are on their retailer’s cheapest available offer. This is an obviously implausible assumption, and gives a favourable impression of the price that customers are paying.
As <a href="https://theconversation.com/australian-household-electricity-prices-may-be-25-higher-than-official-reports-84681" target="_blank">previously pointed out on The Conversation</a>, the Thwaites review – which looked at customers’ actual bills – found that in February 2017 Victorians were typically paying A35c per kilowatt hour (kWh) – 42% more than the AEMC’s estimate. What’s more, we know that Victoria’s electricity prices are lower on average than those in South Australia, Queensland and New South Wales, and hence below the Australian average.
A part of this 42% gap – around 15% – is explained by the latest price increases that are not included in the ACCC’s comparison. But this still leaves a 27% gap between what the AEMC assumes and the evidence of actual prices.
This begs the question: why did the ACCC not recognise the widely known flaw in the AEMC’s analysis?
<h2>The real problem is overbuilt network infrastructure</h2>
The report estimates that rising network charges account for more of the price increase than all other factors put together. There is no doubt that network charges are a real problem at least in parts of Australia, although their significance relative to retailers’ costs is contested territory.
But why would distributors build far more network infrastructure than they need? And why have government-owned distributors built far more infrastructure than private ones, despite having no more demand?
The answer to this perplexing question is to be found in part in Australia’s “competitive neutrality” policy. This is Orwellian doublespeak for an approach that is neither neutral nor competitive.
Under this policy, government-owned distributors are regulated as if they are privately financed. This means that when setting regulated prices, the Australian Energy Regulator (AER) allows government distributors to charge their captive consumers for a return on their regulated assets, at the same level as if they were privately financed. That is despite the fact that private financing is much more expensive than government funding.
It’s no surprise that when offered a rate of return that far exceeds the actual cost of finance, government distributors have a powerful incentive to expand their infrastructure for a profit. This “gold-plating” incentive is a well-known in regulatory economics.
Regulators, the industry and their associations have explained higher spending on networks in a variety of ways: higher reliability standards; flawed rules; flawed forecasting of demand growth; and the need to make up for historic underinvestment.
But was there ever historic underinvestment? A 1995 article co-authored by the current AEMC chair concluded that distribution networks had been significantly overbuilt. That was more than two decades ago, government distributor regulated assets are at least three times bigger per customer now.
The chart below – based on data from the AER’s website – examines how the 12 large distributors that cover New South Wales, Victoria, Queensland and South Australia spent their money on infrastructure between 2006 and 2013. This period covers the last five-year price controls established by the state regulators, and the first control established by the AER. It was during this time that expenditure ballooned. The monetary amounts in this chart are normalised by the number of customers per distributor.
<img src="https://images.theconversation.com/files/191134/original/file-20171019-1072-1b07x7v.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
 Distributor spending on infrastructure between 2006 and 2013. Author provided
The first five distributors from left to right (and Aurora) were owned by state governments and the others are privately owned. A clear pattern emerges: the government distributors typically built much more infrastructure than the private distributors. And the government distributors focused their spending on substations, which are much easier to build (or expand or replace) than new distribution lines or cables.
We also know that the distributors’ spending on substations far outstripped the increases in the peak demand on their networks. The figure below compares the change in the government and private distributors’ substation capacity (the blue bars) with demand (the red bars) over the period that most of the expenditure occurred. Again, the amounts have been normalised by number of customers.
<img src="https://images.theconversation.com/files/191133/original/file-20171019-1075-d1dvow.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Substation capacity versus peak demand between 2006 and 2013. Author provided
The gap in spending between government and private distributors is stark. It is also obvious that in all cases, but particularly for the government distributors, the expansion of substation capacity greatly exceeded demand growth - which hardly changed over this period (and is even lower now, per connection).
To put it in more tangible terms, as an average across the industry, peak demand between 2006 to 2013 increased by the equivalent of the power used by one old-fashioned incandescent light bulb, per customer. But government distributors expanded their substation capacity by more than one 100 light bulbs, per customer. The private distributors did relatively better, but still increased the capacity of their substations by the equivalent of about 30 light bulbs per customer.
My PhD thesis included econometric analysis that shows government ownership in Australia is associated with regulated asset values that are 56% higher than private distributors, and regulated revenues that are 24% higher, leaving all other factors the same.
To some, this evidence supports a “government bad, private good” conclusion. Indeed it was this line of argument that the Baird government in New South Wales used to justify its partial privatisation of two network service providers.
But in international comparisons of government and private distributors in the United States, Europe and New Zealand, no such stark differences are to be found. The huge disparity between government and private distributors is a peculiarly Australian phenomenon.
<h2>How we got here</h2>
This Australian exception originates in chronic policy and regulatory failure. As far back as 2011, the Australian Energy Market Commission (AEMC) heard a proposal that government distributors should earn a return closer to their actual cost of financing – a suggestion that would have reduced prices significantly and removed the incentive to gold plate.
In response, the AEMC said the regulations were consistent with the “competitive neutrality” policy. But this is not true: in the policy’s own words, it was designed to stop government businesses from crowding out competitors. Distributors are protected monopolies; they do not have competitors.
The AEMC also argued, somewhat bizarrely, that it was good economics for a regulator to assume that government distributors are privately financed.
This represents the triumph of an idealistic “normative” regulatory model in which regulators act on the basis of how the regulated entity should behave rather than how they actually behave.
But it would wrong to blame the AEMC alone for this failure. All of Australia’s key institutions and governments have agreed that government distributors should be regulated as if they are privately financed. For governments that own their distributors, this has been a wonderfully profitable fiction.
Therein lies much of the explanation for what is effectively, if I may call a spade a spade, a racket.
It is an indictment of Australia’s polity and so many of its economists that the 2011 Garnaut Climate Change Review stands alone, in a library of reviews, as stating this problem clearly. In fact, if you review last week’s report from the ACCC, you will not find a single distinction between the impact of government and private distributors.
And if you thought this was yesterday’s war, you would be wrong. Despite the mass of evidence, our regulators persist in the fiction that ownership and regulation should be independent of one another.
It is difficult not to lapse into despair about Australia’s energy policy morass. Despite the valiant attempts by many, a deeply entrenched culture of half-truths, vested interests, ideology and wishful thinking still characterises all too much of what emanates from the political and administrative leadership of this industry.
Some energy consumers – Prime Minister Malcolm Turnbull among them – will buy their way out of this problem through solar panels and batteries. But the poorest households and many business customers will increasingly be left carrying the can.
<img src="https://counter.theconversation.com/content/86045/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">Australians are angry about electricity. Not unreasonably.
Bruce Mountain is director of carbon and energy markets at Victoria University.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/energy-prices-are-high-because-consumers-are-paying-for-useless-profit-boosting-infrastructure-86045" target="_blank">original article</a>.
</body></html>

Energy prices are high because consumers are paying for useless, profit-boosting infrastructure: Bruce Mountain

<html><body>
The sustained low interest rate environment in Australia continues to drive yield compression in investment property with sales pushing well below 5% and in some cases 4%. 
While this is frustrating for local buyers looking for safe investment opportunities and great for sellers, the question is where is it all going?
Holden Capital’s Construction Finance Market Update for Spring/Summer 2017 tried to figure that out.
The consensus of opinion amongst most economic observers seems to be that for as long as Australia continues to be identified as a safe and stable economy, quality property assets will continue to attract foreign investment. Compared to other competing stable economies, our property sector provides solid returns for investors chasing reliable income with strong WALE’s. 
As a consequence the short to medium term outlook appears to be more of the same with local investors forced to look for bargains amongst lesser investment grade stock and yields could potentially tighten further.
With strong competition for quality tenants driving yield compression in large format retail centres, regionals and the key commercial sectors, the prospects for investment outside of these prime assets is likely to be characterised by local investors targeting more affordable investments and the refurbishment/ gentrification of areas previously passed over in order to reduce capital costs. Volatile stock markets, low interest rates and continuing foreign investment will also continue to drive yield compression so the question is, is there a change on the horizon?
Recent press has seen some commentators forecast the potential for interest rate rises in 2018 on the back of easing concerns around the strength of the underlying economy.
"We take the view that while there continues to be pressures on SME profits, household income growth remains weak and general consumer confidence poor, interest rates are unlikely to show signs of increasing for some time to come," says the market update.
As the squeeze on development funding due to APRA's restrictions began to bite, banks turned their attention to what they could continue to lend against and that was property assets which are income producing.
Investment lending against offices, retail, industrial sectors, hotels, etc forms part of the “Commercial” loan portfolio of a bank and while the regulator would like to see overall exposures kept below 10% of their balance sheets, there was scope for them to in some cases actually grow their exposure and then maintain it in line with their balance sheet growth.
“The emerging challenge for them however, has been that many overseas investors who are acquiring property are chasing a positive yield differential as they view the returns more like annuities so their intention is to hold long term, while in some cities a number of commercial buildings are being converted into residential projects,” says the update.
The weight of this additional capital inflow and demand from these overseas property investors (pension funds, investors and sovereign funds to name a few) aided by local demand has been a key driver of strong commercial property sales in an already low yield investment environment and, has led to a dramatic level of yield compression across these investment sectors.” 
This in turn has raised concerns about overvalued property prices relative to historical benchmarks leading to suggestions of value bubbles and the future sustainability of the values and as a consequence, the banks debt ratios. As to how this will resolve itself is difficult to predict with the extreme being a significant reduction in values at a future date but the more likely outcome is a smaller realignment combined with a significant period of stagnation in values. 
Either way, the banks are playing close attention to these issues and will be looking to avoid a situation where a major realignment would adversely affect their clients but more particularly their ability to remain compliant with APRA’s lending guidelines. All of which serves to demonstrate how the combination of regulatory constraints and concerns around rapidly appreciating values has resulted in a slowdown in investment lending by the major banks. 
<h3>Guide to Commercial Investment Loans</h3>
<a href="https://www.propertyobserver.com.au/images/2017/10/03/HoldenGraph.png" target="_blank">Click to enlarge</a>
 <img src="https://www.urban.com.au/images/2017/10/03/HoldenGraph.png" alt="">
Funding options outside of that sector are somewhat limited. In the recent past, Mortgage Funds provided the bulk of non-bank investment loans however the GFC saw a large number of these players exit the market and the remaining funds have limited capacity and or appetite. Unlike the development finance space where many small private funds have emerged to take advantage of the increased returns (and risk) on offer, there have been few new significant funding sources emerge to fill this void.
As always, there has also been a flight to quality by banks and other lenders seeking to improve the risk profile of their loan portfolios, so while the strong sponsors are being serviced, the gap is widening between them and the rest of the market. 
Investment banks, hedge funds and opportunistic funds have increased their presence as funders of development property transactions, however the very nature of their return hurdles means that term debt is not a strongly targeted investment class. There are options out there, however the challenge is to understand who can fund and what the terms are (pricing, tenure, etc) as the market evolves. 
“So to sum up, the investment lending landscape is not dissimilar to the construction finance sector with similar pressures and again, they are pressures that are not going to change overnight so it pays to have the right advice and support when you are thinking of raising debt for a new acquisition or refinancing,” it says.
 
 
</body></html>

jonathanchancellor-7SQnKwU6yx

Low interest rates compressing yields in investment property: Holden Capital

<html><body>
A 2,435 sqm development site in Williamstown has been bought by a Chinese national for $4.5 million.
Savills sold the vacant corner property at <a href="https://www.realcommercial.com.au/property-land+development-vic-williamstown-502443422" target="_blank">9-27 Kororoit Creek Road</a> with residential zoning.
The land, sold by VicRoads, is opposite the North Williamstown railway station.
Its level crossing is being converted into an overpass.
The site has been in the hands of VicRoads since the 1970s for the purposes of widening the road.
It was subsequently abandoned due to widening on the northern side of the road. The land has been declared surplus. 
</body></html>

Savills sells Williamstown sites to Chinese national

<html><body>
A retail property in Melbourne’s St Kilda leased to popular restaurant and bar Mr Wolf, run by celebrity chef Karen Martini, has been listed.   
The <a href="https://www.realcommercial.com.au/property-retail-vic-st+kilda-502602694" target="_blank">9 Inkerman Street</a> property comprises a large retail premises of 130 sqm and will be auctioned off on November 23 through Savills. 
The price expectations are at least $1.25 million,
The property is being marketed by Savills’ Clinton Baxter, Jesse Radisich and Mark Stafford.
Stafford said “we are expecting bidding of at least $1.25 million at auction, representing a compelling starting annual investment yield of 5% net.”
Baxter added that the property provides investors with a blue-chip investment within one of Melbourne’s most popular suburbs and one that is also securely leased to a well-established hospitality business. 
The restaurant, Mr Wolf, was established in 2004. The cooking show judge and author recently exercised the option for another five-year lease term that started in August, with two further five-year options to follow.
The rental is a conservative $63,000 per annum, with the tenant paying all usual outgoings, and there are fixed 3.5% annual rental increases.
Radisich expects the property to attract investors and self-managed superannuation funds wishing to secure a retail investment with guaranteed growth and a long history of strong trade.  
 
</body></html>

St Kilda retail asset leased to top chef Karen Martini listed

<html><body>
The leading growth markets in Australia are now popping up in unexpected places.
Regional centres like Launceston and Townsville (above), as well as the affordable outer-ring precincts of our capital cities, dominate Hotspotting’s new National Top 10 list for municipalities with the highest number of growth suburbs.
This partly reflects the decrease in the number of rising markets in Sydney and Melbourne, with both the big cities still performing solidly but well past their peaks in terms of sales volumes. The attention is now shifting to other cities.
In the new Spring edition of The Price Predictor Index, the Moreton Bay Region in Brisbane’s north is the No.1 LGA in Australia for growth markets, having overtaken the Sunshine Coast. 
Moreton Bay LGA has 14 suburbs with upwardly-mobile markets, with buyers attracted by affordable prices, infrastructure and jobs nodes. Growth areas include Caboolture, Burpengary, Arana Hills, Bongaree, Deception Bay, Bray Park, Woorim and Warner. 
Morayfield is a key market, with sales around 170 per quarter, compared to 120-130 two years ago.
The Sunshine Coast LGA continues to feature strongly. It has 12 growth suburbs, while the neighbouring Noosa LGA has four. Growth stars include Coolum Beach where quarterly sales are up from around 70 to above 100. Caloundra and nearby Golden Beach are also thriving.
The Adelaide market gets very little national attention but it’s showing considerable resilience and there is growth potential in specific precincts. The Marion LGA in Adelaide’s south-west is the leading market in the South Australia capital, having lifted the number of growth suburbs in each of the past three quarterly surveys.
The Marion LGA, a middle-market area of Adelaide, now has nine rising suburbs, including Oaklands Park (median house price $470,000) which has lifted sales from 18 to 24 to 29 to 30 to 37 to 41 in the past six quarters. Other growth suburbs include Sheidow Park, Clovelly Park, Dover Gardens, Edwardstown and Glengowrie.
The Hobart market has captured national attention as homes sell quickly, rents rise at rates above the national average and price growth challenges the major cities. Within the Hobart metro area, the Clarence LGA is the market leader, although growth suburbs are spread across the city. 
Clarence, on the opposite side of the Derwent from the CBD, includes growth suburbs such as Geilston Bay, Bellerive, Lindisfarne, Rokeby, Risdon Vale and Warrane.
Launceston markets continue to grow in strength, but tend to be overlooked because of growing national focus on results in Hobart. Tasmania’s No.2 city has eight suburbs with growth markets, while the nearby West Tamar LGA has three. Affordable Invermay (median house price $230,000) typifies the growth in this region. Its sales levels have grown from 19 to 22 to 24 to 29 to 34 to 37 in the past six quarters, while sales in South Launceston have risen from 20 to 29 to 34 to 47 to 51.
Townsville in North Queensland is one of the nation’s comeback markets. It is showing increasing signs of recovery from years in which the usually-strong local economy struggled, thanks to the downturn in the resources sector and the closure of the city’s nickel refinery. 
The growing evidence of a revival is likely to gather pace as major events (such as the location of the headquarters for the $20 billion Adani mining project) start to take shape. On the back of improving economic prospects, Townsville now has six suburbs with rising markets. 
Perth too is mounting a comeback after four years in a slump and regions in the north of the metro area are leading the fightback. The Wanneroo LGA is  featuring strongly; it has six suburbs with growing sales activity - remarkable when you consider that the entire Perth metro area had zero growth suburbs only nine months ago. 
The growth markets include Alkimos, Carramar, Clarkson and Hocking. The Wanneroo LGA is the fast-growing municipality in WA and includes several new growth suburbs. As is often the case in such areas, vacancies are high in some postcodes but this will change as demand continues to grow. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au" target="_blank">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
</body></html>

terryryder-YECXbqmri2

Leading growth markets popping up in unexpected places: Terry Ryder

<html><body>
A Canberra office building is set for auction after being fully leased to Seeing Machines for a 10-year term plus option.
The <a href="https://www.realcommercial.com.au/property-offices-act-fyshwick-502563922" target="_blank">165 Canberra Avenue</a> asset in Fyshwick is being auctioned on October 26. Hyperion Property Group has appointed Colliers International to market the campaign.
Seeing Machines is a Canberra start-up and now global organisation listed on the AIM of the London Stock Exchange and currently employ just under 200 people in Canberra.
It develops computer vision related technologies that help machines understand people tracking and interpreting human faces and eyes.
It is a standalone building that has recently undergone cosmetic upgrades, and future tenant works are estimated at $4 million.
Seeing Machines appointed Canberra-based interior design studio, Core Interiors, to design their fit-out.
The two-level building, constructed in 1994, was purpose-built for a technology company.
Colliers International’s Matthew Winter, who is the listing agent, said the 5,256 sqm corner site "presents purchasers with an outstanding long-term proposition.”
“The property lies within the East Lake Precinct which is currently under investigation by the ACT Government for future re-zoning to encourage urban infill via residential development,” said Matthew.
</body></html>

Canberra office building leased to tech company Seeing Machines listed

<html><body>
An office and warehouse complex suited for a corporate headquarters at Bundall on the Gold Coast is being offered for sale via auction through Ray White Commercial Southport.
The freestanding facility at <a href="https://www.realcommercial.com.au/property-offices-qld-bundall-502435078" target="_blank">17 Strathaird Road, Bundall</a>, is being marketed by Wayne Devenport of Ray White.
The auction will be held on October 26. Park Trent, the property advisory group, have been there with signage rights.
The partially tenanted property is on a land area of 3,492 sqm with total building area of 1,931 sqm.
“The asset comprises a two-level quality office of 756 sqm to the front and an 1,175 sqm warehouse to the rear, with two gymnasium tenants occupying approximately 560 sqm of the warehouse area,” he said.
“The property would be an ideal corporate headquarters or investment in a highly sought-after location."
The offices to the front of the building comprise a reception, meeting room, seven offices, 14 station open plan area and full kitchen, coms room and server room.
The second floor has facilities for an eight station open plan area, multiple offices, meeting room, boardroom and kitchen.
The property is zoned ‘mixed use, fringe business precinct’.
 
 
</body></html>

Office-warehouse in Gold Coast's Bundall listed for auction

<html><body>
US doughnut giant Krispy Kreme's securing an outlet at Bulleen Plaza is part of a trend where fast food retailers are looking to expand across Melbourne. 
Earlier this year, the doughnut retailer moved into a site previously occupied by Hungry Jacks, signing a 10-year lease over the 280 sqm property.  
It has more than 19 outlets nationally.
In NSW, Krispy Creme's outlets are at Auburn, Central Station (Sydney CBD), Liverpool - Factory Shop, Mascot -Factory Shop, Penrith and two shops at Sydney’s airport.
In Queensland, Krispy Kreme has its stores at Brisbane Qantas Domestic Terminal, Myer Centre (CBD), Pacific Fair and Shell Nudgee.
In Victoria, they are at Collins St (CBD), Fountain Gate - Factory Shop, Melbourne T1 Qantas, Melbourne T3 Virgin, Melbourne T4 and Swanston Street in the CBD.
In Western Australia, it’s at Myaree, Whitford City Centre - Factory Shop
In South Australia, it is run as a separate business.
<img src="https://www.urban.com.au/images/2017/10/20/KrispyKreme.png" alt="">
The lease for Bulleen Plaza was negotiated by CBRE’s Chris Parry and Tom Perkins.
Located in Melbourne’s north-eastern suburbs, Bulleen Plaza is a neighbourhood shopping centre anchored by a Coles supermarket and more than 60 retail stores. 
<div>Hungry Jacks relocated to a new space in a joint venture with Shell Petroleum.  </div>
<div> </div>
<div>“The transaction highlights the strong interest from fast food retailers looking to expand into the Melbourne metropolitan market, particularly in areas which are seeing high levels of customer footfall such as the north-east,” said Parry. </div>
</body></html>

Krispy Kreme brings its doughnuts to Melbourne's Bulleen Plaza  

<html><body>
Office leasing figures for the Melbourne CBD (size above 500 square metres), show total of 400,053 sqm was leased in the 12 months to September 2017, an increase of nearly 31% over the five-year average, according to Savills Research. 
The Finance and Insurance services sector absorbed 76,631 sqm of this space, 87% of which was prime grade.
“Take-up by the Financial services sector was quite remarkable, the highest in five years and up by 110% over the past 12 months,” said Monica Mondkar, associate director of Research at Savills.   
“Another major triumph for the sector was securing a position amongst the top three occupier categories in the CBD after a five year period. Demand from the Financial and Insurance sector has finally turned a corner, which has previously been contracting since September 2010,” said Mondkar.
Australian Bureau of Statistics counted financial services at 9% of GDP, the largest share by industry type in the national context, which is also a historical high for the sector. 
Financial services’ GDP contribution has surpassed the housing and construction industry and is the leading economic driver, creating wealth and adding jobs, she added.
<a href="https://www.propertyobserver.com.au/images/2017/10/23/Savills0.jpg" target="_blank">Click 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/2017/10/23/Savills0.jpg" alt="">
“Lending services and insurance firms, benefitting from Victoria’s population and construction boom, have been key drivers for the office take-up by the financial services industry. Also, there is pent-up demand from financial planners upgrading or expanding their footprint into the CBD, profiting from a rise in the number of investors favouring alternative investments over the risk-free government bonds (amid a low-interest rate environment).”
Savills director of Office Leasing, Phillip Cullity, said a number of factors were behind the massive surge in financial sector leasing, including jobs and population growth in Victoria, lease expiries, staff retention and recruitment, and efficiency gains.
“The Financial Services sector, in particular, has been proactive in taking advantage of market conditions, locking in rents and incentives before rents begin to rise considerably,” Phillip Cullity said.
“Tenants now realise that, as they are in competition for the best young talent, they must offer modern accommodation that includes the latest building and technology services, meeting and fitness facilities, access to transport, childcare and cafes.’’
Occupiers were also increasingly mindful of the need for more efficient buildings in reducing costs, a key motive for relocation to higher grade properties. 
One-in-five enquiries for office space in the Melbourne CBD in the first nine months of 2017 had come from insurers and financial services providers, added Cullity. 
Other major financial services moves on the horizon include NAB’s 66,000 square metres pre-commitment to 405 Bourke Street and Vanguard Investments considering 10,000 square metres at Cbus’ Collins Arch project.  
The overall reported CBD leasing activity was marginally up on the 394,997 square metres leased in the 12 months prior. Supply constraints have been having an impact on the market. To put this in perspective, Melbourne CBD’s vacancy rate declined to 6.5% at July 2017 from 7.1%  a year ago.
66% of the total leased space was Prime grade. Direct leases measured 219,874 square metres, while 148,942 square metres was pre-committed space. Growth in pre-committed space was at record high levels, up 350% from 12 months prior. 
The make-up of Melbourne CBD’s occupiers is diverse with the Government &amp; Community sector continuing its domination at 39%, followed by Property &amp; Business Services at 32% and Financial &amp; Insurance ranking the third largest sector by leasing 19%. 
“We can expect a number of significant leases to be concluded prior to the Christmas holiday period resulting from a strong pipeline of occupier requirements in the market,” Cullity said.
Savills tenant enquiry analysis revealed current tenant enquiries (above 500 square metres) measure about 250,000 square metres, all to be leased between the remainder of 2017 and 2018 in the CBD. 
“Last year Melbourne CBD’s net absorption was 128,000 square metres which smashed the 10-year average at 76,000 square metres, and all indications are suggesting that we are in for another strong year.With vacancy levels forecasted to fall further, outlook over the next 12–18 months is expected to be very positive,” Mondkar said. 
NAB’s monthly Business Conditions Index was at 14 points in September 2017 – almost three times the long-run average (+5). Victoria’s economy continues its drive with the strongest population growth in the nation and a major focus on jobs growth.
Latest ABS figures reveal that the largest year on year increases in employment were recorded in Victoria (up 96,791 persons) in August 2017. “What is notable about the Victorian economy is that growth in full-time jobs has been material over the last year indicating stronger employment metrics for Victoria,” according to Ms Mondkar. 
Growth in professional job advertisements in VIC (4.37%) remained considerably higher than the 2.14% national average. Professional job ads have been consistently positive in Victoria over the last three years with job advertisements in August 2017 at their highest level since May 2012. 
“This is clearly reflected in positive net absorption numbers in Melbourne CBD. With growth in professional job ads still strong in the current quarter, it would be prudent to expect this to translate to continued CBD net absorption performance over the 2017-18 period,” said Mondkar.
 <a href="https://www.propertyobserver.com.au/images/2017/10/23/Savills1.jpg" target="_blank" style="font-size: 12.16px;">Click 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/2017/10/23/Savills1.jpg" alt="">
Monica Mondkar is an Associate Director of Research in Savills Melbourne. 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. To learn more about Savills, visit <a href="https://www.savills.com.au" target="_blank">savills.com.au</a>
</body></html>

Latest Investing Insights

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Investing Insights

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News