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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Fortitude Valley has the highest proportion of properties rented in 2016 in metropolitan Queensland, according to CoreLogic’s latest report.
The property data firm says that 65% of properties in Fortitude Valley are rented.
This is an increase of 5% compared to 2011 and 10% higher than in 2006.
A two bedroom unit at 79/41 Gotha Street, Fortitude Valley (above) is available for rent for $450 per week.
Another two bedroom unit at 401/29 Robertson Street, Fortitude Valley (below) is available for $550 per week.
<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/2017/07/27/401_29%20Robertson%20Street.jpg" alt="">
A one bedroom studio at <a href="https://www.realestate.com.au/property-studio-qld-fortitude+valley-421732890" target="_blank">C69/131 Wickham</a>, Fortitude Valley (below) is available for rent for $290 per week.
<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/2017/08/30/C69_131%20Wickham.jpg" alt="">
A two bedroom apartment at <a href="https://www.realestate.com.au/property-house-qld-fortitude+valley-421722542" target="_blank">43/35 Gotha Street</a>, Fortitude Valley (below) is available for $470 per week for rent.
<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/2017/08/30/43_35%20Gotha%20Street.jpg" alt="">
Parramatta – Rosehill has the highest proportion of rented properties in 2016 for metropolitan Sydney, according to CoreLogic’s latest report.
The property data firm says that 64% of properties in the Parramatta – Rosehill area are rented.
Below is the residential vacancy rates for Parramatta according to SQM Research.
<a href="https://www.propertyobserver.com.au/images/2017/07/27/Screen%20Shot%202017-07-27%20at%2012.21.14%20pm.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/2017/07/27/Screen%20Shot%202017-07-27%20at%2012.21.14%20pm.jpg" alt="">
In 2006 60% of properties in the area were rented, but it then fell in 2011 to 57% before increasing again in 2016.
Below is the implied property gross rental yield for Parramatta according to SQM Research.
<a href="https://www.propertyobserver.com.au/images/2017/07/27/Screen%20Shot%202017-07-27%20at%2012.21.47%20pm.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/2017/07/27/Screen%20Shot%202017-07-27%20at%2012.21.47%20pm.jpg" alt="">
A two bedroom unit at 10/2-6 Campbell Street, Parramatta is available for rent for $520 per week.
Another two bedroom unit at 6/27-29 Sorrell Street, Parramatta (below) is available for $420 per week.
<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/2017/07/27/6_27-29%20Sorrell%20Street.jpg" alt="">
The Melbourne CBD has the highest proportion of rented properties in metropolitan Melbourne for 2016, according to CoreLogic’s latest report.
The property data firm says that 63% of properties are currently rented.
Below is the residential vacancy rates for Melbourne according to SQM Research.
<a href="https://www.propertyobserver.com.au/images/2017/07/27/Screen%20Shot%202017-07-27%20at%2011.42.40%20am.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/2017/07/27/Screen%20Shot%202017-07-27%20at%2011.42.40%20am.jpg" alt="">
In 2006 57% of properties in the area were rented before it increased to 59% in 2011 before rising again in 2016.
Below is the implied property gross rental yield for Melbourne according to SQM Research.
<a href="https://www.propertyobserver.com.au/images/2017/07/27/Screen%20Shot%202017-07-27%20at%2011.43.26%20am.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/2017/07/27/Screen%20Shot%202017-07-27%20at%2011.43.26%20am.jpg" alt="">
A one bedroom unit at 1/9 Bell Street, Fitzroy is available for $485 per week.
A two bedroom house at 14 Hughes Street, Carlton North (below) is available for $410 per week.
<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/2017/07/27/14%20Hughes%20Street.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Fortitude Valley has 65% of properties as rentals: CoreLogic

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<div>The share of interest-only loans fell sharply towards the 30 per cent proposed regulatory cap in the June 2017 quarter, as bank incentives to switch towards principal and interest products had the desired impact. </div>
<div> </div>
<div>Treasurer Scott Morrison will argue that the "scalpel" approach to cooling this sector of the market has been successful, forcing Aussies to begin paying back their mortgages sooner. </div>
<div> </div>
<div><a href="https://www.propertyobserver.com.au/images/2017/08/30/IO1.jpg" target="_blank">Click to enlarge</a></div>
<div><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/2017/08/30/IO1.jpg" alt=""></div>
<div> </div>
<div>For ADIs with greater than $1 billion in residential term loans, new loans to investors also dropped back to a 34.5 per cent share of the new lending market, now well down from 42.5 per cent in the June 2015 quarter. </div>
<div> </div>
<div>The share of high loan to value ratio (LVR) loans has also diminished considerably over the past 10 quarters, which makes life tough for first homebuyers, but arguably reduces mortgage exposure risk in aggregate.  </div>
<a href="https://www.propertyobserver.com.au/images/2017/08/30/APRA2.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/2017/08/30/APRA2.jpg" alt="">
<div>Despite these changes in the composition of exposures, lending growth remains strong, with total ADI exposures rising by +7.3 per cent over the financial year to $1.54 trillion. </div>
<div> </div>
<div>That's an increase of +$105 billion over the 2017 financial year, ever-so-slightly less than the +$107 billion increase seen in FY2016. </div>
<div> </div>
<div>The growth in ADI exposures to owner-occupiers was particularly strong, rising by +8.1 per cent to beyond $1 trillion for the first time. </div>
<a href="https://www.propertyobserver.com.au/images/2017/08/30/APRA3.jpg" target="_blank">Click to enlarge</a>
<div class="separator"><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/2017/08/30/APRA3.jpg" alt=""></div>
<div> </div>
<div>Activity in new low-doc loans and other non-standard loans continued to decline, as has consistently been the case now since 2009. </div>
 
<div>The wrap</div>
<div> </div>
<div>Overall, there was not much of a slowdown in evidence here, even if the composition of lending has shifted. </div>
<div> </div>
<div>Furthermore, non-banks have been growing their mortgage books apace - the dollar value of Pepper's residential loan originations soared by +17 per cent in H1 2017, for example. </div>
<div> </div>
<div>After accounting for these changes it's questionable that there has been any meaningful slowdown at all in the pace of mortgage lending. </div>
<div> </div>
<div>
PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank">Four Green Houses and a Red Hotel</a>.
</div>
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pwargent-M4siyDbqQY

ADI home loan exposure pass $1 trillion: Pete Wargent

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A retail property in Melbourne’s south-east bayside suburb of Sandringham is set to go under the hammer on September 20 with price expectations of more than $750,000.
The shop at <a href="https://www.realcommercial.com.au/property-retail-vic-sandringham-502509914" target="_blank">1/36 Station Street</a> forms part of a three-level building comprising two levels of apartments.
The ground floor shop is utilised as a professional office suite and includes a reception area, two partitioned offices, boardroom, kitchen/amenities area, and a bathroom.
The shop is close to public transport and other amenities.
The 106 square metre retail space is being marketed by Teska Carson’s Luke Bisset and George Takis.
The property will be sold subject to a lease to Low Development Group, and currently returns $38,935 per annum. A market review in November is expected to increase the rent to $39,500 per annum.
Bisset said the tightly held, vibrant, bayside location provided the property with strong potential which would continue to see strong capital growth. 
Takis said Melbourne’s nation leading population growth, particularly in the coveted bayside suburbs, was an additional driving force that would continue to provide prospective purchasers with opportunities.  
 
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jonathanchancellor-7SQnKwU6yx

Leased retail space in Melbourne's Sandringham up for auction 

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There's whispers Telstra CEO Andrew Penn and wife Kallie Blauhorn have bought in Prahran.
The pinpointed $3.5 million purchase would represent an interesting move as its a warehouse advertised by Teska Carson as a blank canvas for a state of the art home office. There's talk an art gallery residence could be on the drawing board.
Set on 500 sqm, the warehouse came with permit for 10 luxury apartments. 
The couple have listed in South Yarra where their contemporary townhouse comes with price expectations between $3 million to $3.3 million.
<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/2017/08/30/Screen%20Shot%202017-08-30%20at%202.48.01%20pm.jpg" alt="">
It cost $2.35 million new some seven years ago.
The UK-born executive migrated to Melbourne in 1992 and joined Telstra in 2012 as their chief financial officer.
This article first appeared in The Weekend Australian Mansions Australia section.
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Whispers Telstra CEO Andrew Penn has bought Prahran warehouse

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The NSW Land and Environment Court has ruled in favour of a garden outlet owner in Sydney’s Haberfield over a valuation dispute between him and the Roads and Maritime Services which acquired the property.
Judge Sheahan ruled that the applicant, Dan Wei Zheng’s claim for market value through his valuer was preferred to the government valuer.
The RMS compulsorily acquired the land owned by Dan Wei Zheng at 269 Parramatta Road, Haberfield on 15 December 2015 for the construction of Stage 1(b) of the NSW government’s WestConnex Motorway M4 East Project, involving the extension and widening of the M4 Motorway from Parramatta to Haberfield. 
The land area is 1,353.2 sqm with a potential floor space area of 2,029.9 sqm (if redeveloped) and contained buildings originally constructed around 1970 for use as a service station, but were used as a warehouse and display area for the sale of stone products such as bench tops, statues and garden features, noted the judge.
Valuers from the two sides, Messrs John Sanidas for the original owner and government valuer Lunney said the direct comparison method should be the primary valuation method.  
Even, adopting the same valuation method, the two experts arrived at two different market valuations being $805,000 apart. 
David Lunney determined market value at $3,755,000 or $1,850 of potential gross floor area. 
Dan Wei Zheng’s case for valuation was determined by Sanidas who found the market value at $4,560,000 or $2,250 of potential gross floor area. 
The valuer-general valued the land for RMS at $3,635,000 or $1,790 of potential gross floor area.
“In general terms, I prefer Sanidas’s evidence to Lunney’s, but I need now to explain my reasons,” said the judge.
When the two experts adopted secondary (or check) valuation method i.e capitalisation of (notional) rent a difference of $1,760,000 was revealed. 
The government valuer determined ($2,500,000) whist Sanidas determined ($4,267,000). 
Sanidas said the close assessments based on the primary and secondary methodologies was largely due, in his view, to competing property market segments. For example, the owner occupier and or investment/development market segment each saw comparable underlying land value.  
The judge noted that “given the disparity between the valuer’s applications of their secondary/check method – capitalisation of (notional) rent – I do not consider it necessary or useful to go into detail, beyond noting that the figure arrived at by Sanidas, when employing this method ($4,267,000) is reasonably comparable to the value at which I have arrived after my analysis of the valuation evidence”.
While the valuers agreed regarding what constituted the highest and best use of the land, as it existed at the date of acquisition, Sanidas said the land had the further advantage of being able to continue indefinitely in a profitable manner. 
The valuer for the RMS submitted that the improvements to the site at the date of acquisition represent a significant underdevelopment, which were at the end of their economic and functional life; albeit nevertheless capable of ongoing use. 
Sanidas said the jurisdiction of the NSW Land and Environment Court allow where a person or business is dissatisfied with the award of compensation determined by the Valuer-General in connection with the compulsory acquisition of land, that person or business is entitled to have that determination reviewed by a judge of the Land and Environment Court, in what is known as ‘Class 3’ of the Court’s jurisdiction.  
Class 3 is unique, because it represents the only forum in which an applicant may go to have their compensation reviewed by a third party. 
The valuers identified the “Bunnings precinct” as a prime retail hub for, particularly, industrial and construction goods. That hub benefitted from exposure to very heavy passing traffic, but there were competing views as to how far from the Bunnings corner along Parramatta Road, the precinct extended to the east (city bound). 
But there was general agreement between the expert valuers as to the number of adjustments to apply to the evidence. The three adjustment factors included:-      
1.The Bunning Precinct - location advantage due to large traffic volumes 
2.Corner advantage - evidence showing premiums paid for corner sites 
3.Monthly market improvement- evidence showing market growth of 1.5% per month or 18% per annum. 
The adjustment — 5% of 15% — to be applied to the evidence was for the court to determine. 
The court’s adjustment ultimately saw a judgement for market value $4,560,000/$2,250 sqm generally in line with Sanidas’ determination of market value. 
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Valuation court rules in favour of Haberfield site owner whose site was acquired by RMS

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GUEST OBSERVER
The Property and Construction sector has rightly been identified by the Queensland Government as one of the four pillars of the economy, alongside Tourism, Agriculture and Resources.
The sector consistently contributes approximately 11% of Queensland’s gross state product. After Health and Retail, it is the third largest employer. 
Worryingly, of the $42.75 billion allocated to infrastructure over the next four years, only $4.8 billion will be invested in regional Queensland. Historically, on average, less than 12% of infrastructure spending is invested into regional infrastructure development.
The question then is: is that distribution equitable and can our budgets be brave enough to significantly shift the historical balance in favour of regional over metropolitan infrastructure and development? The arguments in favour of being brave are compelling.
For their contribution and according to Regional Australia Institute (RAI), regional cities will have added $375 billion to the national economy by 2031. With the Queensland economy in a transitional phase and on a continued downward slide from the resource boom, taking advantage of the opportunities that regional cities provide has never been more important.
Regional cities north of Brisbane are optimistically investing in long rather than short term strategies. Geographic opportunities in the agri-foods and freight logistics sub-sectors offer possibilities that the north is able to yoke through harnessing untapped water supplies and developing agricultural potential in its vast plains. A northern food bowl would help sustain the emerging and ever increasing demographic realities that the likes of China and Singapore face. 
The resultant logistic hubs could in parallel, sustain other economic stimulators. Toowoomba’s Wellcamp Airport for example has had a significant impact on local food and horticultural production for which commercial freight flights have commenced. Further north, Mount Isa Regional Council predicts that the new Mount Isa to Tennant Creek rail link will be the stimulus for an economic corridor that will boost local economies along its route and diversify that particular region’s mining focused economies into other sectors. 
Airports could unlock the two-stop long-haul flights to Europe and therefore lure large carriers who currently use Dubai or Hong Kong as a preferred international stopover. How? Qantas, for example, has already commenced direct flights from Perth to London. By making Broome or Mackay the first stopover for a long range ‘Dreamliner’ or similar flight to London, Australia’s regional tourist hubs could be the next mega transit hubs in their own right. Bernard Salt suggests that this will help create new secondary cities equitably spread (geographically) across Australia.
Regional cities are recognising that the knowledge worker can work from anywhere as long as they have access to their tools and technology. Sunshine Coast Council for example plans to link its region directly to global communications systems in Asia, the Pacific and the United States by encouraging the private sector to deliver an international submarine broadband cable connection that would land at Maroochydore. Initial economic modelling indicates that this initiative will generate an additional $700 million to the Sunshine Coast economy every year and $1.1 billion annually to the state’s economy.
The Commonwealth Government’s embracing of the UK’s City Deals, Growth Deals and Smart specialisation concepts is a step in the right direction to managing regional infrastructure growth and investment. City Deals are agreements between the Commonwealth Government, a state or territory government, and local governments to enhance economic activity and liveability. They work by developing collective plans for growth and commitments to action, investment, reforms and governance from the associated stakeholders. Already, the first city deal agreements have been signed this year for Townsville and Launceston. 
It is demonstrably evident that regional cities are now starting to think bigger than ever and making their own luck in the process. However it is only with sound equitable funding of infrastructure initiatives with strong leadership that sustainable and long term success can be achieved. Are our leaders brave enough to push for a strong catalytic stimulus to regional infrastructure development and fundamentally shift the balance of growth, population, economic benefit and employment?  
Lawson Katiza is Project Director, Savills, and can be contacted <a href="https://www.savills.com.au" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Being brave in budgeting for regional infrastructure: Lawson Katiza

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Australia’s tourism sector continued to thrive over the 12 months to June 2017 despite a moderation of global economic conditions, says Deloitte Access Economics’ latest report on the sector.
International visitor numbers to Australia increased 8.9% over the past year to 8.5 million, according to The Tourism and Hotel Market Outlook.
Chinese visitors eased over the first half of 2017, but was still up 9.9% over the year.
“Continuing growth in visitor arrivals and expenditure highlight tourism is among the fastest growing sectors in the Australian economy,” said Adele Labine-Romain, Deloitte national Tourism, Hospitality and Leisure leader.
Deloitte's previous report in February had said international visitation to Australia was growing at nearly three times the rate of global travel.
Commenting on the Chinese arrivals, Labine-Romain said while it was less impressive than recent years, the number still more than doubled in the last five years and now represents 15% of all arrivals into Australia.
<a href="https://www.propertyobserver.com.au/images/2017/08/28/Aug30CommPropChart1.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/28/Aug30CommPropChart1.png" alt="">
India continues to gain market share on the back of exceptional economic performance, recording growth of 8.9%. Also significant, the US, which for the second year running recorded arrivals growth of around 14%, beating the UK as Australia’s third largest international market.
“Growth of this magnitude in the face of slowing arrivals from China signals a healthy diversification of Australia’s international growth profile,” said As Labine-Romain.
“Visitors from Japan, Malaysia, South Korea and Hong Kong also chalked up double-digit growth in arrivals in a further indication of the broad-based underpinnings of this current wave of international tourism.” 
International visitor trips continued to grow across all states and territories. 
Tasmania retained its position as Australia’s fastest growing stopover destination for international travellers, growing at 15.8% and the only state to post double-digit growth over the year. New South Wales, buoyed by solid demand across all major visitor segments, also outperformed the national average, growing 9.9% over the year. Western Australia came in third overall, with 8.7% growth over the year, but topped the destination growth for international holidaymakers, posting a 16.8% gain.
<a href="https://www.propertyobserver.com.au/images/2017/08/28/Aug30CommPropChart2.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/28/Aug30CommPropChart2.png" alt="">
On the domestic front, growth in trips at home has slowed since the 2017 February Outlook (down to 3.1% from 4.8%), with an uptick in corporate travel insufficient to counter the stalling of growth in domestic leisure travel.
“In part, this reflects a pattern of generally weaker spending by Australian households,” explained Labine-Romain. “As growth in household incomes has slowed, so too has consumer spending and with that, spending on leisure travel.
“Growth in outbound leisure travel has also slowed from 4.5% to 3.7% over the year to June 2017. So it’s not the case that Australians are substituting international holiday destinations for Australian ones.  Rather, they are travelling a bit less overall.”
The performance of Australia’s hotel sector was modest in the first half of 2017, with room occupancies averaging 68% on the back of 0.3% growth.
“National performance was weighed down by weaker growth in Melbourne, Perth, Darwin and Brisbane. Melbourne is working to absorb recent additions in supply in the market, while Perth, Darwin and Brisbane are contending with additional supply and softer demand conditions due to exposure to the mining sector. Together, these markets represent 45% of capital city markets and 17% of aggregate hotel revenue nationally. Hence their lacklustre performance was reflected in the national figures, and ultimately weighed on performance relative to expectations,” added Deloitte Access Economics’ Bryon Merzeo.
Leisure travellers and people visiting friends and relatives continued to substitute traditional accommodation for sharing economy options. The growth in private rental nights is more than double the growth in nights in traditional short-term accommodation (9.2% vs. 3.7%), though from a much smaller base. Holiday travellers, in particular, look favourably upon private rentals with use of private rentals by Australian holidaymakers growing at nearly double its five-year average.
<h2>Highlights:</h2>
<ul>
<li>Highest year-to-date growth in average daily rate (ADR) and revenue per available room (RevPAR) was seen in Tropical North Queensland (TNQ), Sydney and Canberra</li>
<li>TNQ was the standout as ADR grew 4.2% over the first half of 2017 and RevPAR jumped 8.5%</li>
<li>Canberra was another standout with 3.7% room rate growth and 6.6% RevPAR growth in the year.</li>
</ul>
“Global economic conditions remain favourably orientated for Australian tourism,” said Labine-Romain. 
“Yes, travel costs are expected to increase as oil prices continue to rebound. But global output and income growth are expected to maintain momentum over the next three years. Asia’s large and fast-growing economies are forecast to largely continue the growth that has underwritten the tourism boom experienced by Australia over recent years.”
Deloitte Access Economics forecasts international visitor trips to grow by 6.9% p.a. and visitor nights by 6.4% p.a. on average over the next three years – a strengthening of growth expectations. The visitor growth will be led by India at 12%, closely followed by China and Indonesia at 10%.
“The realisation of this growth will see visitor arrivals reach the 10 million milestone in 2020 and international visitor nights overtake domestic visitor nights in 2023,” said Labine-Romain.
For domestic tourism, the recent slowdown in holiday travel by Australians points to a broader slowing of discretionary income and consumer spending. As income growth picks up, so too will discretionary expenditure and hence leisure travel. The stalling witnessed over the last 12 months is not expected to persist with domestic trips forecast to grow by 3.4% p.a. and visitor nights to grow by 3.3% p.a. on average over the next three years. 
While demand for hotel accommodation is projected to grow at 3.2% p.a., supply is also forecast to expand solidly, growing by 2.8% p.a. nationally. Although the number of new hotel rooms added to the market slowed during the first half of 2017, with 1,418 rooms added across 10 projects, another 1,407 new rooms have opened in July and August alone.
“This represents a further narrowing in the supply-demand growth differential and hence a further easing of occupancy growth expectations,” Merzeo said.
“The spread of individual market performance outlooks continues to widen. Tropical North Queensland and the Gold Coast are forecast to lead the key markets in terms of RevPAR growth over the medium-term. While Perth and Brisbane are still working through booms in their respective supply pipeline, and will struggle to realise improvements in performance over the next three years. Relative to previous editions of the Outlook, the largest movers in expected performance are Melbourne and Hobart, which have fallen away considerably on the back of greater expected supply.”
Overall, the national trend occupancy rate is forecast to grow by 0.3% p.a. over the next three years to reach 68.5% in 2019.
“This represents a softening compared to previous forecasts, clearly impacted by the significant strengthening in national supply pipeline,” added Merzeo.
Room rates are forecast to steadily grow over the next three years, increasing by 2.8% p.a. to reach $171 in 2019, while RevPAR will show healthy growth of 3.1% p.a. to reach $117 in 2019.
 
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Tourism sector posts another year of remarkable growth: Deloitte Access Economics

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Michael Willems, who moved from selling trophy houses to marketing commercial and industrial properties, has just sold his first pub.
The Ray White Commercial agent found a buyer, at $1.9 million, for a Slacks Creek hotel that has been on the market for nine months.
The Moss Street International comes with a bottleshop.
It has been sold by a company associated with John Dalziel.
The purchaser of the 5000 sqm site, which lends itself to industrial development, has not been revealed.
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Michael Willems sells Slacks Creek property

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A South Yarra retail property has been listed for sale.
The <a href="https://www.commercialrealestate.com.au/property/207-commercial-road-south-yarra-vic-3141-2013765585" target="_blank">207 Commercial Road</a> property is located in the heart of Stonnington. It spans 110 sqm.
It is being marketed as a good opportunity to secure a freehold shop. The property has a rear lane access and popular food and cafes are close by with high exposure.
The property has a zoning permit for a Commercial 1 and there is a development opportunity available (STPA)
It is  next door to Prahran Market.
The property is offered through Beller Commercial agents Glenn Ye and Fred Nucara.
It last changed hands for $1,515,000, according to Corelogic RP Data.
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South Yarra freehold shopfront listed for sale

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Two adjoining commercial properties in the Brisbane suburb of Kangaroo Point, opposite the Shafston Hotel, have been snapped up for $1,940,000 in an off-market deal through Savills.
A local investor purchased the properties at 289 and <a href="https://www.realestate.com.au/property/291-shafston-ave-kangaroo-point-qld-4169" target="_blank">291 Shafston Avenue</a>.
The recently refurbished buildings provide nearly 350 sqm of net lettable area.
The properties sit on a 767 sqm site and feature a digital billboard leased to GOA on a 10-year term.
The sale marked a passing yield of 4 percent.
The selling agents were Nick Russell and Jack Morrison of Savills.
Russell said the properties appealed to the investor for a number of reasons, including their prime location, closeness to the CBD and their potential for solid returns and long term capital growth.
“The purchase represents a yield play for the investor as well as a solution for his own office requirement," said Russell.
"One of the buildings is leased to an architecture firm, however the other is available, allowing the investor to move his own office into half of the available building’s space and lease out the remainder.”
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