Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Joel Robinson

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

The wave of apartment proposals sweeping through Mosman shows no signs of slowing, with another major residential development lodged through the NSW Government's State Significant Development pathway.

Developer First Quadrant Properties, which recently completed Willoughby Grounds and has several projects in planning across the North Shore, has unveiled plans for <a href="https://www.apartments.com.au/new-apartments/cove-on-ourimbah-40-56-ourimbah-road-mosman-nsw-2088">Cove on Ourimbah</a>, a 63-apartment development on Ourimbah Road, adding to the growing pipeline of projects reshaping one of Sydney's most tightly held harbour suburbs.

The proposal would consolidate nine properties at 40-56 Ourimbah Road into a part eight, part nine-storey apartment building, continuing the momentum created by the NSW Government's accelerated planning pathways that have seen several significant developments emerge across Mosman over the past 12 months.

Designed by Doroch Architects, the project would deliver 63 apartments, resident wellness facilities including a gym, pool and sauna, landscaped communal spaces and basement parking, while using recessed upper levels, generous setbacks and extensive planting to reduce the perceived scale of the building.

<img alt="First look: First Quadrant Properties eyes nine-storey Mosman apartment project under State Significant pathway" data-entity-type="file" data-entity-uuid="32ee68e4-141e-4a10-8f83-48e961a5e71e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Ourimbah%20Road%2C%20Mosman%20a.png?VersionId=CUeILFc6APlwXPc.iplElbxHvREKwjig" />

Doroch Architects said the building had been designed to reinforce Mosman's established character.

"The building's aesthetic is grounded in the existing residential character of Ourimbah Road and the broader Mosman context," the architect noted in the planning documents submitted to the NSW Government.

The design adopts a contemporary material palette of natural stone, textured concrete and brown concave metal cladding, complemented by integrated planters and deep balconies. The podium incorporates softened curved concrete forms, while increased setbacks have been provided adjacent to the heritage-listed property at 60 Ourimbah Road to create a more sympathetic transition.

The site sits around 330 metres from Mosman Town Centre, placing it within the NSW Government's Low and Mid-Rise Housing policy area, where increased residential density is being encouraged close to shops, transport and services.

The proposal follows a string of major apartment projects lodged or declared State Significant in Mosman in recent months, including Abadeen's 100-apartment Honeysuckle Garden redevelopment on Military Road and several other developments across Awaba Street, Redan Street and Muston Street from the likes of Time &amp; Place, HELM and Prosker Property.

&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/time-place-to-take-on-mosman-apartment-market">Time &amp; Place to take on Mosman apartment market</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-abadeen-plans-100-apartments-on-former-honeysuckle-garden-site-in-mosman">First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman</a>

&nbsp;

First look: Another major apartment proposal signals Mosman's development boom

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

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The latest housing data from the Australian Bureau of Statistics (ABS) shows that while lending to owner occupiers is fairly flat, demand from the investor segment has continued to stall. 
When you dig deeper, the data shows that owner occupier demand is growing for new lending as refinancing stalls.
The April 2017 housing finance data indicated over the month there was $32.5 billion worth of commitments which was -1.6% lower than the $33.0 billion in commitments in March.  Relative to April 2016, the value of housing finance commitments was 3.6% higher in April of this year.
<a href="https://www.propertyobserver.com.au/images/2017/06/09/chart-1-1.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/2017/06/09/chart-1-1.jpg" alt="">
Over the month of April 2017 there was $19.9 billion worth of housing finance commitments to owner occupiers which was actually the lowest value of lending to owner occupiers since November 2016.  There was a further $12.6 billion in finance commitments to investors which was the lowest value of lending to this cohort since September 2016.  Remember that the cooling of investor lending has largely occurred before the recent changes to investor lending policies have come into effect.  Investors have though been feeling the impact of greater interest rates increases than those implemented for owner occupiers.
<a href="https://www.propertyobserver.com.au/images/2017/06/09/chart-2-1.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/2017/06/09/chart-2-1.jpg" alt="">
The $19.9 billion in owner occupier housing finance commitments in April 2017 consisted of $1.9 billion for the construction of dwellings, $1.1 billion for purchase of new dwellings, $5.8 billion for refinancing of established dwellings and $11.1 billion for purchase of established dwellings.  The above chart highlights how the value of lending for purchase of established housing stock is continuing to lift while refinancing has continued to slow.  In fact, the value of lending for the purchase of established housing was at its highest level since November 2015 while the value of refinances for established dwellings was at its lowest level since May 2015.  The value of housing finance commitments for refinancing of established dwellings is now -20.9% lower than it was at its December 2015 peak.
<a href="https://www.propertyobserver.com.au/images/2017/06/09/chart-3.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/2017/06/09/chart-3.jpg" alt="">
Investors committed to $12.6 billion in housing finance commitments over the month consisting of $1.1 billion for the construction of dwellings and $11.4 billion for established housing.  Investor housing demand is slowing, due to a pull-back in demand for established investment properties.
<a href="https://www.propertyobserver.com.au/images/2017/06/09/chart-4.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/2017/06/09/chart-4.jpg" alt="">
Looking at lending across the states and territories the thing that is immediately noticeable is how overweight investment lending is in New South Wales and to a lesser degree in Victoria.  In fact New South Wales is the only state in which new lending to owner occupiers is lower in value than lending to investors.  The state level data is not seasonally adjusted and given the large volume of public holidays in April the data is generally weaker than data from March, nevertheless when we look at the proportion of lending it shows that there is some emerging weakness in investor lending.
<a href="https://www.propertyobserver.com.au/images/2017/06/09/chart-5.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/2017/06/09/chart-5.jpg" alt=""> 
If you strip out refinancing to focus on only new lending, the majority of new lending in New South Wales is to investors while in most other states and territories investors are less than 40% of new lending.  Compared to recent levels the proportion of lending has slowed in New South Wales falling from 57.6% in January 2017 to 55.3% currently, it has also fallen in Victoria from 47.6% of all new lending in September 2016 to 46.8% currently.  The pull-back in lending to investors in the two most populous states which also have the hottest housing markets would be encouraging for banking regulators.  Of course, both of these states are still seeing investor participation which is well above long-term average levels and a further pull-back, which is anticipated, could slow the rate of value appreciation in Sydney and Melbourne.
Overall the data points to further weakness in housing finance demand from investors and from owner occupiers that are refinancing.  The investors slowdown is likely due largely so far to the higher interest rates being pushed to customers, with a crackdown on new interest-only lending yet to come into effect it is reasonable to expect further weakness in investor demand over the coming months.  In terms of refinance, this is potentially slowing because some of the lending policy changes are making it more difficult for people to refinance, particularly if it is with the intention to then take out an investor loan.
If, as expected, the weakness in housing finance demand continues, it is likely to lead to a slowdown in housing demand.  As a result this would likely lead to slower levels of value growth over the coming months, particularly once the tougher lending rules come into effect for interest-only lending.  This is even before considering the potential for additional costs due to the banking levy and the recent credit downgrading of the non-major banks which are likely in some form to be passed on to mortgagees.
Cameron Kusher is head of research for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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Investor demand and refinancing by owner occupiers continues to stall in April 2017

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The number of new dwellings financed remained at a historically high level in April, but was slightly lower than in the preceding month.
Analysts are watching closely for signals of this construction cycle rolling over in a disorderly fashion, but up until April at least purchase activity had remained relatively robust. 
<a href="https://www.propertyobserver.com.au/images/2017/06/09/A1.jpg" target="_blank">Click to enlarge</a>
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At the state level owner-occupier financing of new builds is tracking at historically high levels in all three of the most populous states. 
<a href="https://www.propertyobserver.com.au/images/2017/06/09/A2.jpg" target="_blank">Click to enlarge</a>
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First homebuyers to recede
The number of first homebuyers has been sliding in recent years, following on from a huge spike during the financial crisis when a raft of incentives and grants were introduced.  
Some first time buyers have been opting to buy investment properties instead in recent times, particularly in expensive Sydney, in turn depressing the number of first homebuyers recorded. 
<a href="https://www.propertyobserver.com.au/images/2017/06/09/A3.jpg" target="_blank">Click to enlarge</a>
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The annual number of first homebuyers has also fallen by 29 per cent in Western Australia since October 2013, with the Perth market seeing very subdued sentiment since that time. 
First homebuyer activity is likely to drop off between now and July 1, when new grants and stamp duty exemptions are set to be introduced in the states of New South Wales and Victoria. 
<a href="https://www.propertyobserver.com.au/images/2017/06/09/A4.jpg" target="_blank">Click to enlarge</a>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/">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">Four Green Houses and a Red Hotel</a>.
 
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pwargent-M4siyDbqQY

NSW first homebuyers to dwindle until July: Pete Wargent

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There are various factors that needs to be considered before an apartment could be considered a penthouse, according to Secret Agent’s latest bulletin.
In their latest bulletin, Secret Agent looked into penthouse apartments across inner Melbourne and said besides occupying the top floor of a medium to high rise building, for an apartment to be considered a penthouse, it also had to have a distinguished floor plan.
“Out of 1,908 apartments sold around inner Melbourne since January 2016 to May 2017, there were only 21 penthouse apartments," Secret Agent said.
“All of these were new, post-90s builds except for 2 warehouse conversions.
“These penthouses were concentrated around the CBD, inner East and inner South suburbs.
“Note that our results were skewed towards the sub-$3 million penthouse market, as information on apartments sold above this value is generally less accessible.
“Most of the apartments in our study are not whole-level penthouses,” the bulletin stated.
Penthouse apartments are much higher than the average price of apartments the group says.
“Unsurprisingly, the average price per square metre of penthouses ($11,076/sqm) is approximately 27% higher than the inner Melbourne average ($8,724/sqm).
“The price per internal square metre of these penthouses decreases as the number of bedrooms increases.
“Generally, 3 and 4 bedroom apartments command higher prices per unit of floor area compared to 2 bedroom apartments due to the oversupply in the broader market.
“However the opposite is true with penthouses, both in terms of price and supply, although there is insufficient data for this to be conclusive,” the bulletin commented.
Penthouse internal spaces are much larger than the average apartment as is the size of the outdoor area.
“2 bedroom penthouses (139sqm) are twice as big as the average 2 bedroom apartment (69sqm).
“As the size of the apartment increases, this difference starts to fall, with 3 bedroom (118sqm) and 4 bedroom (198sqm) apartments closing the gap with their penthouse equivalents (157sqm and 192sqm, respectively).
“While we can safely assume that penthouses are usually larger than your average apartment, there is no consistency in the size of outdoor area.
“Some penthouses have as little as a 7sqm balcony (equivalent to the median balcony size of an average apartment), to as much as a 237sqm private rooftop terrace.
“Through observation this is usually dependent on the individual apartment building; if the rest of the building has little to no private outdoor space, the penthouse is no exception,” the bulletin advised.
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<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-08%20at%2011.18.48%20AM.png" alt="">
For more information, <a href="https://secretagent.com.au/" target="_blank">click here</a>.
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jonathanchancellor-7SQnKwU6yx

Factors behind Melbourne penthouse apartment market: Secret Agent

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Based on performance during 2015/16, a total of 22 Hotspots have been identified in NSW this year – an increase of one compared with a year ago.
These are ranked in order of their respective population growth rate during 2015/16.
The strength of new residential building activity in the state – particularly on the apartment side – means that NSW accounts for a disproportionately large share of the national total.
The bar is higher for areas in NSW to qualify as a Hotspot with approval required for at least $150 million worth of residential building work during 2015/16.
This threshold was increased in last year’s report from $100 million previously.
As discussed above, NSW accounts for nine of the national Top Twenty Hotspots.
The Greater Sydney market completely dominates the state’s haul of Hotspots – none of them are located in regional NSW.
Cobbitty-Leppington remained in pole position this year having increased the amount of building work approved from $363.8 million to $506.5 million.
The rate of population growth also accelerated slightly, from 26.1 percent to 27.6 percent.
Riverstone-Marsden Park jumped two places in the rankings to second this year - Riverstone-Marsden Park received more residential building approvals than Cobbitty-Leppington during 2015/16 ($598.6 million) but was ranked lower due to a slightly weaker rate of population growth (+23.6 per cent).
As a result of Riverstone-Marsden Park’s ascent, Homebush Bay-Silverwater slipped into third spot from second last year.
The value of residential building work approved fell from $505.6 million in 2014/15 to $365.0 million in 2015/16 and the rate of population growth slowed to a still-creditable 11.5 percent.
In terms of approvals for alterations and additions, the strongest area of NSW was again Mosman where a total of $94.4 million worth of approvals were recorded in 2015/16.
This was followed by Newcastle-Cooks Hill ($63.3 million), Double Bay- Bellevue Hill ($53.1 million) and Willoughby-Castle Cove-Northbridge ($41.3 million).
The NSW renovations market is benefitting from the substantial rise in dwelling prices over the past five years which has pumped up home equity levels, a situation made all the more favourable by the environment of very low interest rates.
There is also evidence that Sydney homeowners are refraining from moving house in the current environment due to the high costs and instead are engaging in major renovations work on their existing homes.
<a href="https://www.propertyobserver.com.au/images/2017/05/29/Screen%20Shot%202017-05-29%20at%2011.46.42%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/05/29/Screen%20Shot%202017-05-29%20at%2011.46.42%20AM.png" alt="">
A three bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-cobbitty-125349790" target="_blank">29/665 Cobbitty Road</a>, Cobbitty (above) has been listed with an asking price of $525,000.
Similarly a four bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-leppington-125408050" target="_blank">41 Jamboree Avenue</a>, Leppington (below) has been listed for between $929,000 to $989,000.
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Cobbitty-Leppington ranked first for Sydney hotspots: HIA

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A privately owned parcel of land in Hawaii with 6 miles of ocean frontage is on the market for $US18,000,000.
The land, on the 'Big Island' at<a href="https://www.luxurybigisland.com/exclusive-listings/oceanfront-16000-acres/" target="_blank"> 92-8113 Mamalahoa Highway, Na’alehu</a>, is on Pohue Bay, considered one of the most pristine bays in all of the Hawaiian Island, according to the listing.
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-09%20at%209.39.58%20AM.png" alt="">
Listing agent Harold Clarke form Luxury Big Island by Harold Clarke said the property offers a rare chance to own one of the most coveted areas on the Big Island.
"It offers complete seclusion surrounded by expansive lava fields, an exquisite beach and abundant marine animals," he said.
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-09%20at%209.40.06%20AM.png" alt="">
"With its natural white sand, palm trees and crystal blue water, many consider Pohue Bay to be one of the best beaches in all of Hawaii.
"This bay is also the home and nesting site of the rare and protected Hawksbill Turtle; the species is plentiful, adding to the distinctiveness of the site.
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-09%20at%209.41.20%20AM.png" alt="">
"While private and remote, there is access to all of the wonderful things that come with living in Hawaii, including amazing resorts, top golf courses, water activities such as diving, and horseback riding.
"Whether it is the beauty of the environment, the slower pace of life, the ability to be in your own world, Hawaii’s rich history, the property allows the owner endless possibilities to create a true sanctuary.
<img src="https://www.urban.com.au/images/2017/06/08/Screen%20Shot%202017-06-09%20at%209.42.32%20AM.png" alt="">
"Such a site affords multiple possibilities, eco-resort, ranch, private homes, commercial, recreational, mixed-use, with 8,250 acres zoned A-20 and another 8,205 conservation.
"Adding a unique touch are the ancient petroglyphs featured in different locations throughout the property; rock carvings giving glimpses into the early inhabitants of the Hawaiian Islands are ideal for prominent display in any future development."
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Largest land parcel for sale in Hawaii: Oceanfront 16,000 acres

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The headquarters of auction house Mossgreen in Melbourne has been listed for sale with price expectations of more than $10 million.
The 926-930 High Street property in Melbourne’s inner suburb of Armadale is in a high-profile retail strip and close to affluent suburbs. 
The seven-day trading nature of the area are expected to be key drawcards for investors, according to agents Josh Rutman, Rorey James and Lewis Tong of CBRE, who are marketing the property.
The property sits across two separate titles and is positioned on a 1,221 sqm site.
Mossgreen Auctions has committed to a long-term, 12-year lease for the property with options.
“Long-term, secure leases are hard to find in the current market, with many economists taking a ‘lower for longer’ view on investment returns. The fixed annual rental increases will prove highly attractive to prospective investors looking to house their funds in bricks and mortar assets,” Rutman said.
Interestingly, the property was earlier occupied by Sotheby’s for two decades before being put up for auction in 2012.
The property is being offered through an international expressions of interest campaign closing on June 28.
Built in 1912, the former Armadale Picture Theatre has been extensively restored and renovated to become a successful exhibition and entertainment venue.
The building comprises several auction rooms, art galleries and tea-rooms, and has 20 metres of dual frontage.
Founded in 2004, Mossgreen is a combined auction house and art gallery and has become Australia’s leading auction service – overtaking Sotheby’s. Notable artists associated with Mossgreen include Charles Blackman, Brett Whiteley and Russel Drysdale. 
It is understood Mossgreen have additionally taken leases over several buildings to expand its business.
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Auction house Mossgreen's headquarters in Melbourne listed

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Units in Brisbane are in a declining market according to the June property clock from Herron Todd White, with apartments in Canberra, Townsville and the Whitsundays at the bottom of the market.
Melbourne, Coffs Harbour, the Gold Coast and Newcastle are at market peak.
Meanwhile south-west WA's unit market is starting to recover along with Mildura and Bundaberg.
The Gold Coast, Melbourne and Coffs Harbour were at the peak of the market last month.
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In their June report for Brisbane, HTW noted some older-style Brisbane apartments may be good for investment if you are new to the market.
"These are veritable bargains at present because the oversupply of new unit seems to have had a negative flow-on to cheaper second-hand stock as well," HTW said.
"Once again, fundamentals are your friend.
"Find older units in close proximity of town and with good local transport and café facilities.
"The other great thing about renovating an old unit is that it usually isn’t expensive. A coat of paint, a spruce up of kitchen cabinetry, new carpets and some window treatments won’t cost the earth but can make a unit feel like a whole new abode."
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Brisbane unit market in decline: HTW

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The Melbourne Theosophical Society has listed its Melbourne CBD building its held for 45 years.
It is expected to fetch around $20 million through Savills agent Nick Peden, Clinton Baxter and Benson Zhou.
MTS paid $180,000 for 124-130 Russell Street in 1972, opposite the QT Hotel.
The five level retail and office building totals 2591 sqm on a 519 sqm site with nearly 22 metres of frontage to Russell Street and second frontage to Melbourne Place.
Peden said it reflects one of the best CBD purchase opportunities in 2017.
"Opportunities like this simply do not come up very often," Peden said.
"The fact that the building has been held for nearly 50 years is testament to that."
He said while the property was fully leased to a number of tenants on short term agreements, it offered significant upside as it is with the current very low net rental representing massive growth potential.
"The property has extraordinary upside from a rental point of view alone without taking into consideration its many other attributes."
Savills agent Clinton Baxter said one of the property’s key selling points was its potential value to a range of purchasers to occupy, redevelop, refurbish, subdivide, value-add or simply invest.
"The property will be attractive to a wide cross section of buyers from around Australia and internationally, particularly from Asia, not simply because of its exceptional east end CBD location and strong growth prospects, but also due to its potential to suit a number of different buyer options."
 
 
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Melbourne Theosophical Society lists its Russell Street building

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Houses in Newcastle, the New South Wales Central Coast and Coffs Harbour are at the peak of market, according to valuation firm Herron Todd White’s June property clock.
Melbourne, the Gold Coast and South East NSW are approaching the peak market.
Houses in Cairns, Gladstone and Mackay are at the bottom of the market. 
Toowoomba’s housing market was noted as starting to decline in the May property clock.
Last month HTW said in relation to the Toowoomba housing market there is currently an oversupply of residential products, particularly units, that emerged during 2016.
As a result vacancy rates have increased while rental rates and investor interest has reduced.
“While properties in the sub $400,000 market have showed some signs of regression in value and rental rates, it appears that higher end property above $600,000 and even the $1 million plus price point have enjoyed a good level of interest with some strong sales being achieved,” the May report stated.
<a href="https://www.propertyobserver.com.au/images/2017/06/06/Screen%20Shot%202017-06-07%20at%209.27.21%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/06/Screen%20Shot%202017-06-07%20at%209.27.21%20AM.png" alt="">
HTW's June report concentrated on the renovation market, stating that renovations are popular now in the NSW Central Coast.
In their June report, HTW said some reasons for renovating are to make an income, improve the value of a property or overcome the need to shift homes, meaning the kids can remain at the same school and a longer commute to work can be avoided.
"Closely aligned with adding value, those starting out with limited budgets or borrowing capacity buy in less expensive areas and carry out renovations to increase their equity.
"Although not definitive, a good gauge of what stage the property cycle is at can be seen from the valuation requests we receive. We can analyse this from the property type and specifics of the request – for a new purchase, a change from one lender to another or funds required to carry out renovations or extensions.
"Lately, there has been a slight increase in renovation or extension on completion assessments.
"This tells us the market cycle is on the move again and this generally follows a period of growth where values of home purchases are getting beyond many upgraders and a decision is made to stay and renovate rather than move. 
We are seeing this growing in many parts of the central coast region.
"From our perspective, we see more valuation requests received for owner-occupiers seeking funds to carry out renovations.
"We believe the reason for this is that owner-occupiers tend to spend more on renovations or extensions to improve personal comfort or functionality with the medium to long term in mind – think that often used term ‘forever home’.
"Whereas, investors usually spend less on make overs and use their own funds with the prime motivation of increasing the returns for as small an outlay as possible.
"Properties available for renovation can be located close to the main centres or the beach and lakefront areas. They’re the ones advertised as having enormous potential, renovate or detonate, suited for tradies and similar. They can just as easily be located in those suburbs previously seen as undesirable but thanks to the strong market over the past few years, have proven affordable to new entrants in the market. Suburbs that spring to mind in this region include Narara, Niagara Park, Killarney Vale and Berkeley Vale."
HTW said property in Newcastle is at the point of the cycle where it’s a fine line between upsizing your current dwelling or simply staying put and adding value to your existing home with an extra couple of rooms.
"The option to stay and extend is attractive when you look at the savings you would make on the transactional aspect of moving to a new home," HTW said.
"You save stamp duty, agent’s fees, finance charges and moving costs which on a reasonable home can be close to $100,000 in real dollars. Utilising that money on your extension can really kick start your plans. 
"The key driver of the Newcastle and Lake Macquarie markets at present is the lack of stock available; essentially the supply side is very low. When you have a low supply side, as long as demand is reasonable and constant, this can place upward pressure on prices. This in turn raises values and in many cases the price has increased enough to set a new benchmark level for your land.
"The increased price of the underlying land may be such that it is economic to knock down your existing home and build a brand new house.
"As an example, you may have purchased your home originally for $350,000 in 2005. Your house may be worth $650,000 now (not unreasonable here in Newcastle). Your underlying land value might be $450,000 which far outstrips your initial purchase price and makes building a brand new home where you currently live more feasible.
"We note that builders’ prices and waiting periods are signi cantly up across the board which indicates strong demand for renovations and extensions. We often see builders’ trucks in quiet suburban streets clogging up both sides of the road with extensions and small building projects.
"Anecdotally the home renovation boom is very much the avour of the moment with the number of renovation programs on TV indicative of current trends. At present, in strong localities it appears quite hard to over capitalise with sales seemingly attaining record prices on a weekly basis."
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Newcastle, Central Coast and Coffs Harbour houses at market peak: HTW

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A classic five-level freestanding retail and accommodation building in the Melbourne CBD has been sold in an off-market transaction through Savills.
The corner building at 2-8 Spencer Street is one of the most recognisable corners in Melbourne. 
The art nouveau building was bought by education entrepreneur Shesh Ghale for a speculated $30 million, according to the Sydney Morning Herald.
The Melbourne Institute of Technology founder is Australia’s 105th richest person.
The 1913-built building, previously known as the <a href="/expert-insights/buying/art-nouveau-spencer-street-melbourne-corner-offering-through-savills">Sir Charles Hotham Hotel</a> and the Hotham Private Hotel, sold for $10.75 million in 2012 and was again put on the market in 2015, as reported in the Property Observer.
The 2012 buyer was associated with private investor Peter Russell's Kurrawong.
The property has frontages to both Spencer and Flinders Streets in the Melbourne CBD.
The sale was negotiated by Clinton Baxter of Savills.
The building’s tenants include Nomads Backpacker Hostel, a backpacker accommodation group.
The corner block has a land area of 883 square metres with a 20.9 metre frontage to Spencer Street and 40.2 metres to Flinders Street. 
When the hotel was first erected the daily press described as one of the largest in the city, close to what was the shipping trade, Spencer Street Railway Station, Harbour trust offices and Railways Offices. 
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