Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Joel Robinson

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

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.

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

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 historic Southern Highlands pub and hotel The Briars has been listed for sale.
It reportedly could fetch more than $12 million.
The NSW Southern Highlands' trophy property, the Briars Country Lodge and Historic Inn near Bowral, has been listed for sale by its owners the Duffy family.
It was built in 1845 as the Royal Oak Inn.
The Georgian-style property became a country hotel with the addition of 31 guest suites, a guest lounge and lakeside conservatory in the 1980s.
Situated on 3.8 hectares off Moss Vale Road, the Briars is currently operated by Dawn Strauss of Blanch Street Investments and returns $889,000 in net rent per annum with a lease in place until 2024. 
The last reported sale was in 1997 when it sold for $4.7 million at auction by a consortium of wealthy Sydney Eastern Suburbs families that included the Myersons, Solomons and Falks.
The Briars is being marketed by Gerry Quinlan of Manenti Quinlan &amp; Associates Pty Limited along with Cooper Hotel Brokers who are expecting The Briars to sell on a yield of about 7 percent. 
 
 
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j.ballantyne1990-6AQqhLzZaK

Southern Highlands pub The Briars listed for sale with expectations above $12 million

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Despite the rising market and strong demand, parts of Sydney are still available to first time industrial property investors, according to valuation firm Herron Todd White’s May update on the industrial market.
In the western Sydney property landscape, the suburbs surrounding the CBDs of Liverpool (Chipping Norton, Prestons, Moorebank), Campbelltown (Minto, Ingleburn, Leumeah, Smeaton Grange and Narellan), Blacktown (including Kings Park) and Penrith (Kingswood, Jamisontown, South Penrith) offer affordable entry-level industrial properties, which appear to be picking up momentum in line with the urban sprawl, say HTW.
More specifically, in the south west region of Sydney the industrial markets appear to be experiencing buoyant conditions as the increase in population through large low-density residential land subdivisions (Middleton Grange, Edmondson Park, Leppington, Oran Park, Gregory Hills, Emerald Hills and Claymore) as well as the confirmation of the Badgerys Creek airport, amplify the need for jobs and further businesses in this locale. 
“An entry point industrial investment in one of these locales could expect to achieve a positive level of capital growth and sustained demand due to the permanency of the surrounding large scale infrastructure projects and developments,” says the HTW note.
However, as demand strengthens so will the purchasing competition reflecting further yield compression and premiums paid in order to secure these investments. 
“We consider that given the historically low interest rate environment which is likely to continue throughout 2017 and into 2018, the rental and capital value growth outlook for the entry level industrial market in metropolitan Sydney over the short to medium term is steady to strong, notwithstanding inevitable variances due to geographical factors related to access and connectivity to the wider Sydney metro area and beyond, infrastructure (both existing, proposed and under construction) and supply and demand factors.” 
In essence, the rental market is expected to be shored up by a lack of supply together with a relatively healthy industrial outlook over the coming months and years, assuming the cost of energy does not continue to spike which may result in a shift in industrial activity to cheaper local, national and international locations. 
Whilst it remains cost equivalent or even cost effective to buy and own your own industrial premises compared to the cost of renting, the market for entry level industrial property Sydney wide is set fair for a period yet. 
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jonathanchancellor-7SQnKwU6yx

Outlook strong for entry-level industrial market in Sydney: HTW

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An iconic Victorian manor in Tasmania, part of which is primarily used now as a meeting and function centre, is on the market.
<a href="https://www.realestate.com.au/news/campbell-towns-the-grange-is-a-grand-country-home-with-a-thriving-business-too/" target="_blank">The Grange</a>, in its modern form, opened in 2007 and provides six conference rooms for up to 150 delegates.
It offers a full range of catering from its commercial kitchen to indoor and outdoor courtyards with a cafe, barbecue and dining options.
The venue is fully licensed and it has a large range of clientele, including government, business and community groups.
The property contains three titles, with a land area of 2.7881 ha, including 1.32 ha of vacant residential land.
<img src="https://www.urban.com.au/images/2017/05/16/CampbellTown1.png" alt="">
The house was built in 1847. It is a Victorian rustic Gothic manor and a heritage-listed property with a fascinating history of occupation.
The Grange was built for Dr William Valentine, was one of Campbell Town’s most active early citizens, in 1947. 
He established Turkish baths, acted as Lay Preacher at the Anglican Church, was instrumental in the construction of St Luke’s Sunday school, set up a reading room and library and built two pipe organs himself, according to www.campbelltowntasmania.com.
Although currently an owner’s residence, the property has the potential to be converted into a bed and breakfast place with a licensed restaurant, which was its previous use prior to 2007.
“From its beautiful glass conservatory with its fruit-laden grapevine to the grand dining room, The Grange is certain to delight and impress,” says the property’s description on www.realestate.com.au. 
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Heritage-listed country home The Grange in Tasmania's Campbell Town listed

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<img src="https://counter.theconversation.edu.au/content/76998/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Noise is everywhere. We live with it, inside and outside our homes. It defines contemporary urban life, the world over. Its companion, silence, also holds its own: from the stretches of suburbia to the degraded spaces of nature, a seeming absence of life is apparent. 
The first “Let Cities Speak” article finished by asking: how do communities discover sonic identities within these contemporary soundscapes? This article points to research projects that seek answers to this question.
I have argued elsewhere that sound installations can act to “rupture” noisy soundscapes, producing zones of experiential diversity. There are many international examples that attempt to achieve this. The artist locates intensive listening encounters within the city, bringing our attention to new sensory experiences.
An excellent local example, in Melbourne, is Sonia Leber and David Chesworth’s Proximites at William Barak Bridge. This is a permanently fixed sound installation that provides experiential diversity for those willing to seek it. Voices of the Commonwealth countries dance around the listener as they look upon the city.  
Robin Fox created a temporary installation in Northbank, Melbourne, titled Giant Theremin. This interactive sculpture produces electronic sounds that entice a range of playful responses from visitors, including dance, laughter and even BMX stunts. 
But, increasingly, such artistic interventions, while important and valuable, serve only to provide the “possibility” of new listening experiences. Whether such spaces should become places of significant sonic identity is an entirely different question, and one that is presumably beyond the artist’s control.
Increasing appetite for “placemaking” sounds
My research is turning toward community-led design in which a more meaningful essence of “placemaking” might be found.
After all, how can we expect to develop sonic identities if members of the community are not involved in their very discovery?
I am involved in two research projects that are exploring this proposition. One reshapes motorway noise into meaningful listening experiences. The other searches for a soundmark in the silence of suburbia.
Transforming motorway noise
Research funded by the Transurban Innovation Grant is working with communities living with motorway noise to discover “noise transformation” approaches that help to produce more liveable conditions.
Where the constant drone of passing traffic is inescapable, noise transformation combined with urban design aims to reclaim those unused green spaces that border these busy roads.
The research is in its early stages, but what we have found to date is that the community members who have experienced our prototype point very strongly to those transformed soundscapes that – in their words – reduce anxiety, and provide interesting listening experiences that warrant ongoing visits.
The researchers were surprised by the community’s enthusiasm for the transformation sites. There was certainly no expectation of a positive response to what might have been seen as a band-aid solution to an ongoing urban problem. Instead, what we witnessed was a genuine curiosity and fascination with an act of futuristic placemaking that could one day be part of everyday life.
Creating a suburban soundmark
In Melbourne’s southeast, research funded by the City of Casey is working to integrate an interactive artwork into a community centre plaza at Clyde North. The artwork plays back local field recordings that were identified by the local community via a Facebook page. The question was posted:
What sounds define your suburb?
Not withstanding a few droll, though humorous, responses (“the voices in my head”, “the sounds of hoons doing burn-outs at 2am”), we were encouraged by the range of positive responses. These suggested strong civic pride – especially those that pointed towards the sounds and smells of multiculturalism and social life in general.
The work’s behaviour is dependent on how locals choose to interact with the central “sensing” stone. The sensing stone is sculpted bluestone with four aluminium strip inlays. The aluminium strips detect human presence through the electrical charge latent in our bodies, which is sent as data to a memory system that responds with audio, lighting and vibration. 
The more interaction, the more lively will be the soundmark, which it generates at dawn and dusk.
Those who read the first “Let Cities Speak” article might note a relationship with the temporal consistency of the village bell. The artwork’s soundmark emerges twice a day, imbuing it with a quotidian character. 
But in this case, the sounds played have been identified by the Clyde North community, and shaped by them. Given that the soundmark’s behaviour is based on community interaction during the day, the work acts as a type of social barometer reflecting back to the community their relationship with the artwork.
The following recording is of our working prototype, yet to be installed. The low hum is a vibrating steel plate, which responds to human interaction. The other sounds are field recordings of the Casey suburb, as identified by the community: <a href="https://cdn.theconversation.com/audio/718/casey-soundmark-rec-01.mp3" target="_blank">a youth park and a local wetland</a>.
It’s time to start listening 
While these research projects are funded by two very different sources – private industry and local council – what they both expose is an appetite within local communities to be informed and included in art, design and infrastructure projects that affect community life. 
Rather than solutions being imposed “from the top” – by industry, governments or even public art programs – today’s challenge is to learn from the community. Because it is here that identity is to be found. 
Jordan Lacey is research fellow, Architecture &amp; Design, RMIT University and author for The Conversation.
He can be contacted <a href="https://theconversation.com/profiles/jordan-lacey-184928" target="_blank">here</a>. 
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jchancellor-FAypfDUnLy

Let cities speak: reclaiming a place for community with sounds

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Vacancy rate in Melbourne's Outer East region remains elevated and above 10 percent, according to Colliers International’s latest Metro Office report.
“While the Outer East has always been the third pillar of Melbourne’s metro office market, the precinct has now decoupled completely from the City Fringe and Inner East in terms of tenant activity and vacancy," it said.
The vacancy rate remains elevated at 10.7 per cent, a minor increase from 10.4 per cent six months earlier. 
Long-term vacancy rate is relatively high, Colliers said.
The Outer East has traditionally been a supply driven market, in complete contrast to the City Fringe and Inner East, so the average long term vacancy rate is relatively high, at 9.6 per cent.
The supply cycle continues, although at slightly more subdued levels than previous years. Since 2008, the Outer East has added an average of 25,000 sqm of new supply each year.
"We expect that over the year to March 2018, a further 23,000 sqm of office space will be added – the majority of which (14,000 sqm) is at Caribbean Gardens Business Park in Scoresby,” the report noted.
Demand in the Outer East continues to remain subdued, particularly in the secondary grade market, where upgrades to older stock are generally needed for a deal to occur.
“Face rents in the Outer East have remained steady over the year to March 2017, at an average of $308 per sqm for A Grade space."
Incentives are elevated compared to the remainder of the Melbourne Metro market, at 27 per cent.
"We expect these to remain at these levels for the two year forecast period."
There were $168 million worth of sales in the Outer East in 2016.
In Box Hill, there were two sales totalling $50 million, and both of these sales (826 – 830 Whitehorse Rd and 9 – 11 Prospect St) were to developers, the report said.
South East market sees very limited tenant activity in the last half of 2016 according to Colliers.
“The South East market saw very limited tenant activity through the last half of 2016.
Net absorption was -6,300 sqm, even in a climate where supply increased by 4,000 sqm.
Vacancy in the South East is at record high levels, reaching 13.13 per cent in March 2017, against a long-term average of 6.75 per cent.
Despite the high vacancy, incentives are relatively low, at 21 per cent.
This is more due to the nature of owners in the South East, who are predominately local privates.
Given the low demand environment in the South East, and the continued preference of Melbourne’s metropolitan office tenants to locate in the City Fringe, Inner East and Outer East, a significant yield premium can be found on South East office investments.
Average yields for A Grade stock currently sit at eight per cent, well above the Melbourne metro average of 7.09 per cent,” the report stated.
A 1107 sqm commercial office building at <a href="https://www.realcommercial.com.au/property-offices-vic-clayton-502305650">Level 2, 195 Wellington Road</a>, Clayton (above) has been listed for sale.
Similarly, the CubeOne, a 88 sqm to 1080 sqm office building at <a href="https://www.realcommercial.com.au/property-offices-vic-narre+warren-502158830">55 Victor Crescent</a>, Narre Warren (below) has been listed from $409,000.
<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/2017/05/02/55%20Victor%20Crescent.jpg" alt="">
A 139 sqm office building at <a href="https://www.realcommercial.com.au/property-offices-vic-clayton-502309858">C1/756 Blackburn Road</a>, Clayton (below) was recently sold in April this year.
<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/2017/05/02/C1756%20Blackburn%20Road.jpg" alt="">
Similarly a 208 sqm office at <a href="https://www.realcommercial.com.au/property-offices-vic-springvale-502258678">97 Springvale Road</a>, Springvale (below) was recently sold in March this year for $800,000.
<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/2017/05/02/97%20Springvale%20Road.jpg" alt="">
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Melbourne's outer east vacancy rate remains above 10 percent: Colliers

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Cross-border buying of residential development sites in Asia-Pacific has been rising over the past decade.
When comparing 2016 to 2007, the number of such acquisitions from overseas investors more than doubled, with volumes hitting nearly more than US$42 billion last year, according to Knight Frank’s latest research. 
Australia figures in the top five residential land investment destinations in Asia-Pacific from 2012 to 2016.
In the past decade, investors from Hong Kong and mainland China contributed 80.2 percent of the total money spent on acquiring overseas residential lands within Asia-Pacific, says the Asia Pacific Residential Review - May 2017 by Knight Frank.
<a href="https://www.propertyobserver.com.au/images/2017/05/22/Chart1.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/05/22/Chart1.png" alt="">
On the surface, Hong Kong is the front-runner with 74.5 percent of the market share but in fact the most acquisitive companies have roots in the mainland. 
Other notable players include Singapore (7.3 percent), United States (3.2 percent), Japan (2.4 percent), Malaysia (1.7 percent) and United Arab Emirates (1.1 percent).
From 2012 to 2016, the top five overseas residential land investment destinations in Asia-Pacific were ranked in the following order: China, Singapore, Australia, Singapore, Malaysia and Hong Kong. 
Hong Kong and Australia saw investments into their countries increased by about nine times and 26 times respectively during this period, while Malaysia grew from practically zero foreign investment into residential development sites in 2012 to over US$1.4 billion in 2015. Meanwhile, the average investment into Singapore’s housing land from 2012 to 2015 was about US$1.6 billion but it declined to US$671 million in 2016.
“We also note that developers have been acquiring more expensive, less prime and smaller sites. On a CAGR basis, average quantum price and price per sq ft have grown gradually– increasing 4.7 percent per year from US$154 million to US$242 million and 15.9 percent per year from US$47 to US$208 per sq ft,” says the report.
For land size, the acquired sites now have much smaller land area – averaging 32 acres today compared to 65 acres 10 years ago. Likewise, the percentage of acquired sites that are in a CBD area has dropped tremendously – from about a fifth in 2007 to just 6.0 percent in 2016. 
The growth in outbound activity by mainland Chinese developers has been one of the key trends over the past decade, with volumes going from practically zero in 2009 to more than US$2.5 billion in 2016. 
From 2012 to 2016, their favourite destination was Australia (36.5 percent) along with other key markets include Hong Kong (23.7 percent), Malaysia (19.7 percent) and Singapore (15.4 percent). Among a flurry of cooling measures introduced in major Chinese cities along with the capital controls imposed earlier this year, we expect Chinese developers to put more money into Hong Kong and smaller Tier-3 Chinese cities this year. In the first quarter of 2017 alone, Chinese developers invested over US$5.1 billion in the region, with more than US$4.9 billion or 95 percent concentrated in Hong Kong.
In Q1 2017, we continue to see more cross-border investment activities in Asia-Pacific – with close to US$10 billion representing 15.2 percent of the total sales volume. In addition, this is also the highest Q1 figure ever recorded since at least 2007. Three of the top five deals transacted in Hong Kong and were all purchased by Chinese developers; the rest of the top ten deals were in mainland China. 
As many residential markets mature over time, the hunt for the next high-yielding property development opportunities may happen in selected developing countries such as Cambodia, the Philippines and Indonesia. Investors and developers will find these locations attractive given the consistently high economic growth, huge young population, rapid urbanisation rate combined with the rising need for different housing types. Similarly, developers may also choose to invest in selected hot spots in mature economies such as Kyoto in Japan, suburbs near major cities in Australia and the city fringe in Singapore.
<a href="https://www.propertyobserver.com.au/images/2017/05/22/Chart2.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/05/22/Chart2.png" alt="">
From 2012 to 2016, domestic developers and investors purchased 58.4 percent of residential development land in Australia, while the largest foreign developer group hailed from China (23.4 percent). Last year, Chinese developers and investors purchased $2.4 billion worth of residential development sites in Australia – a 9.4 percent increase from 2015. Boasting an economy record without recession for over 25 years, Australia has also seen a steady population growth partially fulfilled by a healthy immigration rate especially the high net worth individuals.
Read the full Asia-Pacific Residential Review Report May 2017 <a href="https://www.knightfrank.com/research/asia-pacific-residential-review-q1-2017-4658.aspx">here</a>.
 
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Overseas buying of residential development sites in Asia Pacific doubled from 2007-16: Knight Frank

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Two adjoining, strata-titled, retail properties at Port Melbourne are to be auctioned off on June 9 through Teska Carson.
Located at 350-352 Bay Street, the two single-level, self-contained shops are between Spring and Bridge streets. The site is zoned Commercial 1.
The 58 sqm, 350 Bay Street, property is suitable for a variety of uses including office accommodation and food/hospitality subject to council approval.
The property was previously owner-occupied as an art gallery.
The 352 Bay Street property is also 58 sqm and is currently leased to hair salon operator Lovalola. 
According to marketing agents, Teska Carson’s Anthony Choi and Michael Ludski, the property will be sold subject to a monthly lease over 352 Bay Street at $2,127 per calendar month plus outgoings &amp; GST, while 350 Bay Street is vacant.
Choi said recent comparable lease transactions nearby point to retail rental rates of circa $500 to $550 per sqm.
He said the entry-level acquisition opportunity offered the buyer the flexibility to be an owner-occupier or invest within the tightly held Bay Street retail precinct.
"The immediate area is experiencing continuous growth due to a number of high profile residential/mixed-use developments within close proximity, and is an excellent metric for rental and capital growth in years to come,’’ Choi said.
He said the property is in one of Melbourne’s sought after bayside locations and is well serviced by public transport.
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Entry-level retail investment properties in Port Melbourne up for auction

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A Gold Coast United Labrador petrol station has been sold for $8,975,000 to a private investor.
Located six kilometres north of Surfers Paradise, the station is 225 square metres with a canopy area and four numbers bowers with 28 pumps, capable of servicing eight vehicles at a time
There is a total of 446 square metres of gross lettable area.
The sale realises a full leased initial yield of 5.12 percent.
Built in 2016, the property also contains 284 square metres of sub-leased tenancies.
JLL’s Doug Rapson and Campbell Bowers from Retail Investments managed the offer to market and auction.
Rapson said the sale pointed to an upturn in the strength and demand of the Gold Coast market.
“As the Gold Coast continues to transition from a seasonal tourism destination, to a mature diversified city, the demand for public and private investment into residential, commercial and infrastructure projects will increase,” he said.
“We strongly believe that the Gold Coast will continue to outperform the broader QLD economy for the foreseeable future and that major institutional investment will continue to gain momentum.”
 
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Gold Coast petrol station sold for $8,975,000

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The industrial market has been flat for several years and the effect has been a sporadic performance by the entry-level market at best, according to valuation firm Herron Todd White’s May update. 
The General Motors Holden (GMH) car manufacturer is set to shut the doors of its Elizabeth plant in October 2017, ending 60 years of construction in Australia. 
This decision by GMH following the federal government’s policy shift to no longer support the industry as well as the problems facing almost all forms of general manufacturing in South Australia are having flow-on effects through the broader economy. 
One positive has been the securing of defence construction contracts. After the completion of the Air Warfare Destroyer (AWD) construction contract, the Future Frigates programme will commence in 2020 with an estimated spend of circa $35 billion. 
Following this in 2022 is the Future Submarine project, comprising 12 submarines at a spend of circa $50 billion. The projects are expected to provide over 2,000 jobs. 
In addition, the South Australian government has significantly increased its expenditure on infrastructure projects, add HTW.
In 2015/16 the budget was $1.8 billion which has increased to $2.2 billion in 2017/18. 
The projects are: 
• Darlington Upgrade 
• Anzac Highway to Darlington 
• River Torrens to Anzac Highway 
• Regency Park to Torrens Road 
• South Road Expressway 
• Northern Connector 
The combined effect of the defence contracts and the infrastructure expenditure is going some way to soften the blow but the fallout to the South Australian economy has been harsh. 
Some analysts are reporting recovering demand for blue-chip investment assets with strong long-term lease covenants but this is not having an impact on entry-level demand. 
The demand within precincts such as Wingfield, Dry Creek and Cavan in the north and Edwardstown, St Marys, North Plympton and Lonsdale in the south is far more tied to locally based demand and supply issues. 
The low interest rate environment is making renting less attractive but the subdued market conditions coupled with low interest rates are making selling equally unattractive. Agents are reporting that owners are reluctant to sell due to the absence of alternative opportunities in a generally flat market. The result is low transaction numbers and few opportunities. 
The climate is tough for first time investors in the industrial arena. The opportunities are few and far between but the secret may lie in buildings that have flexible alternate use opportunities. 
“While you will have to accommodate conversion cost and heavily incentivised leasing arrangements in your pricing, the result may be revitalising an otherwise economically obsolete property,” says HTW.
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Holden closure, manufacturing slowdown hitting Adelaide economy: HTW 

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For first time industrial property investors, the entry point into Brisbane’s industrial markets is typically strata-titled industrial units and small freestanding properties, according to valuation firm Herron Todd White’s May commercial update. 
In more recent times, the development of workstores (very small industrial units) has enabled market entry at very low price points. These are emerging in the market with units in the vicinity of 60 to 100 square metres with entry-level pricing of sub $300,000. 
This compares to industrial units and freestanding properties which now typically start at above $500,000. 
Workstore developments are emerging throughout Brisbane’s industrial precincts and include locations such as Enoggera, Tennyson, Geebung, Tingalpa, Eagle Farm and Northgate. 
Price points for workstores and small strata titled industrial units generally range from $2,200 per sqm to $3,300 per sqm. Investment opportunities also exist for astute investors to acquire B or C grade properties within core locations and value add through refurbishment or reconfiguration. 
The industrial investment market has been relatively strong in contrast to the flat leasing market. The prime leasing market is, however, improving slowly although incentives are expected to continue to rise, say HTW.
“Future rental growth will largely depend on economic conditions, future supply and business confidence,” says the note.
Lease up periods for secondary assets are now up to 12 months. Across Brisbane, prime grade net face rents are ranging from $104 per square metre in the southwestern corridor to $115 per square metre in the Trade Coast precinct. Incentives for prime grade products are averaging 15.7 percent. 
Demand for prime grade stock has been strong with yields across Brisbane reflecting between 6.25 percent and 7.25 percent. Prime yields have tightened by circa 100 basis points over the past 12 months, whilst secondary grade yields have tightened by circa 25 basis points. Yields for secondary properties reflect a range of 7.95 percent to 8.6 percent. Approximately 241,500 square metres is expected to be added to the industrial market by the end of 2017 in the Trade Coast precinct and the southern precinct. 
“We see 2017 as a good time to invest in Brisbane’s industrial property market,” say HTW.  
It outlines a range of factors including: 
• The limited pipeline of new supply, limiting competition and providing price stability; 
• The low interest rate environment at present, which is supporting loan serviceability; 
• Brisbane’s expected growth both in infrastructure investment and economic productivity – the duplication of the runway at Brisbane Airport is one example. This will bolster the productive capacity of the region and will have flow on effects for Brisbane’s industrial property markets; 
• High land values which limits speculative activity; and 
• Brisbane’s relative affordability compared to other capital cities (particularly Sydney and Melbourne). 
Location and building quality are critical in the current market. In terms of location, precincts offering ease of access to major arterial roads and highways throughout 2017. Prime investment opportunities are scarce indicating that further yield compression is possible in 2017. 
“We do however consider that we are getting towards the bottom of the yield compression cycle. Nonetheless, there is ongoing strong demand from investors across all price levels and we anticipate on the whole that value levels are likely to hold firm for the foreseeable future,” say HTW.
On the quality measure, prime buildings offering modern tilt panel construction, higher internal clearances (above nine metres) and drive through or around access are more appealing to occupiers and investors compared to sheet metal buildings with lower clearances and inferior access. 
For investors, the third critical element is the quality of the leasing covenant, including tenant strength, lease term and rent review profile. There is very strong demand when investments tick the right boxes. A low interest rate environment will continue to support sales and leasing activity within the sector.
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