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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Canberra has seen a significant growth in house sale prices over the past 12 months, according to Herron Todd White’s latest report.
The property valuation firm says that this is partly due to low interest rates and a limited supply of houses coming onto the market.
Yarralumla has been one of the strongest performing suburbs in Canberra over the past 12 months.
"Several recent sales have broken the Canberra auction record, the most notable being 12 Hunter Street, Yarralumla, selling at auction for $5.475 million," the report advised.
Other recent sales show high prices in Canberra’s inner suburbs have forced buyers to look to the outer suburbs to find a family home.
"Some other areas that have seen considerable growth over the past year are Woden Valley, Weston Creek and the southern suburbs of Belconnen.
This trend is also confirmed by some recent vacant land sales from the Mr Fluffy scheme.
Recent sales have shown houses are proving more popular than apartments," the report stated.
This is probably due to an oversupply of apartments in the Canberra market and a continued number of apartment developments beginning construction.
Currently buyers seem to be attracted to 4- or 5-bedroom houses in established suburbs, according to HTW.
The valuation firm pinpointed a 4-bedroom home at 37 Flanagan Street, Garran (pictured above) recently sold for $1.38 million.
There was also a 5-bedroom home at 60 Barada Crescent, Aranda recently sold for $1.25 million.
The majority of the higher sale prices were for renovated or new dwellings.
"It could be assumed the buyers are families looking to settle into a long term family home.
"This trend looks set to continue as properties in established suburbs remain tightly held and highly sought after," the report stated.
As the Mr Fluffy vacant land blocks are now being brought to market there may be a number of new houses in established suburbs come onto the market.
This increased supply may reduce prices but is likely to take effect in the longer term as the blocks are still in the process of being cleared and sold.
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j.ballantyne1990-6AQqhLzZaK

Significant price growth experienced in Canberra's residential market: HTW

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Hobart home values are tipped to rise 9.2 percent in 2017 and 1.8 percent in 2018 according to the CoreLogic-Moody’s Analytics Australian Home Value Index Forecast, 2017Q1.
The report said Hobart’s property market has gained traction this year as wage growth accelerated and the unemployment rate trended lower.
<a href="https://www.propertyobserver.com.au/images/2017/04/11/Screen%20Shot%202017-04-12%20at%208.44.53%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/04/11/Screen%20Shot%202017-04-12%20at%208.44.53%20AM.png" alt="">
"Aided by a lower Australian dollar, tourism has buttressed the local economy," the report said.
"Home values are expected to rise 9.2 percent in 2017 and 1.8 percent in 2018. However, apartments will likely fall 0.9 percent in 2017. 
"Population growth in Tasmania has picked up, driven in part by stronger interstate in lows.
"This is helping to boost demand for services and tourism, supporting employment growth and pushing up house prices as demand grows.
"State final demand was relatively upbeat at 2.3 percent in 2016. However, the higher participation rate also pushed up the unemployment rate to a peak of 7.2 percent in August before it trended down in the final months of the year.
"Plans to relocate a major university campus should boost construction activity in 2017."
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jonathanchancellor-7SQnKwU6yx

Hobart’s property market gains traction: CoreLogic-Moody's

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Corowa, Cowra and Deniliquin are the cheapest New South Wales localities to purchase a unit, according to Investar’s latest report.
The property investment firm says that units in those three localities average around $135,000.
This is followed by Jindabyne with $139,000 and Narooma with $142,000.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="104">
Suburb
</td>
<td valign="top" width="64">
Postcode
</td>
<td valign="top" width="81">
Bedrooms
</td>
<td valign="top" width="122">
Current median price
</td>
</tr>
<tr>
<td valign="top" width="104">
Corowa
</td>
<td valign="top" width="64">
2646
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$135,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Cowra
</td>
<td valign="top" width="64">
2794
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$135,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Deniliquin
</td>
<td valign="top" width="64">
2710
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$135,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Jindabyne
</td>
<td valign="top" width="64">
2627
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="122">
$139,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Narooma
</td>
<td valign="top" width="64">
2546
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="122">
$142,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Leeton
</td>
<td valign="top" width="64">
2705
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$145,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Murwillumbah
</td>
<td valign="top" width="64">
2484
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$145,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Ashmont
</td>
<td valign="top" width="64">
2650
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$150,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Queanbeyan East
</td>
<td valign="top" width="64">
2620
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="122">
$150,000
</td>
</tr>
<tr>
<td valign="top" width="104">
Lavington
</td>
<td valign="top" width="64">
2641
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$160,000
</td>
</tr>
</tbody></table>
A two bedroom unit at <a href="https://www.realestate.com.au/property-unit-nsw-corowa-125143070" target="_blank">2/8 Tower Street</a>, Corowa (above) has been listed for $140,000.
Similarly a two bedroom unit at <a href="https://www.realestate.com.au/property-unit-nsw-deniliquin-119861149" target="_blank">3/115 Fowler Street</a>, Deniliquin (below) has been listed for $105,000.
<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/2017/04/11/3_115%20Fowler%20Street.jpg" alt="">
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Corowa, Cowra and Deniliquin units average at $135,000: Investar

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Proptech startup PEXA has merged three offices and over 200 staff into a new workplace in Collins Square, Melbourne, designed by Futurespace.
Futurespace, design director Gavin Harris said the workspace is built around a central café zone which acts as the thoroughfare for both sides of the office.
“PEXA wanted to move into a space that would encourage staff to socialise and to create positive energy.," he said.
“To help support the employees, we brought in sit-stand desks, designed collaboration or scrum spaces, and created an office that facilitates people working away from their desks.
“We also implemented a range of design tactics in the office to support employees.
"These included bringing in natural materials like climbing green walls, creating exposed ceilings, lining the walls with timber, introducing texture and colour through flooring and soft furnishings."
<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/2017/04/11/image003.jpg" alt="">
Rebecca Evans, chief people and culture officer, PEXA, said so far the feedback from employees has been overwhelmingly positive.
<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/2017/04/11/image005.jpg" alt="">
“Being in such a central location, with the entire Melbourne-based team under one roof is helping to create a stronger team for our growing business,” she said.
PEXA was ranked as the fifth fastest growing tech startup in the Deloitte 2016 Technology Fast 500.
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Growing startup PEXA merges three offices and 200 staff into new workplace

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GUEST OBSERVER
Those who find Sydney a tad rich don’t have to go too far to find major markets with greater affordability and good growth prospects.
Newcastle has a rising economy, a strong property market and appears to be settling into a sustained period of growth.
The city, about 160km north of Sydney, presents an appealing formula for property investors: relatively affordable prices, an overall solid growth record and major impetus from economic activity in and around the city.
It has delivered steady price rises over the past three years and in the past 12 months several Newcastle suburbs have recorded double-digit median price growth. There’s more to come, I think.
Key projects keeping the Newcastle economy strong include the CBD revitalisation, residential construction, upgrades to transport infrastructure and expansion of the Newcastle port.
Newcastle is already the world’s biggest coal export port and major upgrades to export facilities occur regularly. A $1 billion upgrade to the Newcastle Airport and RAAF Base is also under way.
The airport – where the runway is shared with the RAAF Base Williamtown – is already a major employer, with around 3,000 military and civilian personnel working at the base.
Newcastle is Australia’s seventh largest city and one of its oldest. It has a busy harbour, many beaches and plenty of elegant historic buildings. Despite its reputation as an industrial city, Newcastle is ranked the sixth most visited place in Australia, attracting 9.6 million visitors per year.
It thrives as part of the Hunter Region, which is the largest economic base in NSW outside of Sydney. The Hunter region is also well known for its primary industries, notably equine breeding and winemaking. It’s also a key area for mining and power generation.
But in recent years, much of Newcastle’s employment growth has been experienced within the services sector, especially in health and the tertiary education sector.
Generally, Hotspotting regards Newcastle as one of Australia’s most under-rated markets. It has strong prospects as an affordable alternative to Sydney, offering an attractive beach lifestyle, proximity to the Hunter Valley and to Port Stephens, plus solid job prospects in a growing economy.
The impetus of the State Government’s Urban Renewal Strategy for Newcastle has become clearly evident; building activity has been rising for the past 3-4 years – especially with unit construction – as the city strives towards higher-density living to cater for population growth.
Over 100,000 new dwellings will be needed in the Lower Hunter region by 2031, according to the NSW State Government.
The affordability of Newcastle relative to Sydney is shown in the median house prices in the Mayfield suburbs ($445,000 to $484,000), Shortland ($380,000), Wallsend ($415,000) and Waratah ($500,000), as well as the median unit prices in New Lambton and Waratah (both $380,000), and Adamstown ($405,000).
There are good prospects for real estate in Newcastle, based on extensive spending on infrastructure and property developments.
Newcastle has recently been the beneficiary of investment activity, largely stimulated by the $6.55 billion State Government investment mandate covering projects such as the new light rail system on Hunter Street, the transport interchange at Wickham and construction of the Newcastle City University Campus.
A June 2016 map of Newcastle building activity showed 28 residential projects with a combined value of $1.6 billion in the construction pipeline, with more proposals in planning. Around 3,000 apartments will be added to the city’s housing stock as a result, including 1,200 in the west end.
Work on revitalising the CBD began in December 2014, with the $73 million transport interchange at Wickham expected to open late in 2017. The interchange will integrate trains, buses, taxis, light rail, cyclists and car drop-off and pick-ups, alongside a light rail service from Wickham to the beach.
The Hunter Street Mall is also receiving a serious makeover, transforming the CBD into 50 percent residential and 50 percent commercial/retail. Included in the plans are an “eat street”, an entertainment precinct and around 500 apartments.
The State Government plans to move sections of Newcastle University into the CBD to help revitalise the inner-city.
Key projections for the university over the coming decade include increasing its student numbers to 40,000, making it one of the top three regional universities in Australia.
Construction has started on the $95 million NewSpace campus, with the NSW Government contributing $25 million towards the cost. By 2020, the university expects to have moved its business, law and creative arts faculties entirely to the CBD.
All this activity is helping to keep the Newcastle economy vibrant, providing a strong underpinning to a growth property market.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/">hotspotting.com.au</a>. You can  <a href="mailto:%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20var%20prefix%20=%20'ma'%20+%20'il'%20+%20'to';%20var%20path%20=%20'hr'%20+%20'ef'%20+%20'=';%20var%20addy38821%20=%20'ryder'%20+%20'@';%20addy38821%20=%20addy38821%20+%20'hotspotting'%20+%20'.'%20+%20'com'%20+%20'.'%20+%20'au';%20document.write('%3Ca%20'%20+%20path%20+%20'/''%20+%20prefix%20+%20':'%20+%20addy38821%20+%20'/'%3E');%20document.write(addy38821);%20document.write('%3C//a%3E');%20//--%3E/n%20%3C/script%3E%3Cscript%20type='text/javascript'%3E%20%3C!--%20document.write('%3Cspan%20style=/'display:%20none;/'%3E');%20//--%3E%20%3C/script%3EThis%20email%20address%20is%20being%20protected%20from%20spambots.%20You%20need%20JavaScript%20enabled%20to%20view%20it.%20%3Cscript%20type='text/javascript'%3E%20%3C!--%20document.write('%3C/');%20document.write('span%3E');%20//--%3E%20%3C/script%3E">email him</a> or follow him on <a href="https://twitter.com/hotspotting">Twitter.</a>
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terryryder-YECXbqmri2

Housing affordability and price growth prospects in Newcastle

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Falling vacancies and lower incentives are promising a windfall for landlords across the country, according to Colliers International’s latest CBD Office research and forecast report.
The report projects that positive net-effective rent conditions from net face growth will continue to drive tenant demand throughout 2017 on the back of suite strategies, such as that in Chifley Tower in Sydney, and pre-commitment to new developments, such as the new ANZ building in Docklands.
Despite office investment volumes being down in Sydney and Brisbane, and plateauing in Melbourne thoughout 2016, an increase is expected in 2017, as domestic and offshore building owners trade out of their profitable assets.
“The landlord’s market is in full swing in Sydney and Melbourne,” John Marasco, Colliers International’s chief executive for Victoria, said.
“Enquiry levels are still strong, with the majority coming from business services, health and community services, IT and finance, which is resulting in a more positive environment than what has been experienced in the past few years.
“With large players, both domestic and offshore, striving to achieve access and scale, we expect more capital partnering, like what was witnessed between Charter Hall and Morgan Stanley last year for 1 Shelley Street in Sydney, and possibly more merger-and-acquisition opportunities to emerge in 2017.”
Daniel Lees, Colliers International’s research director, said that with the reduction of office supply continuing in Sydney and Melbourne, significant increases in rent and reduction on incentives would be experienced.
“We predict the low supply pipeline will see vacancy rates well below long-term averages in Sydney and Melbourne, beginning to fall in Brisbane, Adelaide and Canberra, and stabilising in Perth,” he said.
Colliers International’s mangaging director for valuations, Dwight Hillier, said the report indicated that the total internal rate of returns would strengthen throughout 2017, prompted by strong effective rental growth in the Sydney and Melbourne CBD office markets.
“Yield compression is forecast for the Sydney metropolitan office market in particular, as purchasers are forced to hunt for initial yield and total return beyond the CBD,” he said.
Sydney’s vacancy is anticipated to trend lower to 3.7% in early 2020, before rising to 5.7% by mid-2022.
“Sydney will enjoy a brief period of respite from negative net supply during the next six months as refurbishments come online.
But negative net supply will quickly return for the subsequent 18 months,” Simon Hunt, Colliers International’s managing director for office leasing, said.
“It won’t be until the first half of 2019, when withdrawals subside and the first building of the next Sydney supply cycle – 60 Martin Place – is complete, that Sydney finally starts a period of positive net supply.”
Vacancy in the Melbourne CBD is declining and will continue to do so during the next few years, with the total vacancy forecast to hit 4.3% in July 2021, due to the lack of supply.
“Melbourne’s supply levels have been far less sporadic than Sydney’s and accompanied by stable absorption,” Hunt said.
“We expect that healthy levels of demand will be sustained throughout the next two years, resulting in vacancy falling to 4.2% by the end of 2018, before the next supply cycle kicks in in 2019.”
Brisbane’s prime vacancy is also expected to continue falling during the next two years as tenants upgrade office space, enticed by incentives and competitive effective rents.
Office vacancy is likely to have peaked in Adelaide, as the construction cycle comes to an end this year and there is limited new supply in the pipeline in the short- to medium-term.
Sales activity remains strong as investors stake their claims in new builds, contributing to a volume of more than $453 million for 2016.
“This cap on new development supply and limited existing additions will help reduce the overall national vacancy from record levels to more historic 10-year averages,” Hunt said.
A-grade vacancy is also declining in Canberra, spurring effective rents to rise on the back of dwindling supplies.
Vacancy in the Perth CBD is stabilising, with major supply likely to be limited to new developments during the next two years.
Smaller tenants are most active, joining the office sector’s “flight to quality” movement to secure the best affordable stock.
The report highlights the increasing demand for suites across the country, with premium landlords carving up whole floors to cater to smaller tenants’ needs and boost effective rent values.
“We anticipate that a lack of whole floor space availability will see 2017’s leasing activity weighted to suites,” Hunt said.
While most grades across the CBD are seeing an increase in face-effective rents, the real story is in the sub-500 square metre B-grade market in fitted-out options, the report said.
Landlords are taking advantage of this demand and building new fitouts in these smaller suites or refurbishing suites with existing fitouts.
"Flexible spaces and the activation of areas for work are rapidly rising and filling the needs of tenants looking for lease flexibility," opined Hunt.
"Even though small businesses and start-ups have favoured flexible space, we should start to see larger businesses taking up more space in 2017, as the preference for flexible lease structures permeates through the market.”
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2017 tipped to be the year of the office landlord

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More than $1.5 million is tipped by Teska Carson for a modern office and warehouse property at Cremorne in Melbourne’s inner eastern suburbs.
The property will be sold by auctioned May 5.
Located at 81 Green Street, the property is situated within a sought-after precinct of Cremorne, between Adelaide and Balmain streets.
The property comprises a 245 square metre, single level, tilt slab warehouse with a mezzanine area covering 50% of the building area, and a container height roller door.
The building covers the entire 245 square metre site, which is zoned Commercial 2 under the City of Yarra planning scheme and has 10 metres street frontage.
There is also a rear laneway entry point providing pedestrian and loading bay access.
According to the marketing agent, Teska Carson’s Luke Bisset, the property is ideally suited to an investor or owner-occupier.
It was in a relatively tightly held zone with very few vacancies, Bisset said.
"Opportunities such as this, so close to the CBD and the amenity it offers, are becoming scarcer and scarcer with the gentrification and residential conversion of many inner city suburbs,’’ he said.
The property will be sold with vacant possession.
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Modern Cremorne, Melbourne warehouse listing on CBD fringe

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There has been limited sales activity within Coffs Harbour’s retail market as property within the CBD is tightly held and rarely offered, according to Herron Todd White’s (HTW) latest report.
The property valuation firm says that this is despite there being a prevailing high vacancy rate within the prime strip centre.
Many retailers are finding it difficult to meet overheads.
"There is a trend for affordable retail rental space outside prime locations, however overall vacancy rates remain high for retail space," the report said.
"The high vacancy rate in the CBD is due to the difficult local economy with limited consumer discretionary spending, the reluctance of landlords to reduce rents or meet the market and the poaching of tenants by the Central and Plaza Shopping Centres.
"There is steady demand for the purchase of retail property emanating from investors against a shortage of supply in recent times."
The Gowings Central shopping centre development and the eastern end of the CBD appears to be trading well after the upgrade transformation.
The renovated ex-CBA bank building has increased the appeal and feel of this end of the retail precinct, HTW said.
Gowings are proposing an extension to the retail centre to office and hotel accommodation.
"Retail yields are generally in the 6% to 8% range depending on tenant, lease terms, location and property detail," said the report.
"Grafton commercial retail market displays higher investment yield rates.
"Yields are generally within the 7% to 9% range.
"The market remains steady with a slight uplift in the local economy.
"Nambucca and Macksville retail centres appear steady with some vacancy but improved local economy due to the Pacific Highway relocation works and associated workforce."
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Limited sales activity in Coffs Harbour retail market: HTW

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Globally, monetary policy remains accommodative as global growth continues a below-average rate of growth, according to Savills’ latest report.
When reported, the numbers for the second half of 2016 are expected to show global growth marginally improving.
Growth in China has stabilised and the Government continues to support property markets and infrastructure spending.
GDP in the US picked up in the September quarter of 2016 whilst growth in Europe and Japan remained at modest levels.
<a href="https://www.propertyobserver.com.au/images/2017/02/21/Screen%20Shot%202017-02-21%20at%205.08.04%20pm.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/21/Screen%20Shot%202017-02-21%20at%205.08.04%20pm.jpg" alt="">
 Whilst conditions remain supportive of consumption growth around the world, business investment remains relatively subdued.
Labour markets globally have seen substantial improvement however the quality of work the wages offered and the part-time and contractual nature of the employment growth undermines the quality of employment growth.
Substantial capacity through underemployment remains.
Consequently, headline inflation numbers remain below most central bank’s target ranges.
Inflation expectations have been little changed over the past twelve months however a late pick-up in inflation expectations following the results of the US presidential election has seen bond yields move substantially at the end of 2016.
<a href="https://www.propertyobserver.com.au/images/2017/02/21/Screen%20Shot%202017-02-21%20at%205.08.18%20pm.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/21/Screen%20Shot%202017-02-21%20at%205.08.18%20pm.jpg" alt="">
The capital markets have been relatively strong over the six months to end of December 2016 with the S&amp;P500 finishing the six months up over 7 percent.
European bourses fared better with most indices up strongly over the six months to December 2016.
Bourses in Asia have been generally healthy over the last six months of 2016.
10 year bond yields have risen by an average of 44 basis points around the world in the past six months and average around 1.7%.
The negative rates prevalent in Japan and Germany in mid-2016 have reversed to be 0.05% and 0.21% respectively.
<a href="https://www.propertyobserver.com.au/images/2017/02/21/Screen%20Shot%202017-02-21%20at%205.08.53%20pm.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/21/Screen%20Shot%202017-02-21%20at%205.08.53%20pm.jpg" alt="">
Most of the move in global bond yields followed the outcome of the US presidential election in early November.
The move in bond yields were associated with expectations of infrastructure spending, tax cuts, trade renegotiations and further support for economic growth.
Expectations for rising interest rates in the US firmed.
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Hanoi tops world office market yields: Savills

<html><body>
Transport and Logistics as well as pre-commitments are driving Melbourne’s industrial property market, with a shortage of serviced lots driving hikes in land values in some precincts, according to Savills.
Monica Mondkar, associate director research, Savills, said Transport &amp; Logistics accounted for 320,330 square metres or 36 percent of the 891,964 square metres leased in the 12 months to March 31.
She said the total square metres leased was down on the 970,317 square metres reported leased in the previous 12 months but remained well above the five year average of 740,010 square metres.
"Savills research also revealed a continuation of the strong pre-commitment market with the 251,270 square metres of pre-committed industrial space adding to the 316,191 square metres pre-committed in the previous corresponding period, bringing to well over half a million (567,461sqm) square metres in total pre-commitments over the last 24 months," she said.
"The trend to online sales in particular was a key factor behind continued growth in demand for warehouse and distribution centres.
"Melbourne’s industrial market has traditionally been home to a wide range of occupiers including manufacturing, engineering and wholesale sectors, however tenant demand from the transport &amp; logistics sector over the past two years has been increasing steadily and the rise in online retailing has been a key driver,’’ Ms Mondkar said.
"Household goods and housing construction were also significant industrial demand drivers in Victoria, as population growth continued to outstrip all other capitals.
Melbourne’s population growing at 2.4 per cent - the fastest in the nation – ahead of Brisbane (1.8 percent) and Greater Sydney (1. percent).
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="110">
Square metres reported leased   
</td>
<td valign="top" width="80">
Year to March 2017
</td>
<td valign="top" width="80">
Year to March 2016
  
</td>
<td valign="top" width="70">
Five year
  average
</td>
<td valign="top" width="70">
Year on Year
</td>
<td valign="top" width="70">
Five Year change
</td>
</tr>
<tr>
<td valign="top" width="110">
Melbourne
</td>
<td valign="top" width="80">
891,964
</td>
<td valign="top" width="80">
970,317                  
</td>
<td valign="top" width="70">
740,010
</td>
<td valign="top" width="70">
Down 8 %
</td>
<td valign="top" width="70">
Up 20%
</td>
</tr>
</tbody></table>
Source: Savills Australia Research
Greg Jensz, Savills’ Victorian Head of Industrial Sale &amp; Leasing said the very strong pre-commitment market was being driven by a number of factors including attractive rental deals and the lack of suitable stock.
"In some cases tenants are finding more attractive rental agreements than available with existing buildings but this has generally been negotiated over longer, circa 10 year lease arrangements," he said.
"In other cases buildings have been purpose-built to suit the peculiar requirements of tenants, for example cold storage users, which in most cases is simply not available, and generally these are larger requirements and so inflate total leasing data.
"A shortage of available serviced land had seen significant hikes in value.
"Land prices are through the roof due to a severe shortage of available serviced land.
"Small lots in the north are now going for up to $325 a square metre and lots of one hectare plus have sold for up to $250 a square metre.
"Meanwhile in the west small lots are achieving $275 a square metre and one hectare plus up to $210 a square metre.
"Embryonic growth of a new speculative industrial construction push was another factor driving land values, especially around key transport routes, however rental growth had not been a contributor.
"What speculative construction there is has, more often than not, been on land purchased some time ago at cheaper rates allowing construction to stack up for some developers at current rents."
Key industrial leases 12 Months to March 2017
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="141">
Tenant
</td>
<td valign="top" width="191">
Address
</td>
<td valign="top" width="77">
GLA sqm
</td>
<td valign="top" width="86">
Lease type
</td>
</tr>
<tr>
<td valign="top" width="141">
Seaway Logistics
</td>
<td valign="top" width="191">
11-25 Toll Drive, Altona North
</td>
<td valign="top" width="77">
16,144
</td>
<td valign="top" width="86">
Direct
</td>
</tr>
<tr>
<td valign="top" width="141">
Metro Trains
</td>
<td valign="top" width="191">
610 Heatherton Rd, Clayton South
</td>
<td valign="top" width="77">
24,065
</td>
<td valign="top" width="86">
Direct
</td>
</tr>
<tr>
<td valign="top" width="141">
Ceva Logistics (Toyota)
</td>
<td valign="top" width="191">
8 Doriemus Drive, Truganina
</td>
<td valign="top" width="77">
22,840
</td>
<td valign="top" width="86">
Direct
</td>
</tr>
<tr>
<td valign="top" width="141">
Isuzu Trucks
</td>
<td valign="bottom" width="191">
66 Foundation Rd, Truganina
</td>
<td valign="top" width="77">
21,685
</td>
<td valign="top" width="86">
Precommit
</td>
</tr>
<tr>
<td valign="top" width="141">
Anmar
</td>
<td valign="top" width="191">
14 Felstead Avenue, Sunshine West
</td>
<td valign="top" width="77">
15,720
</td>
<td valign="top" width="86">
Precommit
</td>
</tr>
<tr>
<td valign="top" width="141">
Woolworths
</td>
<td valign="top" width="191">
Portlink Estate, Dandenong
</td>
<td valign="top" width="77">
60,000
</td>
<td valign="top" width="86">
Precommit
</td>
</tr>
<tr>
<td valign="top" width="141">
Spectrum Brands
</td>
<td valign="top" width="191">
Chifley Business Park, Mentone
</td>
<td valign="top" width="77">
30,668
</td>
<td valign="top" width="86">
Precommit
</td>
</tr>
</tbody></table>
 Source: Savills Research
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