Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

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[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Joel Robinson

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<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/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of 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."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

What does it really mean for a building to be 'green'?

A who's who of Australian surfing, business and entertainment has emerged on title records following the completion of Esprit Rainbow Bay, the latest boutique beachfront apartment development by former professional surfer Paul Gedoun's S&amp;S Projects.

The completed project has attracted an enviable collection of owners, many with long-standing ties to the southern Gold Coast and the surf culture that has helped define Rainbow Bay and neighbouring Kirra for generations.

Given Gedoun's own background in surfing, it perhaps comes as little surprise that some of Australia's most recognisable surfers have chosen to buy into the development overlooking one of the country's most celebrated stretches of coastline.

Pezet Matheson directors Jayde Pezet and Todd Matheson launched the project in late 2021, and have managed the sales campaign all the way through to its sell-out and recent completion.

<img alt="Esprit" data-entity-type="file" data-entity-uuid="08fc6261-b84e-4b09-8a44-66d3067fd0d1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-29%20at%208.51.05%E2%80%AFAM.png?VersionId=4AOcb6ETZwNUnMPdTtz1B3pZAIB_jgZ2" />

Former world champion Mick Fanning, who grew up in Coolangatta, secured an apartment in 2023. He paid&nbsp;$2.07 million. Last year he sold his Bilinga home for over $16 million.

Three-time world champion Joel Parkinson also purchased in the development, alongside big wave surfer Mark Mathews. Mathews bought the most expensive apartment in the building, spending just over $4 million.

Joining them is Rip Curl founder Doug Warbrick, whose company helped shape Australia's global surfing industry over the past five decades.

The appeal of Rainbow Bay has extended well beyond the surfing community.

International DJ Paul Fisher purchased an apartment through his investment vehicle, YLB Developments, an abbreviation of his trademark phrase "You Little Beauty".

The purchase comes as Fisher and his wife Chloe are developing their own luxury apartment project further north in Palm Beach. Their boutique beachfront development, Pescado, comprises just seven apartments on Jefferson Lane, which start from just shy of $6 million. The couple intend to retain the two-level penthouse as their Australian base between international touring commitments.

Melbourne Storm coach Craig Bellamy and his wife Wendy have also invested in Esprit, purchasing two apartments after spending decades holidaying on the southern Gold Coast. They also have a luxury apartment in Joe Adsett's Rockpool, less than 400m away from Esprit.

<h2>Boutique project draws owner-occupiers</h2>

Esprit launched in 2021 and sold strongly, with buyers drawn to its boutique scale, beachfront position and contemporary design.

The completed development comprises 94 apartments across 11 levels, offering expansive floorplans designed primarily for owner-occupiers rather than the investor market.

Crowning the building is Club Esprit, pitched as being the Gold Coast's first residential rooftop wellness centre. The roof features a&nbsp;25 metre magnesium lap pool, which is surrounded by wet daybeds and poolside cabanas,&nbsp;multiple barbecue areas,&nbsp;a yoga and relaxation play lawn, and a private dining room with a kitchen scullery, bar, lounges, and an outdoor terrace.

The wellness centre is&nbsp;fully equipped with a Technogym, ice bath, infra-red sauna, steam room, thermal room, and treatment room. The roof has views spanning&nbsp;Rainbow Bay, Snapper Rocks and the Pacific Ocean.

<h2>S&amp;S Projects continues to shape Rainbow Bay</h2>

S&amp;S Projects founder Paul Gedoun has become one of the key figures behind Rainbow Bay's evolution over the past several years.

After establishing S&amp;S Projects, Gedoun has focused on delivering lifestyle-driven apartment developments designed primarily for owner-occupiers seeking a permanent coastal home.

Esprit is Gedoun's third completed project in Rainbow Bay, following Flow and Awaken, both of which achieved record prices for the suburb.

He is now delivering <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, a 38-apartment development on Boundary Street that is currently selling, and has no plans to leave the precinct anytime soon. S&amp;S Projects has also lodged plans for its fifth Rainbow Bay development, an 88-apartment project on Boundary Street featuring a strong wellness focus.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">First look: S&amp;S Projects proposes 88-apartment wellness tower at Coolangatta's Boundary Street</a>

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Who's who of buyers revealed as Esprit Rainbow Bay settles

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

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

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Apollo Bay is ranked the location in Victoria where it is the slowest to sell a house, according to Investar’s latest market report.
The property investment firm states that an average house at Apollo Bay can expect to be on the market for 632 days before being sold.
This is followed by Mount Beauty at 507 days and Paynesville at 498 days.
<table style="height: 99px; width: 427px;" border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Apollo Bay</td>
<td>3233</td>
<td>House</td>
<td>3</td>
<td>632</td>
</tr>
<tr>
<td>Mount Beauty</td>
<td>3699</td>
<td>House</td>
<td>3</td>
<td>507</td>
</tr>
<tr>
<td>Paynesville</td>
<td>3880</td>
<td>House</td>
<td>2</td>
<td>498</td>
</tr>
<tr>
<td>Corryong</td>
<td>3707</td>
<td>House</td>
<td>3</td>
<td>498</td>
</tr>
<tr>
<td>Ouyen</td>
<td>3490</td>
<td>House</td>
<td>3</td>
<td>496</td>
</tr>
</tbody></table>
 
 
 
 
 
This list was produced using live on the market sales listing data.
High average days on market indicates that the market is turning over stock slowly which may indicate that demand is weaker than supply creating a stronger negotiation point for buyers.
Houses for sale at Apollo Bay at the median price of $515,000 include a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-apollo+bay-119192663" target="_blank">15 Murray Square</a> (above) that is for sale for $515,000. It has been for sale since February 2015 when listed with $598,000 hopes. It recently went under offer.
Similarly a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-apollo+bay-121006834" target="_blank">12 Outlook Road</a> (below) is for sale for $525,000.
<img src="/images/2016/10/07/12%20Outlook%20Road.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Apollo Bay is Victoria's slowest selling property market: Investar

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Exchange Tower has bucked the market trend with its leasing activity in Perth's challenging office market.
The vacancy in the building has dropped below 15%, an improvement from the rate of more than 37% earlier this year.
Exchange Tower is a 40-level, premium-grade office tower located just off St Georges Terrace in the heart of the Western Australian capital and in close proximity to Elizabeth Quay and Perth’s major shopping malls.
As part of the ongoing investment in Exchange Tower by joint owners the AMP Capital Wholesale Office Fund (AWOF) and Western Australia-based property investor Primewest, works have commenced for a significant refurbishment of the ground floor lobby with plans underway for upgrades of the forecourt and lifts.
The world’s sixth largest accounting group, RSM, has committed to lease 3,281 square metres of space over three high-rise levels in Exchange Tower and will also take signage rights after negotiating a long- term lease in the building.
RSM’s move is one of four major new deals in Exchange Tower, with international engineering group ARUP, multinational technology company Fujitsu and national law firm Moray and Agnew also relocating to the building.
ARUP is leasing 1,500 square metres of space on level 14, Fujitsu is taking 1,309 square metres on level 9 and Moray and Agnew is leasing 1,092 square metres on level 30.
Other recent new tenants include Quayside Chambers, Viva Energy and WTP. The moves follow a targeted leasing campaign managed by Ian Edwards, Knight Frank.
Exchange Tower is already home to some of Perth’s leading commercial and public institutions including Patersons, Morgan Stanley, Bell Potter, Allen &amp; Overy, Bain, Ministerial &amp; Parliamentary Services, Mitsubishi, Mitsui and Knight Frank.
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Perth’s Exchange Tower secures key leasing deals in tough market

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The expansion and redevelopment of Grand Central Shopping Centre in Toowoomba continues with stage one now complete and the balance of the project expected to be completed in early 2017, according to Herron Todd White’s (HTW) latest report.
The property advisory firm says that centre management has been aggressive in leasing the new specialty shops, concentrating mostly on national quality retailers.
The majority of recent leasing activity within the Toowoomba CBD has been to cafés, bars and restaurants.
The majority of these operators are new to Toowoomba, resulting in a strong influx of new options for local diners.
Retail rents in general have remained relatively static although market leading rents are often achieved for new developments.
The historically low interest rates have resulted in strong demand from investors for retail properties, however the lack of supply of quality, fully leased properties has limited the number of investment sales and has resulted in a firming of net yields over the past two years.
Recent retail investment sales in Toowoomba include:
<ul>
<li>3/879 Ruthven Street, Kearneys Spring – Modern retail building with two tenancies leased to an Indian restaurant and a convenience store. Weighted average lease expiry (WALE) of 3.15 years. Sale reflected a passing net yield of 7.28% and analysed net yield of 8.25%. Sale price of $580,000. 
</li>
<li>283 Ruthven Street, Harlaxton - Semi-modern retail centre leased to Red Rooster and a Foodworks supermarket. WALE of 2.83 years. Sale reflected a net yield of 7.8%. Sale price of $1.575 million. 
</li>
<li>330 Stenner Street, Kearneys Spring – Restaurant leased to local Pizza Hut franchisee. WALE of 8.56 years. Sale reflected a net yield of 5.82%. Sale price of $1.85 million.</li>
</ul>
The retail market in Gladstone has continued at a similar pace to most of 2015 and the beginning of 2016, with increasing vacancies in secondary locations, and reductions in rental levels.
Well anchored centres with good location, access and exposure appear to be maintaining occupancies, however centres in secondary locations or with no significant anchor tenant appear to be bearing the brunt of current market conditions.
"Sales activity has been low, with no known notable retail sales during 2016," HTW noted.
The market is currently dominated by owner-occupiers who are taking advantage of the weaker market conditions and low interest rates.
The development site on the corner of Boles and Breslin Streets generated a fair amount of talk and media when it was purchased by Aldi Foods Pty Ltd in January.
Construction is now well underway and the completion date is speculated to be toward the end of 2016.
The development of a multi-million dollar Coles anchored shopping centre, opposite the existing Woolworths centre on Dixon Drive, continues to remain at the forefront of discussion as Coles continues to challenge the decisions made by Gladstone Regional Council.
"The latest reported update is that the fourth development approval to be submitted (subdividing the site into four lots) has been approved, yet with many conditions that Coles is reportedly set to challenge," it noted.
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New options for Toowoomba local diners while retail market in Gladstone remains steady: HTW

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The Hobart accommodation market is anticipated to continue to be a strong performing market, although new supply additions under construction may pose some challenges in the year’s ahead, according to Colliers International’s latest report.
The most recent major transaction was the sale of the Sebel Launceston in January 2015 for $9,855,000.
The latest figures for the 2015-16 financial year highlight that the number of visitors (up 2%), spending (just over $2.05 billion up 9%) and length of stay of visitors to Tasmania have all increased.
“International visitation in particular is growing despite there being no direct international flights to Hobart. Coming off a low base, the latest figures from the International Visitor Survey showed a record 224,000 international visitors coming to Tasmania last financial year (up 13%) particularly from Asian markets, the USA and Europe,” the report stated.
<a href="/images/2016/11/04/Hobart%20airport%20arrivals.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Hobart%20airport%20arrivals.jpg" alt="">
The Hobart hotel market is performing strongly with STR figures showing 80.2% occupancy for the year to date to August 2016 (up 3.5%), average room rates of $164.75 (up 3.3%) and revenue per available room (RevPAR) up by almost 7% at $132.06.
Hobart Airport catered for around 2.3 million passengers in 2015-16, representing growth of 5.8% over the past year.
The 2015 masterplan for Hobart Airport outlines the short, medium and longer term plans for the airport site and provides an interesting insight into the future travel expectations and traffic into Hobart Airport.
Hobart Airport has achieved annual average growth of 2.6% over the past five years, even with the withdrawal of Tiger services in 2012. Looking forward, the expectation of increased passenger movement is significant. It is projected that some 4.5 million passengers will travel through Hobart Airport by financial year 2035, as compared to 2.18 million in financial year 2014.
The current runway length at Hobart Airport of 2,251 metres can cater to direct flights from mainland destinations as far as Darwin, Cairns and Perth along with locations within New Zealand but it is not adequate for larger aircraft such as Boeing 787 and 777 capable of flying from South Asia destinations.
However, a runway extension at Hobart airport is to be undertaken which will increase the length of the runway by 500 metres. A further proposal exists to redevelop the passenger terminal. These works are scheduled for completion in 2017.
"We highlight that we are aware of the following three significant hotels currently under construction including the Federal Hotels 114-room hotel in Sullivans Cove, The Fragrance Hotel development on Macquarie Street with 296 rooms, and the Crowne Plaza on Liverpool Street with 187 rooms," the report said.
"In addition to these projects that are under construction we are aware of a further six hotels in the pipeline.
"If all projects proceed the total number of rooms is estimated to increase by 48% by 2020.
"We also note the recent announcement by Singapore’s Fragrance Group that has lodged plans for two new hotels. If the applications are approved this would add a further 895 rooms to the market."
<a href="/images/2016/11/04/Hobart%20room%20supply.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Hobart%20room%20supply.jpg" alt="">
For the most recent hotel transaction in Tasmania of note, the Sebel Launceston, was purchased by local Tasmanian family, the Richman family, however the agents reportedly fielded seven offers from Singapore, Victoria, Queensland and New South Wales.
Colliers International is marketing a hotel in Launceston at present.
The three new hotels that are under construction in Hobart, of the size and quality proposed will provide significant new competition for the Hobart market.
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Hobart hotel market records strong occupancy levels and rate growth

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A restaurant investment in the heart of Southbank is now for sale.
The property is located <a href="https://www.realcommercial.com.au/property-retail-vic-southbank-502141674" target="_blank">1G/ 133 City Road, Southbank</a>.
It is currently leased for seven years with options to extend it even further.
It has a building area of 190 sqm with extensive contemporary fitout.
The rental yield for this property is $85,000 per annum net with reviews of four percent annually. There is a security deposit of $21,353.15
The property is listed for November 23 auction through Ray White agent Brett Diston.
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Restaurant premises in heart of Southbank for on auction

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Investor demand for industrial assets remains steady, with strong interest from off shore investors in long WALE, larger scale assets in Sydney’s Western corridor compressing yields sharply, according to Colliers International's latest market report.
Private and owner occupier tenants continue to remain dominant in the city fringe and South Sydney, however their strategies for acquisition differ.
Investment sales in tighter markets tend to be for smaller assets &lt;500sqm, where rental yields tend to be higher, owner occupiers are targeting assets in larger assets 500 to 1,500 sqm with the low cost of debt being a significant driver of activity.
Owner occupancy is becoming a significant driver of investment activity in all sub markets.
Historically, owner occupancy was largely concentrated in the smaller, 1,000sqm strata market, however large scale retailers are now acquiring industrial facilities over 15,000sqm in the western market.
Consequently, land is becoming hotly contested amongst investors and owner occupiers, with serviced land supply across industrial precincts in tight supply.
"We are anticipating further owner occupier activity in the larger industrial markets in the medium term," the report states.
New South Wales Government data indicates that there is less than twenty years of zoned industrial land, at present absorption rates.
Serviced land, which is connected to utilities, is even scarcer, with only three years supply available.
"Further land release, is constrained by the natural geographic barriers surrounding Sydney. Given the tight levels of land supply we anticipate competition for new land releases and land values to rise across all Sydney industrial markets in the medium term.
Looking ahead, rental growth is anticipated to remain steady as demand levels from the logistics sector, a key driver of demand for larger assets stabilises. Construction services are providing positive momentum, thanks to historical highs in residential construction," the report advised.
From an investment perspective, the hunt for higher yields is anticipated to push some investors into secondary assets. Yield spreads between the prime and secondary markets in the lead up to the GFC fell to 50 basis points, presently they are 120 basis points which points to investors overvaluing risk in the secondary markets.
With competition for industrial assets still high amongst investors, secondary assets will be a key part of future strategies, particularly for assets with development upside and proximity to high quality infrastructure links.
Sydney has the largest infrastructure pipeline of any state in Australia. According to the government’s own forecasts, there will be an estimated $39 billion in transport infrastructure spending in NSW over the next four years.
Sydney’s western industrial precinct continues to strong investment conditions with strong interest from off shore investors – Singapore, HK, Japan, Kwap from Malaysia, Mitsui. US investor Blackstone has broken the previous investment record held by Ascendas, after acquiring $1.3 billion of Goodman industrial assets across the East Coast, in two tranches. This sale will provide Goodman with strong financial support to fund future land acquisitions and developments globally.
Domestically, REITs such as Charter Hall and Mirvac, as well as fund management group AMP are actively pursuing industrial opportunities. In June, AMP acquired JP Morgan’s industrial portfolio worth over $250 million, on a portfolio weighted average yield of 6.5 per cent.
"Prime initial yields in the west compressed by a further 15 basis points from June to September on the back of strong investment volumes. With prime yields compressing to 10 year highs, we anticipate that the spread between prime and secondary industrial assets will tighten from its current margin of 120 basis points over the coming twelve months as investors look for higher performing returns, with development or repositioning upside.
Land acquisition opportunities are becoming tightly contested, with owner occupiers actively competing with established developers for opportunities. Landlords are also looking at speculative opportunities with Goodman building a 22,000sqm facility in Oakdale Central, and Mirvac developing 19,000sqm in Wallgrove Road, Eastern Creek. Developers are speculatively developing due to tight vacancy rates in the Western market, and limited opportunities for tenants in the 10,000sqm plus market," the report stated.
Tenant demographics are becoming more diversified in the western market, with 40 per cent of tenants being from storage, transport and logistics businesses, however the strong performance of retail discretionary spending by consumers is driving demand from retailers looking for storage and distribution facilities.
Tenant activity from corporates has been consistently strong, with tenants such as White Wires, Blackmores, Tyre Max and Pet Barn moving into the west. Incentives are bene ting from this strong demand, falling slightly to 15 per cent, however rental pricing is still a signi cant driver of tenant demand, with Blue Star print group moving from Rydalmere due to lower rents.
Rental growth performance is strong, with net effective rents up by 3 per cent year on year, higher than their 10 year average growth rate of 2.3 per cent. We are forecasting industrial effective rents to rise in the next twelve months by between 3-5 per cent, due to asset and land scarcity, and rising demand from tenants with exposure to discretionary retail.
According to the government’s own forecasts, there will be an estimated $39 billion in transport infrastructure spending in NSW over the next four years.
Sharp rises in capital values, over a relatively short term, may encourage some owners to realise gains.
Recent sales evidence in the northern market shows that capital value uplift of 20 to 30 per can occur on the back of strong investor demand, and diminishing supply levels.
An example of this was 20 Whiting Street in Artarmon transacted for $2.2 million in December 2014, was recently sold for $2.8 million, an increase of 21 per cent in eighteen months. The vendors of a 9,000sqm asset at 28 Rodborough Road French’s Forest realised a 25 per cent rise in capital values since acquiring their asset for $15 million in December 2014, and selling it recently $20 million.
This exceptional rise in values is all the more extraordinary given that prior to 2014, capital values in the north had seen little or no growth. Such robust capital growth is attracting private and institutional investment interest from off shore investors.
Owner occupiers, are also prevalent, particularly in the construction, food retail and technology sectors.
Leasing activity in the secondary market is also showing positive signs, a key driver of which has been demolition clauses which are typically more common in prime markets.
Weight of capital, whilst an early driver of improving investment levels, has now been matched by strong rental performance with prime net effective rents growing by 21 per cent in the last twelve months, secondary net effective rents have risen by 10 per cent during the same period.
Prime incentives remain steady at an average of 16 per cent, with secondary incentives lower at 14 per cent. The disparity, which is unique to the northern market, is being driven by demolition clauses in prime assets, due to the new masterplan that is encouraging rezoning industrial zones to residential use.
The shrinking pool of available assets in the South Sydney market is creating opportunities and challenges for investors, tenants and landlords. Since 2012, an estimated 29 per cent of the Southern industrial market has been withdrawn for rezoning to residential development, and the acquisition of land for WestConnex and Sydney Metro.
For tenants, this means that there are fewer available assets leading many of them to look for owner occupancy opportunities, however vacant possession are rarely available. Tighter space availability is leading to buildings using investment style methods such as expressions of interest, to lease their space.
This has significant benefits for landlords, reducing their incentives and increasing their face rents but entering a competitive bid process.
One recent leasing deal saw three parties competitively bid for an industrial facility, with the winning party accepting terms five per cent above the initial face rental o er, with no incentives. We anticipate that tight vacancy will lead to more of these EOI style leasing campaigns in the short to medium term.
For investors, holding assets close to public transport amenity and within the B6 planning overlays, converting their industrial assets to office use is becoming a popular strategy to reposition older assets, and attract higher rents.
Alexandria has been at the epicentre of this redevelopment trend, appealing to tenants from the technology and creative industries, attracted to the industrial feel of the area, and blank canvas creative opportunities large floorplate former industrial assets offer. From a rental perspective, pricing for an industrial facility in this area is typically $150-250 per square meter on a net face basis, however after a simple office conversion these rents escalate to between $350-425/sqm.
In the strata unit market, popular amongst owner occupiers, recent off the plan developments have seen significant increases in their capital value rising by over 30 per cent in the past eighteen months.
Recent investment sales in the South have been scarce, however cap rate compression continues to remain a feature as fewer assets are contested by a still rising number of investors.
"Looking ahead, the rapid pace of change in the South Sydney market will drive changes to the mix of assets, tenants and owners. Vertical industrial facilities such as those seen in other land constrained markets in the UK, and Asia, will become a feature of this market as developers look to cater to goods and service delivery to adjacent growing residential areas and city centres," the report states.
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Investor demand in Sydney for industrial assets remain steady

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Average room rates and occupancy levels largely in line with those reported last year for the Canberra hotel market, according to Colliers International’s latest report.
The ACT hotel market continues to be tightly held with just three significant hotel transactions since late 2015, being the Best Western Tall Trees, Crowne Plaza Canberra and the Clifton Suites.
The sale of the Crowne Plaza Canberra was part of the property sale of Eureka assets to SB &amp;G Hotel Group in late 2015.
There has only been one major transaction for year to date 2016 being the Clifton Suites on Northbourne Canberra, according to the Colliers report.
Facilimate together with Perth-based investment group Ascot Capital acquired the 153-room Clifton Suites hotel for a reported $65 million. This transaction represented one of the largest hotel transactions in Canberra since the global financial crisis.
The Canberra Airport has experienced declines in passenger numbers since 2009-2010, with 2015-16 being the first year that the airport has recorded positive growth (of 0.4 per cent).
“We highlight that historically the Airport has only catered for domestic traffic but Singapore Airlines has commenced direct services operating from Canberra to Singapore and Canberra to Wellington as at late September 2016. These direct flights will undoubtedly assist demand for Canberra hotels.
“For August 2016 YTD, we note that the Canberra hotel market has recorded occupancy levels of 72 per cent for YTD August 2016 (down marginally at 0.6 percentage points), average room rates of $162 (up marginally at 0.1 per cent) and RevPAR over $117 (down marginally at -0.8 per cent),” the report stated.
<a href="/images/2016/11/04/Canberra%20airport%20arrivals.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Canberra%20airport%20arrivals.jpg" alt="">
Data from Colliers Edge highlights increased tenant activity which has seen a steady decline in the headline vacancy rate from 15.4 per cent in January 2015 to 13 per cent in July 2016 as recorded in the latest Property Council figures.
Vacancy in A and B grade stock is tightening significantly in Canberra with a number of town centres recording 0 per cent vacancy and the CBD with very limited options for potential tenants.
C and D grade conversely have increasing levels of vacancy, however a number of adaptive re-use projects will see this trend begin to reverse in the near future.
“We note that in particular the office vacancy level of A grade office space has been declining over the past three years, and hence it could be expected that corporate demand remains stable for Canberra hotels.
We highlight however that the Canberra hotel market is also heavily dependent on demand from government activity and demand is influenced by parliament sitting weeks and election cycles,” the report stated.
<a href="/images/2016/11/04/Canberra%20office%20vacancy.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Canberra%20office%20vacancy.jpg" alt="">
There have been two new hotel openings in the past year including the 120 room Little National developed and operated by Doma Group which opened in early September 2015 and the new 191 room Vibe Hotel at Canberra Airport.
“We highlight that there is limited additional new supply anticipated for the Canberra hotel market, especially in comparison to other key hotel markets around Australia,” the report states.
In mid-June 2015 an announcement was made that the ACT government had allocated $5.4 million over two years to the refurbishment of the National Convention Centre.
This refurbishment is currently taking place and the final component of the refurbishment program will be completed in January 2017.
Early planning is also being completed for the construction of a new multi-purpose sporting stadium and entertainment centre to cater for between 20,000 to 30,500 seats.
The project is not anticipated to commence until mid-2020 with construction not anticipated to be completed until mid-2024.
<a href="/images/2016/11/04/Canberra%20rooms%20accommodation.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/04/Canberra%20rooms%20accommodation.jpg" alt="">
The Canberra market has traditionally been dominated by local players, however the purchase of the Abode in October 2014 by a Melbourne based fund manager, together the with the recent transaction of the Clifton Suites on Northbourne (to Facilimate together with Perth-based investment group Ascot Capital) suggests that there may be greater ownership diversity in the future.
Colliers International is not aware of any open market campaigns for any Canberra hotels at present apart from part interest in a hotel in Braddon.
STR data supports that the Canberra hotel market performed well in 2015, up significantly from the lows of 2014, and has continued to be stable in YTD August 2016, performing well despite the recent supply additions.
With only minor new supply anticipated for the future, Colliers anticipate that the Canberra market should be stable, supported by demand from corporate, government and domestic tourism sources.
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Outlook for the Canberra hotel market is positive: Colliers

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The Union Arts Centre, circa 1865, at Clunes is going to auction.
The 1031 sqm corner site property is located at <a href="https://www.realestate.com.au/property-house-vic-clunes-123938150" target="_blank">22 Fraser Street</a> and is a period style residence and commercial space with a fully functioning artists studio/exhibition space.
This is an opportunity to acquire a historical bank building with attached dwelling of seven substantial rooms and separate light filled studio/gallery space created by renowned architect Daryl Jackson.
The property is set in the heart of Clunes which is home to ‘Booktown’ Festival that brings thousands of visitors to town.
It features 14’ ceilings, huge country kitchen with combustion stove, open fires and two bathrooms. It would be an ideal property or home and business.
The auction is on November 26 and is offered through AAG Property Consultants agents Angela Flowers and Jo Millar.
It last traded for $140,000 in 1999.
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Historic circa 1865 Union Arts Centre at Clunes on auction

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The De Angelis Hotel Group has purchased the Uncle Buck's Hotel in Mount Druitt for $25.3 million.
CBRE’s Daniel Dragicevich and Sam Handy negotiated the sale on behalf of ASX listed Lantern Hotels Group. Lantern advised that the sale price represented a 30.5 percent premium on the 30 June 2016 book value.
The 5,640sqm site offers future mixed used redevelopment potential underpinned by B4 mixed-use zoning and 32m building height approval.
The hotel features a 24-hour liquor licence with ‘early opener’ flexibility, and 27 gaming machines.
Dragicevich said Uncle Bucks offers all the core trading attributes of a top 50 gaming pub.
“Assets such as this are seldom publicly offered to market, which contributed to a keenly contested process which yielded an exchange of contracts some four days prior to the scheduled close of the campaign," he said.
“The availability of Sydney’s AAA gaming pubs is rapidly diminishing, with only a small pool of these assets remaining under private individual ownership and seemingly available for acquisition in the foreseeable future. Genuine market buoyancy at the top end is being driven by this undersupply, in combination with robust trading conditions, improved debt liquidity and a low interest rate environment."
 
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De Angelis Hotel Group snaps up Uncle Buck's at Mount Druitt

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Sentinel Property Group has purchased the Port Hedland Boulevard Shopping Centre in Western Australia for $17.6 million from a private vendor.
The shopping centre has Woolworths as along term tenant on a 20-year lease expiring in 2028 plus two further five-year options.
The shopping centre, 150 Anderson Street, spans 6,259sqm and also features two Harvey Norman stores, 16 specialty shops and a service station. 
<img src="/images/2016/11/08/Port%20Hedland%202.jpg" alt="">
Warren Ebert, Sentinel managing director said the company is pleased to be growing its property presence in WA in the strategic regional location of Port Hedland.
"We believe it is the right time to be buying in this location as there are strong growth prospects ahead," he said.
"Port Hedland is the world’s largest bulk minerals port, is Australia’s largest export port by annual throughput and ships over 58 percent of Australia’s total iron ore exports. The Pilbara Ports Authority has forecast a 16 percent increase in shipping capacity over the next three years.
"Sentinel has been looking to buy in this region for some time and has now been able to capitalise as a result of asset repricing on the back of the down turn in iron ore."
The Port Hedland Boulevard Shopping Centre is the latest asset of the open-ended pooled Sentinel Countrywide Retail Trust, which also owns shopping centres in Dubbo, Bathurst and Broken Hill in NSW and Atherton, Townsville and Emerald (x2) in QLD.
Sentinel has recently completed the sales of two shopping centres in central NSW that were held by the Sentinel Countrywide Retail Trust – a Coles anchored centre at Wellington for $3.6 million (September 2016), and a Coles anchored centre in Narromine for $4.18 million (July 2016). Respectively, the centres at Wellington and Narromine were purchased for $2.7 million and $3.35 million in May 2015.
Mr Ebert said Sentinel is both a seller and a buyer in the neighbourhood shopping centre sector at current prices.
“We have bought very well in this sector, when it was unloved by others, and as a result we are receiving a number of unsolicited offers to acquire our centres,” he said.
“We will continue to take money off the table as opportunities arise to maximise returns for our investors. We also remain an active opportunistic buyer, particularly in regional locations not yet fully identified by others.”
<img src="/images/2016/11/08/Port%20Hedland%203.jpg" alt="">
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