Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

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."

&nbsp;

[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]

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'?

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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Childcare chain Guardian Early Learning Group has recently leased two properties in inner-city Melbourne on long-term contracts in deals brokered by Colliers International.
In the latest leasing deal, Guardian has secured a major 2,950 sqm site on Hoddle Street in Richmond. The 15-year deal was brokered by Colliers’ Matt Cosgrave and Ash Dean.
“This property, which had been vacant for six years, will now be turned into state-of-the-art childcare centre,” Cosgrave said. 
“It is a sizeable, prominent site which has been approved for use as a childcare facility to help address the growing demand in the area.” 
This deal follows on from Guardian’s commitment at 101 Collins Street in the CBD for a property on 2,186 sqm.
Cosgrave said Colliers International was seeing strong demand for childcare services closer to inner city workplaces. 
“End-of-trip facilities such as showers and bike storage were once rare in an office building – now they are seen as standard inclusions,” he said. “Now lifestyle factors such as childcare and co-working space are becoming an increasingly viable option to attract quality tenants to a building.”
“Businesses are increasingly trying to make it easier for parents who work in the CBD and city fringe locations to drop off and pick up their children on their way to or from work. Not only does this help employees maximise their work day and increase efficiency, it makes their daily lives easier at the same time,” he added.
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Childcare provider leases vacant Melbourne building for modern facility

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An Italian restaurant and bed &amp; breakfast property in Adelaide Hills is up for sale through private treaty.
Located in historical Kanmantoo in South Australia, the 14 Old Princess Highway property comprises an authentic Italian restaurant seating up to 120 guests, along with two newly established bed and breakfast villas. 
There is also council approval for another five villas and a wedding/function centre for 150 guests. 
Colliers International’s Chet Al and Oliver Totani been appointed to sell the property. 
“Formally the Britannia Hotel, the property was built between 1848 and 1850, and extended around 1863 for operation as a boot maker,” said Al.
“The property is now operated as a tourism and hospitality venue, comprising a 263 sqm restaurant, 109 sqm living area and two bed &amp; breakfast cabins. The Osteria Sanso restaurant was established more than 13 years ago and has now been family owned and operated since day one.”
The property also has a three-bedroom owner’s residence.
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Restaurant in idyllic Adelaide Hills goes to market 

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The Adelaide office market has about 1.6 million square metre of lettable space.
The CBD precinct, bound by North, West, South and East Terrace, accommodates nearly 1.4 million square metres of office space and is the sixth largest CBD office market in Australia, according to Savills' CBD Office Market Briefing for the second quarter of 2016.
Outside of the CBD, lettable office space is classified as Fringe and is predominantly B and C grade office accommodation. 
In the 12 months to June 2016, Savills identified approximately 90,000 square metres of leasing activity in the central Adelaide office market, including Adelaide CBD and Fringe areas. Although this an increase on activity levels 12 months prior, it is close to the five year average of approximately 87,000 square metres.
The majority of these leases (approximately 60 percent of the volume identified leased) were in the Adelaide Core precinct. Around 60 percent of the deals reported in the 12 months to June 2016 period were new tenants, while approximately 37 percent were renewals, with the balance sub-lease and pre-commitment deals. Of the 90,000 square metres identified leased in central Adelaide in the 12 months to June 2016, the ‘Government and Community’ dominated activity by volume of space leased. However, the ‘Property and Business Services’ sector had the greatest number of transactions.
A selection of recent leasing transactions is displayed in the tables below.
<a href="/images/2016/07/22/Adelaide-CBD%20office%20lease.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/22/Adelaide-CBD%20office%20lease.png" alt="">
Savills’ Adelaide Lease Expiry Report analyses a database of lettable floor space in the CBD and fringe office markets. As at the June 2016 report, it is estimated that an average of 105,000 square metres of leased space in the CBD will come up for renewal each year for the next three years.
Around 40 percent of this space is leased by the ‘Government &amp; Community’ sector and Industry’ sector, one of Adelaide’s largest occupiers, however, more than 50 percent of space due for expiry over the next three years is a combination of the ‘Property &amp; Business services’, ‘Mining &amp; Utilities &amp; Industry’ and ‘Finance and Insurance’ sectors.
<a href="/images/2016/07/22/Adelaide-CBD%20office%20graphic.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/22/Adelaide-CBD%20office%20graphic.png" alt="">
In the short-term there is likely to be ongoing demand from tenants seeking to rationalise existing space, as well as from those seeking expand or upgrade into new space. A number of firms have sought to rationalise space requirements through relocation strategies, including the consolidation of separate tenancies to increase business continuity and lower costs. Others firms have upgraded and taken on expansion space.
The largest example of this includes the Department of Water and Natural Resources who has consolidated staff from two sites, including Chesser House at 91-97 King William Street and 1 Richmond Road, Keswick, into one tenancy at 81-95 Waymouth Street. The building had previously been occupied by the Australian Taxation Office before they relocated to their new premises in 2013. An internal upgrade was completed recently. The State Government will occupy the top five floors, with the balance, some 6,000 square metres, seeking prospective tenants.
Bupa has taken one floor in the new 50 Flinders Street development to consolidate offices.
The Administrative Appeals Tribunal (Government) has committed to lease two floors at 1 King William Street in a rationalisation strategy, reducing space requirements by about 500 square metres in the move. UniSuper has also leased a part-floor in 1 King William Street, understood to be slightly larger than their premises in 80 King William Street.
In a more recent deal, Hudson has relocated from 75 Hindmarsh Square to 101 Pirie Street, similarly rationalising about 500 square metres in the move.
Morgan Stanley has also relocated, moving from 115 Grenfell Street to 2 King William Street recently, although only reduced space requirements by about 100 square metres.
As at June 2016, net face rents in Adelaide CBD typically range from $395 to $460 per square metre per annum for Premium Grade, $330 to $410 per square metre per annum for A Grade and $265 to $335 per square metre per annum for B Grade. In Adelaide’s Fringe, as at June 2016, net face rents typically range from $330 to $355 per square metre per annum for A Grade and $270 to $300 per square metre for B Grade. Since Q2 2015 incentives have been stable and net effective rental levels are showing signs of growth, albeit at low levels.
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Adelaide CBD is the sixth largest CBD office market in Australia: Savills

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Investors splashed nearly $18 billion on Australian office property in the 12 months to June -- up almost 35 percent on the five-year average -- with foreign investors taking the lion’s share in CBDs, according to Savills Australia’s latest research.
Office sales in Australia have seen year-on-year growth since 2012 and the trend is likely to continue because of Australia’s safe haven status and high yields, says Savills. 
Sydney had the most transactions by value at $4.6 billion, or 47 percent of CBD office sales nationally, while Melbourne led on the number of deals at 28. 
The $17.9 billion total, comprising $9.8 billion worth of CBD office transactions and $8.1 billion worth of non-CBD transactions, was up $4.6 billion on the $13.3 billion, five year average, with the sale of 253 properties, also up on the five year average of 234.
<a href="/images/2016/07/29/CBD%20sales%20bar%20graph.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/29/CBD%20sales%20bar%20graph.png" alt="">
Savills national head of Research, Tony Crabb said “there is no reason to believe we won’t see the upward trend continue given the current global economic and political status quo”. 
He added that off-shore investors further stamped their footprint in the Australian office market with $8.6 billion of the total sales (48 percent) and 68 percent of CBD purchases - $6.6 billion – from 44 transactions. 
Foreign investors also figured prominently in non-CBD sales purchasing 25 percent of the stock sold for $1.9 billion.
<a href="/images/2016/07/29/CBD%20sales%20pie.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/07/29/CBD%20sales%20pie.jpg" alt="">
Crabb said market yields averaged 6.15 percent for CBD premium grade buildings, 6.9 percent for CBD A grade buildings, and 8.3 percent for CBD B grade office buildings while yields averaged 7.28 percent for CBD fringe A grade buildings and 8.3 percent for CBD fringe B grade buildings.
Savills director, Cross Border &amp; Capital Transactions, Ben Azar, said Australia would continue to see massive foreign investment. 
“In an extremely low interest rate environment with global capital starved for yield, Australia is seen as a transparent secure market with some of the highest yields in the world. Sydney and Melbourne, especially, are seen as global gateway cities offering very good lease terms and strong covenants.
“As long as Australia’s economic and political environment remains stable, any turbulence in the US, UK and Europe will mean more offshore capital will be attracted to Australia because of its safe haven status, transparent market practices and growth potential,’’ Azar said.
Further yield compression expected
He said with interest rates forecast to stay lower for longer and with a huge amount of capital chasing very few opportunities, he expected further yield compression and for bond-like property yields to remain very tight. 
“As long as interest rates and bond yields are low or dropping, the scope for further yield compression is real. The thirst for yield will drive money into property and simple demand and supply laws will mean yields must compress,’’ Azar said. 
He said while Sydney and Melbourne remained investor favourites, the cities like Brisbane, Adelaide and Perth are also gaining importance as investors chase yield.
Azar said rapidly improving leasing fundamentals, especially in Sydney, meant the income side was set for vast improvement allowing scope for more aggressive pricing from vendors and potentially driving further investment demand.
 
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Australian office sales hit $18 billion in year to June; offshore buyers take 68 percent of CBD sales: Savills 

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<div>CoreLogic's home value index for July will show that Sydney's prices have blazed 5.6 percent higher over the last quarter and a rip-snorting 10.3 percent in 2016 to date. </div>
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<div class="separator">And interest rates to fall further? Interesting times. </div>
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<div>Credit growth slows</div>
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<div>The Reserve Bank (RBA) has an inflation target of 2 to 3 percent, and the latest figures this week showed that inflation is running well below that level, and the softest inflation result in 17 years.</div>
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<div>On Friday the RBA released its Financial Aggregates figures for the month of June which showed total credit growth slowing.</div>
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<div>Investor credit growth - denoted by the red line below - has more than halved to an annual pace of just 5 percent now, while personal credit growth remains weak, and business credit went backwards in the month. </div>
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<div><a href="/images/2016/08/01/RBA1.jpg" target="_blank">Click to enlarge</a></div>
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 <div>All up annual credit growth slowed to 6.2 percent, with broad money growth a little slower at 6 percent.</div>
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 Business...as usual <div>Unfortunately business credit growth printed negative in June, taking the annual result back to 6.6 percent, a disappointing reading which might point towards a cut in interest rates. </div>
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 Banks and housing <div> </div>
<div>While growth in term deposits remains understandably weak, other deposits with banks continue to surge at a very strong double digit pace. </div>
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<img src="/images/2016/08/01/RBA3.jpg" alt=""> <div>In the housing market investor credit growth slowed to 5 percent, now tracking at just half the arbitrary "speed limit" imposed by APRA. </div>
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<div>Naturally banks and lenders have been pushing owner-occupier loans, but even here growth slow by a tiny fraction from 7.73 to 7.72 percent, having notched a 70-month high in May. </div>
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 <div>Total housing credit growth of 6.7 percent is now well below the 7.5 percent rate hit in November last year, which will provide some comfort that macro-prudential measures are doing what they were designed to do.</div>
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<div>The wrap</div>
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<div>Overall, while nobody seems quite so sure any more what the split of credit relates to, total credit of $2.57 trillion is now growing at a slower pace of 6.2 percent, down from 6.7 percent in October last year. </div>
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 <div>Another factor in this week's interest rate decision was that US real GDP printed at an annual pace of just 1.2 percent in Q2 2016, meaning that the US Federal Reserve won't be hiking rates soon. The Aussie dollar jumped to 76 US cents, and will probably jump higher again if interest rates are not cut on Tuesday. Bookies and financial markets are leaning towards an interest rate cut in Tuesday to a record low of 1.50 percent. </div>
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PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>. 
His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.
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Brace for record low rates: Pete Wargent

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Choices abound for investors or owner occupiers looking to use their ‘lazy $500,000’ in property in Queensland’s Whitsundays.
Property valuation firm Herron Todd White analyse the choices in their July 2016 residential market report: 
“You can purchase land and build your new home or you can purchase a modern dwelling that has four-bedrooms and two-bathrooms with a double garage.”
“You can even throw in a shed or a pool in the suburbs of Jubilee Pocket or Cannonvale.
“You can buy a renovator’s delight in Airlie with no views within walking distance of the heart of Airlie. 
“If views are more your thing, you can purchase a 1990s high set with ocean and distant island views in Cannonvale and also Jubilee Pocket. 
“You can move out to the country with the little rural residential areas just on the outskirts and get yourself a 1990 to 2000 dwelling on one to two hectares. 
“How about purchasing yourself a modern unit with ocean and island views and use as a permanent or holiday rental?”
The middle level for the Whitsundays is $550,000, with entry level upgraders along with out of town investors. There is an 8% to 10% gross return on investments. 
Investors again are spoilt for choice depending on their investment requirements: 
• Dwellings with a view or land for capital growth 
• A new dwelling which will benefit from full depreciation and tax benefits. 
The Whitsundays has remained stable over the past year. 
Propery Observer found a recent sale at <a href="https://www.realestate.com.au/property-house-qld-jubilee+pocket-122360038">13 Wahoo Court, Jubilee Pocket, Qld 4802</a>. This four-bedroom house sold for $420,000.
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Whitsundays offers wide property choices for a lazy ‘half-a-million’: HTW

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Property markets in Queensland’s Rockhampton and surrounding areas have softened over the past 12 months and possibly present some of the best opportunities in years, say valuation firm Herron Todd White in their July 2016 residential market report which takes a look at properties in the sub-$500,000 range.
“While not the best news for potential sellers, owner occupiers and investors will get more bang for their buck than ever. As always though, buyer beware!” say HTW.
An investor looking to park $500,000 in Rockhampton would be weighing up a modern (say five to 10 year old) four-bedroom, two-bathroom home in the northern suburb of Norman Gardens which would fetch a rental between $450 and $500 per week against an older three- or four-bedroom Queenslander, gable style home on the Range on the southside. Both styles of home would appeal to owner-occupiers and investors alike and are desirable suburbs providing good amenity and proximity to schools and the CBD. Investors would be looking at a gross yield of 4.5 percent to 5 percent. 
There are plenty of options in the early $300,000s up to $400,000 in the suburbs of Berserker and Kawana in north Rockhampton where you will find some well-presented three- and four-bedroom homes achieving yields of 4 percent to 5 percent. 
“Doing your research is key in these areas. Vacancy rates have been on the increase over the past 12 months. While still 5.5 percent to 5.7 percent, this is a steady increase from the lows seen in the golden years of the mining and gas boom.” 
Potential buyers should be wary of outer areas of Rockhampton such as Gracemere and Mount Morgan where supply has well and truly exceeded demand. Vacancy rates have been on the rise over the past 12 months and are now sitting at around 8.5 percent. The number of days on the market has also increased significantly. 
The Palaszczuk government’s announcement to increase the First Home Owner’s Grant from $15,000 to $20,000 for newly constructed homes (valued less than $750,000) for the next 12 months is likely to result in some increase in construction activity in the area and will provide a lifeline for some of our struggling tradesmen. However, it also has the potential to detrimentally impact vacancy rates with increased stock in the long term. 
Capital growth is unlikely in the short to medium term in the Rockhampton region. Despite record low interest rates there is still a lot of uncertainty in the camp particularly around job security. It appears there is little joy on the horizon to drive the market in any forward direction. We anticipate rents will remain at. There is likely to be a lot of fence sitting as punters wait for the dust to settle from the outcome of the federal election. 
As an illustration of the property market under $500,000, Property Observer found a two-bedroom apartment at <a href="https://www.realestate.com.au/property-apartment-qld-rockhampton+city-121324446" target="_blank">402/6 Victoria Parade, Rockhampton City</a> that sold recently for $443,500.
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Soft Rockhampton property market ripe for buyers in $500,000 range: HTW 

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Echuca in Victoria is the closest settlement on the Murray River to Melbourne, and valuation firm Herron Todd White take a look at properties in the sub-$500,000 in their July 2016 residential market report. 
“The lazy half a million buys a very good standard residence on a standard block in most of Echuca and Moama and those shopping around are even likely to find ancillary improvements such as a pool and sheds depending on how much quality they are prepared to trade off,” says the HTW report.
While the rental market has been a little slow, whether this is seasonal or a consequence of building supply coming on line to cater for tighter rental markets over the past 12 months is hard to tell though the market typically tightens up coming into spring when new people are coming to town and are on the hunt for reasonable accommodation. 
The median price of houses in Echuca is $300,000 while it is $278,000 for units, according to CoreLogic RP Data.
Property Observer looked up recent sales around the median price and found a three-bedroom, two-bathroom house at <a href="https://www.realestate.com.au/property-house-vic-echuca-122854394" target="_blank">7 Illawarra Drive, Echuca, Vic 3564</a> which was bought for $317,000, according to RP Data.
 
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Victoria's Echuca offers good value for money in sub-$500,000 property category: HTW

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The Central Coast region has plenty to offer for both owner-occupiers and investors looking to buy at around the $500,000 mark, say valuation firm Herron Todd White in their July 2016 residential market report, which examines properties under and around half-a-million dollars.
“The northern end of the region probably offers more value for money if a more modern style of home is needed. Think of Blue Haven, Hamlyn Terrace and even the odd property in Woongarrah,” says the HTW report.
These are all close to the M1 Freeway and $500,000 will secure a single level, three- or four-bedroom brick and tile home with double garage on an average size land parcel. 
Similarly close to the freeway is Mardi, in some ways the unsung hero of the region where a similar buy-in will secure a good 3- or 4- bedroom home close to the rail station and a regional level shopping centre. 
The days of cheap buys are almost behind us in the older areas of Budgewoi, Halekulani, Buff Point and San Remo, but $500,000 still buys a lot in these areas and the rental returns work well for the investor. 
Toward the middle section of the region but closer to the water are the suburbs of Bateau Bay, The Entrance and Long Jetty. These locations all offer something different. Only the quick or those on a real estate agent’s database are likely to secure a $500,000 buy in Bateau Bay, but they do come up occasionally. It will probably entail an older dwelling with some work required, but Bateau is one for the astute to be aware of. When looking at The Entrance, a spend of $500,000 gets a two- or three-bedroom unit with at least lake views and often an ocean view. Just be diligent with checking the repairs register though as some of the unit complexes here are at the age where repairs are needed and requests for sinking fund top ups can be hefty at times. Ouch! 
“Killarney Vale and Berkeley Vale are good, solid suburbs with equally good facilities and a good vibe for younger people and families. $500,000 buys are becoming limited, but are still around and it is our recommendation to look here. Expect an older dwelling with 3-bedrooms and room to improve. “
As we move down the coast toward the southern end, buys at around the $500,000 mark become harder. They are still available, but just harder to find and we are reminded of the importance of getting onto the buyer’s database of a few agents to receive information on these properties as early as possible. 
If the famous Terrigal is on the radar, then there will be a little disappointment here if $500,000 is the limit but there are still buys at around this amount - usually an older unit or small unit. Even the price of vacant land is nearing $500,000 in Terrigal, if you can find a vacant parcel that is. 
So to for the fabulous Peninsula locations of Umina Beach, Ettalong Beach, Woy Woy and Booker Bay. 
“In years gone by, almost everyone had old aunts, uncles or grandparents at Umina, but those days are nearly gone as the prices being achieved are getting beyond this and sadly, $500,000 buys are becoming rare.
“Our records show the odd buy at this level, but these are mostly for older villas or houses which are not to be ignored in terms of value, but the point being made here is that the market is limited at around $500,000.”
Best buys for around $500,000 on the southern end of the coast include Narara, Niagara Park and Wyoming. These are good locations which are close to services and schools. With the recent strong market, these areas have come into their own and we are seeing cashed up singles, young families, renovators etc moving in. Investors are also well advised to look carefully at these areas. 
“We don’t see much future infrastructure improvements likely in the immediate area, but the Gosford City Centre is very close by and notwithstanding we are in full federal election mode with a new promise made every day, there is action aplenty here in the short term with or without the election.”
Kariong has for some been the go to area for affordability. It is a gateway suburb which adjoins the freeway to Sydney. Prices in Kariong have jumped and it is becoming harder to secure a sub-$500,000 purchase, but they are still around for those quick enough and again, we recommend getting onto the database of the local real estate agent. Expect to find a reasonably good three-bedroom home or tidy villa for $500,000 which may suit the investor. 
As an example of a recently sold sub-$500,000 property, Property Observer found a four-bedroom house at <a href="https://www.realestate.com.au/property-house-nsw-blue+haven-122982990" target="_blank">71 Kawana Avenue, Blue Haven, NSW 2262</a> which traded hands for $476,000.
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NSW Central Coast has plenty of property options under $500,000: HTW

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The most interesting fact revealed by a St George Bank survey of first-home buyers was buried in the small print of the media statement.
The survey of 1,000 first-home buyers across Australia indicated that 26 percent of respondents said they had to make compromises to buy their first homes. Half of those had to compromise on location while 46 percent had to compromise on price.
I was amazed that only a quarter of FHBs felt they had to make compromises to achieve home ownership. I would have expected it to be close to 100 percent.
When I bought my first home over 30 years ago, I had to make a range of compromises, especially on location and the quality of the house I was buying. But it seems most first-home buyers today don’t feel they had to make concessions on location or price, according to this survey at least.
Media would have us believe that the Great Australian Dream is near dead. Journalists continue to support that notion by quoting the discredited ABS data on borrowers identified as first-home buyers, even though the ABS has issued statements admitting it is under-counting them.
This is because only borrowers with a government grant are identified as first-home buyers and grants are no longer available to first-time buyers of existing homes, which severely reduces the numbers identified as first-home buyers.
The figures also ignore first-time buyers who buy an investment property as a first purchase while continuing to rent their homes – the so-called rentvestors, who are a rising force in Australian real estate.
Other more credible research sources, such as the NAB quarterly Residential Property Survey, indicate that a third of sales of new properties across Australia, and 27% of sales of established properties, are made to first-time buyers (some of which are buying investment properties, rather than a home, as a first purchase).
The 27 buyers of buyers of established homes who are first-timers aren’t counted in the ABS figures, but media regularly quotes the bureau’s figures as an indication that first-home buyers are priced out of the market.
Housing affordability and home ownership have become so politically charged in Australia that it’s impossible to have a calm and rational debate about it.
Even the so-called research is tainted by political objectives, so that almost nothing published is believable. The annual Demographia report clearly sets out to achieve a pre-determined result – that all of Australia is deemed unaffordable – and achieves this by arbitrarily setting the “median multiple” bar ridiculously low, so that a house costing $305,000 is described as unaffordable to someone earning $100,000 a year.
The recent HILDA report was a biased document which had its headline written before the research was conducted. The reported claim by Professor Roger Wilkins that “a whole generation of adults would never own a home” was over the top and not supported by the evidence in the report. 
We continue to have high home ownership rates by world standards, although they are lower than they were 15 years ago, according to this report. Home ownership rates include almost 70 percent in Western Australia, 68 percent in South Australia and 66 percent in Victoria – although given the political tone of the report and its publicity campaign, I’m don’t feel confident believing any of its figures.
Other reports are tainted by suspect data. The longstanding HIA’s quarterly Affordability Report, which has a long track record of telling it like it is, found affordability (as an average across the nation) improved in the March Quarter but deteriorated in the June Quarter. 
The weakness in this report is that it relies on CoreLogic for its price data, which recorded a significant rebound in Sydney prices in the June Quarter – a result that has been starkly contradicted by figures from other major sources, including Domain and SQM Research.
But, taking the latest Affordability Report at face value, it found there had been a worsening of affordability quarter-on-quarter in some jurisdictions (including Sydney, Melbourne, Brisbane and Adelaide) but improvements in affordability in others (such as Perth, Hobart, Tasmania, regional NSW, regional Victoria, regional South Australia and regional WA).
Taking a longer-term view, affordability is the best it’s been in regional Australia at any time in the past five years. We can say the same thing about many individual areas of the nation (including Western Australia, Tasmania and the Northern Territory), though clearly not about Sydney or Melbourne.
The current affordability level in Sydney and NSW is better than it was five years ago, but not as good as it was four years ago before the Sydney boom got under way. In Victoria, affordability in the March Quarter was the best it’s been in five years, but then it dropped in June Quarter, caused by the reliance on CoreLogic figures, which differ from several other sources.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a> 
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