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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A prime site in Melbourne's Box Hill site has sold under the hammer to a local investor for $3.15 million through Fitzroys.
The 607 Station Street property is zoned Commercial 1 and has a part-single and two-storey building with an area of 190 sqm.
The sale reflected a tight 3.6 percent yield.
The auction was handled by Fitzroys agents David Bourke, Martin Huang and Terence Yeh.
“This was one of the first retail investment marketing campaigns for 2016 and the result bodes well for retail investments with strong fundamentals,” Bourke said.
Bourke said there was demand from local and offshore buyers throughout the campaign, with a local investor eventually winning out.
The property was sold with a five-year lease with two further options of five years to the eatery China Bar, currently returning $117,945 per annum plus GST and outgoings.
Yeh said the property’s viability was further underpinned by its location adjacent to Box Hill Central Shopping Centre and Railway Station.
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prateek24-ezbwHMbNAk

Melbourne's Box Hill site fetches $3.15 million at auction

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A childcare centre in Littlehampton in Adelaide Hills leased to ASX-listed G8 Education is up for sale at a Burgess Rawson portfolio auction in Melbourne on April 6.
The <a href="https://www.burgessrawson.com.au/buying/SA/Adelaide-Hills/Littlehampton/MedicalorConsulting/3P1257#.VvCcP2R96u5" target="_blank">1 Rosella Court</a> centre is on a 1.36 ha site with future redevelopment potential subject to council regulations.
The centre is on secure 10-year lease to G8 Education plus options through to 2040. G8 has more than 450 centres nationally.
The rent is $237,405 pa and there is a fixed 4 percent pa rent increase with the tenant paying all the usual outgoings.
The property has dual childcare facilities with main building licensed for 125 places and includes G8's state training/conference HQ, plus purpose built pre-school facility licensed for 45 places (completed 2014).
Littlehampton is a suburb of the Mount Barker District, with its population forecast to grow 58 percent by 2036 and located 30 km east from the Adelaide CBD.
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jonathanchancellor-7SQnKwU6yx

Childcare centre in SA's Littlehampton up for sale at Burgess Rawson auction

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Greg Hocking Holdworth has sold a development site in South Melbourne for $3.97 million.
Currently two residences on one title, it was marketed for its <a href="https://www.realestate.com.au/property-house-vic-south+melbourne-121792838" target="_blank">multi-unit re-development</a> potential.
The 513 sqm site was 227 to 229 Cecil Street with second frontage to Napier Street.
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jchancellor-FAypfDUnLy

South Melbourne development site fetches $3.97 million

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The release of the 2013/14 financial year taxation statistics by the Australian Taxation Office (ATO) will no doubt add further fuel to the ongoing debate over the who, what, where, and why of rental property ownership.
Since I work in the industry and view properties more or less all the time, I don't need to look at any stats to know that investment properties are owned by a wide range of Australian income earners, largely "middle Australia". 
I know, because these people include my clients, because I can see it for myself every time I go to viewings, and most significantly, because I'm a property market insider. 
The genuinely wealthy generally have better things to do with their cash then invest in low-yielding residential property. 
Nevertheless, I would hopefully call out others on their useless anecdotes, so I shall do so on myself. 
Here are the headline numbers!
<a href="/images/2016/03/29/ATO1.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/29/ATO1.jpg" alt="">
The figures show that 15.7 per cent of those lodging a tax return or 2,033,973 individuals owned a rental in FY2014, with the vast majority owning only one or two properties.
The long run numbers speak for themselves, with rental property ownership becoming increasingly popular and accessible, and showing a fivefold increase since 1980, or a near-fourfold increase as a share of the total number of taxpayers. 
So much for rentals only being for the rich - there are now, quite literally, millions of landlords.
Happily for landlords, fewer of them declared a net rental loss in financial year 2014. 
Rental market trends - how much?
Adding a bit more texture on what happened to the rental markets and negative gearing deductions in financial year 2014, the ATO Taxation Statistics for 2013/14 showed that net rental income losses fell by more than half from $7.9 billion to $3.7 billion over the last two years. 
<a href="/images/2016/03/29/NG.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/29/NG.jpg" alt="">
The total rental loss claimed fell from $12.04 billion to $10.97 billion, but remember that negative gearing losses are a timing difference only, and as such these are not amounts which could be "saved" from the budget. 
The share of those 2.03 million folk who own a loss-making investment property fell from 64 percent to 62 percent.
OK, so that's the summary data. 
But what does it actually mean?
In terms of what this means in reality for the typical individual owning a property, the average rental loss has declined from well over five grand at $5,096 in the 2008 tax year to just $1,828 by FY2014, a whopping decline of more than 64 percent. 
<a href="/images/2016/03/29/NG2.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/29/NG2.jpg" alt="">
Furthermore, with the cash rate falling several times further since 1 July 2013, average net rental loss will decline for the next two or three tax years to come (just ask any capital city based landlord about their 2015 tax returns).
Rental market trends - who? 
The Tax Office also served up some interesting data on who is recording net rental losses. 
In terms of additional investors in the financial year, the numbers of individuals with a rental interest and a taxable income between $37,000 and $80,000 increased, if only moderately, with those within this taxable income bracket racking up a total of 707,000 taxpayers with a net rental interest. 
However, the greatest increase in volume of overall investors was reflected in an extra 42,400 individuals in the taxable income bracket of $80,001 to $180,000.
By way of contrast there were only an additional 9,000 individuals with an interest in the $180,000 to $250,000 taxable income bracket, and an additional 5,000 individuals in the $250,000 to $500,000 bracket. 
Looked at another way by income, 767,000 of those declaring a taxable income of under $80,000 accounted for 61 per cent of total net rental losses. 
With the largest increase in net rental interest over the year, and it does confirm that to a substantial extent "middle Australia" is buying into residential investment property, and so doing is not only "for the rich". 
It is worth highlighting here, however, that the "taxable income" declared on tax returns is reduced by negative gearing losses.  
Thus for example it should be acknowledged  that a person declaring a net rental interest and taxable income of under $80,000 could theoretically have income of $81,828 before an average net rental loss is deducted.
The overwhelming majority of landlords continue to only own one or two rental properties. 
Naturally when analysing the figures by age younger investors remain the most likely to rely upon negative gearing, with 82 per cent of all property investors aged between 18 and 29 declaring a net rental loss.
As the population ages it is little surprise to discover that more than one fifth of investors are now aged over 60, a share that will likely increase over time.
It goes almost without saying that the top 20 percent of income earners owe the bulk of investment housing debt, a point highlighted by the Reserve Bank of Australia as favourable for economic stability, since these investors are also best placed to service their debt.  
Finally, one other interesting trend was the surge in sundry rental deductions, suggesting that with the rental market softening and becoming more competitive landlords have had an increasing propensity to spend on property improvements, which has been of significant benefit to the trades sector. 
The wrap 
Overall, the figures again showed that rental properties are owned by a broad range of Australians by income, comprising a total of well over two million taxpayers. 
The good news from a budget repair perspective is that net rental losses have declined by well over half over the past two tax years alone. 
What's more, with interest rates since falling to record lows, we can look forward to seeing further declines over the next few years of data.
 
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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pwargent-M4siyDbqQY

New rental market trends: Pete Wargent

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They say that when you point the finger of blame at someone, three fingers are pointing back at you. This is a particularly apt analogy for posturing politicians who are directing accusatory digits in various directions on the issue of housing affordability.
The Federal Government has scapegoated foreign investors. The Federal Opposition has targeted negatively-geared Australian investors. Both are wrong and both know it. Politicians know that the people most responsible for fuelling high housing costs are the pollies themselves.
That’s why their response to this issue is the classic tactic, made famous by Yes Minister, of holding lengthy inquiries, punctuated with frequent press conferences, while declining to take effective action, other than to blame unpopular minorities. Foreign investors are the perfect scapegoats because they don’t vote. 
Both foreign investors and negatively-geared Australian investors are small minorities in the real estate market and have little or no influence on the high costs of housing in this country. You could exterminate both species today and housing would still cost the same tomorrow.
The fundamental issue is the hideously high cost of creating residential land and building dwellings. And much of the blame for that rests at the feet of politicians at all levels of government.
So while politicians are busily pointing the affordability finger of blame at others, they might want to consider the high cost of producing home sites as a relevant issue, with themselves as the major problem. 
In our major cities, housing blocks have become smaller over time but the cost keeps rising. In Sydney, according to one set of recent figures, the median price for a home site is $410,000, up 20% in the past year. Melbourne’s median has risen 23.5%. In Perth, you pay $300,000 for a housing block. 
The average situation across the capital cities is a 466m2 block priced at $265,000. 
Another set of figures came recently from the Urban Development Institute of Australia. Its State of the Land report earlier this month found that in 2010 a typical Sydney block was 524m2 costing $293,250. Today the size has shrunk to 454m2  but the cost has jumped 50% to $440,725.
That’s the cost people face before building a house. 
Over 40% of the cost of new dwellings is the taxes and charges imposed by various levels of government. Numerous studies have been done on this issue and they all arrive at pretty much the same result.
It means that a house-and-land package priced at $500,000 could be sold for $300,000 if you removed all the politicians’ imposts that inflate the cost.
You can be sure that politicians won’t discuss this, not while they can grandstand about clamping down on allegedly rich investors who allegedly sort the tax system, while continuing to milk their favourite cash cow, the real estate industry.
Here’s an example of how government behaviour causes high land prices. In Canberra, the ACT Government drip-feeds land to the market in a way that ensures there’s always a shortage and prices are kept high. 
A recent auction of new blocks in Throsby resulted in the successful bidders paying, on average, $108,000 above the reserve prices. One 540m2 block sold for $536,500. Nine blocks of just 315m2 each sold for between $340,000 and $356,000. 
The Canberra Times reported: “The ACT Government’s method of releasing small parcels of around 100 blocks at auction has been strongly criticised by advocates of affordable housing who say it artificially inflates prices, pushing land out of the reach of all but the well-off.” 
This Canberra situation is a microcosm of a national problem, where the high cost of land underpins all affordability issues. 
Similar things happen in Darwin. In Darwin’s residential market there are big spikes in sales whenever a rare release of residential land takes place.
New development suburbs such as Muirhead in Darwin, and Zuccoli and Johnston in nearby Palmerston, have project releases which create sales spikes which distort the overall figures. For example, total residential sales in Muirhead have been 44, 16, 22, 155, 10, 4, 32, 131, 17 and 82 in consecutive quarters over the past three years. 
This is an unnatural sales pattern causes by staged releases in new projects. Releases of new product are rare and sought-after. The authorities drip-feed homes to the market, keeping prices high. 
In capital cities like Brisbane, Adelaide and Hobart, you can find plenty of suburbs where median prices of established housing are in the $300,000s and sometimes in the $200,000s. But you can’t in Canberra or Darwin. There are no cheap suburbs in these cities because of government manipulation of housing supply.
The developer lobby argues that similar things happen in the larger cities as well, hence the high cost of land in Sydney, Melbourne and Perth, although the method is different. The groups that represent builders and developers argue that the core issue in the affordability debate is limited land supply.
Harley Dale, chief economist at the Housing Industry Association, has urged the Federal Government to show more leadership on housing supply and policy reform. Rather than tinkering with h policies, they should focus on increasing supply, he says.  Of course, it’s not quite as simple as increasing the supply of available land and all problems will be solved. Nor do I agree with the developer lobby’s favourite mantra that we have a major dwelling shortage.
We’re actually facing the opposite problem, a significant oversupply, in some sectors - the inner-city apartment markets. But we do have a shortage of affordable houses on land, created by limited supply, bureaucracy and politicians’ taxes and charges.
Terry Ryder is the founder of hotspotting.com.au
hotspotting@gmail.com
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terryryder-YECXbqmri2

Foreign investors are the perfect housing affordability policy scapegoats because they don’t vote: Terry Ryder

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A portfolio of commercial properties in Melbourne belonging to renowned architect Walter Pollock, a World War II survivor, are being offered for sale through a series of Fitzroys auctions.
The on-site auctions are as follows:
182-188 Clarendon Street, South Melbourne on May 5
- 341-345 Queensberry Street, North Melbourne (443 above) on May 6
- 59-61 Park Street, South Melbourne on May 12
The listing agents are James Gregson and Michael Ryan. 
The 182-188 Clarendon Street site is spread over nearly 420 sqm, features three street frontages and a 300 sqm retail freehold. It is being offered with significant short-term income. The Commercial 1-zoned property offers the potential to occupy, invest or development subject to councils approval (STCA).
“The site has a potential height limit of six stories or 23.5 metres with no set-backs, or up to 19.5 metres over circa five levels,” said Gregson.
The following day will see the corner site 341-345 Queensberry Street go under the hammer. On a land area of 370 sqm, it has three street frontages with improvements comprising a two-level freehold. 
“Offered with significant short-term income, the property is zoned Capital City and has excellent development upside (STCA) with a 40-metre height limit circa 13 levels, and located close to the University precinct,” Gregson said.
The 59-61 Park Street site is a 246 sqm corner retail/showroom investment on the corner of major arterial Kings Way and will be offered the following week.
It is on a lease term of three plus three years and returns $103,415 plus GST and outgoings, with potential for additional signage income (STCA).
Ryan said the property is zoned mixed use and has significant development upside (STCA), with an estimated 100,000-plus vehicles passing daily.
“The entire portfolio represents an ultra-rare opportunity to become part of Australia’s property and architecture history,” said Ryan.
Pollock was a revolutionary figure in Australia’s architecture industry throughout the 20th century. Born in Austria, Pollock and his brother were separated from their parents during World War II. Whilst en route to Canada, via ship, the vessel was struck by an enemy torpedo. Despite over 1,000 people drowning in the incident, Pollock survived and would eventually find himself in Australia in 1940.
In his final year as a student at Melbourne University he was chosen to join the nation’s architectural elite and collaborate on the design of Canberra’s Australian National University. Over time it would be two residential projects for his own family that would emerge as his best-known work, including his own hard-edged modernist family home at 193 Hawdon Street, Heidelberg and a decade later another for their own residence, at 1a Grong Grong Court. 
As his reputation for unique and ultra modern designs grew, Pollock’s clients, and subsequently his social circle, began to include industry and government elites and included the acting Prime Minister of Australia, the Governor General and government ministers. Later in life, Pollock turned his attention to environmental projects that led him to overseeing several large development projects in the Philippines. By the mid 1990s he was devoting much of his time to his hobbies, including designing and making jewellery.
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Architect Walter Pollock's commercial portfolio to go under the hammer

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<div>The December 2015 Residential Property Price Indexes figures confirmed the expected slowing in the final quarter of last year, although more timely private sector indices suggest that nationally prices began to rise again in the first quarter of 2016, perhaps by around +1.5 percent. Let's look through the macro trends from the 2015 figures in three concise parts. Part 1 - Market steadier in summer The total value  of dwelling stock increased only marginally to $5.9 trillion in the December quarter, rising by $482 billion or +8.9 per cent over the calendar year. This was broadly in line with capital city dwelling price growth of +8.7 per cent, plus a bit more reflecting the value of the new supply of new dwellings. The total value of dwelling stock has increased by a third or $1.5 trillion since December 2011, now tallying 3.5 times the size of nominal GDP. </div>
<div> </div>
<div><a href="/images/2016/03/23/R4.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div> <img src="/images/2016/03/23/R4.jpg" alt="">
</div>
<div> </div>
<div>The weighted 8 capital city average indexes showed that both house and unit prices steadied in the last quarter of 2015, with house price growth (+9.3 per cent) outperforming the market attached dwellings (+6.7 per cent) over the course of the calendar year, a triumph for scarcity over affordability. </div>
<a href="/images/2016/03/23/R10.jpg" target="_blank">Click to enlarge</a>
<div class="separator"><img src="/images/2016/03/23/R10.jpg" alt=""></div>
 
<div>
Part 2 - City by city While Sydney showed the expected moderate final quarter correction and Darwin prices tumbled, Perth saw its prices increase by +0.5 per cent leading a number of commentators to call the bottom on Perth's market cycle and to project moderate gains for 2016. Melbourne prices rose by +1.6 per cent to record strong growth of +9.6 per cent for the year, second only to another immense calendar year for Sydney at +13.9 per cent. Canberra went on a tear with prices leaping by +2.8 per cent in the December quarter (for +6 per cent growth in 2015). while Hobart prices also spiked by +2.5 per cent for an annual result of +3.5 per cent, mirroring more timely reports from other private sector data providers.</div>
<div> </div>
<div>The most steadily consistent performer has been Brisbane, notching up another solid +1.6 per cent increase for its 14th consecutive quarterly gain and a +4.2 per cent annual increase. Since June 2012 dwelling prices have increased steadily by +17.1 per cent in Brisbane. Adelaide has followed a very similar trajectory with somewhat more suppressed nominal price growth. </div>
<a href="/images/2016/03/23/R6.jpg" target="_blank">Click to enlarge</a> <img src="/images/2016/03/23/R6.jpg" alt=""> 
<div>Over the past three years the total value of Australia's dwelling stock has increased by $1.33 trillion, with New South Wales (+$682 billion), Victoria (+$377 billion) and Queensland (+$143 billion) accounting for the bulk of the increase. </div>
<a href="/images/2016/03/23/R1.jpg" target="_blank">Click to enlarge</a>
<div class="separator"><img src="/images/2016/03/23/R1.jpg" alt=""></div>
<div class="separator"> </div>
<div>Since December 2008 growth in property prices has been driven overwhelmingly by Sydney (+79.8 per cent) and Melbourne (+53.5 per cent), while Brisbane has recorded considerably less price growth (+22.1 per cent) over this timeframe. In fact since that time both Darwin and Canberra have fared better, although the Top End is now in correction mode.</div>
<a href="/images/2016/03/23/R2.jpg" target="_blank">Click to enlarge </a>
<div class="separator"><img src="/images/2016/03/23/R2.jpg" alt=""></div>
<div> </div>
<div>The ABS also now provides some interesting insights into the unstratified median price of established dwelling transfers, which also inferred a slowdown in Sydney house prices (in fact Sydney unit prices rose more than established house prices on this metric, jumping by +11.4 per cent to $685,000). This data series is most instructive in depicting just how far Sydney and Melbourne house price growth has outpaced that of its respective regional market counterparts. </div>
<div> </div>
<div><a href="/images/2016/03/23/R3.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div class="separator"><img src="/images/2016/03/23/R3.jpg" alt=""></div>
 
<div>There are myriad ways to look at house price data, some of which involve inflation adjustments and carefully selected data points, while others use hedonic regression analysis, but the simple long run data from March 2002 shows the median transfer price of established houses to be as follows:</div>
<ul>
<li>Sydney up from $365,000 to $910,000</li>
</ul>
<ul>
<li>Melbourne up from $241,000 to $621,000 </li>
</ul>
<ul>
<li>Brisbane up from $185,000 to $499,800 </li>
</ul>
<div class="separator">At the state level the mean dwelling prices tell a broadly similar story to the capital city narrative for the past year, with New South Wales (+$76,300) and Victoria (+$56,100) once again recording the greatest gains in calendar year 2015, while the ACT (+$35,000) and Queensland (+$17,600) also saw notable increases.</div>
<a href="/images/2016/03/23/R7.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/23/R7.jpg" alt="">
 Part 3 - Supply response mixed 
<div>Finally, the data denoting the total number of dwellings at the state level shows how New South Wales added just +7,400 dwellings to its total stock in the December quarter. Nationally the total number of dwellings increased solidly by +162,900 or +1.7 per cent in 2015 to 9.62 million, having now increased by +578,600 or +6.4 per cent since December 2011. </div>
<div> </div>
<div>
Over the past four years, while the less densely populated territories of the Northern Territory (+10.2 per cent) and the ACT have added substantially to their stock of dwellings in percentage terms, the same has not been true everywhere.  Of the most populous states Western Australia (+8.9 per cent) and Victoria (+7.8 per cent) have co-ordinated the most material supply response as a percentage of established dwellings. However, the percentage increases in Queensland (+6.8 per cent) and in particular New South Wales (+4.6 per cent) have been less marked, reflected in their respective shallower gradients in the below chart. </div>
<div> </div>
<div><a href="/images/2016/03/23/R8.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div class="separator"><img src="/images/2016/03/23/R8.jpg" alt=""></div>
<div> </div>
<div>This seems likely to in part to reflect stock obsolescence and demolition in the larger capital cities, where older dwellings are often pulled down in order to make way for new apartment developments. However, in some locations there does remain an elevated volume of apartment construction in the pipeline, which you can doubtless see for yourself if you frequent the inner city hubs.</div>
<div> </div>
<div>The wrap</div>
<div> </div>
<div>Overall this historical data reflected already known market trends with the restraints on investor lending propitious in tapering price growth towards the end of the calendar year. At the macro level we can expect price growth nationally in 2016 to be lower than the +8.7 per cent seen in 2015, with investor lending have been successfully curbed and more supply due to come online. </div>
<div> </div>
<div>House price growth has resumed in 2016 in parts of Brisbane and Melbourne, Sydney's market has become a bona fide dichotomy, with many of the inner ring suburbs firing, but the outer ring now recording funereal auction results. Naturally at the sub-regional level results are far more mixed and trends more nuanced.</div>
<div> </div>
<div>
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>.
</div>
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Brisbane racks up 14th consecutive quarterly gain: Pete Wargent

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A well-known local identity has paid $11 million for Alexanders’ corner on Bridge Road and Church Street in Melbourne's Richmond at auction.
The 254-256 Church Street and 246 Bridge Road property comprises a 1560-square metre building including four ground floor shops, four first floor office suites and an upper level dance studio, on an 892 square metre site with exposure to the corner of Church Street and Bridge Road.
The building is fully leased to nine tenants including Commonwealth Bank and Priceline Pharmacy, providing a secure net income of $481,300 per annum.
The deal was brokered by Teska Carson’s Larry Takis with CBRE’s Josh Rutman.
"Bridge Road will be unrecognisable in a few years. Everyone will want to be back there as the huge redevelopment of the surrounding precinct transforms the area and revitalises the retail catchment," said Takis.
"Developments including the $350 million Epworth project, Little Projects’ apartments on the Thomas Dux site and the redevelopment of Richmond Plaza, among many others, have invested heavily in the resurgence of an area which is arguably Melbourne’s best lifestyle precinct.’’
He said the Bridge Road locality had seen the recent planning and development of a large number of residential developments including:
* 178-182 Bridge Road (14 apartments)
* 19-21 Judd Street (50 apartments)
* 123-125 Bridge Road (21 apartments)
* 207 Bridge Road (54 apartments)
* 32 Bosisto Street (39 apartments)
* 231 Bridge Road (31 apartments)
* 153-155 &amp; 177 Bridge Road (14 storeys)
* 183-189 Bridge Road (63 apartments)
According to the City of Yarra and ABS data Richmond’s population grew 37 percent to 31,262 in 2014 from 22,789 in 1991 and is expected to rise another 38 per cent by 2036.
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Alexanders corner in Melbourne's Richmond sells under the hammer for $11 million

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Brisbane's GPO Hotel Fortitude Valley, a popular icon in the Fortitude Valley nightlife scene, is up for sale.
CBRE Hotels has launched an expressions of interest campaign for the hotel on behalf of the Lantern Hotel Group. The EOI campaign closes March 31.
The hotel, sporting Victorian Italianate style architecture, is located at 740 Ann Street on a 956sqm corner site.
The freehold building earns $329,052 per annum, with fixed 3.5% annual increases. It is leased until 2019 with four 10-year options.
The zoning is flexible for future uses as retail, residential or office. There is potential for increased density subject to council approvals.
The listing agents are Glenn Price, Daniel Dragicevich and Darren Collins of CBRE.
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Brisbane's Fortitude Valley hotel on the market

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The debate around the NSW government's recent decision to amend the Property, Stock and Business Agents Act to exempt large commercial property managers from holding real estate licences rages on, with the Shopping Centre Council of Australia preparing a list of FAQs around the issue.
The council cites a lot of Victorian data -- it claims the Victorian Valuer General has a lot more relevant data -- but the NSW figures would be roughly the same, it says.
The SCCA argues that the impact would be even less in NSW as the state government has set higher thresholds for exemptions.
For context, the Independent Pricing and Regulatory Tribunal's 2015 Reforming Licensing in NSW report recommends that large commercial property managers who manage an estimated property value of at least $40 million, or a gross floor area of at least 20,000 square metres, or are managing properties for a related corporate entity should be exempt. 
Frequently Asked Questions
Q: How many commercial buildings will be affected?
A: Less than 1 percent.
In Victoria, according to the Victorian Valuer-General, only 510 commercial buildings (of a total of 72,857 commercial buildings) exceed 10,000 square metres. This means only 0.7% of commercial buildings would have been affected.
The NSW Valuer General has advised that he is unable to supply similar data for NSW. There is no reason to believe, however, the proportion in NSW would be substantially different to that in Victoria.
Q: How many commercial property sales will be affected?
A: Fewer than 4 percent.
According to RP Data, fewer than 4% of commercial property sales in NSW are for amounts greater than $10 million. Therefore, more than 96 percent of commercial sales will be unaffected. According to JLL's Australian Shopping Centre Investment Review and Outlook there were 41 sales of retail properties (including shopping centres) in NSW in 2014 which exceeded $10 million.
The buyers and sellers were, in all cases, either institutions or wealthy investors who understand property risks and do not need the protection of legislation.
(Many sales of commercial buildings worth more than $10 million already occur 'off market,and no real estate agent is involved. This change will therefore actually involve far fewer than the 4 percent of commercial sales referred to above.)
Q: How many real estate agents will be affected?
A: Around 2 percent.
In Victoria in 2014 SCCA members held 302 agent and agent representative licences. According to Consumer Affairs Victoria (CAV) there were a total of 23,279 such licensees in Victoria at June 30, 2014. Assuming all SCCA members had taken advantage of the regulation, only 1.3 percent of licensees would have been affected. If we assume the number of licensees managing commercial buildings is around 200 (an estimate we believe to be excessive), then only 2.2 percent of licensees would have been affected. We don't have figures for NSW but believe the proportion in NSW would be similar.
Q: How many real estate agencies will be affected?
A: Around 0.2 percent.
Sales of commercial properties in excess of $10 million are almost always handled by the large commercial real estate agencies (JLL, Savills, Colliers, CBRE, Knight Frank), not the smaller commercial agencies. These agencies are members of the SCCA and/or the PCA and support the SCCA and PCA policy to provide these exemptions.
In reality, the same agents who handle the sale of these properties will continue to do so because they are very experienced in such transactions and shopping centre owners are likely to continue to utilise the services of these specialists in the large agencies because of their expertise, not because they are licensed. The transaction threshold of $10 million will therefore have negligible effect on the commercial real estate agencies.
According to CAV, there were 3,599 real estate agencies in Victoria in 2014. Only six (i.e. 0.2 percent) would have been affected if the exemptions had been in place in Victoria in 2074 and had been applied to retail property sales over $15 million. This is also true of NSW.
Q: What is the current cost of this regulation to commercial property owners in NSW?
A: In excess of $4 million a year.
During deliberations on the National Occupational Licensing System, we provided details of the cost of only three aspects of regulation - licensing, professional development and trust account regulation - for commercial property owners around Australia. This amounted to more than $12 million a year. The cost in NSW could therefore reasonably be assessed as $3.84 million a year, This does not take into account a range of other costs such as management time involved in implementing and overseeing systems to ensure compliance with the legislation. (There is also a cost to the NSW Government in staff resources in Fair Trading currently occupied in licensing, compliance and enforcement).
Q: What impact will this have on tenants?
A: None.
Retail tenants have never been protected by the Property Stock and Business Agents Act. This Act regulates the relationship between property owners (the'consumer') and property managers ('estate agents'). Tenants remain fully protected by the Retail Leases Act, which regulates the relationship between the owner/manager and the retail tenant, and is unaffected.
The RLA, as well as regulating most aspects of the owner-tenant relationship, also provides dispute resolution provisions involving the Small Business Commissioner (mediation) and NCAT (arbitration).
Q: Is the exemption supported by retail tenants?
A: Yes.
The real estate license concentrates on residential property and real estate agency matters and teaches the licensee nothing about shopping centre management or leasing or the Retail Leases Act. This is why the exemptions are supported by both the Australian Retailers Association (ARA) and National Retail Association (NRA).
Q: What impact will this have on trust accounting requirements?
A: None.
Property managers receive money on behalf of owners in three ways: Sale deposits (i.e. when a building is sold). There is currently no requirement in the Property Stock and Business Agents Act for such deposits to be paid into a trust account i.e, it is unregulated. Therefore nothing changes. It is a matter for the sale agreement as to where such moneys are deposited. As a matter of commercial practice, such deposits are usually held in trust accounts until the sale is finalised. This will not change.
Security deposits for leases (i.e. tenants are required to pay a security deposit equivalent to some months rent). This is regulated by the Retail Leases Act (s.24), not by the Property Stock and Business Agents Act, so nothing changes. In NSW, as a requirement of the Retail Leases Act, cash security deposits are required to be deposited with the Rental Bond Board so nothing changes. In practice, however, cash deposits have largely been replaced by bank guarantees so money is not involved.
Rent. This is currently required by the Property Stock and Business Agents Act to be paid into a trust account. Once the rent is paid by the tenant, however, this is the owner's money and it should be up to the owner to decide how it is banked. Large commercial owners move it immediately out of a trust account into an operating account in order to meet the operating expenses of the centre or building. This is 'double handling' and an unnecessary expense for owners. Large commercial property owners don't need Parliament to direct them how to bank their money.
Q: Is this the 'the thin end of the wedge' for deregulation of licensing?
A. No.
It is nonsense to suggest this will be the 'thin end of the wedge' and will lead to the complete removal of licensing. These exemptions do not apply to residential real estate or to rural property and no government is likely to ever deregulate in these areas. Nor is it likely there will be further exemptions for commercial property. The SCCA and PCA have no interest in pushing for further exemptions and are not arguing for wider exemptions. Once the exemption is granted the SCCA has no further interest in real estate licensing (as we have shown in Queensland).
Q: Will this mean the entry of 'cowboy operators' in the industry?
A: No.
Those who would benefit from the exemptions are/ in nearly all cases, publicly listed entities. They have an obligation to investors to manage their assets responsibly and only contract the services of reputable individuals and companies to manage and lease their assets or conduct sales transactions. It is insulting to the directors and senior management of these entities to suggest they would now contract 'fly-by-night' operators or that commercial property management will become the 'wild west'. The sums of money involved in exempt transactions means property owners will continue to do due diligence and only contract reputable companies to handle such transactions.
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