As apartment living continues to evolve across Sydney's growth corridors, the quality and distribution of shared spaces is increasingly shaping how residents experience home. Rather than functioning as add-ons, amenities are being embedded into the daily rhythm of a building, supporting everything from quiet retreat to social interaction, often within a single vertical community.

At <a href="https://www.apartments.com.au/new-apartments/aeris-melrose-park-nursery-street-melrose-park-nsw-2114">Aeris</a> in Melrose Park, this approach is resolved through a layered amenity offering that unfolds from ground level through to its upper podium. Developed by <a href="https://www.apartments.com.au/developers/sekisui-house-australia">Sekisui House Australia</a> in partnership with Hankyu Hanshin Properties, the project introduces 468 apartments across two towers and a mid-rise building, positioned at the highest point of the broader masterplan.

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The amenity experience begins at street level, where two courtyards sit within a landscaped setting that connects residents to the wider network of parks and green spaces. These green spaces are not isolated pockets but part of a wider pedestrian network that links Aeris to the surrounding <a href="https://www.apartments.com.au/developments/melrose-park-nsw-2114">Melrose Park</a> precinct, including Central Park, future schools, and the Town Centre opening in July 2026. The result is a transition that moves from public to private without abrupt boundaries, allowing residents to pass through shaded, tree-lined environments before reaching the building itself.

Moving upward, the focus shifts to the level five podium, where the primary communal facilities are concentrated. This space brings together a 16-metre swimming pool, outdoor seating areas, and a communal BBQ zone arranged to take advantage of elevated outlooks. Seating is positioned beneath pergolas, creating pockets of shade that extend the usability of the space throughout the day. The pool edge aligns with views toward the wider district, reinforcing the sense of elevation that defines the project’s positioning.

In the adjacent building, this is complemented by quieter, more contemplative spaces, including an outdoor cinema set within the same level. Positioned to operate primarily in the evening, it introduces a different tempo to the shared environment, shifting from daytime activity to after-hours use without requiring separate zones.

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The podium also accommodates an intimate private resident gym. Located on the lower levels, it gives residents convenient access to fitness facilities without leaving the building.

Above, the elevated podium sky deck extends the amenity offering, providing additional open-air spaces with elevated outlooks across the surrounding landscape. While more restrained in program, this upper level reinforces the project’s vertical progression, from ground-level greenery to elevated outlook, allowing residents to move between distinct spatial conditions within a single address.

This distribution of amenities reflects a deliberate response to how residents use space across the day. Sekisui House Australia Sales and Marketing Director Peter Kalaf points to the role these shared areas play in shaping buyer demand. Aeris has been conceived as more than a collection of apartments, with the podium pool, gym and outdoor cinema forming part of a broader lifestyle offering that extends the home beyond each individual residence.

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What distinguishes Aeris is not the inclusion of these elements individually, but how they are arranged in relation to one another. Active, social, and passive spaces are layered vertically rather than separated, allowing residents to choose between them without leaving the building or moving far from their apartment. This proximity supports both routine use, such as a morning swim or evening workout, and more occasional gatherings, whether around the BBQ area or within the cinema setting.

The amenity design also sits within a broader framework of connectivity across Melrose Park. The Melrose Park Town Centre, anchored by Coles and Dan Murphys, features a mix of retail, dining, health and lifestyle offerings, bringing everyday convenience closer to residents. By the end of the year, more than five hectares of parks and open space, equivalent to around seven football fields of green space on residents' doorstep, will further enhance the precinct, allowing the internal facilities at Aeris to operate as an extension of the wider neighbourhood rather than a substitute for it.

Construction at Aeris continues to gather momentum, with ground floor slabs expected to be completed in late 2026 before the first sections of the buildings begin to rise above ground.

[smartcode_project_cta:default project_id=426]

Joel Robinson

Elevated amenity anchors daily life at Aeris, Melrose Park

Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

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After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

[smartcode_project:default project_id=135096 project_image_fid=356828]

Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

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Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

The apartment price gap drawing Sydney buyers west

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

For the first time in a long time, Australia's inflation story is starting to look more like a landing than a fight.

The latest Consumer Price Index figures from the Australian Bureau of Statistics showed annual inflation eased to four per cent in May, down from 4.2 per cent in April. On the surface, that might not seem like a major move. Inflation remains above the Reserve Bank's target range and some categories continue to record stubborn price growth.

But the significance of this result lies less in where inflation sits today and more in what it means for where interest rates are likely heading next.

The biggest takeaway is that inflation continues to move in the right direction.

Markets had been bracing for another sticky result after a period where progress appeared to stall. Instead, headline inflation came in softer than expected, helped by falling fuel prices and easing transport costs. Annual transport inflation halved from 6.6 per cent in April to 3.3 per cent in May, while automotive fuel prices fell 11.9 per cent during the month following lower oil prices and the impact of reduced fuel excise measures.

While petrol prices don't solve Australia's affordability challenges, they are one of the most visible and immediate costs for consumers. Falling fuel costs feed through the economy quickly, helping ease pressure on household budgets and business operating expenses.

The ABS data also showed headline inflation is now sitting at its lowest annual level in several months, reinforcing the broader trend that price growth is gradually moderating.

That trend is important because it aligns with what many economists and lenders have been saying for the last month.

Prior to this week's inflation data, ANZ, NAB and Commonwealth Bank had all shifted their forecasts, now believing the Reserve Bank had likely reached the peak of the interest rate cycle. Following the May inflation release, ANZ reaffirmed that view.

In its latest economic update, ANZ said it expects quarterly trimmed mean inflation to come in at 3.7 per cent for the June quarter, slightly below the Reserve Bank's forecast of 3.8 per cent. Importantly, the bank said that outcome, when combined with slowing economic activity, "supports our view that the cash rate has peaked".

The Reserve Bank has spent the better part of three years attempting to bring inflation under control through higher interest rates. If Australia's major banks are correct and rates have now peaked, the conversation shifts from how much higher rates could go to when they might begin coming down.

Westpac's caution comes from underlying inflation. The trimmed mean, the measure most closely watched by the Reserve Bank, increased from 3.4 per cent to 3.6 per cent annually. Housing inflation remains elevated at 6.5 per cent, reflecting ongoing increases in rents, electricity costs and new dwelling construction.

Electricity prices remain particularly problematic, rising 21.1 per cent over the past year following the removal of government rebates.

Housing construction costs are also showing signs of renewed pressure. ANZ noted new dwelling costs rose 0.9 per cent in May and are now running at an annualised pace of 8.6 per cent over the past three months. Builders continue to face higher labour, fuel and material costs, a reminder that inflationary pressures have not completely disappeared.

Housing affordability has deteriorated largely because of higher interest rates rather than higher property prices alone. Even modest reductions in mortgage rates would improve borrowing capacity, increase buyer confidence and reduce repayment pressure on existing homeowners.

While August is far from a certainty, the latest inflation result has strengthened the view that the next move in rates is more likely to be down than up. For borrowers, buyers and the development sector, that alone represents a significant shift from the conversation that dominated much of the past two years.

The inflation result the property market was waiting for

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CBRE has been appointed to unload an office building in the northern end of Melbourne’s St Kilda Road business precinct.
Located on the corner of St Kilda Road and Kings Way, the 420 St Kilda Road property comprises a 10-level office building leased to major covenants, including ANZ bank and APP Corporation.
An International Expressions of Interest campaign will be launched next month to promote the asset, which boasts 10,500sqm of net lettable space, on behalf of CEL Australia.
Over the past 24 months, the St Kilda Road office market has emerged as an attractive investment market, recording one of the highest rates of net effective rent growth nationwide of over 9%.
Commenting on the listing, CBRE’s Kiran Pillai remarked that the property was well positioned to capitalise on the continued strong demand from tenants for this location.
“Steady withdrawals of secondary space in St Kilda Road for conversion and redevelopment has underpinned incredibly strong tenant demand for space in the remaining prime grade buildings,” Pillai said.
“The property’s prime corner position at the northern end of the precinct, combined with an efficient floor plate allowing for an adaptive asset plan, will hold the asset in excellent stead long into the future.”
The location is expected to further benefit from the new Melbourne Metro Rail project with the Domain station to be located within around 300 metres of 420 St Kilda Road.
CBRE senior director Neva Courts added the St Kilda Road market had emerged as a key investment destination for domestic and offshore investors.
“420 St Kilda Road offers both security of income and growth in the short to medium term in addition to long term opportunities for the site, which could include a potential redevelopment to residential or hotel,” she explained.
Michael Ng, executive director of CEL Australia, said the sale of 420 St Kilda Road will allow CEL Australia to redeploy funds into our current development projects in Melbourne and Perth in order to seek higher returns. 
“We are also looking into new development and investment opportunities across key Australian cities.”
The 420 St Kilda Road property has come to the market after the recent sale of 5 Queens Road in late 2016, by Charter Hall’s Office Trust. The sale, also brokered by CBRE, represented a passing yield of 5.64% and capital value of $6,665/sqm.
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CEL Australia lists prominent St. Kilda office tower

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Developer Beulah International and design practice Fender Katsalidis Architects have joined forces to deliver an apartment project in Melbourne’s inner north east, known as Hallmark Ivanhoe.
Ranging in price from $420,000 to $1.5 million, the Hallmark Ivanhoe building is comprised of 35 apartments over five levels. Residents will have the choice of one, two, three and four bedroom apartments, with each offering treetop views and private outdoor terraces.
Interiors feature a neutral colour palette throughout, from reconstituted stone and natural stone to light and dark joinery, which are then complemented with bronze fixtures and finishes.
Nicky Drobis, director of design at Fender Katsalidis, commented that the key inspiration for Hallmark Ivanhoe stems from the diverse architectural history of Ivanhoe, including modernist architecture and the sophistication of art deco architecture.
“Hallmark Ivanhoe is a very elegant and simple building; it takes cues from the strength and sense of presence from modernist architecture in its simplicity and form, but also from the lightness and sophistication of art deco architecture within Ivanhoe,” she said.
“Throughout every era new architecture has been brought into Ivanhoe that’s been relevant and contemporary of its time, so we were really hoping to do the same thing with this building, Hallmark Ivanhoe,” she said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/12/HallmarkIvanhoe_Interior.jpg" alt="">
Drobis added the culture of Ivanhoe is still very similar to when she lived in the suburb growing up. 
“Ivanhoe is quite unique and special in that it’s a remarkably green space, it’s well located, it’s only 10kms from the city, but as a postcode and as a neighbourhood, it has everything you need.” 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/12/HallmarkIvanhoe_Bathroom.jpg" alt="">
Kitchens have been designed in collaboration with renowned chef Adam D’Sylva and feature premium Gaggenau appliances, which are complemented and encased by natural stone and luxurious timber finishes.
Beulah International executive director Adelene Teh said Hallmark Ivanhoe will be suited to local downsizers who value great design.
“A key component of our vision is to add character and depth to the local communities in which we develop, ensuring strong emphasis is always placed on embracing the cultural nuances and history that makes each suburb or project unique.
“Residents within Hallmark Ivanhoe may be looking to downsize in size, but step up in terms of design, quality and lifestyle offerings,” she concluded. 
 To register your interest, please visit <a href="https://www.hallmarkivanhoe.com.au/" target="_blank">www.hallmarkivanhoe.com.au</a>.
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Beulah International and Fender Katsalidis Architects launches luxury residences in Melbourne’s Ivanhoe

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The Australian Tax Office (ATO) released their taxation statistics for the 2014-15 financial year last week, and from a housing market perspective it provides some really valuable data on property investor behaviour.
<a href="https://www.propertyobserver.com.au/images/2017/04/20/rsz_the_number_of_individuals_claiming_a_net_rental_loss_has_flat_lined_over_recent_years__.png" target="_blank">CLICK TO ENLARGE</a>
<img src="https://www.urban.com.au/images/2017/04/20/rsz_the_number_of_individuals_claiming_a_net_rental_loss_has_flat_lined_over_recent_years__.png" width="700" height="425">
Over the 2014-15 financial year, property investors claimed $11.120 billion in net rental losses compared to $7.491 billion in net rental profit.  The value of net rental profit rose by 0.3% over the year while the value of net rental losses was -2.3% lower resulting in an overall position of $3.628 billion in net rental losses claimed over the year. The $3.628 billion in rental losses over the year was the lowest value of overall losses since 2003-04.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_pct_of_individuals.png" target="_blank">CLICK TO ENLARGE</a>
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_pct_of_individuals.png" target="_blank"><img src="https://www.urban.com.au/images/2017/04/21/rsz_pct_of_individuals.png" width="700" height="425"></a>
Over the 2014-15 financial year, 15.7% of individuals claimed net rent. Overall, 6.0% of individuals claimed a net rent profit, and 9.7% of individuals claimed a loss.
The data also highlights that a relatively small proportion of individuals actually own an investment property, but the portion is growing. In the 2004-05 financial year, 13.6% of individuals claimed net rent. In 1994-95, the figure was 11.3%.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_net_rental_profit.png" target="_blank">CLICK TO ENLARGE</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_net_rental_profit.png" width="700" height="425">
The above table breaks down the proportion of total individuals that are claiming a net rental profit or loss by their age.  Individuals aged 70 to 74 years of age are the most likely to be claiming a net rental profit while individuals aged between 50 and 54 years of age are the most likely to be claiming a net rental loss.
If we look at the proportion of total net rental loss/profit claimants by age group, the trends are quite interesting.  Less than a quarter (24.4%) of those individuals claiming a net rental profit are less than 45 years of age.  Conversely, almost half of those individuals claiming a net rental loss over the year were under 45.   The table shows that as an individual ages, they are increasingly less likely to be claiming a net rental loss.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_average_net_rental.png" target="_blank">CLICK TO ENLARGE</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_average_net_rental.png" width="700" height="425">
Looking at the average net rental profit/loss by age group shows that older individuals are likely to claim greater net rental profits.  At the same time, individuals aged between 50 to 54 years of age are likely to be claiming the greatest losses.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_loss_by_income.png" target="_blank">CLICK TO ENLARGE</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_loss_by_income.png" width="700" height="425">
Individuals with a taxable income of between $500,001 and $1 million are most likely to be claiming a net rental profit while individuals earning between $40,000 and $50,000 are the least likely to claim net rental profits.  In terms of net rental losses, 23.8% of all individuals with taxable incomes between $250,001 and $500,000, as well as $500,001 and $1 million, are claiming net rental losses.  As taxable incomes increase, the data shows that these individuals are overall more likely to own rental properties and therefore claim either a net rental profit or loss.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_claimants_of_net_rental.png" target="_blank">CLICK TO ENLARGE</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_claimants_of_net_rental.png" width="700" height="425">
Looking only at those individuals claiming a net rental profit or loss, the most likely to be claiming either have a taxable income of $100,001 to $150,000.  The least likely income range to be claiming a net rental loss or profit are those with a taxable income of more than $1 million.The above table shows the average net rental profit or loss claimed by taxable income ranges. People with a higher taxable income generally receive both the greatest average net rental profits and net rental losses.  
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_the_number_of_individuals_claiming_a_net_rental_loss_has_flat_lined_over_recent_years___1.png" target="_blank">CLICK TO RESIZE</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_the_number_of_individuals_claiming_a_net_rental_loss_has_flat_lined_over_recent_years___1.png" width="700" height="425">
Previous data has shown that relatively few people sit in the higher taxable income brackets however, those that do and own an investment property enjoy substantially greater average profit or loss from those rental properties.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_2012-2013.png" target="_blank">CLICK TO EXPAND</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_2012-2013.png" width="700" height="425">
The final table highlights the number of individuals with interests in rental properties over the three most recent years along with how many properties they have an interest in. Overwhelmingly most people that have an interest in a rental property have an interest in only one with 90.3% of individuals having an interest in two or fewer rental properties.  
Over the most recent year, the number of individuals with an interest in five properties has recorded the greatest growth (7.4%) followed by: six or more properties (5.3%), four properties (4.5%), three properties (4.0%), two properties (3.4 properties) and one property (1.7%).
The data provides great insight into the characteristics of property investors.  The data shows that just under 16% of individuals are property investors and, over recent years, the number claiming a net rental loss has been relatively unchanged.  
Furthermore, as interest rates have fallen, relatively fewer individuals are claiming a net rental loss.  As you would expect, people in the middle of their working life are most likely to be claiming net rental losses and older individuals are most likely to be earning a profit from their rental property.  Those on higher incomes tend to claim higher average net rental profits and losses.  
Finally, for most Australians that own a rental property, they only own one. However, individuals with a greater number of investment properties have been experiencing faster growth than those with relatively few properties over recent years. With interest rates having fallen even further since June 2015 we would anticipate that the total value of net rental losses has also reduced.  At the same time we have seen investment lending become more active since mid-2015. 
It will be interesting to see if that reflects a greater number of individuals owning investment properties, or those that already own investment properties buying more.  We will have to wait until next year’s data to see how this plays out.
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The number of individuals claiming a net rental loss has flat-lined over recent years: Cameron Kusher

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<h2>GUEST OBSERVER </h2>
<div>New research from the Australian Housing and Urban Research Institute (AHURI) finds that, alongside the growing shortage of affordable housing, the country’s largest non-government affordable housing providers have substantial under-used capacity. Making more effective use of this resource calls for concerted and purposeful action from both levels of government to support the industry in playing a fully effective part in the expansion of affordable housing supply recently pledged by Federal Treasurer, Scott Morrison.</div>
<div> </div>
<div>The research, ‘Developing the scale and capacity of Australia’s affordable housing industry’, commissioned by AHURI and led by the University of New South Wales, highlights the role of affordable housing providers as players within a wider system. Importantly, this system extends beyond the organisations directly responsible for providing secure low-cost housing (mainly not-for-profit community housing providers) to include supporting entities and institutions such as service delivery partners, lenders, peak bodies and government policy-makers, program managers and regulators. </div>
<div> </div>
<div>The research identifies industry capacity challenges in four main areas: </div>
<ol>
<li>the lack of a resourced plan for tackling the national affordable housing shortage</li>
<li>a major loss of housing policy-maker expertise over the past 10–20 years and, over the past five years, a neglected and underperforming affordable housing regulatory system</li>
<li>stronger and more enduring leadership is needed from both governments and housing providers</li>
<li>support for the Indigenous housing sector has lagged behind that for mainstream providers.</li>
</ol>
<div>Key recommendations include revitalisation of the affordable housing regulatory system; official recognition of affordable housing as a long-term national policy goal (through the Council of Australian Governments), and the creation of a joint government-industry Affordable Housing Industry Council to direct and oversee industry development. </div>
<div> </div>
<div>The report also stresses the importance of Indigenous-controlled and culturally appropriate service models in better meeting the housing needs of Indigenous communities.</div>
<div> </div>
<div>‘We believe there is a case for national legislation that defines affordable housing and sets out the economic and social purpose of the industry,’ says Inquiry leader, Professor Hal Pawson. </div>
<div> </div>
<div>‘Australia’s leading affordable housing providers are, in our judgement, ready for further growth. With the right leadership, resourcing and regulatory accountability, they have what it takes to help this country tackle what has become a key problem governments can no longer ignore.’</div>
<div> </div>
<div>Hal Pawson is a Professor of Housing Research and Policy, Associate Director of the City Futures Research Centre, and Director of the UNSW AHURI Research Centre.</div>
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Affordable housing industry has capacity, lacks Government certainty: Hal Pawson

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Interest rates hikes have struck home owners and investors after the Commonwealth Bank (CBA) lifted fixed rate deals on its loans by as much as 0.5 per cent. Customers taking out fixed rate deals with rate will now be hit with increases across 1, 2, 3, 4 and 5 year fixed terms. It is the second rate hike within 20 days.
However, the bank provided for owner occupiers signing up to principal and interest fixed home loan deals to escape the latest hikes.
The Commonwealth Bank said the move was to ensure it "continue[d] to meet our regulatory requirements".
In a memo issued to mortgages brokers, CBA outlined that interest-only investment loans would be the worst hit — 2, 3, 4, and 5 year terms would all rise by 0.5 per cent.
The changes are effective for new and existing customers who switch into one of these products from today.  
Three-year fixed rate interest-only owner occupier loan rates will rise by 0.25 per cent to 4.49 per cent.
Three-year fixed rate interest-only investment loan rates will rise by 0.5 per cent to 4.94 per cent.
Three-year principal and interest investment loan rates will rise by 0.25 per cent 4.69 per cent.
CBA raised rates for interest-only loans to 5.94 percent in March.
Homebuyers also faced increased fixed interest rates in December 2016.
The bank’s measures follow an increased crackdown by the banking regulator, the Australian Prudential and Regulation Authority, to limit interest-only loans.
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Commonwealth Bank increases interest rates for home owners and investors 

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Auction volumes are set to markedly increase this weekend, with 1,586 auctions scheduled to take place in capital cities around Australia, according to data from CoreLogic. The figure is up from 493 last week, when auction activity slowed down over the Easter period.
Melbourne is expected to see the most significant increase in volumes over the week, with 743 properties to go to auction, up from 102 last week. 
Across Sydney, auction volumes are set to double, with 543 auctions scheduled to take place, increasing from 279 last week. 
<a href="https://www.propertyobserver.com.au/images/2017/04/21/capital%20city%20auctions.png" target="_blank">CLICK TO ENLARGE</a><a href="https://www.propertyobserver.com.au/images/2017/04/21/capital%20city%20auctions.png"></a>
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Outside of Sydney and Melbourne, each of the remaining capital cities will also see a higher number of auctions this week compared to last week.
Victoria has the busiest suburbs for auctions this week, with 19 homes set to go under the hammer in Craigieburn, followed by Glen Waverley, Melbourne and Werribee where each will host 12 auctions.
Overall auction activity is also set to be higher than the corresponding week last year, which recorded 1,565.
The Easter period saw a decrease of auction activity  across the combined capital cities, with a total of 493 auctions held, down significantly from 3,517 auctions the week prior when the busiest week for auctions so far this year was recorded. 
The final auction clearance rate fell slightly, from 74.8 per cent the previous week to 73.9 per cent last week.
<a href="https://www.propertyobserver.com.au/images/2017/04/21/rsz_corelogic_national_auction_preview__week_ending_23_april_2017__.png" target="_blank">CLICK TO ENLARGE</a>
<img src="https://www.urban.com.au/images/2017/04/21/rsz_corelogic_national_auction_preview__week_ending_23_april_2017__.png" width="700" height="425">
Melbourne was the best performing capital city auction market last week, with 81.3 per cent of the 102 auctions successful. However, Sydney had the highest volume of auctions, with 279 held and a clearance rate of 77.0 per cent. 
Across the smaller capital cities, clearance rates improved week-on-week in Adelaide, Canberra and Perth, however volumes were significantly lower across each market last week compared to the week prior.
Across the non-capital city auction markets, the Geelong region recorded the strongest clearance rate at 94.7 per cent, while the Gold Coast had the highest number of auctions (34). 
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Auction volumes return to normal with 1,586 scheduled around Australia this weekend: CoreLogic

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Strong buyer demand for Villa World’s Augustus project at Hervey Bay has pushed the masterplanned residential development past the half-way mark.
The 763-lot project has clocked more than 400 sales since its launch, driven sharply in recent months by a strong cohort of first-home buyers and retirees.
The latest sales run came ahead of the March 31 expiry of the $12,000 Hervey Bay Housing Affordability Grant, which has been complemented by the state government’s boosted first home owner’s grant of $20,000.
Villa World development manager Gary Hunter said the project has attracted consistent buyer interest over many years.
However the combination of the two government grants has generated an influx of buyers for the project.
“In recent months, we’ve seen record sales figures at Augustus from first-home buyers and retires alike,” Hunter said.
“Villa World has a great reputation in providing an affordable, quality product to market. The grant was just the icing on the cake.”
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/18/AUG1609%20Lots225-228%201578_RT%20Trees.jpg" alt="">
The latest sales have led first-home buyers to account for 70% of sales at Augustus, with 20% to retirees and only 10% to investors.
Sales have almost doubled in recent months with 33 contracts secured in the March quarter of 2017.
Augustus property consultant Ric King said sales momentum and figures have reflected the success of the government grants.
“Augustus has seen a clear upsurge in first-home buyers and retirees lapping up the savings from the two government grants,” King said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/18/AUG1609%20Lots231-233%201530_RT.jpg" alt="">
It is just 4 kilometres from the Hervey Bay Esplanade and 13 kilometres from the airport.
The contemporary residences feature an extensive range of quality inclusions including stone kitchen bench tops, stainless steel appliances and they are NBN ready.
New homes are now selling from $337,000.
Villa World, an ASX-listed developer, is one of Australia’s largest housing providers with more than 40,000 people calling a Villa World address home.
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Augustus, Hervey Bay sales pass the half-way mark

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New South Wales continues to remain at the peak of market, with the Central Coast, Coffs Harbour and Newcastle at the top of valuation firm Herron Todd White’s (HTW) latest National Property Clock for houses in April.
NSW continues to dominate even in ‘approaching the peak market’ position with Sydney and NSW North Coast the new entrants, highlighting just how hot the property market is in the state.
The bottom is made up by Darwin, Gladstone and Mackay, while approaching the bottom are Perth, Alice Springs, Gippsland and Rockhampton. 
<a href="https://www.propertyobserver.com.au/images/2017/04/20/April21HTWHouses.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/04/20/April21HTWHouses.png" alt="">
NSW Central Coast 
By far, the strongest performing location in the region both now and for the past several years has to be peninsula suburbs at the southern end of the region. This includes Umina Beach, Woy Woy and Ettalong with records being set and broken in very short periods of time. 
“Almost daily, we talk to people and hear the surprise at the prices being paid,” says the HTW update.
These areas have become a magnet for renovators, value adders with those looking to exit the Sydney market finding these areas particularly attractive due to the comparative level of affordability, says HTW.
“It’s this exodus from the Sydney market that is seen to be driving the values in these locations.”
Prices have rocketed past the $700,000 mark when the same property could have been purchased for much less just a few short years ago. 
Newcastle 
The Newcastle market is the strongest it has been in quite a while. 
Recently there has been plenty of media attention repeating the mantra that Newcastle is an up-and-coming Sydney, with less population, less gridlock and lower property prices. 
Agents are fielding plenty of enquiries from out of town buyers and they can definitely compete favourably with the locals at auctions; when you sell your property at Sydney prices, its gives you plenty of dollars to spend at Newcastle prices. 
Take for example Mayfield East; houses in this suburb have smashed through the $500,000 barrier and powered up to join neighbouring suburbs in the $600,000 to $700,000 range, say HTW.
Property Observer found a three-bedroom house (pictured below) in the suburb that recently changed hands for $670,000.
The address is <a href="https://www.realestate.com.au/sold/property-house-nsw-mayfield+east-125159346" target="_blank">34 Kitchener Parade, Mayfield East, NSW 2304</a>.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/20/Newcastle1.jpg" alt=""> 
Coffs Harbour 
The Coffs Coast is known for its lifestyle benefits with demand traditionally being driven by population growth from retirees and more significantly families moving from the southern regions looking for a more affordable and relaxed lifestyle.
The appeal of the area is a reflection of the climate, attractive nature of the locality including its many beaches and diversity of housing product close to the coast with good regional facilities.
These features make the area a popular tourist destination with various larger scale resort developments located in the northern section of the town. 
“Due to the geographical features of the area, supply is generally in the coastal localities and it is no surprise this is where we see the strongest levels of demand,” say HTW. 
The northern beach localities of Sapphire Beach, Moonee Beach, Emerald Beach, Safety Beach and Woolgoolga have all been strong performers in recent times which is a reflection of the increasing demand brought about due to these lifestyle factors, good level of services available, easy access to the main centre of Coffs Harbour, continuing low interest rates and decreasing supply of product. 
This has resulted in significant increases in values over the past 12 months and it is becoming increasingly more difficult to find quality property within the affordable sub $500,000 market. As a result, the secondary or cheaper beach side locations of Sandy Beach and Corindi Beach have now also increased in popularity and value accordingly. 
Centrally, the sought after beach side suburbs within Coffs Harbour of Diggers Beach, The Jetty and Sawtell are the best performers in terms of strong capital growth. There is a mix of residential properties available appealing to a wide variety of purchasers looking for lower end units in the $275,000 to $350,000 range to the high end prestige properties in excess of $1 million. 
To illustrate the point, Property Observer found a two-bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-sawtell-124705458" target="_blank">28 Eleventh Avenue, </a><a href="https://www.realestate.com.au/sold/property-house-nsw-sawtell-124705458" target="_blank">Sawtell, NSW 2452</a> (pictured below) that recently sold for $624,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/20/CoffsHarbour1.jpg" alt="">
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jonathanchancellor-7SQnKwU6yx

NSW regions at the top of HTW property clock for houses in April

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<h2 class="caption">GUEST OBSERVER</h2>
Too many people are getting overwhelmed with property prices in Australia, specifically in Melbourne and Sydney.
Scott Morrison’s recent speech identifies certain tax breaks and incentives for first home buyers and downsizers. As well as now looking to implement the 'bond aggregator' model in which new dwellings could be developed that would be targeted at people working in lower paid jobs or those who otherwise can’t generate an adequate income (such as self-funded retirees). Everything is becoming so very technical and as the government tries to shut the door on one end another will always open and loopholes will always emerge.
Something that I truly believe in regards to property supply is so simple yet continually over looked.
Victoria's population growth is approximately 100,000 people per annum a little more if you look at the Australian Demographic statistics quoting 127,000 for (Sep 15-16). If we look back we can see between June 14 to June 15 the population growth was 99,400.
Now let’s compare this to planning permits and number of dwelling approvals. Where Victoria's total approved dwellings through planning was 72,700 (June 14-15) consisting of 8,175 dwelling permits. An obvious shortfall, quite a large shortfall!
Now factor in a few other outliers that the general community does not know. Average time for development to commence and complete (dependent upon size) would be 12-18 months from planning permit issue. On an average, approximately 30% of these planning permits don’t go ahead and become obsolete.
If we look at these statistics again using year 2014- 2015 as an example.
<ul>
<li>Population 99,400</li>
<li>Dwellings approved 72,700 let’s be generous and say 80% get developed - 58,160 dwellings</li>
<li>The time those dwellings will be ready best case December 2015 - taking into consideration all permits were issued June 2014</li>
<li>Now let’s add another 49,700 as average population growth from July-Dec 2015.</li>
</ul>
In a nutshell, in 18 months from June 2014 to December 2015 we have 58,160 homes ready for use and 149,100 people moving here. Yes, now there maybe 2-3 people moving into each dwelling, however we cannot stipulate nor accept that this will be the case on every single dwelling when comparing number to the additional population growth.
My point is very simple - supply and demand is the obvious answer. However, for housing prices to become ‘a little easier on the eye’ and supply to catch up to demand, it is the efficiency of local municipalities and creating platforms and/or generic regulations where developers, owners/builders etc., will be able to use and get building faster before the influx of people becomes too great and the governments find themselves in a position where they need to make radical changes to the property market that in turn could be worse for all.
 
David Tricarico is a Co-founder of <a href="https://adepto.net.au/" target="_blank">Adepto Co.</a>
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Free up the traffic jams to get property built: David Tricarico

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Data recently released by the ABS shows that household net worth has increased substantially over recent years however, household debt is also climbing to new record highs.
The ABS’ recent release on finance and wealth for the December 2016 quarter showed that the net worth of Australian households was $9.405 trillion. 
This comprised $11.710 trillion in assets minus $2.306 trillion in liabilities (including share capital). 
Over the 12 months to December 2016, net worth has increased by 8.3% with asset values increasing by 7.9% and liabilities increasing by 6.4%. 
The data breaks out the value of residential land and dwellings which as at the end of 2016 was valued at $6.114 trillion having increased by 8.3% over the year. 
Residential land and dwellings accounts for 52.2% of total household assets.
Click to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/12/2017-04-10--image1.jpg" alt="">
Using the data that the ABS publishes on wealth, the Reserve Bank (RBA) publishes a number of finance ratios for households comparing debt and assets to disposable incomes.
At the end of 2016, the ratio of household debt to disposable income was recorded at 188.7%, the highest on record and rising by 1.6 percentage points over the quarter and 3.1 percentage points over the year. 
The ratio of housing debt to disposable income was recorded at 133.8% which was also a record high. 
Based on this data, 70.9% of total household debt was housing debt. 
Over the quarter, housing debt increased by 1.5 percentage points and was 4.5 percentage points higher over the year.
Click to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/12/2017-04-10--image2.jpg" alt="">
While the ratios of household and housing debt to disposable incomes is at record-high levels, so too are the ratios of household and housing assets to disposable incomes. 
The ratio of housing assets to disposable incomes sits at 910.6% having increased by 23.2 basis points over the quarter and 42.2 basis points over the year. 
Meanwhile, the ratio of housing assets to disposable income sits at 500.4% having increased by 18.2 basis points over the quarter and 23.8 basis points over the year. 
Click to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/12/2017-04-10--image3.jpg" alt="">
Comparing household debt to assets results in a ratio of 20.7% while the figure for housing debt to housing assets is 26.7%. 
This indicates that although household and housing debt is at an historic high level, the value of the assets that this debt is held against is also higher than it has ever been. 
Click to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/12/2017-04-10--image3.1.jpg" alt="">
The data within this report should be viewed with some caution because it is not a granular analysis; so while the national figures may show a strong financial position, at smaller geographies, particularly where dwelling values are falling, the position is likely to be dramatically different. 
With regard to debt, the figure is measured as a national measure and includes those households that are renting and those that own a home but carry no housing debt.
Some households have held their homes for many years and paid down a substantial amount of the debt on the home. 
For those that have either recently purchased, bought at the peak of a market which has since declined or those using interest-only mortgages they are unlikely to be in such a strong position as the national figures indicate. 
Those that don’t own a property asset are also likely to have substantially less household assets than those that do own a home.
Overall household debt is higher than it has ever been and although asset values are also at a record high, there remains concerns about how healthy it is to have such high levels of private debt. 
Furthermore, high debt, particularly for recent purchasers of residential properties, creates risks in the event of a housing market downturn which could see home owners enter into a period of negative equity. 
Especially with the heightened level of investor purchasing recently, investors have demonstrated a greater willingness to sell at a loss because that loss can be offset against future gains. 
Those that own owner occupied property do not enjoy a similar ability to offset these losses and are potentially much more financially vulnerable in the event of a housing market downturn. 
The high level of household debt is also expected to limit the ability for the RBA to lift interest rates suggesting that a neutral cash rate setting will be lower than it has been in the past.
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