A general rule of thumb in new apartment developments is that the penthouses get the rooftop.

It's a formula that's become commonplace across Australia's apartment market. Residents might have access to a pool, gym or barbecue facilities on a dedicated lower level, but the most desirable outdoor spaces are typically reserved for the highest-priced homes at the top of the building.

Sherpa Group has taken the opposite approach.

Rather than dedicating the rooftop to a handful of buyers, the Gold Coast developer has made it the centrepiece of its Flourish collection, creating expansive shared spaces from the best vantage point in the building.

The philosophy has reached its most ambitious expression at Flourish Soleira in Palm Beach, where two rooftop precincts connected by a skybridge will deliver one of the most extensive lifestyle offerings seen in a residential apartment project on the Gold Coast.

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"We're seeing a clear move toward developments that offer more than just an apartment," Sherpa Group founder Christie Leet said.

"People want spaces that support how they actually live, whether that's working from home, staying active, or spending time with family and friends.

"That's where amenity becomes critical. It's not just about what's included, but how those spaces are designed to be used every day."

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The breadth of amenity has already attracted buyers across multiple demographics. Younger first home buyers have been drawn to Soleira's one-bedroom apartments, a product rarely delivered in Palm Beach, while families have responded to practical inclusions such as the shallow children's pool adjoining the main lap pool and the extensive communal recreation areas.

Instead of a single rooftop, Soleira delivers two distinct lifestyle zones.

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The southern rooftop has been dedicated to wellness, featuring a gym, yoga and Pilates studio, work-from-home facilities, a wellness centre, spa, and hot and cold plunge pools.

The northern rooftop focuses on recreation and entertaining, incorporating a heated resort-style pool, private dining rooms, pizza ovens, barbecues, a golf simulator, children's recreation areas, and what is expected to be the Gold Coast's first rooftop basketball court, which will also double as a squash court.

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Beyond the rooftops, Soleira will introduce 1,500 sqm of curated retail beneath the towers, creating one of Palm Beach's first genuinely mixed-use lifestyle precincts where cafés, restaurants and convenience retail become part of residents' everyday lives.

Sherpa has also retained management rights across the development, allowing it to oversee the long-term operation of the building through a 24-hour concierge model. The developer is also exploring additional revenue streams within the precinct aimed at helping offset ongoing body corporate costs for residents.

[smartcode_project:default project_id=150017 project_image_fid=370962]

While Soleira is the largest project Sherpa has delivered, the rooftop-first philosophy has been evolving for several years.

It began with Flourish Amargo, the first project released under the Flourish brand. Rather than competing at the ultra-luxury end of the market with oversized half-floor and full-floor residences, Sherpa focused on creating lifestyle-driven apartments supported by resort-style shared spaces.

Amargo introduced more than 800 sqm of rooftop amenity, combining wellness facilities, heated pools, entertaining areas, cabanas, pizza ovens and private dining spaces into what was designed as an extension of residents' homes rather than a facility used only occasionally.

[smartcode_project:default project_id=146527 project_image_fid=366550]

That approach continued with Flourish Oasis, where the same amenity-led philosophy was refined into a more boutique development. Strong demand from Sherpa's growing VIP database saw much of the project sold before it reached the broader market, reinforcing buyer appetite for apartment communities centred around shared lifestyle experiences.

Flourish Amargo is slated for completion mid-way-through next year, with Oasis to be delivered by late 2027. Flourish Soleira is expected to complete in 2030.

[smartcode_project_cta:default project_id=150017]

Joel Robinson

Sherpa takes amenity to the sky as Flourish Soleira captures booming Palm Beach demand

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.

[smartcode_project:default project_id=426 project_image_fid=360299]

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.

[smartcode_project:default project_id=426 project_image_fid=360300]

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]

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.

[smartcode_project:default project_id=135096 project_image_fid=356818]

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

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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After 40 years based in Melbourne’s inner suburbs, design firm SJB has relocated to the city, leasing 860sqm across two fully self-contained floors at 18 Oliver Lane.
Colliers International’s Milly Stockdale negotiated the six-year deal on behalf of Marks Henderson. The gross asking rent is believed to be in the vicinity of $600 per sqm.
“This heritage building in this famous CBD laneway is of huge architectural significance, being the first conventional building in Australia constructed wholly of reinforced concrete,” she said.
“It benefits from a superior location, surrounded by the best retail amenity.”
<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/2017/04/19/18%20Oliver%20Lane%20Melbourne%202.jpg" alt="">
Ms Stockdale said SJB was attracted to the exceptional natural light from both Oliver and Higson Lanes and the historical and unconventional nature of the property.
Director of SJB Architects, Michael Bialek, said the company was keen to support the City of Melbourne’s strategy of retaining the unique aspects of CBD laneways through activation and diversity.
“This move for SJB heralds a cultural shift within our firm in response to the needs of our clients and team members,” he 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/2017/04/19/18%20Oliver%20Lane%20Melbourne%203.jpg" alt="">
18 Oliver Lane is 100 per cent leased, which Ms Stockdale said was a testament to the high demand for “edgy” laneway space in the CBD.
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j.ballantyne1990-6AQqhLzZaK

SJB moves to city after four decades of suburban business

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A retail building on the beachfront boulevard on Sydney’s Bondi Beach is set to hit the market.
The listing follows a $19.2 million sale at auction last September of the neighbouring Bates Milk Bar.
It sold to Bondi aficionados Allen Linz's Rebel Property Group, Capit.el Group's Eduard Litver and Gil Baron. There was also the $18 million nearby sale by Craig Pontey of Ray White Double Bay of the Bondi Backpackers to the Millett family last November, with plans for a WakeUp! premium hostel group.
The property at 128-132 Campbell Parade comprises 14 boarding rooms and two ground floor retail shops leased to Bondi Surf Seafood’s and Souvenir Plus.
The freehold property is spread over nearly 417 square metres.
The property will be marketed through an expressions of interest campaign closing May 31.
It is being run by Miron Solomons and Matt Pontey of Colliers International. 
The agents said the Bondi market has experienced significant growth since the Bates sale. 
According to Solomons, the property’s mix of residential accommodation and retail offers a diverse income stream with potential for future growth. 
“Bondi Beach commercial is considered some of the most highly sought after in Australia and we expect high levels of interest from high net worth private investors and boutique investment funds, both onshore and offshore, looking to acquire a significant freehold at Sydney’s most iconic beachfront,” said Solomons. 
Pontey said Bondi has always been a tightly held market with only a small amount of properties trading every year.
<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/2017/04/19/Bondi2.jpg" alt=""> 
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jonathanchancellor-7SQnKwU6yx

Campbell Parade, Bondi Beach commercial offering hits the market 

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Citigroup has announced measures targeting overseas investors, including a ban on interest-only loans.
Following recent regulatory guidance, Citigroup has become the first major lender to take the step, according to The Australian Financial Review.
The Australian Prudential Regulatory Authority (APRA) recently announced a 30% cap on interest-only loans as it said the category, which represents nearly 40% of the stock of residential mortgage lending by banks, was "quite high" by international and historical standards. 
The major changes, which were notified to mortgage brokers last week, will be a ban on interest-only loans for:
<ul>
<li>All non-resident loans;</li>
<li>Loans reliant on foreign income;</li>
<li>Loans requiring Foreign Investment Review Board approval; and,</li>
<li>Loans solely with owner-occupied security.</li>
</ul>
"That means, interest-only repayments will only be allowed for resident loans secured by an investment property," Matt Wood, head of mortgages distribution, told mortgage brokers.
Citigroup has only 1% of Australian property market share, but has a high profile across Asia.
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Citi restricts loans to foreign investors in response to regulatory nudge

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Vacancy rates dropped across all Australian capital cities in March, falling to just 1.5% in Melbourne and 1.7% in Sydney, with upward pressure likely to be maintained on rents in the two cities, according to the latest data from SQM Research.
Overall, the national vacancy rate fell to 2.3% in March from 2.4% the previous month, based on 73,554 vacancies. 
The numbers reflect a seasonal tightening in vacancy rates. Vacancies usually drop in the early months of the year as people return to their jobs after the summer break and students go back to universities in March, according to SQM Research managing director Louis Christopher.
Among the capital cities, Hobart’s vacancy rate was the lowest at just 0.6% while Canberra had the tightest vacancy rate of 0.8%, down from 0.9% in February. In Adelaide it was 1.8%, down from 2%.
Vacancies dropped in Perth and Darwin, as well as Hobart and Brisbane, which has the most listings at 11,028 of any of the capitals.
Christopher pointed out that the vacancy rate continued to fall in Melbourne despite much talk of an apartment oversupply. 
<a href="https://www.propertyobserver.com.au/images/2017/04/19/SQM-2.jpg" target="_blank">Click to enlarge</a>
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/04/19/SQM-2.jpg" alt="">
“Even in the spots where we would have expected to see oversupply, such as Docklands and Southbank, we are not seeing it, where there are thousands of apartments, new and old,” he said.
Reflecting its lower vacancy rate, asking rents rose in Melbourne over the month to April 12, up by 1.6% for units and 0.7% for houses. 
Annually, asking rents for houses is growing fastest in Melbourne at 7.1%, reflecting tightening vacancy rates.
Sydney unit rents too jumped by 1.6% over the month, as well as a 1.5% rise for Canberra units, though housing rents fell in those two cities.
<a href="https://www.propertyobserver.com.au/images/2017/04/19/SQM.jpg" target="_blank">In Sydney too, despite high levels of inner-city apartment construction, the vacancy rate is just 1.7% across the city and just 1.3% in the CBD. </a>
“We may, however, see a bounce in April across cities as demand for rental properties drops back,” Christopher said.
Perth recorded the highest vacancy rate at 4.7%, down marginally from 4.8% in February, followed by Darwin at 3.5%, a drop from 3.8%.
In Brisbane, the vacancy rate dipped slightly to 3.2%, and in Adelaide it fell to 1.8%. 
Darwin asking rents continued to fall, down 2.6% for houses over the month, while unit rents were down 1.1%.
Perth has again posted the largest yearly declines, with unit asking rents down 9.6% and house rents down 7.3%.
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Vacancy rates tumble across capital cities as Brisbane takes top spot: SQM Research

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GUEST OBSERVATION
As politicians across Australia grapple with a fix for housing affordability, you might be forgiven for thinking this was the first time the nation has confronted a crisis in housing. But analysis of documents from the reconstruction period following the second world war finds that, as the war was drawing to a close, concern was building about housing availability and affordability. <img src="https://counter.theconversation.edu.au/content/74615/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
Some of the issues, arguments and solutions being presented today are extremely similar to those consuming Australian politicians and policymakers three-quarters of a century ago.
<h2>Housing and fertility</h2>
Treasurer Scott Morrison <a href="https://www.smh.com.au/federal-politics/political-news/people-are-delaying-having-children-so-they-can-buy-a-house-scott-morrison-20170312-guwnm1" target="_blank">recently asserted</a> that the housing affordability crisis was so severe that:
"People are putting off when they buy their house. They are even putting off when they have kids so they can save more."
The links between housing affordability and the fertility of the national population are difficult to make at the best of times. But Morrison is not the first to make this connection.
In 1944, housing reformer Oswald “Oz” Barnett connected the declining national birth rate with a lack of quality and affordable housing.
<a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/1599057?lookfor=author:(Oswald%20Barnett)&amp;offset=17&amp;max=19">He argued</a> that the "tragic lack of decent dwellings is rapidly leading us along the road to national race suicide […] One cannot blame a woman for refusing to bring a baby into the world […] nor blame the expectant mother, when her baby does come, for refusing to have another baby until she is able to obtain a house."
Similarly, in its second interim report in 1944, the <a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/2843335?lookfor=commonwealth%20housing%20commission&amp;offset=5&amp;max=343" target="_blank">Commonwealth Housing Commission</a> reasoned that the lack of affordable housing stock available was “one of the major factors in the limitation of families” and the “alarming decline in the Australian birth rate”.
<h2>Rural spaces as the solution</h2>
While rural Australia had its own housing problems – and <a href="https://theconversation.com/a-housing-affordability-crisis-in-regional-australia-yes-and-heres-why-71808" target="_blank">still does today</a> – it also offered a solution to the problem of a low national birth rate. Sidney Luker, a civil engineer and town planner in New South Wales, <a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/2319960?lookfor=author:(walter%20bunning)&amp;offset=11&amp;max=13" target="_blank">observed that</a> the decline in the national fertility was “naturally more apparent in the capital cities than in the country”.
His solution? Get people to move to the country via decentralisation policies.
Not only were those living in rural Australia more likely to have children, but life in the country was argued to be naturally superior. Journalist and historian <a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/749306?lookfor=title:(War%20Aims%20of%20a%20Plain%20Australia)&amp;offset=1&amp;max=394913">Charles Bean</a> argued that “decentralisation” was necessary for the “health, conveniences and improvement of the big cities”.
Architect, town planner and key contributor to the Commonwealth Housing Commission <a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/2235723?lookfor=author:(walter%20bunning)&amp;offset=6&amp;max=13" target="_blank">Walter Bunning</a> also believed that decentralisation would improve “housing conditions” and reduce the time workers spent travelling to their places of employment. This would prevent people from becoming a “race of ‘straphangers’” – people spending a long time on transport to and from work.
Such arguments are eerily similar to those we hear today about the costs of congestion that come with affordable housing being on the outskirts of our major cities.
Earlier this year, Deputy Prime Minister Barnaby Joyce <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2017-01-24/barnarby-joyce-urges-aspiring-home-owners-to-look-beyond-sydney/8209496">argued that</a> home buyers who couldn’t afford property in the major cities should consider moving to regional Australia. He said “there are other parts of Australia” to buy housing.
<h2>Housing affordability and political risk</h2>
Political and policy minds were also focused on fixing housing problems during the 1940s due to the risk of political discontent.
The <a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/2316916?lookfor=(author:Council%20OR%20author:of%20OR%20author:Social%20OR%20author:Services%20OR%20author:NSW)%20AND%20(title:Report%20OR%20title:on%20OR%20title:Housing)%20AND%20(date:%5B1940%20TO%201950%5D)&amp;offset=1&amp;max=520">Council of Social Services NSW</a> explained: "Bad housing fosters the growth of anti-democratic opinion – the frame of mind of the ‘have not’."
Similarly, <a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/713131?lookfor=author:(Oswald%20Barnett)&amp;offset=1&amp;max=19" target="_blank">Barnett</a> and fellow social housing campaigners Walter Burt and Frank Heath noted “an increasingly bitter contest between […] capitalism [and …] labour”.
<a href="https://www.propertyobserver.com.au/https://catalogue.nla.gov.au/Record/1599057?lookfor=author:(Oswald%20Barnett)&amp;offset=17&amp;max=19" target="_blank">Barnett</a> argued that this contest was being waged over housing: "The fight is centring on the struggles for houses for the people, […] houses that they can rent, or buy, at prices within their capacity to pay."
Politicians and policymakers today have not made a direct connection between problems of housing affordability and the political instability that comes with it. But they are no doubt highly attuned to it. They need only look to the <a href="https://www.forbes.com/sites/greatspeculations/2010/11/12/5-long-term-consequences-of-the-recession/#5875d93144ec">US</a> and <a href="https://blogs.lse.ac.uk/eurocrisispress/2014/06/10/mind-the-gaps-the-political-consequences-of-the-great-recession-in-europe/">Europe</a> and the part housing has played in contributing to political uncertainty in those places to understand the importance of tackling the problem in Australia.
Important differences exist between the the housing problems of 1940s Australia and those we confront in 2017. However, a historical perspective augments our understanding of contemporary housing debates and policies. It can provide more context and detail on potential ways forward.
Rae Dufty-Jones is senior lecturer in human geography at <a href="https://theconversation.com/institutions/western-sydney-university-1092" target="_blank">Western Sydney University</a>.
This article was originally published on <a href="https://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/when-it-comes-to-housing-affordability-debates-everything-old-is-new-again-74615" target="_blank">original article</a>.
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The housing debate goes full circle: Rae Dufty-Jones

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Between January 2000 and February 2007, capital city dwelling values increased by 98.2% compared to an increase of 44.9% over the period from January 2010 to February 2017, according to CoreLogic's latest Property Pulse.
The property data firm says that so far this decade, dwelling values growth is less than half that over the same period last decade.
While values consistently moved higher over the previous decade, there has been very little growth in values so far this decade.
<a href="https://www.propertyobserver.com.au/images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.15.43%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.15.43%20am.jpg" alt="">
Sydney dwelling values increased by 61.1% compared to 78.3% over the same period this decade between January 2000 and February 2007.
Early in 2000, values rose rapidly before starting to fall in 2004.
By comparison, values fell early in this decade but have been trending higher since June 2012.
Sydney is the only capital city that has recorded a greater increase in values so far this decade compared to the previous decade.
<a href="https://www.propertyobserver.com.au/images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.36%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.36%20am.jpg" alt="">
Melbourne dwelling values increased by 95.6% between January 2000 and February 2007 compared to an increase of 55.1% so far this decade.
Brisbane dwelling values increased by a mere 6.6% since January 2010 compared to an increase of 147.2% between January 2000 and February 2007.
Similar to Brisbane, growth in Adelaide dwelling values has been much softer this decade compared to last.
<a href="https://www.propertyobserver.com.au/images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.43%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.43%20am.jpg" alt="">
Between January 2000 and February 2007, dwelling values rose 124.4% compared to an increase of 11.0% between January 2010 and February 2017.
Perth dwelling values declined by -3.3% between January 2010 and February 2017, by comparison they increased 199.4% between January 2000 and February 2007.
While values in Perth rose continuously throughout the first 86 months of last decade, they’ve declined since the end of 2014.
<a href="https://www.propertyobserver.com.au/images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.51%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.51%20am.jpg" alt="">
Hobart dwelling values increased by 198.0% while over the same 86 months so far this decade, values are just 3.4% higher.
Growth in the Hobart housing market slowed shortly after February 2007 and has only recently started to show signs of a sustained recovery.
Darwin dwelling values increased by 97.3% between January 2000 and February 2007 compared to a fall of -5.0% between January 2010 and February 2017.
<a href="https://www.propertyobserver.com.au/images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.58%20am.jpg" target="_blank">Click to enlarge</a>
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/03/30/Screen%20Shot%202017-03-30%20at%2011.22.58%20am.jpg" alt="">
So far this decade growth has been sluggish with values having fallen since the middle of 2014; by comparison values trended higher throughout the previous decade.
Canberra, dwelling values have increased by 23.8% between January 2010 and February 2017 compared to an increase of 133.4% between January 2000 and February 2007.
According to research analyst Cameron Kusher, Sydney and Melbourne were the only cities to record dwelling value increases of more than 25% since the beginning of 2010.
“As a comparison, the weakest growth in values between January 2000 and February 2017 was 61.1% in Sydney which is actually higher than the growth in all capital cities except for Sydney so far this decade,” he said.
“Our research reinforces concerns around over-valuations in the housing market, if any, are very much focused within Sydney and Melbourne.
“For the remaining capitals, the reality is that since the beginning of the decade there has been very little value growth.”
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Dwelling value growth falls over decade: CoreLogic

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The minutes of the Monetary Policy meeting of the Reserve Bank Board on April 4 contained some significant changes from the previous minutes for the March meeting. 
Of most importance has been the final sentence in the section Considerations for Monetary Policy – “the Board judged that developments in the labour and housing markets warranted careful monitoring over coming months”.
We previously noted that the discussion of the Governor’s statement immediately following that April board meeting on the labour market had become more down beat and the housing market commentary, more concerned, emphasising “risks associated with high and rising levels of indebtedness”.
The minutes provide more detailed commentary on these issues. The Board has been concerned that soft conditions in the labour market prevail. 
It has also been surprised that indications from forward looking indicators of labour demand, which were quite positive, have not led to an improvement in current labour market conditions. 
Of course, this meeting preceded the announcement that full-time jobs in March had jumped by 74,500 while total employment had increased by 60,900. 
Annual employment growth jumped to 1.2%, although the unemployment rate remained at 5.9%. 
This encouraging result partly confirms the signals from the forward looking indicators, although the Board will remain cautious given the volatility in the monthly series.
The subsidiary  concern around weak employment growth is the feedback to household consumption which has been “a little weaker than expected”
I do not expect that the Board would regret the decision to highlight the importance of the labour market in these minutes based on this one result. 
But the March employment report should certainly provide some evidence that any policy response around the labour market is not imminent.
While a policy response around labour market concerns would involve an interest rate cut, the policy response around housing markets is more likely entail further direct controls. 
The minutes note that “developments needed to be kept under review and depending on how the system responds to the various measures, members noted that the Council of Financial Regulators would consider further measures if needed”.
A further policy response around the housing market cannot be discounted. 
Consistent with heightened concerns around the labour market, the Board decided to drop its confident prediction from the March Minutes, “Looking forward, year-ended growth was expected to pick up gradually to be above its potential rate over the forecast period”. 
The April minutes merely refer to the economy continuing to grow moderately.
The link between soft income growth and the housing market appears prominently in the minutes.
Even though household credit growth has moderated slightly, soft income growth has led to an increase in household debt ratios and “risks associated with the housing market and household balance sheets had been rising”.
Two issues that stand out in the bank’s Financial Stability Review are firstly that the proportion of borrowers with no buffer on their repayments has risen to around a third.
Secondly, a common theme for many years of the Bank has been that the build-up in household debt is largely concentrated amongst high income/wealth borrowers.
That theme may now be less certain.
The data on which the bank relies to form that conclusion comes from a survey in 2014, which noted that only 12% of the loans by value of highly indebted borrowers is attributed to those borrowers in the bottom 40% of the wealth/income stratum.
With household debt ratios rising since 2014, concerns that more debt is transitioning to lower income/wealth cannot be dismissed.
Conclusion
The decision by the Board to specifically highlight labour market and housing market is significant. 
However, it does not change our view that rates are set to remain on hold over the course of 2017 and 2018. 
We expect that further upside on employment growth is likely, and while consumer spending growth will remain around trend, the case to cut rates is not strong.
On the other hand, the evidence from the second half of 2015, when a tightening of regulations contributed to a sharp slowdown in house price inflation points to the likelihood that any official concerns with rising household debt will be dealt with through the regulatory channels.
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Employment and housing "warrant careful monitoring"- rate changes still very unlikely

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Former property developer Craig Kirrin Gore has been arrested and charged with fraud in a Brisbane court following an ASIC investigation.
He appeared in the Brisbane Magistrates' Court after being arrested on April 14 and  was charged with 15 offences, said a release on ASIC’s website.
Gore was charged on 12 counts of fraud relating to the obtaining of funds, totalling $800,000, from self-managed superannuation fund (SMSF) investors during 2013 and 2014. The funds were allegedly to be invested in debentures associated with the companies Arion Financial Pty Ltd and Arion Property Pty Ltd. 
He also faces three charges of acting in the management of three corporations (MOGS Pty Ltd, Sleipner Financial Pty Ltd and Arion Financial Pty Ltd) whilst disqualified from doing so.
ASIC obtained an arrest warrant after concerns that Gore may not remain in the jurisdiction. 
Gore was picked up by the police while on his way to catch a flight to Stockholm, adds Fairfax Media. 
He was not required to enter a plea and was granted conditional bail. The matter is listed for return at the Brisbane Magistrates Court on May 5, 2017. 
If proven, the fraud charges could see him getting penalties of between five and 20 years.
The charges of acting in the management of corporations whilst disqualified each carry a maximum penalty of one year imprisonment or 50 penalty units.
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Former property developer Craig Gore arrested and charged with fraud

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<img src="https://counter.theconversation.edu.au/content/75533/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Our cities are increasingly beset by a lack of affordable housing, inequality, lagging infrastructure – the list goes on.
To the rescue, we now have the New Urban Agenda and the Sustainable Development Goals (SDGs). But how can they help?
Responding to the urban century
Australia and 166 other countries agreed the New Urban Agenda at the Habitat III conference in Quito last October. The agenda frames global policy for cities and urban settlements for the next 20 years. Signatories will be measured against its objectives.
This historic agreement did not attract the same attention as the Paris climate agreement, yet it has similarly profound and linked potential. The Paris agreement will determine what action countries take on climate change, shaping policies on energy use and carbon production. The New Urban Agenda will aim for city sustainability, shaping our liveability, homes and neighbourhoods.
The agenda responds to the urban century. It recognises the growth energised by cities but also their spatial, social, cultural and economic inequalities.
Action is urgently called for to tackle inequality. The shift to cities hasn’t reduced inequality. Instead, it has shifted poverty to cities and deepened inequality in the process.
Two key concepts of the New Urban Agenda are the “city for all” and the “right to the city”. It also clearly links to Sustainable Development Goal 11, which aims to:
… make cities and human settlements inclusive, safe, resilient and sustainable.
A lack of joined-up thinking
Three key problems beset our approach to cities. In principle, the New Urban Agenda and SDG 11 can help overcome these.
1) Policy siloes persist despite decades of rhetoric about joining up policy and programs. Housing affordability, planning and transport, economic development, public health and education, for example, remain remarkably siloed.
Transport policy rarely looks at employment and health impacts. Policy for providing affordable homes rarely examines the impact of employment and economic strategy on housing affordability. Promoting social cohesion and social inclusion is rarely considered in developing and delivering the education system.
Cities are intricate, entwined collections of people, plans and infrastructures. Throwing isolated and disconnected solutions at complex problems is a recipe for failure, but it’s one that is constantly repeated.
2) Governments not only typically divide their approaches to social and economic policy, they also have split responsibilities between levels of government. Separate ministers and departments deal with the very narrowly defined aspects of their portfolio.
In Australia, the policy separation between states and federal government magnifies the silo issue. Wide cracks between levels of government allow critical planning and policy decisions to be postponed for decades.
In this policy void, local and city governments often lead the way on issues of liveability, climate change mitigation, sustainability and social cohesion. However, many of the levers for change are above their reach. Those powers reside in state and federal governments.
3) Private sector, government and civil society interests remain fractured and opposed. Not enough attention is paid to negotiating common interests. Cities need capital but they also need to be liveable places for all citizens. New alliances are needed to reconcile needs and resources.
All the above problems are related to the overwhelming need for integration, which provides a common meeting point for a wide range of players to approach complex problems.
Not a task for government alone
Australia has no national housing or energy strategy. But both are critical to successful nations and cities.
The joined-up phrasing of the New Urban Agenda and SDG 11 offer an entry point. They provide a catalyst for integration in three critical areas:
policy formulation to tackle multiple, connected problems;
fresh attempts to develop integrated multi-level governance; and
reframed governance across bureaucracy, business and civil society.
Shared ideals, objectives and delivery mechanisms linked to the New Urban Agenda are the first step. This has already led to the setting up of a multi-partner initiative to support sustainable urban development.
The New Urban Agenda is the product of many hundreds of urban scholars, mayors, policymakers and community voices. It provides an integrative policy framework that sets a broad direction toward better cities.
Planning for the future of our cities can no longer ignore growing social, economic and environmental issues. And these are all exacerbated by wealth and income inequalities. The task of reframing governance across bureaucracy, business and civil society must recognise the uneven resources across the city, and reconcile the interests around the table.
Signing the Habitat III declaration was easy. Implementing the New Urban Agenda is a challenge that government will not be able to meet alone.
Ralph Horne is<a href="https://theconversation.com/profiles/ralph-horne-160543"> </a>deputy pro vice chancellor, Research &amp; Innovation; Director of UNGC Cities Programme; Professor, RMIT University and can be contacted <a href="https://theconversation.com/profiles/ralph-horne-160543" target="_blank">here</a>.
David Adamson is Emeritus Professor, Social and Community Policy, The University of South Wales and can be contacted <a href="https://theconversation.com/profiles/david-adamson-259956" target="_blank">here</a>.
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What can the New Urban Agenda and Sustainable Development Goals do for cities?

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<img src="https://counter.theconversation.edu.au/content/76159/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The federal government is split on whether first home buyers in Australia should be allowed to use part of their superannuation for home deposits.
But what the more strident critics miss is that Australia’s superannuation system already channels a significant proportion of retirement savings into housing.
It does this not via the traditional route of people buying a house outright, but rather through an indirect channel, by transforming the household’s compulsorily acquired superannuation equity into mortgages from commercial banks and other financial intermediaries.
Statistics from the ABS (December 2016) show that for every A$1 of assets managed by the superannuation sector, approximately 27 cents is directly financing Australia’s banking sector. This is via superannuation holdings of bank deposits (14c in the dollar), bank equity (7c in the dollar), and other bank liabilities (6c in the dollar).
What do banks do with this 27c? The ABS reports that 38 percent of bank financial assets are long-term loans to households. We have cross-inspected this data with figures from the Australian Prudential and Regulation Authority (APRA) and found that nearly all of these loans are mortgages.
This suggests that at least 10c of every A$1 of superannuation assets is indirectly financing house purchases via commercial bank debt.
But this also excludes other indirect financing of banks by superannuation. For example, the portfolios of non-money market mutual funds and other private non-financial corporations are also heavily weighted towards funding banks (24 percent and 36 percent of their assets, respectively), and superannuation funds allocate 6 percent and 24 percent of their funds to these agents respectively. This potentially adds a further 4c in every A$1 of superannuation assets that ultimately results in debt financing of housing.
Why using super for housing might be good idea
One of the merits of allowing households to use their superannuation to supplement their housing deposits would be to reduce unnecessary and expensive financial middlemen. Under the present system, the money from superannuation that finds its way into housing finance does so by passing through chains of two or more intermediaries. This means that it incurs management expenses at each step.
The first link in the chain is the superannuation sector (with an average expense ratio of 0.7 percent). Next is one or more financial intermediaries, like banks. A plausible estimate of the banking sector’s expense ratio, by our calculations, is 1 percent to 2.3 percent of bank assets.
Total expenses through the intermediation chain could therefore be as high as 1.7 percent to 3 percent. These expenses might be lower under a housing equity super access scheme.
Another potential benefit relates to the accumulation of debt and its consequences for financial stability.
Most of the money people put away into superannuation, because its compulsory, would have otherwise been used for other types of saving. If you look at the assets in a household’s balance sheet, it is clear that housing equity (representing 65 percent of non-superannuation assets) is the household’s preferred savings vehicle.
It is possible that growth in compulsory superannuation has contributed to growth in household debt in two ways. First, by frustrating people’s ability to finance home ownership through their deposit. Second, by increasing the supply of mortgage finance, as superannuation savings are recycled through the financial system, and converted to mortgages by the banks.
The risks with the plan
One concern about letting people divert money into buying a house is that their income in retirement could suffer as a result. To mitigate the risk of this happening, any policy on this would need to record and track the values of super funds’ home equity stakes (just as super funds presently track values for the traditional assets they hold).
But retirement income is determined by total net assets, not superannuation assets alone. In this context, home ownership provides retirees an important stream of stable tax-free, inflation-protected, income. This is recognised by the Association of Superannuation Funds of Australia benchmarks for “modest” and “comfortable” retirement income.
These assume that retirees own their home outright. So the decline in home ownership is a significant threat to the adequacy of Australia’s retirement income system.
A second risk is that the policy could further raise house prices, reducing affordability and exposing retirement savings to a house price collapse. In the present house price environment, this is a real risk, which would need to be monitored. But the policy’s two main merits (reducing intermediation costs and improving financial stability by reducing gross debt) are long-run benefits that will continue to hold beyond our current point in the house price cycle.
APRA also already monitors risks associated with housing credit growth, and has the tools, and the willingness to use them, should the policy promote undesired house price growth.
There are reasons to expect that a policy allowing first home buyers access to super will not lead to net growth in housing finance. Superannuation funds are already required by APRA to understand their underlying asset exposure risks. So super funds might try to maintain their total exposure to property risk under this policy, for example by reducing their exposure to the banks. 
James Giesecke<a href="https://theconversation.com/profiles/james-giesecke-9853"> </a>is professor, Centre of Policy Studies and the Impact Project, Victoria University and can be contacted <a href="https://theconversation.com/profiles/james-giesecke-9853" target="_blank">here</a>.
Jason Nassios is research fellow, Centre of Policy Studies, Victoria University and can be contacted <a href="https://theconversation.com/profiles/jason-nassios-318488" target="_blank">here</a>.
Both are authors for The Conversation.
 
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