An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.

The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.

One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.

"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.

"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."

[smartcode_project:default project_id=7395 project_image_fid=278196]

The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.

PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.

"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.

Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.

The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.

<a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.

The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.

“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.

LPS Group is expected to start construction later this year.

Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.

[smartcode_project_cta:default project_id=150017]

Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

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?

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EXPERT OBSERVER
Australia's trade balance is now falling away. In fact, it was already tailing away by the end of February.
<div class="separator"><a href="https://1.bp.blogspot.com/-DOmhb_SA0jA/Xoxjg6jjTAI/AAAAAAAA1I4/z6XkdAsKbEEsekV4D5rPxPY-9iwwGHnwACNcBGAsYHQ/s1600/IT1.jpg"><img src="https://1.bp.blogspot.com/-DOmhb_SA0jA/Xoxjg6jjTAI/AAAAAAAA1I4/z6XkdAsKbEEsekV4D5rPxPY-9iwwGHnwACNcBGAsYHQ/s640/IT1.jpg" width="640" height="372" data-original-height="818" data-original-width="1402"></a></div>
Coal exports were dropping away in the early months of 2020.
 
<a href="https://1.bp.blogspot.com/-xILeCnbw360/XoxjhNrg4gI/AAAAAAAA1I8/_YE1hMJWV5A8JbIEaqS5y5KyO7YFa1_oQCNcBGAsYHQ/s1600/IT2.jpg" style="font-size: 12.16px;"><img src="https://1.bp.blogspot.com/-xILeCnbw360/XoxjhNrg4gI/AAAAAAAA1I8/_YE1hMJWV5A8JbIEaqS5y5KyO7YFa1_oQCNcBGAsYHQ/s640/IT2.jpg" width="640" height="388" data-original-height="830" data-original-width="1369"></a>
And commodity export values had rolled over. <a href="https://1.bp.blogspot.com/-XinURAg-fLg/XoxjhIC658I/AAAAAAAA1JA/7IOfS1zHzgcbMnLHiaYwpBlodZB4CfuOwCNcBGAsYHQ/s1600/IT3.jpg" style="font-size: 12.16px;"></a>
<a href="https://1.bp.blogspot.com/-XinURAg-fLg/XoxjhIC658I/AAAAAAAA1JA/7IOfS1zHzgcbMnLHiaYwpBlodZB4CfuOwCNcBGAsYHQ/s1600/IT3.jpg" style="font-size: 12.16px;"><img src="https://1.bp.blogspot.com/-XinURAg-fLg/XoxjhIC658I/AAAAAAAA1JA/7IOfS1zHzgcbMnLHiaYwpBlodZB4CfuOwCNcBGAsYHQ/s640/IT3.jpg" width="640" height="370" data-original-height="834" data-original-width="1441"></a>
Worryingly, even in February services credits were hammered, as tourism began to dry up.
<a href="https://1.bp.blogspot.com/-FpYKdHb0Tn4/Xoxjh8WkNAI/AAAAAAAA1JE/BLjF-zHbAN4U6BUBPBbalg5wG7WV-LYiwCNcBGAsYHQ/s1600/IT4.jpg" style="font-size: 12.16px;"><img src="https://1.bp.blogspot.com/-FpYKdHb0Tn4/Xoxjh8WkNAI/AAAAAAAA1JE/BLjF-zHbAN4U6BUBPBbalg5wG7WV-LYiwCNcBGAsYHQ/s640/IT4.jpg" width="640" height="390" data-original-height="832" data-original-width="1364"></a>
<div class="separator"> </div>
<div class="separator">The Reserve Bank didn't sugar-coat anything in its Minutes today, predicting a sharp contraction in growth and a substantial rise in unemployment.</div>
<div> </div>
<div>The RBA noted that financial markets have been operating somewhat more effectively, partly thanks to central bank measures around the world, with a starburst of co-ordinated fiscal and monetary stimulus coming down the pipe. </div>
<div> </div>
<div>Borrowing costs for some new borrowers are declining, but note that these trends impact borrowers on a case by case basis, and in some respects lending standards and assessments have been tightening and becoming more conservative.</div>
<div> </div>
<div>
PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
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pwargent-M4siyDbqQY

Australia's trade balance is falling away: Pete Wargent

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EXPERT OBSERVER
Real estate consumers often fixate on the idea that individual suburbs will do better than their neighbours. I’m constantly asked for my opinion of one suburb or another, on the basis that the target location has special qualities and it will out-perform others.
The reality is that it’s rare for one suburb to star while its neighbours under-perform. Market performance tends to happen in clusters, with a group of suburbs with similar qualities being influenced by the same factors, such as a major new piece of infrastructure.
So at Hotspotting we tend to think in terms of Local Government Areas. Our quarterly editions of The Price Predictor Index focus primarily on municipalities, looking for patterns of growth within clusters of suburbs.
The list below, my estimation of the leading LGAs in the nation for rising buyer demand, may surprise because of the number of precincts within Adelaide that feature – but if you study the numbers and the trends, it’s evident that Adelaide is the most consistent of markets and has more momentum that other capital cities.
It has a number of precincts with above-average price growth and the potential for future strong performance.
Here, then, is my national top 10 municipalities in terms of growth momentum (listed in alphabetical order):-
Belconnen ACT 
I regard Canberra as the strongest real estate economy in Australia, with the nation’s highest average incomes and the lowest unemployment. It is challenging Victoria for the No.1 ranking on population growth, it has low vacancies and it often leads on rental growth. The Belconnen District is Canberra’s No.1 jurisdiction for suburbs with rising sales activity. This precinct has a number of affordable suburbs, vacancies are well below 1%, rental yields are solid and some suburbs have grown their median prices 6-7% in the past 12 months. 
Bendigo VIC 
Bendigo is now the leading market in Victoria in terms of the number of suburbs with rising demand, having overtaken other strong markets like Geelong and Ballarat. It’s attracting both home-buyers and investors out of Melbourne, chasing affordability and/or better rental yields in a growth centre. Many Bendigo suburbs have median prices in the $300,000s, emphasising the city’s affordability. Bendigo is rising because of its own inherent strengths - including a strong and diverse economy - and its strong links to Melbourne. 
Brisbane North QLD 
The Brisbane North precinct (the northern suburbs of the Brisbane City Council area) is the most active part of the Brisbane market, which is poised for stronger growth. This middle-ring area has 10 suburbs with rising sales demand, including Alderley where quarterly sales have been 28-37-48-50-52 in the past year or so: its median prices have risen 5% for houses and 22% for units. Other growth suburbs include Boondall, Chermside West, Everton Park, Kedron, McDowall, Sandgate, Stafford, Stafford Heights and Wavell Heights. These are all middle-market areas with median prices in the $600,000s and $700,000s. 
Charles Sturt SA 
The Charles Sturt LGA extends north-west from central Adelaide out to the beaches and includes a range of good suburbs, including eight where sales activity is rising steadily. They include inner-city Brompton (where quarterly sales have been 23, 32, 38 and 50) as well as middle-market suburbs like Findon, Seaton, Flinders Park (quarterly sales 22, 25, 25, 32, 35 and 38), Woodville South and Fulham Gardens. Henley Beach and West Beach also have growth momentum. Good price growth is happening in this area, including Henley Beach South (median house price up 15% to $985,000). 
Joondalup WA 
The Joondalup LGA continues to be a stand-out for its steadiness and resilience against the Perth downturn and is poised to lead the city’s market recovery. It now has eight suburbs with rising sales momentum, which makes it No.1 in Perth and among the best of the nation’s LGAs. The suburbs of this LGA are based around the Joondalup CBD, which is a centre for infrastructure and services for Perth’s north. Growth markets include Burns Beach, Duncraig, Edgewater, Greenwood, Joondalup, Mullaloo and Padbury, many of which offer good affordability. 
Marion SA 
The Marion LGA, a middle-market area in the south-west of Adelaide which has been a market leader for the past 18 months, is once again a standout market. It has nine suburbs with rising sales patterns, including Ascot Park, Edwardstown, Glengowrie, Hallett Cove, Marion, O’Halloran Hill and Seacombe Gardens. Warradale makes our National Top 50 list of rising suburbs, with quarterly sales of 30-36-41: its median house price of $595,000 is typical of the Marion LGA’s middle-ring affordability. 
Melville WA 
The City of Melville in Perth’s inner south is one of the precincts leading the market fightback in the WA capital. It has seven growth markets and seven consistent performers. Suburbs with rising sales demand include Attadale, Bull Creek, Kardinya, Leeming, Mt Pleasant and Palmyra - some of which are million-dollar suburbs but most are middle-market areas. The star is Willagee, which makes our National Top 50 list with quarterly sales of 25-39-46-51 - and the latest quarter also shows sign of growth in the median house price ($520,000). 
Port Adelaide Enfield SA 
The Port Adelaide Enfield LGA emerged in 2018 as an up-and-coming market in the SA capital - and continues to be one of the busiest precincts in Adelaide. Our latest survey reveals seven suburbs with rising activity, including Croydon Park, Dernancourt, Greenacres, North Haven, Rosewater and Royal Park. Dernancourt features in our National Top 50 list. This precinct is being boosted by major local events, including the massive program of building vessels for the Australian Navy and ongoing development around the port. The Osborne Naval Shipyard is undergoing a $535 million upgrade to accommodate the building of 40 new Defence craft; 500 public servants are being moved here; and a new rail spur is proposed to link the Port’s commercial centre and the Dock One residential precinct to the Adelaide CBD. 
Onkaparinga SA 
As we have observed many times, Onkaparinga always features prominently in our analysis of the Adelaide market. It currently has seven suburbs with growth momentum – including Aldinga Beach (where quarterly sales have been 54-63-67-70), which features in our National Top 50 list of supercharged suburbs. Other growth markets include Christies Beach, Hackham, Happy Valley, Old Reynella and Seaford. This LGA ticks a lot of boxes for investors: it has lifestyle, affordability, improved transport links, economic growth drivers, population growth and proximity to major jobs nodes. 
Sunshine Coast QLD 
The Sunshine Coast continues to be the strongest of the Queensland markets, both in terms of rising sales activity and price growth. It’s rising while the more high-profile Gold Coast market is falling. The Sunshine Coast has 10 suburbs with rising buyer demand and another 13 have consistent sales activity. Landsborough and Little Mountain feature on our National Top 50 list. Over 60% of Regional Queensland markets have median prices higher than a year ago. Of the higher growth markets, 21 have increased by more than 10%, and 10 of those 21 locations are Sunshine Coast suburbs, led by Eumundi (28%), Sunshine Beach (15%), Twin Waters (15%) and Wurtulla (15%). 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Australia's top 10 property price growth areas in 2019: Hotspotting's Terry Ryder

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EXPERT OBSERVER
Anyone who reads my reports will know I’m finding many of the best markets across the nation in Regional Australia.
Most of the strongest markets for sales activity and price growth in the past two years have been found outside the capital cities and the regional areas of Victoria, NSW, Tasmania and Queensland continue to present large numbers of growth numbers.
I tell seminar audiences around Australia this is a good thing for investors, because the regions have lower prices and higher rental yields. And, if you choose your locations well, you’re well-placed for good capital growth as well.
It’s a message that most Australians haven’t been getting, because the major research firms focus primarily on the capital cities and major media obsesses over the markets in Melbourne and Sydney.
As I told seminar audiences in Mackay recently, Central Queensland cities will never feature in national media unless there’s a cyclone or flood. Mackay, in fact, is a growth market with low vacancies, strong rentals and rising prices, boosted by positive events in the local economy.
But gradually, it seems, Australia is waking up to the opportunities presented by markets in Regional Australia. 
Agency network PRDnationwide published an August report which predicted that regional centres are set to outperform capital cities over the next six months as affordable prices and higher returns lure buyers.
It said regional areas generally had fared better than metropolitan markets recently and that performance would continue over the second half of the year.
PRDnationwide’s national research manager Asti Mardiasmo said: “Regional areas are more insulated than bigger cities due to the increased infrastructure developments, cheaper house prices and big businesses moving their head offices to regional areas,” Mardiasmo said.
This correlates with Hotspotting research which has identified rising sales activity and good price growth in many of the regional markets in the major eastern states, as well as Tasmania and Western Australia.
The monthly reports of national valuation firm Herron Todd White have also recorded uplift in many of the nation’s regional markets. 
Its latest National Property Clock suggests that markets are rising or recovering in regional centres such as Tamworth, Dubbo, Albury and Bathurst in NSW; Townsville, Mackay, Cairns, Gladstone, the Sunshine Coast, Hervey Bay and Emerald in Queensland; Karratha and Port Hedland in WA; Shepparton and Wodonga in Victoria; and Launceston in Tasmania.
Markets at the bottom of the cycle ahead of recovery include Alice Springs, Rockhampton and Toowoomba.
Hotspotting would add a number of key regional cities to the list of strong markets, including Ballarat and Bendigo in Victoria, and Orange, Wagga Wagga, Goulburn, Queanbeyan, the Hunter Valley and the Tweed region in NSW.
In the Winter edition of the Price Predictor Index, 30 of the National Top 50 Super-charged Suburbs list were regional locations.
Brisbane-based researcher Propertyology published an analysis of population trends across the nation and suggested the areas where property markets benefited the most from interstate and intrastate migration were regional cities like the Gold Coast, the Sunshine Coast and Geelong.
A recent report by the Regional Australia Institute, based on a research project by the University of South Australia and Southern Cross University, urged Australians to consider the regions as an alternative to the major cities - it says many regional towns offer jobs, affordable housing, lifestyle and scope for economic growth, as well as less congestion and a lower cost of living.
The university research project compared wages, employment, congestion and house prices among outer suburban and metropolitan areas, and the regions.
The study found that while wages might be less in the regions compared to cities, job prospects are often at least as good and the cost of living is lower than the big cities. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Australian investors waking up to regional property market opportunities: Hotspotting's Terry Ryder

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EXPERT OBSERVER
Rental trends are an important barometer of our major markets largely overlooked by mainstream media.
Media regards changes in median prices and auction clearance rates in the big cities as the measures worth considering, but at Hotspotting we think movements in rents are equally important. They reveal a lot about the state of individual markets and they can serve as a precursor to what’s likely to happen with prices.
History shows that an uplift in prices is often preceded by tight vacancies and strong rises in rentals. This occurred in Sydney in 2011 and 2012, ahead of the start of the price boom in 2013.
Hobart, which has had a mini-boom in the past two years, first experienced a sharp decrease in residential vacancies and significant increases in rentals.
Hobart still has the tightest vacancies in capital city Australia (well under 1%) and it continues to lead on rent increases. We have analysed new data from the two best sources on rental statistics, SQM Research and Domain, and both record strong annual rises for house rents (7.2% SQM and 9.8% Domain) in Hobart and even bigger increases for unit rents (11.6% and 12.9%).
Perth is another standout. A year ago the vacancy rate for the WA capital was 4% but it has reduced steadily over the past 12 months and is now below 3%. Rents have responded, with houses up 4.5% (SQM) or 5.7% (Domain), and units up 4.9% (SQM) and 3.3% (Domain).
If history repeats, this dramatic improvement in the rental market will be followed by uplift in prices, for the first time in five years (the latest SQM data suggests price trends are starting to improve in Perth).
Adelaide too is producing solid rental growth. Both sources have house rents up about 2.6% in annual terms, and apartment rents rising around 3.3%. Adelaide vacancies are hovering around 1%.
Brisbane, where vacancies have recently dropped below the 3% benchmark after several years of over-supply in apartment markets, is now producing moderate rental growth for both houses and apartments.
Both sources agree that Canberra is producing solid growth in rents for apartments, up more than 4%, but Domain records no growth for house rents, while SQM says Canberra house rents have dropped about 2% in the past year. Canberra vacancies are trending higher but remain tight at 1.2%, according to SQM.
Melbourne, where vacancies are generally low, has delivered minor growth in apartment rents, while house rents are largely unchanged.
The two cities with the highest vacancies, Sydney and Darwin, are the only state and territory capitals where rents are significantly down.
In Sydney, where vacancies are trending higher, houses rents are down about 5% in annual terms, while apartment rents have fallen around 4%.
Darwin is showing signs of recovery with rents for houses, with vacancies better in the past year. But apartment rents have dropped 5%, according to both research sources.
Overall, the situation is positive for vacancies and for rents. Sydney is the notable exception.
The improvement in the rental situation for Perth, Adelaide and Brisbane suggests price growth is likely in the near future - especially when considered alongside other factors.
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Rental trends an important barometer for property market strength: Hotspotting's Terry Ryder

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EXPERT OBSERVER
Apartment markets are leading Melbourne’s recovery from the post-boom downturn. Hotspotting’s Spring survey of sales activity and prices provides strong evidence of revival in Melbourne, with units outdoing houses on price performance.
Our survey has identified 73 markets where median prices have risen in the past 12 months and 79% of them are apartment markets. Examples include Fairfield (up 20%), Glen Huntly (up 15%), Niddrie (up 15%), Toorak (up 17%), West Footscray (up 15%) and Yarranville (up 15%)
The most striking trend is the number of suburbs where the median house price is down but the apartment median is up: 53 suburbs across the Melbourne metro area have this scenario.
Examples include: 
<ul class="ul1">
<li class="li1">Brighton (house median down 18% but unit median up 8%); </li>
<li class="li1">Doncaster East (houses down 13% but units up 9%); </li>
<li class="li1">Heidelberg (houses down 13% but units up 11%; </li>
<li class="li1">Highett (houses down 20% but units up 9%); </li>
<li class="li1">Kensington (houses down 14% but units up 8%); </li>
<li class="li1">Mt Waverley (houses down 14% but units up 6%); </li>
<li class="li1">Ormond (houses down 16% but units up 13%); and </li>
<li class="li1">West Footscray (houses down 10% but units up 15%).</li>
</ul>
Melbourne’s most expensive market, Toorak, provides the most stark contrast: the median house price has dropped 29% to $3.1 million in the past year, while the median apartment price has risen 17% to $985,000.
There are also 48 markets where the median price is down in annual terms but has risen in the latest quarter – and 30 of those (63%) are apartment markets.
Examples include Heidelberg Heights apartments, where the median is down 8% annually but up 4.6% in the latest quarter and South Melbourne apartments, where the median is down 4% annually but up 2.8% in the latest quarter.
There are 129 markets where median prices are down 10% or more in annual terms and 110 of them are house markets – only 19 of the markets with big decline are unit markets. 
Many of those with biggest annual decreases (above 20%) are suburbs where median house prices are above $1 million – or were before the recent decline. They include Box Hill, Box Hill South, Bulleen, Carlton, Hawthorn, Hawthorn East, Highett, Hughesdale, Ivanhoe, Ivanhoe East, Mont Albert North, North Melbourne, South Yarra, St Kilda and Toorak.
Hotspotting’s Spring survey of sales activity shows solid evidence of the recovery that has emerged in Melbourne since the Federal Election result in May. The previous two years had shown the decline from the peak of the boom – at first gradual and then dramatic.
The previous eight quarterly surveys had shown the following numbers of suburbs with growth markets (rising numbers of sales): 97, 60, 35, 30, 12, 9, 9, 2 and 0. That pronounced pattern of decline in sales activity heralded the end of Melbourne’s boom, which eventually led to decreases in median prices in the past 18 months.
This latest survey shows the first evidence of turnaround. It identifies 20 suburbs with growing sales activity, with most of them in Melbourne’s middle market. Declining markets still outnumber rising ones, but the number of suburbs with downward patterns in sales activity has reduced from 113 in the Winter survey to 72 in this Spring survey. 
Of the 30 LGAs across the Melbourne metro area, there are four LGAs with at least one growth suburb and no declining ones: Darebin (with Northcote as a growth market), Manningham (Templestowe and Donvale), Moonee Valley (Ascot Vale) and Nillumbik (Diamond Creek and Eltham). 
Other Middle Melbourne areas with growth markets include the LGAs of Kingston (Moorabbin and Mordialloc), Moreland (Brunswick East and Oak Park) and Bayside (Hampton and Sandringham).
Most of the suburbs with rising sales trajectories have median house prices in the range from $800,000 to $1.2 million.
While the number of suburbs with declining activity is less than the previous survey, there are precincts where serious decline remains evident – many of them outer ring areas which had previously showed resilience against the post-boom downturn. They include the LGAs of Mornington Peninsula, Melton, Hume, Wyndham and Casey.
Some of the more upmarket areas also continue to struggle including the LGAs of Glen Eira, Melbourne and Whitehorse. 
Some municipalities demonstrate the folly of generalisation about property markets, with a range of contrasting scenarios playing out within the one precinct. The LGAs of Brimbank, Kingston and Whittlesea all have suburbs with diverse outcomes: some rising, some plateau, some consistency and some declining. 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
 
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Apartment markets leading Melbourne's real estate recovery: Hotspotting's Terry Ryder

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EXPERT OBSERVER<a href="http://petewargent.blogspot.com/2019/02/vic-closes-in-on-full-employment" style="font-family: Helvetica, Arial, sans-serif; font-size: 13px;"> </a>
<div id="post-body-310214148269562303" class="post-body entry-content">
<div>Wages tick along</div>
<div> </div>
<div>More wages weakness reported in the December 2018 quarter, though I doubt it'll be enough to move the needle for the Reserve Bank's view too much. </div>
<div> </div>
<div>Wages growth was +0.6 per cent for the private sector, and +0.6 per cent for the public sector, seasonally adjusted, decimal point quibbles aside. </div>
<div> </div>
<div>Annual growth in private sector wages of +2.29 per cent was still plenty slower than in the public sector at +2.53 per cent.</div>
<div> </div>
<div>However, this was the 'fastest' annual pace of growth in private sector - if you can justifiably use the word fast in this context - in the four years since December 2014.</div>
<div> </div>
<div>And it's also well ahead of headline inflation, which could feasibly sink to just 1½ per cent next quarter on lower fuel prices. </div>
 <div class="separator"><a href="https://1.bp.blogspot.com/-nBZjMNpaef8/XG0O7o2sr4I/AAAAAAAAulA/VZ8K7fIX80EqIqcd4CJw4MWLe2mV9yFEwCLcBGAs/s1600/A1.jpg" target="_blank"><img src="https://1.bp.blogspot.com/-nBZjMNpaef8/XG0O7o2sr4I/AAAAAAAAulA/VZ8K7fIX80EqIqcd4CJw4MWLe2mV9yFEwCLcBGAs/s640/A1.jpg" width="640" height="352" data-original-height="791" data-original-width="1436"></a></div>
 <div>As noted here previously (h/t Justin Smirk, Westpac) Victoria has been creating a thunderous volume of job openings and is nipping along nicely towards full employment, so wages will almost certainly pick up here. </div>
 <div class="separator"><a href="https://4.bp.blogspot.com/-MkBSZfoxosY/XG0O8haXWeI/AAAAAAAAulI/oH4WaHmCGAAdtoZwbf9GSyZRrOTO1xxdQCLcBGAs/s1600/A4.jpg" target="_blank"><img src="https://4.bp.blogspot.com/-MkBSZfoxosY/XG0O8haXWeI/AAAAAAAAulI/oH4WaHmCGAAdtoZwbf9GSyZRrOTO1xxdQCLcBGAs/s640/A4.jpg" width="640" height="380" data-original-height="801" data-original-width="1348"></a></div>
 <div>Indeed, at the state level for all sectors Victoria (+2.7 per cent) and New South Wales (+2.4 per cent) have accounted for most of the improvement since the nadir, while sprightly Tasmania (+2.6 per cent) is resurgent from a low base. </div>
 <div class="separator"><a href="https://4.bp.blogspot.com/-kOwyXgYwYH8/XG0O7pPxALI/AAAAAAAAulE/FB4OU2W9HY8VVAIUx81m-k742UxlNDErQCLcBGAs/s1600/A2.jpg" target="_blank"><img src="https://4.bp.blogspot.com/-kOwyXgYwYH8/XG0O7pPxALI/AAAAAAAAulE/FB4OU2W9HY8VVAIUx81m-k742UxlNDErQCLcBGAs/s640/A2.jpg" width="640" height="374" data-original-height="815" data-original-width="1393"></a></div>
 <div>Not much joy here in Western Australia, though we should acknowledge that WA has seen by some margin the greatest increase in wages over the past two decades, so a bit of post-boom payback was perhaps due. </div>
 <div class="separator"><a href="https://1.bp.blogspot.com/-OhfQGmdLmDE/XG0O7stD8dI/AAAAAAAAuk8/GXmnh0QeLxgHwBqZiLw-Lg_0WGNeBgGPgCLcBGAs/s1600/A3.jpg" target="_blank"><img src="https://1.bp.blogspot.com/-OhfQGmdLmDE/XG0O7stD8dI/AAAAAAAAuk8/GXmnh0QeLxgHwBqZiLw-Lg_0WGNeBgGPgCLcBGAs/s640/A3.jpg" width="640" height="382" data-original-height="820" data-original-width="1371"></a></div>
 <div>At the industry level the strongest wages growth was seen in healthcare and social assistance (+2.8 per cent), and electricity, gas, water, and waste (+2.8 per cent), while the weakest growth was in IT &amp; Telcos (+1.6 per cent). </div>
<div> </div>
<div>The wrap</div>
<div> </div>
<div>
Still pretty sluggish overall, but skilled job vacancies came in at a near 7-year high today, so there's still probably just enough evidence that the jobs market might pull through, provided credit flows a bit more freely in 2019. 
</div>
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PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>. </div>
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More wage weakness but VIC close in on full employment

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EXPERT OBSERVER
Some economists are concerned about the “wealth effect” of falling property prices. They need not be concerned about that. 
What should concern them is their disturbing lack of knowledge about residential real estate markets. They have misunderstood what’s happening with prices in the many different markets around Australia.
Bill Evans, high-profile economist from Westpac, is one of those who think “falling property prices” will affect consumer spending. He thinks the Reserve Bank will be forced to cut the official interest rate a couple of times this year because of this hypothetical impact of falling property prices.
Mainstream media, as if so often sadly the case, have given great credibility to these forecasts. Journalists have forgotten that Westpac, until last week, was predicting that the cash rate would not change this year and that the next move would be a rise. Now they’ve back-flipped. What does that say about their forecasting?
But the big issue is the lack of understanding about real estate markets. Like most economists, Evans and his cohorts turn their attention to residential property only occasionally, and, when they do, they generalise. They talk about “the Australian property market” and what’s happening with “Australian property prices”. This is a clue that they lack depth of knowledge.
This kind of generalisation is the curse of real estate consumers across the nation. It’s the source of much of the misinformation that permeates mainstream media and which confounds consumers.
Here’s the difference between those Westpac economists and the Hotspotting team: we spend all day, every day, researching residential markets. They do not.
And here’s what I know to be true: locations where property prices have fallen a lot are in the minority. Most markets around the nation have prices that are rising or are holding firm. 
In Hotspotting’s latest location-by-location analysis of sales activity and prices for every suburb and town across the nation, we have identified a number of “danger” markets – those where demand is falling, prices are down and vacancies are rising.
But these danger locations are greatly outnumbered by those where markets are rising. Our national survey finds only 8.5% of locations are negative – what we classify as “declining” or “danger” markets. By comparison, 20.5% of locations are strongly rising. The vast majority – the big lump in the middle – comprises markets where demand is steady and prices solid.
Here's what economists do: they look at a graph or table which describes “Australian property prices”. This is a figure from someone like CoreLogic which provides an average figure for the change in prices for the capital cities. Currently that’s a minus figure because of the weight of Sydney. So they declare that Australian property prices are falling and that this is a national problem.
Apparently, Australians will be so distressed by this that they’ll stop spending in supermarkets and retail stores. It’s a ludicrous proposition.
In Melbourne, only the top end of the market is sharply down. Undoubtedly, the Tooraks of this world have seen prices falling significantly. But Middle Melbourne is remaining very solid price-wise and the cheaper outer-ring suburbs still have rising prices. Most of the suburbs of humble Melton are up by more than 20%.
That’s why most research sources (not including CoreLogic) have Melbourne prices overall down only moderately or, in one case, slightly up.
Meanwhile, Regional Victoria is going ballistic. Geelong, Ballarat, Bendigo, Pakenham, Officer, Warragul and dozens of other regional cities and towns have rising demand and very strong prices.
Hobart prices are still rising and Regional Tasmania is as buoyant as Regional Victoria. Both those regional markets are being supercharged by demand out of Melbourne.
Canberra is rock solid. As I wrote last week, it’s the strongest real estate economy in the nation and it’s doing the opposite to struggling Sydney.
Likewise, Regional NSW. There are growth markets spread right throughout the state. Newcastle and neighbouring LGAs like Lake Macquarie, Port Stephens and the Hunter Region municipalities have formed the strongest market in NSW in the past 12months.
Other important regional centres are rising, including Orange, Tamworth, Byron Bay, Dubbo and many of the smaller towns. Overall it’s a story of growth, in defiance of the Sydney trend.
Those past their best but still solid include Wollongong, Coffs Harbour, Port Macquarie and the towns of the Southern Highlands.
Brisbane overall is not rising strongly with prices, but it’s not falling either – and individual pockets are out-performing. It’s not hard to find suburbs where median prices have risen in double digits in the past year.
The Sunshine Coast is Queensland’s strongest market, with top-end suburbs around Noosa particularly buoyant.
Central Queensland locations are recovering from the previous malaise induced by the mining sector, led by the strategic city of Mackay. Others rising from the previous downturn include Emerald, Rockhampton, Dalby, Chinchilla, Moranbah – and we’re now seeing the first evidence of recovery in Gladstone.
Key regional cities like Toowoomba and Cairns have steady markets. Only time will reveal the real estate impacts from Townsville’s floods.
Adelaide is one of the really solid markets in capital city Australia. Demand is steadily rising and, like Brisbane, the city has individual pockets that are out-performing. There’s no sign of falling values here.
Perth has been in downturn for the past four years, but no longer. All the figures show recovery is under way – vacancies down, rents starting to rise, sales activity trending up and the top-end suburbs showing good price growth.
The only markets of significance where major price decline is prevalent are Sydney and Darwin.
Darwin just can’t escape its malaise because the underlying economy is so weak. The Northern Territory is the only state or territory which failed to deliver population growth last year.
Sydney’s situation is heavily documented but very poorly reported. There are plenty of declining markets and more than a few danger ones. But there are still many markets where demand is solid and prices are resilient.
One situation that media has completely overlooked is the defiant performance of the apartment market. Sydney’s gradual decline, which started back in 2016 long before the royal commission and other distractions that economists think important, was precipitated by the market’s reaction of price levels. Affordability became an issue at all levels of the market. 
So now we have a situation where the cheaper products like apartments are still attracting demand and achieving good prices. Throughout inner and middle ring Sydney, there are many dozens of suburbs where the median house price is sharply down but the median apartment price is strongly up.
So where are all these Australians who are so afflicted by falling property prices that they’re going to hide their money under their beds and not spent. Outside of Sydney (but not all of Sydney) and Darwin, they really don’t exist.
And this is reflected in multiple surveys. The latest Westpac poll shows consumer confidence is up and is specifically not affected by all the negative media about house prices. The ME survey indicated most Australians expect house prices to stay solid or to rise this year and the Momentum Wealth survey found investors are planning to buy, with Perth and Brisbane their No.1 targets.
I think these thoughts from veteran real estate analyst Michael Matusik are also relevant: “It is somewhat sobering to find that the majority aren’t that caught up in all the incessant real estate chat. To most a house is their home and not something that needs a lot of day-to-day analysis or comment. The majority just roll their eyes at the daily house price indices. I am in that crowd.”
I, too, am in that crowd. The media and economists like Bill Evans misinterpret and over-estimate the impact of recent price decline on a relatively small number of Australians.
For most of us, a falling property market is simply not part of our day.
 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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Westpac economist Bill Evans has the property market decline wrong: Hotspotting's Terry Ryder

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EXPERT OBSERVER
A Shakespearean character suggested (Henry VI, Part 2, Act IV, Scene 2), as a great way to improve the country: “First thing we do: let’s kill all the lawyers.”
While the idea has merit in 21st Century Australia, I think a better strategy would be to get rid of all the economists. A good method of dispatch would be to push them off a cliff, similar to the September cliff they’re all predicting as the next catastrophe to afflict Australia’s economy.
If there’s a more pointless and over-rated profession anywhere in society, I don’t know about it. These people continue to get paid, and they continue to feature daily in major media with their incessant “warnings”, despite their staggering ability to be wrong with most of their forecasts.
For many of our chattering economists, the meaning of life is their picture in the paper or a short grab on the evening television news. Some exhibit a need for daily exposure. How best to achieve that? Say something sensationally negative – the truth is optional and you can be sure that no journalist will ever check on your track record of getting things right, so credibility is unimportant. Just describing yourself as an economist is enough.
So when the impacts of Covid-19 first became apparent in February and March, the nation’s gaggle of chattering economists began predicting a collapse in real estate prices.
The people I call “the usual suspects”, the economists and independent ranters who always talk down property, began tipping house prices would fall at least 20% and some suggested even 30% or 40%.
Journalists, being the shallow creatures that they are, lapped it all up and rushed to print with sensationally negative headlines, without applying any scrutiny to the forecasters and their motives.
Four months later, some of those forecasters are retracting their earlier predictions. Shane Oliver of AMP Capital, always eager to be a real estate pessimist, recently recanted his 20% decline tip and suggested a more moderate outcome.
The boffins at UBS, who seldom see anything positive in real estate, recently admitted they’d got in wrong and that housing markets were holding up a lot better than they thought.
The latest data from both CoreLogic and SQM Research indicates that most of the markets across Australia still have house prices higher than they were at the start of 2020, in defiance of those dire forecasts.
But now the diehard doomsdayers have found a new catastrophe to obsess over: the September cliff.
The theory is that come the end of September, the banks and the federal government will flick a switch and stop supporting Australia.
The trigger here is that JobKeeper is scheduled to run until then and the banks have put a similar deadline on their extension of mortgage payment holidays to borrowers. So, when the government and banks suddenly stop caring about the nation, and themselves, and switch off their support, everything will fall off a cliff. Theoretically.
It’s a convenient scenario for pessimistic economists (is there any other type?) and journalists with a negative mindset (there is definitely no other type).
But there are serious flaws in the theory and I feel confident in suggesting that is simply won’t happen. There will be no cliff for prices to fall off at the end of September.
Here’s what’s wrong with the “September cliff” theory:-
· It assumes that everything depends on JobKeeper and mortgage holidays. It doesn’t – there’s a whole lot more in the mix.
· It assumes the Federal Government will suddenly stop caring about the national economy and simply switch off support in September. They won’t.
· It assumes banks will shoot themselves in the foot by abandoning their customers. They haven’t come this far in supporting their borrower customers to abandon them later.
· It assumes that nothing will change with business and employment between now and 30 September. But a lot is changing already, with restrictions easing, businesses re-opening and jobs re-appearing.
· It overlooks the extraordinary level of stimulus measures in play. Multiple booster measures from all levels of government have been activated and there is more to come. A $72 billion spend on infrastructure provides a prime example of the measures that will generate economic activity and jobs. The $25,000 grant for people to build homes is generating activity that has surpassed all expectations and the economic multiplier effect of residential construction is the second biggest of any industry sector in Australia.
· It overlooks the impact of the ongoing easing of restrictions. Before we get to the doomsday deadline, state borders will be open (most are already, notwithstanding the Victoria situation) and tourism will be pumping again. Australia are revelling in the new freedoms and this will help revive economies. The latest ABS data shows that retail spending is rising again, with a 17% increase in May.
· It overlooks the news that people who sought mortgage holidays are rapidly moving back to making mortgage payments. ANZ said in mid-June that a third of the customers who sought a holiday are already back making payments. The numbers of borrowers resuming payments is growing every week.
· It ignores the extraordinary resilience of real estate markets, which have a history of not only resisting economic downturns but leading national economic recovery. Real estate markets revel in defying the most dire forecasts of the chattering economists.
· It forgets the natural boost to real estate markets from the Spring selling season.
The “September cliff” theory will be forgotten even before we get to September. The people who made those forecasts will have forgotten they made them. For most of the talking heads, it’s nothing more than a soundbite, a publicity opportunity. Some of them don’t even believe their public statements.
It will join an already-long list of predictions that have been proven false since February. Every statistic that has been published to date – whether it be property prices, auction clearances rates, vacancy rates, retail spending, unemployment figures and GDP numbers – has been less dramatic than the media forecasts.
It’s time we stopped listening to the attention-seeking economists whose only objective is to gain media profile by feeding the 24-hour news cycle, with little regard to the consequences.
Terry Ryder is the founder of hotspotting.com.au ryder@hotspotting.com.au twitter.com/hotspotting
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The 'September Cliff' is just the latest property economic nonsense: Hotspotting's Terry Ryder

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EXPERT OBSERVER 
<div>The Crestmont P/E is still levitating 119 per cent above its arithmetic mean, and remains close to the highest level in history at 33. </div>
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<div>During the tech bubble/bust the Crestmont P/E rose above 25 (denoting 'irrational exuberance') and momentarily touched the current record high of 33.7 before promptly crashing.</div>
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<div>In 1929 ahead of the Wall Street Crash and the Great Depression the Crestmont P/E peaked at 26.4.</div>
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<div>And before the subprime financial crisis it peaked at 24.7.</div>
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<div>Here's the chart update until today:</div>
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<div class="separator"><img src="https://1.bp.blogspot.com/-3OpG8WGx6R8/XwAw2raZRTI/AAAAAAAA2ss/6lECqCwqzYIqVsn2irGMCfU5I2iE47ZcwCNcBGAsYHQ/s640/CRESTMONT.jpg" width="640" height="464" data-original-height="661" data-original-width="910"></div>
<div>Source: Advisor Perspectives</div>
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<div>Earnings reports will be interesting to follow this year given that there's been a severe disruption to global economic activity in 2020. </div>
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<div>Back in Australia earnings expectations have been revised dramatically lower, for five sectors in particular: 
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<div class="separator"><img src="https://1.bp.blogspot.com/-hA2yfrVmGiQ/XwAzRldfhYI/AAAAAAAA2tA/L69X-IeDMckAKMoKCDByQfFqgkdgotd4wCNcBGAsYHQ/s640/MS.jpg" width="572" height="640" data-original-height="1395" data-original-width="1248"></div>
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 Source: Morgan Stanley
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<div>Markets are forward-looking of course, but this puts PE valuations for the ASX 200 at extremely lofty levels. </div>
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<div class="separator"><img src="https://1.bp.blogspot.com/-7P8zzlWlhkU/XwAzb7cvj8I/AAAAAAAA2tE/jVLQ1ildzGk5tgTdxfgwdp5Qu4w8fG22gCNcBGAsYHQ/s640/MS2.jpg" width="640" height="400" data-original-height="883" data-original-width="1412"></div>
<div>Source: Morgan Stanley</div>
This would not be a good time to disappoint markets with an earnings miss, you'd think.
Pete Wargent is the co-founder of AllenWargent property buyers and a best-selling author and blogger 
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Where are markets heading with nosebleed valuations: Pete Wargent

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EXPERT OBSERVER
The key message for property investors right now is that there are many growth markets across Australia.
There’s a tendency in mainstream media to extrapolate the situations in Sydney and Melbourne to the whole nation. If the big cities are in decline, then Australian real estate is in decline, according to news media.
This is seldom true – and it’s certainly not the case right now. Some of our smaller capital cities are pumping strongly and, in particular, regional Australia has many growth markets.
Last week I made this comment: “Regional Queensland has achieved something that few jurisdictions across Australia have managed: it has maintained its previous high levels of well-performing markets in defiance of Covid-19.”
I wrote that I rated the Sunshine Coast one of the strongest economic and real estate stories in the nation and that it continues to produce solid results in its property markets.
The anecdotal evidence from people at the coalface of the Sunshine Coast property industry is that sales are happening, vacancies remain low and there’s no evidence of values falling.
The latest data on prices and vacancy rates confirms that – with evidence of notable growth pockets.
Most of the postcodes across the Sunshine Coast region, including Noosa (which is a separate local government area), have vacancy rates between 1% and 2%. While some of the capital city CBDs and tourism-dominated locations like Surfers Paradise have had big blowouts in their vacancies, the Sunshine Coast has resisted this trend.
Although tourism is an important industry to the Sunshine Coast, its economy is insulated by the ongoing massive spend on infrastructure, including the evolving medical precinct, the new CBD now under construction, the billion-dollar highway improvements, the upgrade of the local airport to international status and the subsea internet cable link to Asia – among other projects.
And this is bolstering the local property market.
The top end of the market in particular has been boosted, thanks in part of the influx of well-paid medical specialists working in the new medical precinct, based around the $2 billion university hospital.
The two most expensive suburbs in the region, Sunshine Beach and Minyama, have both experienced notable uplift in prices recently. The median house price for Sunshine Beach, just outside Noosa, has risen 16% in the latest quarter and 27% in annual terms, to reach $1.8 million. Minyama is up 7% in the most recent quarter and 23% annually – and typical houses are now above $1.1 million.
The median house price for Noosa Heads has risen 8% in the past year, including 1.4% in the most recent quarter.
Other locations throughout the Sunshine Coast region, including Mooloolaba, Maroochydore, Coolum and Pelican Waters, have recorded more moderate growth, but nevertheless have achieved price uplift in both the past 12 months and the most recent quarter – and a time when the big cities are feeling the negative impacts of Covid-19.
Keep that in mind the next time you hear one of our chattering economists telling us that “Australian property prices” are falling.
The Sunshine Coast is a standout example among many thriving regional markets.
Terry Ryder is the founder of hotspotting.com.au ryder@hotspotting.com.au twitter.com/hotspotting
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