For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

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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<img src="https://counter.theconversation.edu.au/content/68143/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The announcement of the closure of Hazelwood power station in 2017 adds further complexity to an uncertain future facing the Latrobe Valley community. 
Owners Engie and Mitsui said of the 750 employees at the power station, 250 will remain between 2017 and 2023 to manage the site rehabilitation, while the remaining workers will receive a redundancy package. 
The state government has pledged a package of A$22 million for “personalised support” for workers which includes TAFE training, financial counselling and other forms of support and a further A$20 million to set up a Latrobe Valley Authority to lead the economic transition. In addition to this A$224 million will go towards the establishment of a “economic growth zone”. 
The federal government is offering A$43 million including A$3 million for active assistance, retraining, and other forms of financial services. 
Adversity is not new to this Victorian region. Headed by the towns of Moe, Morwell and Traralgon, this one-time thriving energy generating region has experienced continual power job losses since the 1980s. And despite continued government support, the Latrobe Valley’s economic decline and higher than state average unemployment is yet to be halted.
Fluctuating demand for mining exports and reductions in manufacturing output across Australia require regional areas like the Latrobe Valley to consider their options. A 2016 OECD report states that Australia has a relatively strong capacity to provide new jobs for redundant workers, citing examples of 80% re-employment within two years.
But does this experience hold for regional locations? Looking back, a 2001 Monash University report showed that structural changes to the power industry saw the Latrobe Valley suffer from a loss of almost 10% of its residents, sustained withdrawals from the labour force and unfavourable conditions for local businesses.
Recovery has been slow. Within the Latrobe Valley community, the challenges of reversing economic decline have been exacerbated by recent events such as the Hazelwood Mine fire and the impact of the milk price downturn on the dairy industry. The power station closure had been foreshadowed for some time and further job losses from the power industry will add to community concerns. 
There is an emerging gulf in living standards between country and city-based residents. For example, according to a 2011 state government report, regional Victoria is relatively disadvantaged in several ways including lower educational participation and workforce skill levels, when compared to metropolitan Melbourne. In this same report, the Latrobe Valley towns of Moe and Morwell are named among the most disadvantaged localities in regional Victoria. 
Those working in the power industry represent nearly 10% of the Latrobe Valley workforce and the announced job losses may add to an unemployment rate, currently standing at 7%. 
The immediate focus must be on the welfare for affected employees and their families. In the longer term, this event could be the trigger for new opportunities to revitalise the Latrobe Valley’s economic outlook. 
Alternative pathways for economic and community development have been on the agenda for the Latrobe Valley at least since privatisation of the power industry in the 1990s. These include a future economic strategy that supports a more diversified economy. 
Lack of real community consultation and engagement has meant that workers perhaps haven’t felt empowered to take up other opportunities. 
There are some alternatives that could be taken advantage of, such as new service and manufacturing industries and others that build on the Latrobe Valley’s natural advantages in agriculture and scenic locations. Ideally, these initiatives require focused retraining or other forms of support for displaced workers. But such short-term measures are, of course, obvious. 
With the closure of the power station, there will ongoing work for some time as the site moves from a productive mine to rehabilitated site. However there are significant issues that have to be considered first, such as the future use and stabilisation of the site prior to undertaking major works. 
Whatever the future of the Hazelwood site, it’s critical that this is determined in consultation with the community to provide access to facilities and services of benefit to local residents. Importantly, as rehabilitation of the site will be a long-term process, it will be necessary that the community contributes both to the vision and the progress toward this for it to succeed.
State and federal governments may look also to other communities that have experienced industrial plant closures internationally to inform their plans and actions.
Michelle Duffy is senior lecturer, Humanities and Social Sciences, Federation University Australia and can be contacted <a href="https://theconversation.com/profiles/michelle-duffy-313639" target="_blank">here</a>.
Damian Morgan is senior lecturer in Management, Federation University Australia and can be contacted <a href="https://theconversation.com/profiles/damian-morgan-313685" target="_blank">here</a>.
Jessica Reeves is senior lecturer, Environmental Management and Sustainabilty.
All are authors for The Conversation.
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jchancellor-FAypfDUnLy

Hazelwood’s closure calls for a rethink on Latrobe Valley solutions

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Apollo Bay is ranked the location in Victoria where it is the slowest to sell a house, according to Investar’s latest market report.
The property investment firm states that an average house at Apollo Bay can expect to be on the market for 632 days before being sold.
This is followed by Mount Beauty at 507 days and Paynesville at 498 days.
<table style="height: 99px; width: 427px;" border="1" align="left"><tbody>
<tr>
<td>Suburb</td>
<td>Postcode</td>
<td>Dwelling type</td>
<td>Bedrooms</td>
<td>Days on market</td>
</tr>
<tr>
<td>Apollo Bay</td>
<td>3233</td>
<td>House</td>
<td>3</td>
<td>632</td>
</tr>
<tr>
<td>Mount Beauty</td>
<td>3699</td>
<td>House</td>
<td>3</td>
<td>507</td>
</tr>
<tr>
<td>Paynesville</td>
<td>3880</td>
<td>House</td>
<td>2</td>
<td>498</td>
</tr>
<tr>
<td>Corryong</td>
<td>3707</td>
<td>House</td>
<td>3</td>
<td>498</td>
</tr>
<tr>
<td>Ouyen</td>
<td>3490</td>
<td>House</td>
<td>3</td>
<td>496</td>
</tr>
</tbody></table>
 
 
 
 
 
This list was produced using live on the market sales listing data.
High average days on market indicates that the market is turning over stock slowly which may indicate that demand is weaker than supply creating a stronger negotiation point for buyers.
Houses for sale at Apollo Bay at the median price of $515,000 include a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-apollo+bay-119192663" target="_blank">15 Murray Square</a> (above) that is for sale for $515,000. It has been for sale since February 2015 when listed with $598,000 hopes. It recently went under offer.
Similarly a three bedroom home at <a href="https://www.realestate.com.au/property-house-vic-apollo+bay-121006834" target="_blank">12 Outlook Road</a> (below) is for sale for $525,000.
<img src="/images/2016/10/07/12%20Outlook%20Road.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Apollo Bay is Victoria's slowest selling property market: Investar

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Over the last quarter, Townsville’s retail market has seen a resurgence of local buyers (owner-occupiers and investors) in the sub $1.5 million entry level retail investment sector, according to Herron Todd White’s latest report.
The property advisory firm says that the end of 2015 saw a flurry of larger retail sales driven by southern investors including Vincent Village for $16.7 million and Rising Sun Shopping Centre for $9.85 million. There were also a number of other retail properties in the $3 million to $5.5 million range.
The flow-on from this investment along with an increased level of market sentiment has seen the recent sale of several smaller strip commercial and suburban convenience centres.
These properties, some of which have been on the market for an extended period of time, have vacancies and low WALEs.
Local buyers including intending owner- occupiers and investors are potentially seeing the opportunity to realise upswing in this secondary retail product and that coupled with the affordability is making the potential for capital returns enticing.
This resurgence, possibly on the back of recent positive announcements including the Stadium and Waterfront precincts, is indicating a renewed level of confidence amongst local buyers in the market.
The Cairns retail market passed through the bottom of the cycle during the course of 2014 but the limited recovery thus far means that the retail property market remains relatively flat.
It must also be said that retail property sales in Cairns are sporadic, with most sales involving retail property being of mixed use retail and office buildings or tenant buyouts of single premises.
High exposure CBD retail space remains reasonably well occupied, but vacancies are more noticeable in the lesser exposure locations and CBD fringe.
Rents have remained generally stable, showing ranges of $600 to $800 per square metre per annum for prime CBD space and $1,000 to $1,500 per square metre per annum in key tourist precincts such as the Cairns Esplanade.
Blue chip retail located within the main Esplanade tourist strip and CBD show reasonably low vacancies, though there is also limited demand from new businesses.
There remains good investor demand for well leased properties which rarely come onto the market.
There have been no retail property sales of note thus far during 2016, however the Bellview Hotel, which represents a prime hotel and retail redevelopment site on the Cairns Esplanade with significant holding income, has been recently placed on the market.
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Local buyers back Townsville's retail market: HTW

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GUEST OBSERVER 
Australia is the world’s largest carbon emitter per capita and requires energy reform on our country’s households.
 Australia needs to be more environmentally-minded, and not enough is being done at the top level through policy and greater consumer awareness to reduce our carbon footprint.
You can’t play politics with the environment.
If we genuinely want to reduce our country’s carbon footprint, it needs to be introduced on a Federal level, with both sides of politics coming together, regardless of political persuasion. Frequent changes in Government mean that there is little to no concentration on a long-term goal and while the focus is primarily on industry and commerce, it should extend beyond this.
According to the ABS, households are the biggest consumer of energy after manufacturing, even topping transport and mining.
We need to have more robust conversations on how we can make property more energy efficient and homeowners more energy aware. Most of our ‘green’ discussions are centred around creating energy in a more environmentally conscious manner, but we need to start looking at how we can improve energy waste by reducing the energy leaking from homes. There is a huge lack of education amongst homeowners around this, and while it will first help save money, it will also be a giant leap towards reducing our carbon footprint.
There is a huge lack of education around the Nationwide House Energy Rating Scheme (NatHERS), and given the opportunity, the average Australian would be interested in knowing what the energy rating is for their home or a home that they are purchasing.
Currently, a large number of Australians are buying property off-the-plan, and they may not have access to knowledge about the property’s energy efficiency. Similarly, those who own or who are purchasing more recently built homes may only be able to access this rating through their local council or estate lawyer. 
While there is much focus on building for our future population, there is little consideration on established homes built pre-2000s. Douglas believes these homes are an even bigger contributor to the environment, accounting for 95 per cent of Australia’s total dwellings, and the Government should mandate energy ratings as part of building and pest inspections during the home buying process. 
Mandating energy ratings will provide greater transparency on wasted energy but it won’t necessarily cause people to withdraw from their purchase. The UK Government introduced Energy Performance Certificates in 2007 for homes that are built, sold and rented, and it did not deter people from buying in the slightest. If anything, this step will make people more aware of their environmental impact, and how they can contribute to making our country cleaner and greener. Government rebates are available to alleviate financial stress for homeowners looking to make their homes more energy efficient – there really needs to be more education on this.”
Research by the Energy Supply Association of Australia indicates that Australia leads the world in household solar penetration. While about 15 percent of dwellings have solar, research has demonstrated it is only as effective as behaviour, with almost half of energy generated by solar lost when used in the home through a lack of insulation, single-glazed windows and cavities. Douglas likens this to pouring water into a bucket with holes in the bottom.
There are 10 million dwellings in Australia and if each one is made five to 10 percent more energy efficient, it will make a significant reduction on our country’s carbon footprint, and keep a lid on rising energy bills.
A Canadian company called MyHEAT uses drone technology with thermal heat mapping to help homeowners understand and physically see energy loss in their home. With utility companies abroad becoming legislated to help customers reduce their energy consumption and Australian utility companies becoming privatised, a similar model would be adaptable in Australia.
It’s just as much about keeping dwellings cooler in summer as it is about keeping them warmer in winter. We have the technology at our disposal so why wouldn’t we use it for the greater good?
DOUGLAS DRISCOLL is CEO of real estate agency <a href="https://www.starrpartners.com.au/" target="_blank">Starr Partners</a>.
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douglasdriscoll-EkfdEjJSsC

Environmental reform on property needed: Douglas Driscoll

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<div class="section">
<div class="layoutArea">
<div class="column">
GUEST OBSERVER
The ANZ/Roy Morgan consumer confidence rating fell by 3.6 percent to 113.6 in the week to October 23. 
The index is still above the average of 112.8 since 2014. 
The consumer confidence figures have implications for finance providers, retailers, and companies dependent on consumer and business spending. 
What does it all mean &amp; what are the implications?
It seems like the latest jobs data has made Aussies a little more guarded about the economic outlook. Full-time jobs reportedly fell by 53,000 in September with part-time jobs up by 43,200. It is unlikely that these moves actually occurred – the data reflects the vagaries of monthly seasonally adjusted estimates. Still, positively, unemployment was at a 3-year low of 5.6 percent in the latest month.
Overall though, consumer confidence remains above average including estimates of personal finances and the outlook for finances. Employment data is also backward-looking. Indicators of job ads and job vacancies have been rising – pointing to stronger employment ahead.
What do the figures show?
Consumer confidence
The ANZ/Roy Morgan consumer confidence rating fell by 3.6 per cent to 113.6 in the week to October 23. The index is still above the average of 112.8 since 2014. Four components of the index fell in the latest week and one component was flat: 
The estimate of family finances compared with a year ago was unchanged at +9;</div>
<div class="column">The estimate of family finances over the next year was down from +30 to +21;</div>
<div class="column">Economic conditions over the next 12 months was down from +3 to +0;</div>
<div class="column">Economic conditions over the next 5 years was down from +11 to +6;</div>
<div class="column">The measure of whether it was a good time to buy a major household item was down from +35 points to +32 points.</div>
<div class="column"> </div>
<div class="column"><a href="/images/2016/11/09/Screen%20Shot%202016-11-09%20at%208.13.46%20AM.png" target="_blank">Click to enlarge</a></div>
<div class="column"> </div>
<div class="column"><img src="/images/2016/11/09/Screen%20Shot%202016-11-09%20at%208.13.46%20AM.png" alt=""></div>
<div class="column">What is the importance of the economic data?  The ANZ/Roy Morgan weekly survey of consumer confidence closely tracks the monthly Westpac/Melbourne Institute consumer sentiment index but the former measure is a timelier assessment of consumer attitudes and is now closely tracked by the Reserve Bank. 
Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>.
</div>
</div>
</div>
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Consumers are more guarded on economy: CommSec's Craig James

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The mid-north coast of NSW is seeing an increase in dual occupancy style developments, according to Herron Todd White’s (HTW) latest market report.
The property advisory firm states that they have noticed a recent significant increase in dual occupancy style developments.
Its become very popular with the small investor predominantly in the new and developing residential areas, particularly within Port Macquarie around the new University and Base Hospital, the report stated.
Investors are generally purchasing off the plan within these new subdivisions and constructing a variety of styles of development.
These range from two attached villa style properties, two attached townhouse style properties or a single dwelling with attached (or detached) granny flat.
These developments are permitted by most councils as part of the original development application.
The price range for this style of development is from about $550,000 to $750,000 depending on the style, size and quality of the construction.
The initial outlay and good rental returns resulting in a good yield are the major benefits of this type of development.
Other fringe benefits include lower stamp duty and higher tax depreciation offsets compared to, for example, buying two older investment properties.
"Another positive feature of these types of properties are that most are able to be strata titled in the future if required," the report said.
"This provides the developer flexibility with their investment, allowing them to sell off one and reduce the mortgage and enjoy the return from the other or sell both off generally for a healthy profit."
The HTW report noted another small project that is becoming more popular with the mum and dad developer is the purchase of an existing dwelling on a larger than average lot within the major towns in the region, and then adding a granny flat (under 60 square metres) to the rear.
"This has the great appeal of a significant return on investment for the flat, with the starting price for flat construction from $100,000 and likely rental in excess of $250 per week," the report stated.
"When this rental is combined with the rental on the original dwelling it can make for a great yielding and generally positively geared investment property.
"We have also noticed an increase in small to medium villa and townhouse developments (four to 10 plus units) and consider that these are best left to developers with experience in these types of developments and not novices, because if these products are not tailored to the specific market or the sales rates are not as expected, there can be expensive holding costs that can erode profits and cause financial pressure on those without extensive cash reserves to call on."
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Dual occupancy style developments increasing in NSW's mid-north coast: HTW

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The buyers agency Secret Agent has updated its price per square metre index for secondary apartments in inner Melbourne.
After adding 406 apartment sales from the last quarter, its index now consists of 1276 apartments sold between 1st January 2016 to 30th September 2016.
The updated average square metre rate for apartments in inner Melbourne is $8,687 per square metre.
The agency noted the figure is beginning to stabilise since its last two reports ($8,679 per square metre in Q2 and $8,767 per square metre in Q1), the report stated.
<a href="/images/2016/11/08/Table%201.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/08/Table%201.jpg" alt="">
Overall, the three most expensive suburbs to purchase an apartment are Albert Park ($13,276 per square metre), East Melbourne ($11,914 per square metre) and Middle Park ($10,720 per square metre).
These areas have consistently topped the index, it advised.
The least expensive apartments per square metre can be found in Travancore ($6,563 per square metre), Kensington ($6,869 per square metre) and Flemington ($7,079 per square metre).
A few things can be observed when considering apartments with a larger accommodation. In some suburbs, the increase in number of bedrooms also leads to an increase in price per square metre, as seen in the CBD region, Carlton, Collingwood, Clifton Hill and South Yarra.
Secret Agent noted they can see that most of the inner north and inner west suburbs tend to have decreasing price per square metre rates as apartments grow in accommodation size.
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Average inner Melbourne apartments price sits at $8,687 per square metre

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October has been one of the strongest months the inner Melbourne property market has seen all year, according to Secret Agent’s latest bulletin report.
It may be an indicator for a strong finish to the end of 2016.
"However, it may also just be a short term fluctuation. Only time will tell," the report stated.
Although, house prices this quarter compared to last are down about 2%, this shows a trend reversal and again highlights the importance of not misinterpreting short-term changes as indicators (noise versus signal), the report argues.
Listings are also up for all property types this month, which (coinciding with higher sale prices) again highlights that demand for Melbourne property is still strong.
Townhouses in inner Melbourne continue to hover around a median of $900,000 and remain well above house prices per square metre: $8,118 compared to $6,852 for houses.
However, in terms of value for money, townhouses almost always have a higher house-to-land ratio, making each square metre more valuable.
“A backyard is probably one of the most valuable assets to possess in inner Melbourne at the moment,” the report advised.
Comparing real (inflation adjusted) house and townhouse prices this month to 12 months ago, prices in all inner regions are well above their previous levels.
Last rolling quarter, median apartment prices decreased by 1.7%.
Again, October has pushed the trend in the other direction; this rolling quarter, apartment prices in the inner suburbs have stabilised (unchanged over the past three months).
Listings are up by over 5%, which is a substantial increase in the otherwise rather stable supply of apartments.
Only Collingwood apartments have managed three consecutive rolling quarters of price increases, while South Melbourne, Brunswick East, Parkville and Prahran have all experienced two or more consecutive rolling quarters of price declines.
CBD apartments in October reached their highest sale prices in real terms so far this year, the report noted.
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October a strong month for inner Melbourne: Secret Agent

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Spring time sees more property settlements and transactions across Australia than any other season, according to leading conveyancing technology experts, GlobalX.
GlobalX CEO Peter Maloney said from September to November the grass is greener, gardens are in full bloom and the weather is comfortably warm, making for optimal house selling conditions.
<a href="/images/2016/11/08/image006.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/11/08/image006.png" alt="">
Maloney said spring sales were often driven by the desire for a new beginning, with individuals, couples and families preferring to move before the end of the year.
“Buyers who have children prefer to get settled ahead of the new school year, and a spring sale means relocation can take place near or over the holiday period, allowing ample time for unpacking,” he said.
“Similarly, investment properties can be renovated in time for the January-February period, which sees many people searching for rental properties before universities and training institutions begin the academic year.”
This year’s spring sales are off to a strong start, with auction clearance rates over the past nine weeks above 75%, according to CoreLogic’s November market report.
“That puts them at their strongest level in more than a year and only marginally under a five-year high,” Maloney said.
Over the past 12 months, combined capital city home values have increased by 7.5% which is trending up from a recent low of 6.1% at the end of July.
Nationally, capital city home values rose by 9.1% over the first 10 months of 2016, with only two cities, Perth and Darwin, recording falling values over the past quarter.
Annually, home value increases have been strongest in Sydney (10.6%), Melbourne (9.1%) and Canberra (7.9%), Hobart (5%), Adelaide (2.5%) and Brisbane (4.1%), while falls were recorded in Perth (down 3.7%) and Darwin (down 3.8%).
“It’s also worth noting that the average level of discount (to a property’s listed or reserve price) on homes has eased from 6.1% a year ago to 5.8%, so home sellers are coming away with more cash from their sales,” Maloney said.
“It is the same for unit owners, with the average discount reducing slightly from 6.1% a year ago to now 5.5%.”
In a market where Australian residential real estate is worth around $6.7 trillion, six out of every 10 new home listings are currently located in capital cities. However, while the nation’s total mortgage debt of $1.59 trillion represents around 23% of the value of residential real estate; just over half the average Australian’s household’s wealth is invested in housing (51.5%).
“To put the nation’s accumulated mortgage debt into context, the total value of Australia’s residential real estate market is more than three times the funds held in the nation’s superannuation accounts, and just under four times the amount held in Australian listed stocks,” Maloney said.
In the past year, more than 451,000 properties changed hands, with the average house price sitting at $600,000 nationally and the average unit price at $510,000.
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Spring property selling season off to a strong start

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Exchange Tower has bucked the market trend with its leasing activity in Perth's challenging office market.
The vacancy in the building has dropped below 15%, an improvement from the rate of more than 37% earlier this year.
Exchange Tower is a 40-level, premium-grade office tower located just off St Georges Terrace in the heart of the Western Australian capital and in close proximity to Elizabeth Quay and Perth’s major shopping malls.
As part of the ongoing investment in Exchange Tower by joint owners the AMP Capital Wholesale Office Fund (AWOF) and Western Australia-based property investor Primewest, works have commenced for a significant refurbishment of the ground floor lobby with plans underway for upgrades of the forecourt and lifts.
The world’s sixth largest accounting group, RSM, has committed to lease 3,281 square metres of space over three high-rise levels in Exchange Tower and will also take signage rights after negotiating a long- term lease in the building.
RSM’s move is one of four major new deals in Exchange Tower, with international engineering group ARUP, multinational technology company Fujitsu and national law firm Moray and Agnew also relocating to the building.
ARUP is leasing 1,500 square metres of space on level 14, Fujitsu is taking 1,309 square metres on level 9 and Moray and Agnew is leasing 1,092 square metres on level 30.
Other recent new tenants include Quayside Chambers, Viva Energy and WTP. The moves follow a targeted leasing campaign managed by Ian Edwards, Knight Frank.
Exchange Tower is already home to some of Perth’s leading commercial and public institutions including Patersons, Morgan Stanley, Bell Potter, Allen &amp; Overy, Bain, Ministerial &amp; Parliamentary Services, Mitsubishi, Mitsui and Knight Frank.
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