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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Kudos to the NSW government by becoming the first elected government in NSW to achieve a cash positive financial position – quite amazing that never before has this been achieved.
The words ‘debt free’ don’t exactly go hand in hand with governments these days as we have become too accustomed to the monetary phrases of debt and deficits.
NSW Treasurer Gladys Berejiklian confirmed this week that NSW would post a $4.7 billion surplus in 2015/16 which just so happens to be $1.3 billion more than predicted in the June budget just four months ago. Still a massive turnaround from 30 June 2015 when net debt sat at $5.5 billion to a $57 million surplus as at 30 June 2016.
No doubt reassuring for the government who pledged a further $20 billion in infrastructure at the 2015 election, which includes a second harbour crossing. Now to a big property decision which is the elephant in the room in the form of stamp duty. Sydney’s new market which is the tens of thousands of new apartments under construction which have handsomely rewarded the government in the form of stamp duty. There would be significant question marks over foreign purchasers completing once these projects are finished.
It is worth noting that the treasurer is expecting stamp duty growth of 4.4 per cent per annum over the next four years whilst also predicting stamp duty revenue would hit $8.9 billion in 2016/17. As to that prediction I offer just two words – Good Luck! 
Investors would be no doubt observing the recent commentary by the Reserve Bank of Australia (RBA) who noted “growth in rents is the slowest for decades”. So one then can only presume that the bait rent projections provided to the tens of thousands of off – the – plan buyers have next to no chance of coming to fruition? Furthermore, these rental projections play an intricate role in determining the amount of borrowings leveraged against each investor property.
According to realestate.com.au figures numbers of Chinese buyers looking to buy in Sydney have fallen by 9 per cent over the past twelve months. Many (including myself) expect these numbers to keep falling as a direct result of the NSW government’s recently introduced Foreign Investor Surcharge.
NSW Treasurer Gladys Berejiklian has announced that the June 21 NSW Budget will include the introduction of foreign investor surcharges on stamp duty and land tax on residential real estate. The measures are expected to raise more than $1 billion over four years and will fund essential services across NSW. “These new measures will ensure NSW’s property market continues to be an attractive destination for international investors while making sure that we are able to fund vital services into the future,” Ms Berejiklian said.
This initiative has not gone down well with foreign investors. One only has to look at what happened to the foreign buyer tax in Vancouver which saw a very hot market transition almost immediately to a frozen market overnight once the 15 per cent tax was announced. For example, property prices collapsed 33 per cent in September from a year ago.
Now for some other very big questions that are being asked and answered within the real estate industry currently that do require special consideration.
When you look back at the history of real estate in Australia a distinct observation has been the popularity of real estate franchises. In 2016 we have seen the lowest volumes of stock levels ever seen before, for example this week in Mosman there are 32 houses for sale, in 2015 there were 49, in 2014 82 and in 2013 there were 119 houses on the market that week.
Now a franchise office that operates within the one allocated postcode simply can no longer survive on these reduced stock levels as salespeople will look for work with businesses that offer unlimited or much larger farming areas. There has also been heated discussions about franchise fees which are performance based much like income tax. The more you sell the larger the franchise fee – in 1994 we went over to a flat fee so many franchise offices are demanding that fee structure.
Somewhat ironic that stamp duty was a blessing in disguise for the NSW government’s finances yet it is the reason why fewer homes are now on the market as owners have opted to invest the amounts they would pay in stamp duty into renovations. This also means that the selling cycle changes will blow out significantly as home owners will stay much longer in the principal place of residence.
So from Christmas on you can expect many franchise offices to rebrand (and no I’m not talking about my office) simply because we are seeing fewer and fewer properties on the market. Change is inevitable although it takes a long, long time to see tax changes from elected governments. Ping: The Henry Tax Review and NSW stamp duty to name just two examples.
In the meantime, businesses will re-calibrate and make the economic decisions required to stay afloat and progress down that path of longevity. I predict major changes to the Australian real estate franchise landscape from 2017.
<h4>MOSMAN – 2088</h4>
Number of houses on the market this time last year – 49 Number of houses on the market last week – 32 Number of houses on the market this week – 34 Number of apartments on the market this time last year – 60 Number of apartments on the market last week – 32 Number of apartments on the market this week – 34
<h4>CREMORNE – 2090</h4>
Number of houses on the market this time last year – 13 Number of houses on the market last week – 15 Number of houses on the market this week – 13 Number of apartments on the market this time last year – 23 Number of apartments on the market last week – 15 Number of apartments on the market this week – 13
<h4>NEUTRAL BAY – 2089</h4>
Number of houses on the market this time last year – 9 Number of houses on the market last week – 5 Number of houses on the market this week – 7 Number of apartments on the market this time last year – 23 Number of apartments on the market last week – 22 Number of apartments on the market this week – 22
 
ROBERT SIMEON is a director of <a href="https://www.rwm.com.au/" target="_blank" title="RWM" rel="nofollow">Richardson Wrench Mosman and Neutral Bay</a> and has been selling residential real estate in Sydney since 1985. 
He has also been writing real estate blog <a href="https://www.rwm.com.au/news/" target="_blank" title="Virtual Realty News" rel="nofollow">Virtual Realty News</a> since 2000.
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robertsimeon-hRNTwJyXkQ

It’s time for some very BIG property decisions: Robert Simeon

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Thornbury is ranked the Victoria location with the fastest selling townhouses, according to Investar’s latest market report.
The property investment firm states that an average townhouse at Thornbury is on the market for 33 days before being sold.
This is followed by Brighton East at 48 days.
<table 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>Thornbury</td>
<td>3071</td>
<td>Townhouse</td>
<td>3</td>
<td>33</td>
</tr>
<tr>
<td>Brighton</td>
<td>3187</td>
<td>Townhouse</td>
<td>3</td>
<td>48</td>
</tr>
</tbody></table>
This list was produced using live on the market sales listing data.
It is also calculated at both a dwelling type and bedroom number level. It is designed to identify the fastest moving suburbs based on the average days a listing spends on the market at a suburb and property type level.
Low average days on market indicates that the market is turning over stock quickly which may indicate that demand is stronger than supply.
Townhouses sold at Thornbury at the median price of $762,000 include a three bedroom townhouse at <a href="https://www.realestate.com.au/sold/property-townhouse-vic-thornbury-122501122" target="_blank">1/18A Strettle Street</a> (above) that was sold for $771,000.
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j.ballantyne1990-6AQqhLzZaK

Thornbury takes top spot in Victoria for fastest time to sell a townhouse: Investar

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<div id="title">
What are the government grants for first home buyers in your state or territory?
The First Home Owner Grant (FHOG) scheme was introduced on 1 July 2000 to offset the effect of the GST on home ownership. It is a national scheme funded by the states and territories and administered under their own legislation.
Under the scheme, one-off grants are still payable to first home owners that satisfy the eligibility criteria.
To see if you are eligible, click on the links below the correspond to the state or territory you are looking to purchase in.
</div>
<div id="generalinfo">
New South Wales State Government
<a href="https://www.osr.nsw.gov.au/grants" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2015/07/28/nsw.jpg" alt="" width="200" height="138"></a>
 
 
Australian Capital Territory 
<a href="https://www.revenue.act.gov.au/home-buyer-assistance/first-home-owner-grant" target="_blank"><img src="https://www.urban.com.au/images/2015/07/28/ACT%20Logo.gif" alt=""></a>
 
Northern Territory State Government
<a href="https://www.treasury.nt.gov.au/TaxesRoyaltiesAndGrants/Pages/default.aspx" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2015/07/28/nt1.jpg" alt=""></a>
 
Queensland State Government
<a href="https://greatstartgrant.osr.qld.gov.au/" target="_blank"><img src="https://www.urban.com.au/images/2015/07/28/qld.png" alt=""></a>
 
Government of South Australia
<a href="https://www.revenuesa.sa.gov.au/" target="_blank"><img src="https://www.urban.com.au/images/2015/07/28/sa.png" alt="" width="309" height="206"></a>
Tasmanian Government
<a href="https://www.sro.tas.gov.au/" target="_blank"><img src="https://www.urban.com.au/images/2015/07/28/tas.png" alt=""></a>
State Revenue Office of Victoria
<a href="https://www.sro.vic.gov.au/first-home-owner" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2015/07/28/album_photos_medium_28.jpg" alt=""></a>
Government of Western Australia
<a href="https://www.finance.wa.gov.au/cms/State_Revenue/FHOG/First_Home_Owner_Grant.aspx" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2015/07/28/govOfWATextColour_283x268.jpg" alt=""></a>
</div>
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jonathanchancellor-7SQnKwU6yx

National roundup of first home buyer grants

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A financial product allowing renters an option to pay rental bonds off in instalments is being offered through BondSure.
Tenants can apply online to have rental bonds up to $5,000 paid on their behalf by BondSure, to be repaid over 6 or 12 months.
Australian lawyer and insurance entrepreneur, Michael Wood, created BondSure and said recouping bonds can also be a real nightmare for some tenants when accidents or disputes over cleaning put the bond in jeopardy.
“BondSure aims to help address these issues by providing consumers with a viable alternative to paying a bond by cash or credit card, and is the only product on the market that helps tenants protect their bonds against financial erosion,” he said.
“BondSure is a compelling alternative to Payday Lenders which we believe have been exploiting the residential bond market by offering loans to consumers with comparison rates of over 150 percent and repayment terms as small as four weeks in some instances.
The bond can be taken without the insurances and the insurances without the bond. The insurance can be continued if the lease runs longer than 12 months.
Former general manager of CENTURY 21 Australia, Paul Mylott, has been appointed chief executive officer. He said the insurance component of BONDSURE will lead to less bond disputes for tenants, property managers and landlords
“BondSure utilises identity and credit check providers and an online credit worthiness assessment to qualify  tenants, which is an aspect of the product that we expect will be warmly received by landlords,” said Paul Mylott.
</div>
</div>
</div>
<div class="page" title="Page 2">
<div class="layoutArea">
<div class="column">
“Estate agents need only register once, providing bank details for the bond transfer, and then check the rental address inserted on the site at the time of signing the lease. Otherwise it’s all done by the tenant and BondSure. 
<a href="https://www.bondsure.com.au" target="_blank">Click here</a> to find out more.
</div>
</div>
</div>
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Property 101: Households can now insure rental bonds

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<img src="https://counter.theconversation.edu.au/content/65566/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Enthusiasm for urban greening is at a high point, and rightly so.
Ecological studies highlight the contribution urban nature makes to the conservation of biodiversity. For example, research shows cities support a greater proportion of threatened species than non-urban areas. 
Green space is increasingly recognised as useful for moderating the heat island effect. Hence, this helps cities adapt to, and reduce the consequences of, climate change. 
Reducing urban heat stress is the main objective behind the federal government’s plan to set tree canopy targets for Australian cities. Trees are cooler than concrete. Trees take the sting out of heatwaves and reduce heat-related deaths.
The “healthy parks healthy people” agenda emphasises the health benefits of trees, parks and gardens. Urban greenery provides a pleasant place for recreation. By enhancing liveability, green spaces make cities more desirable places to live and work.
The increased interest in urban greening presents exciting opportunities for urban communities long starved of green space.
<h2>Unpacking the green city agenda</h2>
This enthusiasm for “green cities” stands in stark contrast to traditional views about nature as the antithesis of culture, and so having no place in the city. The traditional view was that the only ecosystems worthy of protection were to be found beyond the city, in national parks and wilderness areas.
We embrace the new agenda wholeheartedly, but also believe it’s important not to focus solely on instrumental measures like canopy cover targets to reduce heat stress. We should not forget about experiential encounters.
The risk with instrumental (and arguably exclusionary) approaches is these fail to challenge the divide between people and nature. This limits people’s connection to the places in which they live and to broader ecological processes that are essential for life. 
Instrumental targets in isolation also risk presenting urban greening as an “apolitical” endeavour. But we know this is not the case, as we see with the rise of green gentrification associated with iconic greening projects like New York’s High Line. Wealthy suburbs consistently have the most green space in cities.
Bringing nature into the city is one thing. Bringing it into our culture and everyday lives is another.
<h2>Understanding ecology in a lived sense</h2>
Urban greening provides an opportunity to recast the relationship between people and environment – one of the critical challenges associated with the Anthropocene.
To break down nature-culture divides in our cities, and in ourselves, we argue for the importance of embracing experiential engagements that develop a more deeply felt connection with the city places in which we live, work and play. 
We are advocating a focus that does more than just encourage people to interact tangibly in and with urban nature, by drawing attention to the way humans and non-humans (including plants) are active co-habitants of cities.
Such an approach works by recognising that human understanding of the environment is intricately wrapped up in our experiences of that environment. 
Put simply, green cities can’t just be about area, tree cover and proximity (though they are important). We need to foster intimate, active and ongoing encounters that position people “in” ecologies. And we need to understand that those ecologies exist beyond the hard boundaries of urban green space. 
Without fostering a more holistic relationship with non-humans in cities, we risk an urban greening agenda that misses the chance to unravel some of the nature-culture separation that contributes to our long-term sustainability challenges as a society.
Active interactions with nature in the spaces of everyday life are vital for advancing a form of environmental stewardship that will persist beyond individual (and sometimes short-lived) policy settings. 
<h2>No getting away from the politics</h2>
It is important to consider the policy and governance dimensions of urban greening. 
If the instrumental orientation prevails, our cities might be “more liveable” (at least for some, at particular locations and points in time), but our societies may not be more socially and environmentally just, or more sustainable.
We therefore emphasise the need to understand and critique the dimensions of the renewed interest in urban ecology. We have to consider whether this interest is associated with existing political economies, which embrace technocratic expertise to the exclusion of other voices, or whether urban greening can foster the emergence of a more transformative form of decision-making. 
We also ask how we can enhance the prospects for more deliberative and place-based responses. An experiential turn for urban greening may be one way to make green space planning and practice more democratic. 
By questioning who we might be greening for and how, we can open the way for the much-needed acknowledgment of Indigenous histories and participation in the making of urban space.
Giving urban greening an experiential focus might also help open our eyes to the needs of the more-than-human. Rather than simply cultivating green spaces for a narrow set of anthropocentric benefits, we pose the question: who are the participants in urban greening? It’s a way of acknowledging that we inhabit cities with plants and other non-human lifeforms. 
An interesting area of policy development that may be productive for urban greening is the idea of the playful commons. This is an example of a governance approach that is more open to affective and experiential interaction – the community participates in negotiating, licensing and designing the use of public space. 
Applying this approach to urban greening might encourage more deliberative forms of governance that can deliver more environmentally just and sustainable cities for the long term, for both humans and non-humans.
Benjamin Cooke is lecturer, School of Global, Urban and Social Studies, RMIT University and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/benjamin-cooke-300187" target="_blank">here</a>.
Brian Coffey is lecturer, School of Global, Urban and Social Studies, RMIT University and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/brian-coffey-162907" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Why ‘green cities’ need to become a deeply lived experience

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Virtuoso, the West End riverfront development from Stockwell, recently sold 12 residences in 12 days.
The project sits on the former site of the Queensland Symphony Orchestra has three, four, and five bedroom residences, each with river views.
Selling agent for Virtuoso, Liz McSweeney, has been selling property in West End for six years and says its struck a chord with many owner occupiers. 
For more information, <a href="https://www.virtuosowestend.com.au" target="_blank">click here</a>.
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Luxury West End residential development sells 12 residences in 12 days

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Giovanni D'Ercole, the jewellery designer of Love and Hatred, has listed the River House, a five bedroom home in the Byron Bay hinterland.
Tucked away on the sub-tropical ridge, the 42 ha property has been listed through Nicolette van Wijngaarden at Unique Estates Australia with a $3.7 million asking price.
<a href="https://www.realestate.com.au/property-house-nsw-coorabell-118612343" target="_blank">The timber home</a>, entered through antique Indian doors, comes with cathedral ceilings. It has a spa therapy room with a hydrotherapy tub.
The 2005-built home is surrounded by stands of old native rainforest with small creeks that all feed into the billabong at the front of the house.
It comes with approval for six rural tourism cottages. 
D'Ercole paid $1.7 million in 2007 when it was bought from Mark Morgan. His other nearby property, Coorabella, the magical 125-year-old home on 23 hectares, remains a holiday rental. It was briefly listed for sale in 2013 at $7.5 million.
Panoramix Studio founder Bertrand Lalanne and his wife, Dianne secured the district's highest sale when La Grande Vue, their Peter Hobbs-designed home on a hectare holding sold at $4.25 million through Liam Annesley at LJ Hooker earlier this year.
Singer Natalie Imbruglia recently spent $1.3 million on a two hectare property with shack through Glen Irwin, of LJ Hooker Byron Bay.
Another recent Coorabell sale saw the veteran recording studio, The Music Farm sold at $2.9 million. 
This article was first published in the Sunday Telegraph.
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The River House at Coorabell listed at $3.7 million

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Crown Resorts and developer Schiavello have appointed Knight Frank to market their planned super-luxury apartment project One Queensbridge in Melbourne.
Planned to be a 'vertical neighbourhood' situated above a six-star, 388-room Crown hotel, One Queensbridge is being touted by Knight Frank as the most prestigious residential offering in Australia.
The apartments at <a href="https://onequeensbridge.com.au/" target="_blank">One Queensbridge</a> have been designed by British architects, Wilkinson Eyre, who have worked on landmark projects including King's Cross Gasholders, Battersea Power Station in London, and Gardens by the Bay in Singapore, among others.
The complex will feature a luxury rooftop bar and dining area with views of Melbourne. One Queensbridge plans to offer a full suite of resort facilities to its residents. 
The project is still awaiting approval from the Council.
Knight Frank's director, Sales &amp; Marketing One Queensbridge, Erin van Tuil will lead the campaign.
“Given the lack of supply of prime and super-prime apartments in Sydney and Melbourne, we are very confident that this development will be embraced by buyers both locally and internationally,” said van Tuil.
Knight Frank's latest research report, the Prime Global Cities Index – Q2 2016, placed Melbourne ahead of Sydney for prime residential, ranking fifth globally.  
Lord Andrew Hay, head of Knight Frank’s Global Residential, said it will place Australia in the global arena for luxury residential property offerings.
"One Queensbridge will be ranked among the world's best, alongside London's One Hyde Park and New York's One57.”
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prateek24-ezbwHMbNAk

Knight Frank to market super-luxury One Queensbridge apartment project in Melbourne

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<img src="https://counter.theconversation.edu.au/content/65629/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Bird baths are a familiar sight in Australian gardens but surprisingly little is known about the precise role they play in the lives of birds.
In a dry continent such as Australia, bird baths may be vital to supporting an otherwise stressed bird population. We wanted to find out more, so we enlisted the help of thousands of citizen scientists across Australia to gather as much data as we could on how birds use bird baths. 
And so the Bathing Birds Study was born. Started by researchers at Deakin University and Griffith University in 2014, this study involved collecting data online from 2,500 citizen scientists on bathing birds all over Australia.
The study has revealed so far that bird baths are much more than just ornamental splash pools for feathered visitors. They’re also a site where animals socialise and intense rivalries play out. Human choices – such as the design of the bird bath, where it is located and how often it is cleaned – can have a big impact on birds.
<h2>Different baths for different birds</h2>
The majority of participants in the Bathing Birds Study monitored the traditional pedestal or elevated bath type.
Cats are a big risk to garden birds, so elevated or pedestal baths are a good idea. They help keep birds safe from cats.
Baths should be situated near plants so smaller birds can have refuge if they are disturbed. Stones or rocks in the centre of the bath can give smaller birds a place to perch while bathing. 
Birds need to groom their feathers daily, so don’t assume they’re only visiting bird baths on hot summer days. Birds need baths in winter too. We even had reports from some of our citizen scientists of birds trying to break ice in baths to access the water.
It can take time for birds to find a new water source but they will find it. Other types of baths, such as pots or saucers on the ground, can provide water for a range of wildlife species. We had records of koalas, foxes, snakes and even echidnas using baths – so consider having multiple types of water baths in your garden. 
<h2>Bath bullies</h2>
The Bathing Birds Study found that different bird species dominated bird baths depending on state or region. 
In South East Queensland and New South Wales, aggressive noisy miners and rainbow lorikeets were most frequently recorded at baths. Introduced birds and wattlebirds were more common in the cooler states of Victoria, South Australia and Tasmania.
The Bathing Bird Study also found that certain birds can act as bullies at baths and prevent other birds from using it by standing guard.
This type of behaviour can be directed toward smaller and/or less aggressive birds so having a range of bath types (such as a pot or saucer on the ground, hanging bath or multiple elevated baths) in your garden will give all birds a place to drink and bathe. 
<h2>A clean bath is a good bath</h2>
Like all bathrooms, the garden bird bath needs regular cleaning. A dirty bath can spread disease and birds can be susceptible to infection where many species and individuals are congregated at communal watering stations.
For example, infected parrots can spread beak and feather disease to other parrots when they bathe and drink together. 
Another risk is that birds will, in time, grow too dependent on bird baths or feeding stations. How might they cope if the food and water is withdrawn during certain periods or not adjusted to reflect the prevailing need of birds?
The Bathing Birds Study also showed that many people refilled their bird baths more frequently in summer than in winter and regularly clean the baths.
<h2>Is feeding birds good or bad? Let’s find out!</h2>
Many people enjoy providing food for birds as well as water. At this stage, we do not know whether this has a positive or negative effect on birds.
It is important to understand the ecological and behavioural effects of feeding in Australia as almost all information from other countries regarding bird feeding simply does not apply here. 
Feeding of wild birds is an important activity for large numbers of people. For many, it is a significant way of connecting with nature. 
The Australian Bird Feeding and Watering Study, an extension of the Bathing Birds Study, aims to find out more about how exactly birds interact with feeders and bird baths – and how human choices can either help or hinder these feathered visitors. 
We’ve just completed the winter stage of our research, which involved collecting responses online from 3,500 citizen scientist participants. Nearly 7,000 have signed up to take part in the feeding study so far, and we are now recruiting for the summer stage. If you provide food or water for birds and would like to get involved in the summer study, sign up at www.feedingbirds.org.au. 
We hope to one day develop guidelines for people who feed and/or provide water for birds so they can do so with minimum risk to the birds.
Grainne Cleary is researcher, School of Life and Environmental Sciences, Deakin University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/grainne-cleary-300485" target="_blank">here</a>.
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Bath bullies, bacteria and battlegrounds: the secret world of bird baths

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Looking at median selling prices over the past decade, the national median house price ten years ago was recorded at $330,000, while the median unit price was $310,000.
Ten years on, and the median selling prices are now $499,000 and $445,000 respectively.
What we’re seeing here is a selling price increase of 51 percent for houses over the decade and by 44 percent for units. Clearly, based on broad averages, in most areas of the country median prices have not doubled over the past decade.
Across individual capital cities the results diverge significantly, however none of the capital cities have seen the city-wide median house or unit prices double over the past decade. Prices have gone closest to doubling over the decade in Sydney, Melbourne and Darwin while in Perth and Hobart the total change for houses and units has been well below 50 percent.
<a href="/images/2016/10/11/Screen%20Shot%202016-10-11%20at%208.27.01%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/11/Screen%20Shot%202016-10-11%20at%208.27.01%20AM.png" alt="">
A granular look at the housing market reveals 4,048 individual suburbs that had at least 10 house sales over the 12 months to both June 2006 and June 2016 and 1,665 suburbs that had at least 10 sales over both periods for units. Of the 4,048 suburbs nationally for houses, only 573 suburbs or 14% have seen the median selling price of a house double over the past decade. For units, only 159 of the 1,665 suburbs nationally, or 10 percent, have seen median prices of units double over the past decade.
A split of suburbs that have, and have not, seen median selling prices double over the past decade across each state and territory includes:
• Houses: NSW, Vic and NT are the only states and territories in which more than 10 percent of suburbs have seen prices double over the past 10 years.;
• Units: again only NSW, Vic and NT saw more than 10 percent of suburbs recording prices as doubling;
• Not one suburb in Tasmania has seen a doubling in median price over the past decade.
<a href="/images/2016/10/06/Number%20of%20suburbs%201.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/06/Number%20of%20suburbs%201.jpg" alt="">
An overview of the capital growth performance for capital city suburbs over the past decade shows:
• For houses: Melbourne is the only city where half of the individual suburbs saw median selling prices double over the past decade while Sydney has also seen more than 40 percent of suburbs doubling in price. Darwin is the only other capital city where more than 10 percent of suburbs have seen selling prices of houses at least double over the past 10 years.
• For units: once again Sydney, Melbourne and Darwin are the only capital cities in which selling prices have more than doubled in at least 10 percent of suburbs.
<a href="/images/2016/10/06/Number%20of%20suburbs%202.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/10/06/Number%20of%20suburbs%202.jpg" alt="">
A comparison of the two adjacent tables highlights just how much stronger price growth has been in the capital cities than across regional markets.
It also highlights just how much the strong growth over the decade has been tilted towards Sydney, Melbourne and Darwin. Of course, values are already declining in Darwin while they continue to rise in Sydney and Melbourne.
The next time you hear of property prices doubling every seven to ten years, although it can happen in certain areas, there are no guarantees.
The CoreLogic analysis highlights the importance of buying strategically; on average most properties have fallen well short of doubling their value over a decade. Using today’s data as an example, it highlights that far fewer owners have seen their real estate asset double in price over the past decade than those who have.
For those who have seen their property price double over the decade, they are most likely to be situated in Sydney, Melbourne or Darwin while in other capital cities and regional areas of the country the prospects of prices having doubled over this period are much lower.
Cameron Kusher is research analyst for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
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