<p>One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.</p>

<p>Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.</p>

<p>The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.</p>

<p><img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" /></p>

<p>Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.</p>

<p>Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.</p>

<p>The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.</p>

<p>Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.</p>

<p>The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.</p>

<p>That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.</p>

<p>The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.</p>

<p>"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.</p>

<p><img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" /></p>

<p>Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.</p>

<p>The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.</p>

<p>The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.</p>

<p>According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.</p>

<p>The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.</p>

<p>A significant component of the proposal is the revitalisation of Blue Street Plaza.</p>

<p>The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.</p>

<p>Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.</p>

<p>Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.</p>

<p>Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.</p>

<p>Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.</p>

<p>The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.</p>

<p>Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.</p>

<p>&nbsp;</p>

<p>FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.</p>

<p>Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.</p>

<p>Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.</p>


Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

<p>Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.</p>

<p>The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.</p>

<p>The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.</p>

<p>The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.</p>

<p><img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" /></p>

<p>The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;</p>

<p>PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.</p>

<p>The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.</p>

<p>Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.</p>

<p>"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.</p>

<p>Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.</p>

<p>A major focus of the design has been the public domain.</p>

<p>The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.</p>

<p>The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.</p>

<p data-end="239" data-start="66">Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.</p>

<p data-end="442" data-start="241">Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.</p>

<p data-end="661" data-start="444">Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.</p>

<p data-end="909" data-start="663">Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.</p>

<p><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a></em></p>

<p data-end="1339" data-start="1019">Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.</p>

<p data-end="1339" data-start="1019">[smartcode_project:default project_id=30959 project_image_fid=292863]</p>

<p data-end="1398" data-start="1341">It has since quietly assembled its next wave of projects.</p>

<p data-end="1805" data-start="1400">Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.</p>

<p data-end="1805" data-start="1400">[smartcode_project:default project_id=152095 project_image_fid=373685]</p>

<p data-end="1991" data-start="1807">The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.</p>

<p data-end="2303" data-is-last-node="" data-is-only-node="" data-start="1993">Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.</p>

<p><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a></em></p>

<p><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a></em><br />
&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>


First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

<p data-end="492" data-start="327">Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.</p>

<p data-end="843" data-start="497">At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.</p>

<p data-end="1109" data-start="848">The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.</p>

<p data-end="1109" data-start="848">[smartcode_project:default project_id=152022 project_image_fid=375528]</p>

<p>Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.</p>

<p>The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.</p>

<p>"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.</p>

<p>[smartcode_project:default project_id=152022 project_image_fid=375531]</p>

<p>The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.</p>

<p>The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.</p>

<p>[smartcode_project:default project_id=152022 project_image_fid=375524]</p>

<p>Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.</p>

<p>Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.</p>

<p>[smartcode_project:default project_id=152022 project_image_fid=375530]</p>

<p>The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.</p>

<p>The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.</p>

<p>The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.</p>

<p>"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.</p>

<p>"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."</p>

<p>Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.</p>

<p>[smartcode_project_cta:default project_id=152022]</p>


Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

<p>Not all apartment amenities are immediately visible.</p>

<p>Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.</p>

<p>Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.</p>

<p>Online shopping has been one of the biggest drivers of that shift.</p>

<p>Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.</p>

<p>For apartment residents, however, receiving those deliveries isn't always straightforward.</p>

<p>Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.</p>

<p>Australia Post's Parcel Locker network is one response to that shift.</p>

<p><iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe></p>

<p>Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.</p>

<p>The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.</p>

<p>That growing presence reflects a broader change in how apartment buildings are being planned.</p>

<p>Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.</p>

<p>It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.</p>

<p>For buyers comparing apartments, these everyday details are becoming part of the decision-making process.</p>

<p>Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.</p>


Parcel delivery is joining the apartment amenity checklist

<p data-end="471" data-start="164">Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.</p>

<p data-end="777" data-start="473">The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.</p>

<p data-end="976" data-start="779">Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.</p>

<p data-end="1119" data-start="978"><a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.</p>

<p data-end="1399" data-start="1121">"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.</p>

<p data-end="1399" data-start="1121">"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."</p>

<p data-end="1605" data-start="1401">The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.</p>

<p data-end="1852" data-start="1607">The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.</p>

<p data-end="1852" data-start="1607"><img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" /></p>

<p data-end="2031" data-start="1854">Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.</p>

<p data-end="2299" data-start="2033">"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.</p>

<p data-end="2588" data-start="2301">Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.</p>

<p data-end="4143" data-start="3991">Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.</p>

<p data-end="593" data-start="417">Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.</p>

<p data-end="789" data-start="598">New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.</p>

<p data-end="1053" data-start="794">IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.</p>

<p data-end="4143" data-start="3991"><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a></em></p>

<p data-end="4143" data-start="3991"><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a></em></p>


First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>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;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>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.</p>

<p>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).</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<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>

<p>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.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: 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.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>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.</em></p>


Every First Home Owner Grant for new property by state

<p>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.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>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.</p>

<h2>What is NatHERS?</h2>

<p>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;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>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.</p>

<h2>How NatHERS Ratings Work</h2>

<p>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.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> 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.</p>

<p><strong>Cost Savings:</strong> 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.</p>

<p><strong>Environmental Impact:</strong> 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.</p>

<p><strong>Improved Comfort: </strong>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.</p>

<p><strong>Market Value and Desirability:</strong> 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.</p>

<p><strong>Compliance with Building Codes:</strong> 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.</p>


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?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>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.</p>

<h3>Convenience and accessibility</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>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.</p>

<h3>Vibrant lifestyle and community</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>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.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>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.</p>

<h3>Enhanced security and maintenance</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>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.</p>

<h3>Live-work-play balance</h3>

<p>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.</p>

<p>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.</p>


alisonwarters@gmail.com

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

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><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></p>

<h2>Who pays Stamp Duty?</h2>

<p>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.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>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.</p>

<p>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!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<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>

<p style="line-height:1.38">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.</p>


Ellen Walker

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

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<p><img src="https://counter.theconversation.edu.au/content/63263/count.gif" alt="The Conversation" width="1" height="1"></p>
<p>GUEST OBSERVER</p>
<p>By 2034/35, almost 20 percent of Australians (6.2 million) are projected to be aged 65 or over.</p>
<p>One sector already feeling the impact of the ageing population is construction. In Queensland, the number of construction workers aged 55 and over increased from 8 percent of full-time workers in 1992 to 14.2 percent in 2014.</p>
<p>An ageing workforce is likely to increase the need for less physically demanding jobs or maybe technology might address this issue. Task automation and the industry’s innovation culture are two of the greatest areas of uncertainty for the construction industry.</p>
<p>A new study that developed evidence based scenarios for 2036, depicts how automation and manufacturing could grow in the construction sector, creating more knowledge intensive jobs as a result.</p>
<p>The study explores future technology that eliminates dangerous and difficult tasks, particularly in light of the ageing workforce.</p>
<p>Experts in the industry were asked the extent to which technology would progress and how many or which tasks could be automated. There was no consensus on this and the other point of contention between the interviewees was how bold the industry would be in its pursuit of new solutions.</p>
<p>The research did suggest the construction workforce will need a broad understanding of digital applications, in addition to traditional project management and communication skills.</p>
<h2>Construction jobs of the future</h2>
<p>The trends analysis and scenario development in the report produced some examples of possible construction industry jobs in the year 2036, including:</p>
<p><strong>Building assembly technician</strong></p>
<p>Someone who oversees robotic systems and examines data feeds throughout the life of a project. This worker would optimise workflows and make adjustments on real time feedback from clients about design or changes to materials.</p>
<p><strong>Virtual/augmented reality trainers</strong></p>
<p>Breakthroughs in virtual and augmented reality technology could provide low-cost immersive environments where apprentices and trainers can meet virtually in any training situation, such as worksite, factory, design studio – the possibilities are endless.</p>
<p><strong>Building drone operators</strong></p>
<p>These professionals would control and program drones to carry out complex tasks such as site inspections, deliveries and maintenance.</p>
<p><strong>Robot resource manager</strong></p>
<p>Robots in the workplace will need someone to take care of commissioning, software programming, maintenance and re-purposing or recycling of robotic parts. Keeping track of this exploding field of technology will be a key challenge for the role.</p>
<h2>Other opportunities</h2>
<p>The Australian construction industry is changing with the introduction of digital collaboration platforms, like Building Information Modelling (BIM), robot machine prototypes such as the Fastbrick robot and rapid progress in 3D printing capabilities. These innovations will need more people skilled in the use of software programs and less people for labour-intensive jobs such as bricklaying or paving.</p>
<p>BIM is software that creates a 3D visualisation of a building. However, it extends beyond 3D imaging to show scheduling, cost control, facility management and energy performance monitoring. The UK government has mandated that all centrally funded work is to be undertaken using BIM by April 2016 and the Queensland government has stated that it will progressively implement the use of BIM into all major state infrastructure projects by 2023. As workers' skills in BIM increase in Australia, the improved cost and time saving will drive customers to demand that projects are managed in this way.</p>
<p>Already, in the Netherlands, the company MX3D is using 6-axis industrial robots to print a fully functional steel bridge. Contour Crafting technology, a process invented at the University of Southern California, has great potential for automating the construction of whole structures as well as sub-components and a company in China is using 3D printing to build houses.</p>
<p>The manufacturing part of the construction industry is expected to grow at 5% per annum out to 2023, compared to a growth rate of 2.3% for the industry as a whole. While the current prefabricated building market in Australia is still comparatively small, with only A$4.5 billion of the total A$150 billion construction industry, it is expected to contribute to more affordable housing stock and to take a much greater share of creating multi-storey buildings.</p>
<p>The nature of construction work is set for a step change over the next 20 years and careful strategic thinking is needed to navigate the changes.</p>
<p>The changes will require humans to exercise judgement and decision-making that reflects human values and aspirations; a task that is well beyond the most advanced artificial intelligence systems.</p>
<p><em><span class="fn author-name">George Quezada is r</span>esearch scientist, Data61, and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/george-quezada-286991" target="_blank">here</a>.</em></p>
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jchancellor-FAypfDUnLy

What construction jobs will look like when robots can build things

<html><body>
<p>As the Melbourne market gradually winds down, locations in regional Victoria are rising. Regional cities and towns within striking distance of the state capital in particular are travelling well.</p>
<p>There are conflicting views about whether Melbourne has passed its peak or whether it’s still booming.</p>
<p>My research indicates the city’s market has undoubtedly passed the peak in its cycle, with a significant reduction in sales activity since the start of the year. The markets that showed exceptional price growth in the past 12-18 months, particularly middle market suburbs, are no longer growing.</p>
<p>There are still some good sales happening, caused partly by a shortage of listings, which is helping to keep prices strong in selected locations. But the market that existed in 2014 and 2015, with sales activity rising strongly and prices achieving double-digit annual rises in many areas, is no longer happening.</p>
<p>But regional markets close to Melbourne are rising. I have written in the recent past about the City of Greater Geelong, which is now the strongest market in the state.</p>
<p>Bendigo and Ballarat, both strong regional economies close to the state capital, are solid markets with steady price growth.</p>
<p>In between those cities and Melbourne, there are two municipalities which have caught the wave from Melbourne and grabbed the attention of people seeking an affordable lifestyle just outside the city.</p>
<p>These are Macedon Ranges Shire and Mitchell Shire. In a July column I touched briefly on these places in discussing state government population projections.</p>
<p>Macedon Ranges is expected to grow its population 25 percent over the next 15 years. But the municipality likely to see the most dramatic increase in population is Mitchell Shire, which is forecast to more than double its population from 40,000 in 2016 to 81,500 in 2031.</p>
<p>This will make Mitchell Shire - a little north of Melbourne, including towns such as Kilmore, Seymour, Broadford and Wallan - the fastest-growing area in the state.</p>
<p>In the next 20 years Wallan (which is about 60km from the Melbourne CBD) is projected to grow from 11,000 to 31,000, while the village of Beveridge is forecast to explode from the current 1,700 to 21,000.</p>
<p>The towns of Macedon Ranges have already experienced substantial price growth. Towns with big increases in median prices in the past 12 months include Gisborne (up 11 percent), Riddells Creek (up 14 percent), Macedon (up 30 percent) and Mt Macedon (up 18 percent). The median house price for Macedon has risen from $530,000 to $685,000 in 12 months.</p>
<p>Now we’re seeing the towns of Mitchell Shire starting to move. The attractions are affordability relative to Melbourne; a relaxed country lifestyle; and proximity to Melbourne with good road and rail links. It’s feasible to live there while commuting to jobs in Melbourne (keeping in mind that most Melbourne jobs are NOT in the CBD – many of them are in the northern suburbs).</p>
<p>Median house prices include $350,000 in Kilmore, $240,000 in Seymour, $285,000 in Broadford and $380,000 in Wallan.</p>
<p>To date price growth has been moderate – around 5-6% in the past 12 months – but more is expected in the near future.</p>
<p class="Body"><em>Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a></em></p>
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terryryder-YECXbqmri2

Forget Melbourne, the regions are Victoria's rising property hotspots 

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<div>Total construction work done declined by a further 1.9 percent in the June 2016 quarter to $47.8 billion, to be 7.9 percent lower over the year. </div>
<div> </div>
<div>The result was driven by another 5.1 percent decline in engineering construction in the quarter - largely mining related - to leave this component down by 24.9 percent year-on-year.</div>
<div> </div>
<div><a href="/images/2016/08/25/A2.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/08/25/A2.jpg" alt=""></div>
<div> </div>
<div>The building boom, on the other hand, continues apace. </div>
<div> </div>
<div>Although there has been a solid increase in alterations and additions (major renovations) lately, record building activity through this cycle has been overwhelmingly been driven by "other residential" building, specifically units, apartments, and townhouses.  </div>
<div> </div>
<div><a href="/images/2016/08/25/A3.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/08/25/A3.jpg" alt=""></div>
<div> </div>
<div><strong><span style="text-decoration: underline;">Mining cliff now 4 years old</span></strong></div>
<div> </div>
<div>Next month it will be fully four years since the so-termed "mining cliff" began. </div>
<div> </div>
<div>Interestingly engineering construction work done increased in the June 2016 quarter in Queensland, where most of the retracement has already taken place, while activity has actually trended up strongly in New South Wales and Victoria over the past year. </div>
<div> </div>
<div>I've long been warning that Western Australia would have to take its medicine sooner or later, and the reality check kicked in this quarter, with engineering construction crashing down to be some 48 per cent lower than one year ago. </div>
<div> </div>
<div>These figures confirm what has no doubt been obvious on the ground for some time - that the local economy is doing it tough as it passes through this painful slowdown period.</div>
<div> </div>
<div class="separator"><a href="/images/2016/08/25/A1.jpg" target="_blank">Click to enlarge</a></div>
<div class="separator"><img src="/images/2016/08/25/A1.jpg" alt=""></div>
<div class="separator"> </div>
<div>Engineering construction work done has also fallen substantially in the Northern Territory over the last six quarters, including by a further 28 per cent over the past year, with only the massive Ichthys LNG project is holding this result aloft.</div>
<div> </div>
<div class="separator">The good news is that the decline in engineering construction is now thought to be around 80 percent complete, meaning that sooner or later this will stop being such a drag on the economy. </div>
<div class="separator"> </div>
<div class="separator">In fact, in New South Wales, Victoria, and now Queensland, it already has. </div>
<div class="separator"> </div>
<div class="separator"><strong><span style="text-decoration: underline;">Record building boom continues</span></strong></div>
<div class="separator"> </div>
<div class="separator">The building boom and its associated multiplier effect has largely benefited the largest capital cities.</div>
<p><a href="/images/2016/08/25/A4.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/08/25/A4.jpg" alt=""></p>
<div>New house building, while still increasing steadily in Victoria, Queensland, and South Australia, appears to have peaked for this cycle nationally.</div>
<p><a href="/images/2016/08/25/A5.jpg" target="_blank">Click to enlarge</a></p>
<div class="separator"><img src="/images/2016/08/25/A5.jpg" alt=""></div>
<div class="separator"> </div>
<div>On the other hand the value of construction work done on attached dwellings was still tracking at record levels in the June quarter. </div>
<div> </div>
<div><a href="/images/2016/08/25/A6.jpg" target="_blank">Click to enlarge</a></div>
<div> </div>
<div class="separator"><img src="/images/2016/08/25/A6.jpg" alt=""></div>
<div class="separator"> </div>
<div>
<strong><span style="text-decoration: underline;">The wrap</span></strong><br><br>Residential building activity was still running at full pelt through the second quarter of the year, pushing up building costs in cities such as Sydney.<br><br>The Housing Industry Association (HIA) announced today that it believes that new home building will now decline for the next three years, with annual commencements falling from a peak of over 232,500 dwellings to 166,500 in 2018/19, with some downside risks to the forecast.</div>
<div> </div>
<div>The good news is that engineering construction will have already stopped falling significantly over the next 18 months.<br><br>Ichthys aside, most of the project-driven declines have now washed through the figures outside Western Australia.<br><br>Analysts expect to see moderate GDP growth in the second quarter of calendar year 2016 with net exports not making much of a contribution this time around.<br><br>On balance, though, the planned hand-off has been pulled off very well, with Australia now getting close to the bottom of its mining cliff.<br><br>Although resources regions have felt the pain, the largest capital cities have by and large pulled through relatively unscathed. </div>
<div> </div>
<div>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
</div>
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pwargent-M4siyDbqQY

Record building boom continues: Pete Wargent

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<p><img src="https://counter.theconversation.edu.au/content/61949/count.gif" alt="The Conversation" width="1" height="1"></p>
<p>GUEST OBSERVER</p>
<p>One of the lesser understood aspects of what you can do with massive stockpiles of data is the ability to use data that would traditionally have been overlooked or in some cases even considered rubbish.</p>
<p>This whole new category of data is known as “exhaust” data – data generated as a byproduct of some other process.</p>
<p>Much financial market data is a result of two parties agreeing on a price for the sale of an asset. The record of the price of the sale at that instant becomes a form of exhaust data. Not that long ago, this kind of data wasn’t of much interest, except to economic historians and regulators.</p>
<p>A massive moment-by-moment archive of prices of shares and other securities sales prices is now key to many major banks and hedge funds as a “training ground” for their machine-learning algorithms. Their trading engines “learn” from that history and this learning now powers much of the world’s trading.</p>
<p>Traditional transactions such as house price sales history or share trading archives are one form of time-series data, but many other less conventional measures are being collected and traded too.</p>
<p>There are also other categories of unconventional data that are not time-series-based. For example, network data outlines relationships and other signals from social networks, geospatial data lends itself to mapping, and survey data concerns itself with people’s viewpoints. Time series or longitudinal data is, however, the most common form and the easiest to integrate with other time-series data.</p>
<p>Consistent Longitudinal Unconventional Exhaust Data or CLUE data sets, as I’m calling them, are many, varied and growing. They include:</p>
<ul>
<li>foot traffic data </li>
<li>consumer spending data</li>
<li>satellite imaging data</li>
<li>biometrics</li>
<li>ecommerce parcel flow data</li>
<li>technology usage data</li>
<li>employee satisfaction data.</li>
</ul>
<p>Say, for example, you are interested in the seasonal profitability of supermarkets over time. Foot traffic data may not be the cause of profitability, as more store visitors doesn’t necessarily correlate directly to profit or even sales. But it may be statistically related to volume of sales and so may be one useful clue, just as body temperature is a good clue or one signal to a person’s overall well-being. And when combined with massive amounts of other signals using data analytics techniques, this can provide valuable new insights.</p>
<h2>Rise of ‘Quantamental’ investment funds</h2>
<p>Leading hedge fund Blackrock, for example, is using satellite images of China taken every five minutes to better understand industrial activity and to give it an independent reading on reported data.</p>
<p>Traditionally, there have been two main types of actors in the financial world – traders (including high-frequency traders), who look to make money from massive volumes on many small transactions, and investors, who look to make money from a smaller number of larger bets over a longer time. Investors tend to care more about the underlying assets involved. In the case of company stocks, that usually means trying to understand the underlying or fundamental value of the company and future prospects based on its sales, costs, assets and liabilities and so on.</p>
<p>A new type of fund is emerging that combines the speed and computational power of computer-based Quants with the fundamental analysis used by investors: Quantamental. These funds use advanced machine learning combined with a huge variety of conventional and unconventional data sources to predict the fundamental value of assets and mismatches in the market.</p>
<p>Some of these new style of funds, including TwoSigma in New York and Winton Capital in London, have been spectacularly successful. Winton was founded by David Harding, a physics graduate from Cambridge University in 1997. After less than two decades it ranks in the top ten hedge funds worldwide with US$33 billion in assets under advice and more than 400 people – many with PhDs in physics, maths and computer science. Not far behind and with US$30 billion in assets, TwoSigma also glistens with top tech talent.</p>
<p>New ones are emerging too, including Taaffeite Capital Management run by computational biology and University of Melbourne alumnus Professor Desmond Lun. Understanding the complex data dynamics of many areas of natural science, including biology and ecology, are turning out to be excellent training for understanding financial market dynamics.</p>
<h2>Weird data for all</h2>
<p>But it’s not only the world’s top hedge funds that can or are using alternative data. A number of startups are on a mission to democratise access to new sources. Michael Babineau, co-founder and CEO of Bay Area startup Second Measure, aims to offer a Bloomberg-terminal-like approach to consumer purchase data. This will transform massive amounts of inscrutable text in card statements into more structured data, thus making it accessible and useful to a wide business and investor audience.</p>
<p>Others companies, like Mattermark in San Francisco and CB Insights in New York, are intelligence services that provide fascinating and valuable data insights into company “signals”. These can be indicators and potential predictors of success — especially in the high-stakes game of technology venture capital investment.</p>
<p>Akin to Adrian Holovaty’s pioneering work a decade ago mapping crime and many other statistics in Chicago online, Microburbs in Sydney provides a granular array of detailed data points on residential locations around Australia. It allows potential residents and investors to compare schooling, restaurants and many other amenities in very specific neighbourhoods within suburbs.</p>
<p>We Feel, designed by CSIRO researcher Dr Cecile Paris, is an extraordinary data project that explores whether social media – specifically Twitter – can provide an accurate, real-time signal of the world’s emotional state.</p>
<h2>Weird small data has its benefits</h2>
<p>More than simply pop-economics, Freakonomics (2005) showed how unusual yet good-quality data sources can be valuable in creating insights. Assiduous record-keeping of the accounts of an honesty system cookie jar in an office place revealed that people stole most during certain holidays (perhaps due to increased financial and mental stress at these times); access to drug gangster book-keeping accounts explained why many drug dealers live with their grandparents (they are too poor to move out); and massive public school records from Chicago showed parental attention to be a key factor in students' academic success.</p>
<p>Many of the examples in Freakonomics were based on small quirky data samples. However, as many academics are aware, studies with small samples can present several problems. There’s the question of sampling — whether it’s large enough to represent a robust sample and whether it’s a random selection of the population the study aims to understand.</p>
<p>Then there’s the problem of errors. While one could expect errors to be smaller with smaller sample sizes, a recent meta-study of academic psychology papers found half the papers tested showed significant data inconsistencies and errors. In a small number of cases this may be due to authors fudging the results, whereas others may be due to transcription or other simple mistakes.</p>
<h2>Weird data is getting easier to find</h2>
<p>More and more large-scale unconventional data collections are becoming readily available. There are three blast furnaces driving its proliferation:</p>
<ul>
<li>the interaction furnace: our own growing interactions with the web and web services (ecommerce, web mail, social media) etc</li>
<li>the transaction furnace: the increasingly online ledger of commerce</li>
<li>the automation furnace: an explosion of web-connected sensors.</li>
</ul>
<p>While large data collections can’t help with avoiding fabrication, they can sometimes help with sample size and representation issues. When combined with machine learning they can:</p>
<ul>
<li>provide accurate insights from incomplete, noisy and even partially erroneous data</li>
<li>offer associations, patterns and connections — blindly with no a priori assumptions</li>
<li>help eliminate bias — by invoking multiple perspectives. </li>
</ul>
<h2>What can we expect from more clues?</h2>
<p>We may see unexpected results and be surprised about the degree to which many factors such as social and personal information are highly predictable using unexpected data signals. Michael Kosinski and his colleagues showed the predictive power of social media data in the analysis they published in PNAS in 2013. They demonstrated that highly personal traits such as religion, politics and even whether your parents were together when you were 21 were highly predictable using Facebook likes alone.</p>
<p>We will see a plethora of applications emerge that take advantage of processing unconventional data sources. One rich area is biometrics. Australian tech startup Brain Gauge has shown that people’s voices can be uses as signal for cognitive load and used for real-time detection of stress levels and reduced absenteeism in call-centre staff, for example.</p>
<p>We can also expect to see a lot more meta-analysis of communities, populations and industries. Increasingly ambitious studies are now possible that combine and link massive, often disparate data sets together to yield new insights into economics, law, health and many other areas of research. One example is the recent meta-study published in the Journal of the American Medical Association that combined nine other studies and found that walking speed in older adults is indeed a predictor of longevity.</p>
<p>Paul X. McCarthy is adjunct professor, UNSW Australia and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/paul-x-mccarthy-108227" target="_blank">here</a>.</p>
<p> </p>
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Quantamentals, signal surfing and fast walkers: mapping the rise of weird data

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<p><span>Sydney's Pocket Bar in Darlinghurst, a former garage, is up for auction 6 September through Tom Speakman and Harry Sullivan of Gunning Real Estate. </span></p>
<p>The property, 13 Burton Street, Darlinghurst has been named as one of the Sydney’s Best Small Bars and is run by The Little Pocket Group, who have a total of six venues.</p>
<p>The gross rental for the 147sqm holding is $159,352 annually, exclusive of GST. A five year lease commenced in March, 2014 with options until 2024.</p>
<p>Tom Spearman, Gunning director of metropolitan sales and investments said the previous owners brought the entire floor and then carved it into strata shops and have sold them over time.</p>
<p>“When the idea of small bars was first put forward the opportunity to transform 13 Burton Street into a venue was quickly snapped up," he said.</p>
<p>"It has a stunning interior with exposed timber beams and sits below a four storey warehouse refurbished as a residential building. </p>
<p>“Limited supply and strong stable income sees 13 Burton Street, Darlinghurst as an ideal property for a superannuation fund, as well as a general investment."</p>
<p>The property goes to auction Tuesday, 6 September, 2016 from 10:30am at auctionWORKS: Mezzanine Level, 50 Margaret Street, Sydney. </p>
<p> </p>
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jonathanchancellor-7SQnKwU6yx

Sydney's Pocket Bar, Darlinghurst, up for auction 

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<p>Two beachfront sites ideal for development have come on the market in Perth - one in Safety Bay and the other in Sorrento.</p>
<p>The Safety Bay 13,130sqm beachfront property, 434 Safety Bay Road (above), is on the market through CBRE’s Michael Milne, Ben Younger and Matthew Elliott via an offers invited process closing 21 September.</p>
<p>The site, on the corner of Safety Bay and Malibu roads, has 80 metres’ frontage to Waikiki Beach and already has a approval for a multi-staged development comprising 190 apartments and more than 2,000sqm of retail and commercial space. </p>
<p>The beachfront position and favourable zoning presented strong opportunities, according to Michael Milne.</p>
<p>“This significant site is suitable for a broad range of mixed-use development options including retail, fast food, hotel, serviced apartments, aged care, and high-rise residential apartments," he said.</p>
<p>“Buyers have the comfort of the recent planning approval which provides for a three stage – seven level project, or can opt for alternative development and subdivision strategies.  </p>
<p>The 2,311sqm Sorrento beachfront property, 136 West Coast Drive, (below) is being offered for sale with a long lease to Woolworths Limited trading as BWS, and lease to Italian eatery II Pirata Pizzeria and Cafe. It has an annual income of $221,000 plus outgoings.</p>
<p><img src="/images/2016/08/24/700_bws.jpg" alt="" width="601" height="365"></p>
<p>The consolidated offering comprises three adjoining properties, with multiple street frontage aspects to West Coast Drive, The Plaza and Cadbury Way.</p>
<p>CBRE selling agents Michael Milne, Ben Younger and Kate Foley hare marketing market the property via an offers invited bidding process closing September 22 on behalf of property development advisory group OP Properties.</p>
<p>Mr Milne said the property was anticipated to generate strong interest from a broad range of buyer groups.</p>
<p>“The strong lease profile coupled with the significant underlying land holding will appeal to investors, land bankers and developer groups which are happy to enjoy a strong income stream,” he said.</p>
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Prized Perth beachfront investments hit the market

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<p>SPONSORED POST </p>
<p>How do you know if you are paying too much rent?</p>
<p>Every tenant of a commercial property should be confident that they are paying market value rent.</p>
<p>While there is no set formula that can tell you exactly what your rent should be, there are ways to know whether or not the rent you pay is fair.</p>
<p>Every tenant of a commercial property should be confident that they are paying market value rent.</p>
<p><strong>How is rent calculated?</strong></p>
<p>Commercial property rent is usually calculated on a rate per square metre, for example $320 sqm. So the larger the premises, the more you pay. However it is more complicated than that. The rate per square metre depends on a number of factors. These include location, condition and age of the property, surrounding tenants, included services and sometimes even the lease terms.</p>
<p>Figuring out an appropriate rent means weighing up all of these factors as well as the current market conditions.</p>
<p>As a tenant, or potential tenant, the best way to find out whether your rent is fair is by doing your research.</p>
<p><strong>How do I know how much is right?</strong></p>
<p>The easiest and often most informative method is to search online for other properties that are similar in size, location and/or purpose. You will very quickly get a sense of what is on the market and for how much. If you keep checking over time you will also be able to see which properties get rented and which ones don’t. And you will notice if rental prices are going up or down.</p>
<p>Another good idea is to ask other tenants in your area. Knowing what people are actually paying is the best way to decide whether or not the rent you pay is fair.</p>
<p>Real estate agents are another fantastic source of information. It’s their job to know the market. Ask them what they have on their books. This is especially useful if your lease is up for renewal. You might be surprised by what else is available, how much people are paying and what incentives are on offer.</p>
<p>Real estate agents are another fantastic source of information. It’s their job to know the market.</p>
<p>All of this will give you a sense of the market rate. If you think you are being overcharged then look at your lease – when is it up for renewal and what are the terms? Remember you can and should start renegotiating your lease at least six months before it is due to expire.</p>
<p>Knowing what the market rate is and what other properties are available will help you negotiate the best deal with your landlord.</p>
<p>A little bit of research, to help you know how much you should be paying, will help ensure you don’t pay too much.</p>
<p>For more information, <a href="https://bs.serving-sys.com/BurstingPipe/adServer.bs?cn=tf&amp;c=20&amp;mc=click&amp;pli=18755997&amp;PluID=0&amp;ord=%5Btimestamp%5D" target="_blank">click here</a>.</p>
<p><em><strong>About realcommercial.com.au: </strong>realcommercial.com.au is the leading website in Australia for commercial property, attracting an average of 1.7 million visitors a month (Source: Nielsen Online Market Intelligence, Total Traffic, average calculation May-July 2015, includes app traffic from Omniture Site Catalyst as Nielsen doesn’t report on app). It is owned and operated by realestate.com.au Pty Ltd, a subsidiary of ASX-listed REA Group Limited ACN 068 349 066 (ASX:REA).</em></p>
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po-LsXgBTHBmX

Are you paying too much rent on your commercial property? realcommercial.com.au

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<p>Commercial real estate is too cheap, according to one of the world's leading real estate academics, Professor Andrew Baum, the visiting professor of management practice at the Saïd Business School at the University of Oxford.</p>
<p>Professor Baum acknowledged the extremely attractive risk premium over bonds. </p>
<p>"If you get 1.8 per cent on a bond, why is real estate trading at 5 percent? It would not surprise if the yields went down to 3.5 percent," he told the <em>Australian Financial Review</em>.</p>
<p>Professor Baum said most people assumed bond yields would rise but with a glut of savings around the world it could be some time till they turn.</p>
<p>"It is possible that yields will stay low for a long time, in which case property yields could go lower."</p>
<p><a href="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.53%20pm.png" target="_blank">Click here to enlarge</a></p>
<p><img src="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.53%20pm.png" alt="" width="338" height="263"></p>
<p>Professor Baum outlined three possible scenarios.</p>
<p>1) Bond yields stay low, in which case, "property is a screaming buy".</p>
<p>2) Bond yields rise with Professor Baum estimating that the current yield gap could absorb a rise of 1 percent rise in bond yield without any more in real estate yields.</p>
<p>"Real bond yields you have to rise 2 percent before it affects real estate pricing," he said.</p>
<p>3) Inflation expectations and real bond yields surge beyond the 2 percent cushion.</p>
<p>"The question then is whether property is an inflation hedge," he said, pointing out that over 35 years in the UK, inflation had averaged 3.2 percent a year – and so had commercial rents.</p>
<p>Professor Baum says the second scenario is the most likely and Australia looks good with a relatively high property yield relative to local bonds.</p>
<p>Professor Baum is a chartered surveyor who will speak at the University of Sydney Business School CBD campus on the lessons from the European experience of real estate in a low interest rate environment on Thursday.</p>
<p>His visit comes as the latest Australia All Property Index has been released by the Property Council/IPD Australia. It provides a broad measure of investment returns for the commercial property market in Australia.</p>
<p><a href="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.58%20pm.png" target="_blank">Click here to enlarge</a></p>
<p><img src="/images/2016/08/24/Screen%20Shot%202016-08-24%20at%2012.11.58%20pm.png" alt="" width="293" height="240"></p>
<p>The index database is comprised of property assets from 61 funds with a combined asset value of A$165 billion representing 1,419 assets.</p>
<p>The index details total return, income return and capital return for office, retail, industrial and other sectors on a quarterly basis.</p>
<p>The annualised total return for the year ending June 2016 was 13.3%.</p>
<p>This result is above the 11.8% return of June 2015 and above the 15 year annualised return of 10.5%.</p>
<p>Office returns were 14.6%, industrial 13.5% and retail 11.2% as at June 2016.</p>
<p>Cap rates for the quarter at an all property level tightened to 6.2%.</p>
<p>Retail cap rates tightened to 5.9%, office cap rates tightened to 6.2% and industrial cap rates tightened to 7.2%.</p>
<p>The composition (by value) across the sectors is retail (42%), office (44%), industrial (9%) and other (5%).</p>
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Why Australian commercial property looks a good investment

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<p>Heritage devotees are fighting to protect one of Melbourne’s best, but least known, heritage listed modernist gems, the 1970 offices of Yuncken Freeman.</p>
<p>Elegantly detailed with expressed steel columns, inspired by German/US modernist master Ludwig Mies van der Rohe, the unassuming building is deemed as one of Melbourne’s purest modernist masterpieces.</p>
<p>Melbourne Heritage Action believes steps must be taken to better ensure a design more sensitive to the heritage listed building, with greater setbacks and a stronger separation between old and new.</p>
<p>They have lodged an objection to plans for 407 King Street set opposite the Flagstaff Gardens following a proposal to have a tower poking out the top.</p>
<p>"There is no doubt that this building is one of the lesser known but most important landmarks of modernism in Melbourne, not just the City of Melbourne," <a href="https://melbourneheritage.org.au/" target="_blank">Melbourne Heritage Action advised</a>.</p>
<p>It was designed by the prolific firm of Yuncken Freeman, who were the leaders in the provision of corporate modernism in Victoria in the 1960s and 70s.</p>
<p>"They produced a number of office buildings in variations of the latest in minimalist style, inspired by the leading modernist in the United States Mies van de Rohe and the interpretations of his ouvre by Skidmore Owings &amp; Merrill.</p>
<p>"It was the first of their designs to be clearly following the Mies / SOM lead, designed as their own offices."</p>
<div id="attachment_2281" class="wp-caption alignnone" data-shortcode="caption">
<img class="alignnone size-full wp-image-2281" src="https://melbourneheritageaction.files.wordpress.com/2016/08/13963080_1142400125806547_1959695706979343493_o.jpg?w=547" alt="13963080_1142400125806547_1959695706979343493_o"><p class="wp-caption-text">407 King Street as captured by Peter Wille after its construction, courtesy of State Library<span style="font-size: 12.16px; line-height: 1.3em;"> </span></p>
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<div id="attachment_2279" class="wp-caption alignnone" data-shortcode="caption">
<img class="alignnone  wp-image-2279" src="https://melbourneheritageaction.files.wordpress.com/2016/08/13903161_1142399949139898_6043813060399781856_n.jpg?w=679&amp;h=588" alt="13903161_1142399949139898_6043813060399781856_n" width="679" height="588"><p class="wp-caption-text">Heritage Melbourne Action sugest the proposal was far too dominant over the heritage listed office building it will use a podium.</p>
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Mies van der Rohe-inspired 1970 office block heritage battle in Melbourne

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<p>The Edgecliff office block - tenanted in part by Prime Minister Malcolm Turnbull as his electorate office - has been sold.</p>
<p>It fetched $15.67 million having been bought from Telstra for $3.865 million in 2001. </p>
<p>The 287-289 New South Head Road building was formerly the Edgecliff Post Office, a landmark building at the busy corner.</p>
<p>It was offered by the Scarf family as a rare opportunity to own a freestanding, mixed use property.</p>
<p>It is a freestanding, four storey, mixed use property, offered fully leased with a NLA 1,405 sqm.</p>
<p>Its net income was $955,144.74 pa.</p>
<p>There was secure car parking for 15 cars plus a large outdoor deck area with harbour views.</p>
<p>The initial marketing by Ray White Double Bay suggested there was future potential for residential conversion.</p>
<p>It was bought by the Spyrides family from Vaucluse. </p>
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