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.

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.

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.

<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" />

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.

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.

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.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

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.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

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.

"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.

<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" />

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.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

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.

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.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

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.

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.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

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.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

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.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

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.

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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.

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.

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.

Joel Robinson

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

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.

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.

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.

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.

<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" />

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;

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.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"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.

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.

A major focus of the design has been the public domain.

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.

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.

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.

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.

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.

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.

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>

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.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

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.

[smartcode_project:default project_id=152095 project_image_fid=373685]

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.

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.

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>

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> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

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.

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.

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.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

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.

"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.

[smartcode_project:default project_id=152022 project_image_fid=375531]

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.

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.

[smartcode_project:default project_id=152022 project_image_fid=375524]

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.

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.

[smartcode_project:default project_id=152022 project_image_fid=375530]

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.

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.

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.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

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.

[smartcode_project_cta:default project_id=152022]

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

Not all apartment amenities are immediately visible.

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.

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.

Online shopping has been one of the biggest drivers of that shift.

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.

For apartment residents, however, receiving those deliveries isn't always straightforward.

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.

Australia Post's Parcel Locker network is one response to that shift.

<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>

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.

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.

That growing presence reflects a broader change in how apartment buildings are being planned.

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.

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.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

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.

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

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.

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.

<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.

"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.

"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."

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.

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.

<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" />

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.

"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.

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.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

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.

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.

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.

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>

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>

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

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>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

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

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

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

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GUEST OBSERVER
So at 6.00 pm the James Buyer Advocates Clearance Rate was 83 percent and James Bidderman was 2.5 bidders per auction on the 24 auctions we covered. Mmmmm on the face of it very strong and it is; BUT……………..
Markets, markets, markets. 
During the week, before getting crunched at today’s 507 Royal Parade Parkville auction,  Craig Shearn of Jellis Craig put the fragmenting PPP markets into succinct context.  “Mal I think if anything the north is picking up here, as when I talk to the boys in Boroondara they are finding things a bit tougher. Its still good, but they are no longer full of the glory stories, week in and week out.”
Now I’ve taken some license with his words and paraphrased a bit – but I think it sums up the markets – they have, in 2016, become a lot more interesting.
Footnote: Craig Shearn was spot on re his advice on price, knew who his bidders were and gave a very polished auction performance. From my point of view it wasn’t enjoyable to watch, but it would have been so for his vendor. Hats off Craig!
We’ve prattled on week in and week out re A, B and C graders and the way Price points, Property types and Positions (3P’s) are performing very differently from each other in 2016 – which is a sign of a changing market.
In our opinion the Top End (7m+) has cooled, but it can be confusing for some buyers when we say that. We can’t prove it in the stats yet (lag with price reporting) and of course the K&amp;B and RT Edgar Mexican Waves are still fully operational.
Now that is very different in our opinion from the $3m-$6m market in exactly the same areas, which has good bidder depth from locals on A graders and some B graders.
However, what we can show statistically, is some really interesting positional market differentiations, that buyers need to understand when they are pricing and bidding as we go into Winter 2016.
History: Remember these slides below in March 2015 James Market News. They were graphics that started a lot of work for us showing new buying clients they actually had alternatives in a booming market.
<a href="/images/2016/06/17/SlideMarch2015-597x448-2-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/SlideMarch2015-597x448-2-597x448.jpg" alt="">
<a href="/images/2016/06/17/Opportunity1-597x448-2-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Opportunity1-597x448-2-597x448.jpg" alt="">
Now in 2016
Here are some more James Buyer Advocates graphics to show how the worm is turning and how we at James Buyer Advocates are showing Values and Pricing to our current buying clients. All data below is Jan – May 2015 v Jan-May 2016.
<a href="/images/2016/06/17/Market1-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Market1-597x448.jpg" alt="">
<a href="/images/2016/06/17/Market2-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Market2-597x448.jpg" alt="">
Hey please don’t use stats the wrong way – don’t be too specific as it will bite you – use stats for trend highlighting.
And what the agents know, what we at James Buyer Advocates know and what you as buyers should know is – that while the overall markets are appearing to be “steady’ish”; if you break it down geographically (Position P) you will see ups and downs and if you break it down to home types (Property P) and price points (Price P) then you will see further differentiation from 2015.
We do this on all pre negotiation values and this is only two suburbs and only on land values.
Source: All stats used were REIV and blocks of land were selected as those having a square box on them in the advertising – not too scientific, but close enough and reflective of what we are seeing on the streets.
Why is this all important Mal?
See below. If you lived in Brighton and wanted to move your family near Carey and you thought the local Bayside market reflected what was happening in Balwyn then a smart agent could be showing you some historic information resulting in you paying $333,360 more.
<a href="/images/2016/06/17/Market3-597x448.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/Market3-597x448.jpg" alt="">
Of course you may decide not to pay it and another buyer does, as there are still sales over $3,000 per sqm in Balwyn. The point is not that the above graphic is 100% foolproof, cast iron guarantee on what will be happening to every block on land in Brighton v Balwyn – of course not. But it does show you that in 2016 you have alternatives – there are more blocks selling for less in Balwyn.
If you lived in Balwyn and you wanted to move your family to be near Brighton Grammar and you thought the Balwyn market trend of 2016 reflected the Brighton market, then you would miss out at every auction – as there are more blocks selling for more in Brighton.
When valuing in today’s market prior to beginning negotiations before auction, at auction or in off markets/private sales you want to know.
1. What is really happening not just in the overall market, but also in your little patch, for the type of property and at the price point you want to buy.
2. That ancient history may be as close as last year and no longer relevant.
3. What the agent is seeing v what the agent is saying.
Mal writes weekly auction reports, advice and in-depth market analysis on <a href="https://www.jamesbuyeradvocates.com.au/" target="_blank">James' website</a>. This was published early June.
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maljames-vHwm28JUAa

Are you noticing the subtle changes of the differing PPP markets? Mal James

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The Property Council of Australia, a lobby group representing the biggest real estate developers, has shaped election debate about negative gearing and some taxes. 
We see their spokespeople quoted in the papers and their ads on TV, but beyond that we know very little about how Australia’s lobby groups get what they want. This series shines a light on the strategies, political alignment and policy platforms of eight lobby groups that can influence this election.
Housing affordability and tax reform have shaped up to be two of the defining issues this election. The Property Council of Australia – which describes itself as “the Voice of Leadership” – has helped frame the debate on behalf of its 2200 company members.
The council began as the Building Owners and Managers’ Association of Australia (BOMA) in 1969, and was renamed the Property Council of Australia in 1996, with advocacy a core focus. The Residential Development Council and International and Capital Markets division were formed in 2001 and the Retirement Living Council in 2015.
With a board of directors drawn from Australia’s largest residential and commercial developers, the Property Council’s considerable annual revenue (A$27.3 million in 2015) is drawn primarily from membership fees and services.
<img src="/images/2016/06/17/image-20160616-19904-eyhn6q.png" alt="">
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The financial stakes are high when it comes to lobbying for regulatory settings which favour property development and investment. The Property Council’s healthy budget for advocacy and communication ($6.4 million and $1 million in 2015 alone) has generated a voluminous amount of reports, advertising campaigns and government submissions on taxation and planning reform. Another $7.2 million for “networking” ensures that this information is disseminated where it counts.
These deep coffers have funded the Council’s high profile television campaign to preserve negative gearing and capital gains tax discounts in response to mooted changes early this year. Likening the housing market to a fragile house of cards on the brink of collapse, the ad (released on 22 February) carried a menacing warning, “don’t play with property.”
The government has got the message. The Treasurer, Scott Morrison, who served as National Policy and Research Manager for the Council between 1989-1995 ruled out changes to negative gearing in the lead up to the 2016 Budget. Despite speaking out against negative gearing prior to becoming Prime Minister, Malcom Turnbull also changed his tune recently, rejecting  “reckless” changes to existing arrangements and suggesting that aspiring home buyers hit up their parents for help.
While the campaign to retain negative gearing is the Property Council’s most visible, behind the scenes the council has been busy meeting with government and writing submissions. In 2015 alone, the NSW division wrote 55 submissions and attended an extraordinary 230 government meetings. Its 2016 election brochure presents a number of “solutions” to “grow the economy through property”. Here are some highlights.
<h2>Negative gearing and the CGT</h2>
The council wants to retain negative gearing (which allow interest rates and other expenses associated with housing investment to be offset against total income) and capital gains tax discounts on investment properties. This is despite substantial evidence that these bonuses stimulate demand for housing, pushing up prices and leaving first home buyers unable to compete. But by framing housing affordability problems as a symptom of supply side pressures rather than demand side incentives, the council shifts the affordability debate to planning reform.
<h2>Housing and planning reform</h2>
Current incentives for property investment (such as negative gearing) don’t target new housing supply - only a small proportion of investor loans finance new dwellings. So the Council argues that Commonwealth payments to the states for “micro economic reform” should incentivise planning system changes needed to “turbocharge housing supply pipelines and deliver innovative affordable housing solutions.”
This is a tired argument which ignores the years of planning reform already undertaken by the states and territories, while levels of new housing production are currently at their highest in decades. This supply has done little to dampen price inflation in a market awash with domestic and foreign investors.
While the Property Council always bangs on about bottlenecks in housing supply (which it argues are caused by planning system constraints), such arguments miss the obvious issue that prices are a result of an interaction of supply and demand. What the combination of negative gearing and capital gains tax do is to drive demand so hard in boom times that even with sharp increases in supply, prices keep on rising, especially in today’s low interest environment.
The chart below shows this problem with respect to Sydney. It shows dwelling completions falling slowly when prices flatlined after the 1996-2004 boom, but rising in line with price inflation from mid 2011 on.
<a href="/images/2016/06/17/image-20160616-19949-lktfvl.jpg" target="_blank">Click to enlarge</a>
<img src="/images/2016/06/17/image-20160616-19949-lktfvl.jpg" alt="">
</div>
<div class="content" data-raw="">
Prices: Department of Family and Community Services, Rent and Sales Report. Source: Completions. NSW Department of Planning, CC BY-SA
The Council’s election platform does call for institutional investment in affordable and social housing, and this is one idea worth taking up.
<h2>Cities and Infrastructure</h2>
The Property Council support long term infrastructure planning and delivery, coordinated by Infrastructure Australia. Who doesn’t?
But the problem is how to assign the costs and benefits. Land value rises due to investments in public infrastructure – such as a new rail line or road – are typically pocketed by landowners and developers.
Commonwealth and state governments are now canvassing value capture arrangements which would use some of this uplift to offset costs of provision. The council oppose this model, instead suggesting Tax Increment Financing (TIF), which leverages increases to commercial rates in defined districts.
While popular in some parts of the US, it has not been proven effective for larger schemes. It would be difficult to implement in Australia because our recurrent property charges are much lower than the US.
The Property Council also wants existing development contributions towards basic facilities like open space, local roads, and footpaths to be wound back, along with stamp duties on property transactions.
The idea of removing stamp duty has some merit (at least for domestic purchasers), since taxes on property transactions can discourage mobility, deterring retirees from moving to a smaller home, for example. But experts think stamp duty should be replaced by land taxes, to encourage more efficient use of land.
This would also provide a mechanism for capturing back values arising from public infrastructure investment. Not surprisingly, the Property Council thinks otherwise, calling instead for a higher GST.
While the Property Council complains about unfair tax burdens on its members, they seem content to spend a lot of money on their advocacy and networking activities. Described by economists as “premium seeking expenditure”, lobbying for more generous regulatory and financial settings clearly promises a high return for the property sector.
But it’s important to remember that despite their size, the Property Council only represents a portion of the development, construction, and real estate industry - they don’t really cover many smaller suburban developers or house builders.
The question is whether the “Voice of Leadership” will dominate the agenda or whether wider perspectives on housing and cities will be heard.
<div class="profile-body wrapper">
<div class="grid-eleven">
<div class="profile-occupation grid-eight grid-prepend-three"> </div>
<div class="profile-occupation grid-eight grid-prepend-three">Nicole Gurran is professor - urban and regional planning, University of Sydney and can be contacted <a href="https://theconversation.com/profiles/nicole-gurran-759" target="_blank">here</a>.</div>
</div>
</div>
Peter Phibbs is chair of urban planning and policy, University of Sydney and can be contacted <a href="https://theconversation.com/profiles/peter-phibbs-27130" target="_blank">here</a>.
</div>
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jchancellor-FAypfDUnLy

How the Property Council is shaping debate around negative gearing

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Light globes that change colour with the tap of an app, coffee machines you can talk to, and ovens that know exactly how long to cook your food: our homes are getting smart. These devices, just a few examples of what is known as “the internet of things” (or IOT), have been called the “next great disruptor” and “the second digital revolution”.
One of the great hopes of this revolution is that it will help households save energy. Sensors can turn off lights and appliances when not in use, or turn the heating down when people go to bed. Smartphone apps can provide households with more insight into the energy use of their appliances.
While estimates vary widely, industry proponents suggest that emerging connected home technologies could help households reduce their energy bills by 10-25 percent. Such claims are largely speculative given the absence of robust “before and after” research.
Social research from Australia and the UK is revealing ways in which IOT might also increase energy demand. We have identified three “hidden” energy impacts which are rarely considered in IOT research or energy-saving predictions.
<h2>New updates and hardware</h2>
Estimates of the true energy and data costs of IOT are currently vague. In part, this is due to the variety of possible impacts within the home, within distributed information infrastructures, and in the production, transportation and disposal of goods.
For example, one estimate suggests that the data servers required to power the internet already produce as much greenhouse gas as the airline industry (around 2% of global emissions). Some predict that server electricity use will treble in the next decade.
While IOT is still a relatively small (and largely unknown) part of this growth, its share is likely to increase substantially in coming years.
As with smartphones and other computers, updates for connected devices add to growing data traffic and hence energy consumption by data centres and transmission networks.
There may also be more energy demand from the increasing need for data centres, control rooms and home networks located within people’s homes (as observed in some of our research). This hard infrastructure takes up space, runs on energy and may require air-conditioned cooling or heating to keep it operating normally.
The rapid emergence of new software for household appliances such as fridges and washing machines may encourage more frequent upgrading of these devices – as seen with televisions and computers over recent years.
Given that it also takes energy to make appliances, discarding and upgrading devices that aren’t smart enough would undermine policies intended to reduce electronic waste (e-waste) and reduce embedded energy.
<h2>New needs</h2>
Like the industrial revolution of the home, which raised cleanliness expectations and resulted in more energy and water consumption overall, devices like smart thermostats might also raise expectations for comfort, particularly if air-conditioned heating and cooling is used more often and in more rooms.
For example, home automation company Lutron promotes the creation of “pleasance” - a seductive concept promising the perfect combination of luxury, relaxation, pleasure and comfort - all enabled by smart tech.
This vision permeates a range of ambience and aesthetic connected technologies, such as mood and scene lighting, automated water fountains, smart toilets and whole-house audio-visual systems.
By themselves, such features may be relatively low-power. But they add to existing services and are likely to require a degree of always-networked, always-ready standby power consumption.
In one recent estimate, connected devices were forecast to grow globally from 10 billion in 2014 to between 30 billion and 50 billion by 2020. With potentially billions of networked devices in the not-too-distant future, globally these impacts could be considerable.
With more devices at our fingertips, we are also using them more often. Instead of watching only one television, multiple family members can use their tablets and smartphones at the same time. Even though each individual device might be super efficient and battery-powered, it may add up to more energy demand overall.
Even devices marketed to save energy might increase it. For example, some smart apps allow householders to switch their heating or cooling off remotely when they forget.
However, they also provide new opportunities to turn it on remotely. As one article suggests: “if you want the aircon roaring before you come home … use the app to turn it on before you get home”.
Having more connected devices can also create more complexity. This is opening up markets for new devices that integrate and consolidate technologies across the home.
For example, virtual helpers like Amazon’s Echo (Alexa) and the Google Home Assistant can do everything from turning on your lights to playing your favourite music. These devices are new additions for most homes, consuming small amounts of energy in their own right, but adding to the energy demands of distant data servers.
<h2>New services</h2>
New services are also emerging, such as smart versions of mattresses and fridges that monitor health and assist with sleep, diet and medication patterns.
The security industry is also rapidly evolving to provide surveillance features which allow constant home monitoring from a distance and enable lights and appliances to be switched on to deter burglars. Devices also provide live-stream video sent to smartphones and tablets so householders can check on the activities of their children and pets.
All these devices involve various forms of energy demand, which includes powering the devices themselves. They also transmit data over the internet and make greater use of streamed media content; another key component of the growing energy used by the internet.
That does not mean that IOT has nothing to offer: the devices we have described above arguably have many benefits.
But we do need to pay more attention to these hidden impacts as governments and households embrace these technologies for their promoted energy-saving benefits.
Yolanda Strengers is senior research fellow, Centre for Urban Research, RMIT University and can be contacted <a href="https://theconversation.com/profiles/yolande-strengers-15350" target="_blank">here</a>.
Janine Morley is senior research associate, DEMAND Centre, Lancaster University and can be contacted <a href="https://theconversation.com/profiles/janine-morley-148596" target="_blank">here</a>.
Larissa Nicholls is research fellow, RMIT University and can be contacted <a href="https://theconversation.com/profiles/larissa-nicholls-109087" target="_blank">here</a>.
Mike Hazas is senior lecturer in Human-Computer Interaction, Lancaster University and can be contacted <a href="https://theconversation.com/profiles/mike-hazas-152520" target="_blank">here</a>.
All are authors for The Conversation.
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The hidden energy cost of smart homes

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The City of Sydney electoral rolls for the 2016 election will close on 1 August.
On this date, the City of Sydney will provide details from the non-residential register to the NSW Electoral Commission.  After this date, they will verify if each individual on the register is eligible for the non-residential electoral roll. 
If you are eligible, your name and address will be added to the non-residential electoral roll and you will be required to vote at the next City of Sydney Local Government election in September.
<h3>Checking your name on the electoral roll </h3>
From early August, you should check if your name is on the non-residential electoral roll before election day to confirm if you are required to vote.
You can check the roll by either:
<ul>
<li>checking <a href="https://www.votensw.info/" target="_blank">online with the NSW Electoral Commission </a>
</li>
<li>visiting the City of Sydney Customer Service Centre in Town Hall House, 456 Kent Street Sydney, where the roll will be available</li>
<li>calling our Customer Service team on 1800 101 667.</li>
</ul>
The address on the electoral roll will be that of the property you own, occupy or lease in the City of Sydney Local Government Area.
ad of the City of Sydney Local Government election on 10 September 2016, owners, occupiers and rate-paying lessees of rateable property in the City of Sydney area are required to register for the non-residential register and roll.
This is your final reminder to be on the register and be eligible to vote at the 2016 City of Sydney Local Government election.
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jonathanchancellor-7SQnKwU6yx

Property 101: City of Sydney ratepayers election roll requirements 

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In Queensland, first home buyers also have an incentive to enter the property market, with the Queensland Government confirming that the first home buyer grant is being increased to $20,000 from 1 July, for a period of 12 months.
The grant currently stands at $15,000 and is offered to people who buy or build new homes, valued at less than $750,000.
Treasurer Curtis Pitt said this is a great time to build in Queensland with affordable housing on offer and the Palaszczuk government's First Home Owners' Grant will make it even easier to enter the property market.
"The new $20,000 grant will instil more confidence in our building sector, as well as more jobs, and help more people into home ownership," he said.
"And in any industry, confidence is key."
 For more information, <a href="https://firsthomeowners.initiatives.qld.gov.au" target="_blank">click here</a>.
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Queensland Government ups first home buyer grant

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Private property group Citimark has broken ground  on its landmark $85 million Silkstone urban renewal project in Ipswich.
The 14-hectare site, located just 2km from the Ipswich CBD, will comprise a shopping centre, an affordable residential community and parkland.
More than 75 percent of the first residential stage has sold since Citimark secured development approval earlier this year.
Citimark joint managing director Angus Johnson said the start of construction this month represented an exciting milestone for the project.
“Following months of preparation we’ve begun the construction phase on what is one of the most significant residential projects underway in Silkstone,” he said.
“It is a key part of the suburb’s wider rejuvenation and transformation.”  
The community will boast a 4,950sqm state-of-the-art neighborhood shopping centre, a 140-lot housing subdivision, known as Silkstone Residences and six hectares of parkland and sporting grounds, which will be returned to the community as part of the development.
Builders Urbane Homes and QNV Constructions have been appointed to construct the residential element, with Hutchinson Builders awarded the shopping centre contract.
Mr Johnson said the combination of a quality development, convenience and attractive price point was a major draw card for discerning buyers.
“There has been strong pre-sales from local buyers, he said.
 “Silkstone Residences is affordably priced with a high standard of fixtures and finishes that are unparalleled by other developments in the area.
 “The project’s premium location and its proximity to amenities and transport have resonated with buyers.”
The shopping centre will have a 4200sqm full-line Coles supermarket with on-grade parking for 275 vehicles.
The centre will also comprise a mall, food court and central garden-themed atrium, with its fit-out to reflect the heritage of the suburb, designed by award-winning architects Cottee Parker. 
Silkstone Residences will feature 91 traditional houses and 49 terrace homes on lots ranging in size from 185sqm to 500sqm.
All of the homes and terraces will have four bedrooms, two bathrooms and include air conditioning, alfresco verandas, stone benchtops and double lock-up garages, with house and land packages starting from $329,000.
The community will feature tree-lined streets, significant landscaping incorporating native trees, and sweeping parkland views.
For more information <a href="https://citimark.com.au/projects/silkstone-residences-prj-39" target="_blank">click here</a>.
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Citimark breaks ground on Ipswich urban renewal project

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Online rental listings portal Rent.com.au has had its third consecutive month of strong growth in real estate agent registrations  with more than 500 real estate offices signing up to the site every month since March.
The total number of real estate agencies now accessing rent.com.au services is around 8,400. 
More than 700,000 renters and landlords visited the site in May.
Rent.com.au chief executive officer and founder Mark Woschnak said in the past three months alone, they have seen a further 20 percent of real estate agencies across Australia, list their properties on the site.
Given the rate of growth, we are expecting a full market take-up of our services in the coming months,” he said.
“As more and more people opt to rent as a conscious lifestyle choice, we’re strategically positioned to respond and deliver highly effective results and value-add outcomes for every agent in the country.”
For more information <a href="https://rent.com.au" target="_blank">click here</a>.
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Record number of agents sign to rent.com.au

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A new conveyancing tool is set to change the way lawyers, conveyancers and financiers across the South Australia exchange property.
The national online conveyancing platform, PEXA, is changing the need for physical attendance at settlement, and facilitating the secure, electronic exchange of documentation and funds online.
The platform is designed to reduce reduction in delays and failed settlements, as well as the risk of fraudulent property transactions.
GlobalX Legal Solutions is integrating access to the PEXA platform through its software.
According to GlobalX CEO Peter Maloney, South Australian home buyers and sellers will be the major beneficiaries of the new technology. 
“Lawyers and conveyancers will experience considerably shorter settlement timeframes, and will enjoy cost savings, increased productivity and real time access to data,” he said.
“This in turn will dramatically improve the homebuyer or seller’s experience.
“The introduction of electronic conveyancing will change South Australia’s property market forever, offering greater certainty and efficiency in the settlement process for legal practitioners and consumers alike”.
A mobile application, SettleMe,  tracks their electronic settlement in real time.
Mike Cameron, PEXA’s group executive of operations said for the first time conveyancers, lawyers, banks and land registries can now collaborate online over a full business day span rather than spending additional time travelling to the Grenfell St settlement room at 11:30am to finalise transactions.
The PEXA platform is currently live in Victoria, New South Wales, Western Australian and Queensland, with South Australia expected to go live in early July of this year. 
For more information, <a href="https://www.globalx.com.au" target="_blank">click here</a>.
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$288 billion property market set for digital transformation

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Coles has placed its newly developed Coburg North Village shopping centre — anchored by a flagship Coles Supermarket — in Melbourne, on the market through Savills.
The 6,283 square metre GLA centre, on the corner of Gaffney and Sussex streets, will by sold by expressions of interest closing July 13.
The deal includes a new 15-year lease to Coles and Liquorland with the property earning an estimated $1.9 million per annum.
According to marketing agents Pat De Maria, Tom Forrest and Steven Lerche, the complex is expected to attract strong local and off-shore interest due to the appeal of retail investments.
Retail property transactions are currently running at $7 billion to $8 billion a year, bolstered by off-shore and institutional investors and compressed yields, according to Savills’ research. 
“The limited availability to purchase quality retail investments, and the high level of investment demand has intensified competition for available assets,’’ De Maria said.
The centre opened in August 2015 and has a flagship full-line ‘market style’ Coles Supermarket and Liquorland of 4,175 square metres. 
There are 15 other retailers, including a medical centre and pharmacy.
Forrest said the centre benefitted from a large main trade area accommodating more than 46,000 residents and was forecast to grow to 52,050 by 2026.
 
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Coles puts flagship Coburg North Village in Melbourne on market

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Politicians, policymakers, urban planners, real-estate developers and corporate executives pay close attention to city liveability rankings. The global urban elite sees these as measures of the metropolitan “good”. Yet, as noted in The Conversation, “what makes a city liveable is complex and constantly evolving”.
In The Economist’s Global Liveability Ranking 2015, Dhaka moved up one spot: war-torn Damascus fell below it to become the world’s least liveable city.
This perhaps says more about the failings of simplistic global standards than about Dhaka itself. Far from being uninhabitable, it is one of the fastest-growing cities in the world. Bringing significant benefits to an emergent middle class, its cultural, economic, environmental and political landscapes are being rapidly but unevenly transformed.
At the same time, as Shahadat Hossain notes, this is placing extreme and conflicting pressures on Dhaka’s infrastructure and its residents. Displacement via land leasing, existing laws of inheritance, modernisation of agriculture and changing climate are driving rural-urban migration. Many migrants become the new urban poor, working in “low-paid peripheral economic activities”.
As in much of the global south, previous development policies in Bangladesh:
"have maintained a rural bias in policy and programs on poverty reduction, weakening the conceptual tools for imagining urban poverty reduction."
International media only occasionally highlight the difficulty of these conditions in fast-growing cities like Dhaka. The focus on the fatalities from the Rana Plaza factory blaze drew attention to the appalling working conditions, low wages, gender inequality, child-welfare issues and transnational corporate irresponsibility.
Dhaka is the centre of the ready-made garment industry in Bangladesh, the world’s second-largest manufacturer of textiles. It’s the nation’s largest export earner by far.
Yet the benefits of garment production are unevenly distributed. The highly active NGO industry in Dhaka speaks to the ongoing role for donors and agencies. They deliver essential services and humanitarian relief, as well as funding and producing urban innovations.
Shamsul Haque has described how the interrelationship between NGOs and the government originated in the late 1970s when “rudimentary forms of NGO at the grassroots level” responded to the conflict and instability of successive military regimes and elected governments. Today, the complexity of these relations stems from decreasing formal state power and NGOs’ increasing legitimacy, expansion and financial independence.
Marginalisation of government raises concerns “for the rights or entitlements of citizens to basic services”.
In place of state institutions, organisations like Bangladesh Rehabilitation Assistance Committee (BRAC) operate numerous critical service delivery programs. These include providing prenatal and postnatal care via text messaging, administering legal centres and training people for jobs and self-employed income generation.
<h2>Kolorob: connecting communities and services</h2>
Kolorob is a project run by Save the Children Bangladesh, in partnership with Save the Children Australia. It is developing a mobile app to help Dhaka’s low-income communities locate and provide feedback on local services, such as schools, clinics, legal firms and government offices.
The app, a localised variation of Yelp, features services submitted by community volunteers in the city’s Mirpur district, to the north of the CBD.
Since the project begun in mid-2015, we have provided remote technical and logistical support. We were fortunate to be in Dhaka when the app was launched in early 2016.
The app is an example of just how complex it can be to make cities more liveable. The name Kolorob (meaning “clamour” or “noise”) is provocative, and speaks to this complexity. “Clamour” can be a friendly or hostile public demand. It can move and influence – so to whose benefit?
The project has employed a co-designing, participatory process toward “inclusive urbanisation”. Low-income communities' voices, expertise and values become central – rather than peripheral – to such initiatives.
A number of those involved in Kolorob expressed hopes that such projects might eventually become autonomous social enterprises. For all the excitement about the potential of technological devicies and apps, genuine community enhancement also involves social innovation and skills. Improving the conditions of urban life requires multi-sectoral collaboration, capacity-building and awareness of the “political economy of urban poverty”.
<h2>New models for city-making?</h2>
Kolorob is one example of the many mapping projects that have become more popular in recent years as a way of giving voice and visibility to poor urban communities.
Since the 1970s, Slum Dwellers International has pioneered large-scale participatory slum mapping and enumeration. In the last ten years, its transition to more sophisticated databases and mapping systems has enabled more powerful analysis of this information.
Two other examples are the Ushahidi platform, developed to map post-election violence in Kenya in 2008, and the Mapping Kibera Project in the world’s largest slum in Nairobi.
Participatory mapping and open-source software hold great potential for collective ownership of intellectual property, low-cost access to information and democratised urban innovations. As a missing piece in the master plan to begin legitimising informal settlements, such tools can present powerful arguments to city planners.
Such mapping also fosters new modes of knowledge sharing:
"Over time, young boys and girls from local neighbourhoods have become the teams that enter and manage data, further demystifying the computer process and helping their elders feel comfortable about this data."
Yet this new visibility also raises concerns. Existing power structures and relationships can gain further, and sometimes problematic, legitimacy through a kind of digital imprimatur. Data can be of variable reliability.
While mapping Dhaka’s “highly pluralistic health system” can help to visualise the diversity of formal and informal health providers, for example, it also raises questions about quality of care, accountability and regulation.
Further, the market rhetoric of microfinancing, revenue-raising and entrepreneurial start-ups poses concerns that the relationship between the state, NGOs and low-income communities has standardised dependency and ingrained neoliberal agendas. As Devine notes:
"It is crucial that the endeavour to secure organisational sustainability be built more about the needs of the poor than the organisations themselves."
Drawing on lessons from the corporatisation of microfinance, Varottil has highlighted the need to understand the social as much as the financial aspects of project governance and outcomes.
Opening up participatory initiatives – like Kolorob – is a way to heed the needs, concerns and aspirations of marginalised communities. The urban poor need to be able to co-produce innovations that voice and support their preferred models for practice and interdependence.
NGOs continue to be vital in this regard, and for brokering dialogue between the state and urban poor. A preliminary analysis of commercial enterprise data by the World Bank makes recommendations for market entry and exit, and for how NGO businesses can make the transition toward community management and control – for example, by establishing registered autonomous trusts.
A more radical take would be to consider extending co-production of innovation to co-ownership. As Terranova has argued, innovation must involve not only new technological services, but “a better distribution of wealth” and “time and energy freed from work”.
<h2>Listening to the city</h2>
Kolorob may not increase Dhaka’s liveability ranking any time soon. Far more vital is the role such projects play in expanding our sense of what urban life might be.
“Innovation” here is not a proxy for a familiar story of “catch-up” to Western ideals. Instead, it is an opportunity to learn from an example of the “constant evolution” of cities.
Exploring “mobile entrepreneurial models” will help us understand how the interplay between innovation, technology and low-income communities is by no means a seamless or quiet solution. The associated challenges raise questions that go beyond market-based innovations:
<ul>
<li>
Do sustainable market-based social interventions – still requiring forms of capital and finance for participation – exclude the poorest in the city?
</li>
<li>
Is the rhetoric of innovation painting over root causes of urban poverty and inequity?
</li>
<li>
How might innovation extend beyond an obsession with technology to encompass new forms of organisation, distributions of social justice and practices of civic empowerment?
</li>
<li>
What are the roles for institutional actors – governments, NGOs, companies – in developing and sustaining such innovation?
</li>
</ul>
We need to listen more closely to the “makeshift city”. The question of what constitutes the “good city" and an “urban ethic” is an ongoing call for attention to how the city is stitched and sounds.
These rhythms are a call for different patterns of property ownership and profit distribution of the artefacts that increasingly make up the digital city.
Teresa Swist is postdoctoral research fellow, Western Sydney University and can be contacted <a href="https://theconversation.com/profiles/teresa-swist-172271" target="_blank">here</a>.
David Sweeting is institute associate, Institute for Culture and Society, Western Sydney University and can be contacted <a href="https://theconversation.com/profiles/david-sweeting-265851" target="_blank">here</a>.
Liam Magee senior research fellow, Digital Media, Western Sydney University and can be contacted <a href="https://theconversation.com/profiles/liam-magee-227430" target="_blank">here</a>.
All are authors for The Conversation.
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