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
The Housing Industry Association has released the latest edition of Renovations Roundup, the only regular review of Australia’s $30 billion home renovations market. 
Australia’s home renovations market is very much in recovery mode with 2015 marking the second consecutive year of growth. This followed a pretty nasty slump during the early years of the decade.
The recovery in renovations activity is being supported by the environment of remarkably low interest rates and very strong dwelling price growth in key markets.
 In this context, many homeowners have decided to shelve plans to move house and instead conduct major renovations work on their existing homes. The large pool of available home equity has made this possible.
However, the pace is growth is being held back by the weakness of earnings growth in the economy and the fragile condition of consumer sentiment.
The importance of home renovations activity is often underestimated – it accounted for about 35 per cent of total residential construction during 2015. With new home building set to decline over the coming years, the expansion of the renovations market means that its importance will only increase. 
The revival in renovations activity will provide a welcome offset to the more challenging situation emerging on the new home building side of the industry.
The Renovations Roundup projects that renovations activity will increase by 2.5 percent this year with growth of 1.7 percent forecast for 2017. HIA projects that activity will grow by 2.8 percent in 2018 followed by a 2.0 percent increase in 2019, bringing the total volume of renovations activity to $33.30 billion. 
Shane Garrett is senior economist for HIA and can be contacted <a href="https://hia.com.au/en/BusinessInfo/economicInfo/EcoGroup.aspx" target="_blank">here</a>.
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jchancellor-FAypfDUnLy

Renovations set to take up the mantle: HIA's Shane Garrett

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<div class="page" title="Page 1">GUEST OBSERVER</div>
<div class="page" title="Page 1"> </div>
<div class="page" title="Page 1">Employment rose by 17,900 in May after rising by just 900 people in April (previously reported as a rise in jobs of 10,800). Full-time jobs were unchanged while part-time jobs rose by 17,900. Economists had tipped a 15,000 increase in jobs.</div>
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 Hours worked rose by 1.7 per cent in May – best gain 16 months. Hours worked are up by 1.4 per cent on the year.</div>
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<div class="page" title="Page 1">Jobless rate: The unemployment rate held steady near a 3-year low of 5.7 per cent in May (lowest since September 2013). The trend unemployment rate was steady at a 31-month low of 5.7 per cent. The participation rate was steady at 64.8 per cent.</div>
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<div class="page" title="Page 1">Unemployment across states in May: NSW 5.2 per cent (April 5.3 per cent); Victoria 5.8 per cent (5.6 per cent); Queensland 6.4 per cent (6.5 per cent); South Australia 6.9 per cent (6.8 per cent); Western Australia 5.7 per cent (5.6 per cent); Tasmania 6.5 per cent (6.3 per cent). In trend terms unemployment in the Northern Territory fell from 4.2 per cent to 4.1 per cent; ACT unemployment fell from 3.9 per cent to 3.8 per cent.</div>
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 Domestic air traffic: In the year to April, 58.1 million passengers were carried on domestic air routes, up 1.4 per cent over the year and the strongest growth in 25 months.  A raft of companies is affected by the employment data but especially those dependent on consumer spending. Amongst stocks affected are Fairfax, West Australian Newspapers, Seek Limited, McMillan Shakespeare and Skilled Group.  </div>
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<div class="page" title="Page 1">What does it all mean?</div>
<div class="page" title="Page 1"> </div>
<div class="page" title="Page 1">There is no pleasing some people. The economy is growing at a 3.1 per cent annual pace – best for 31⁄2 years – and people don’t believe it. Similarly, the jobless rate remains at a near 3-year low of 5.7 per cent and people don’t believe it. Still, trend data shows that the unemployment rate has been consistently improving over the past year and stands at 5.7 per cent, in line with the  seasonally adjusted result. So it is no fluke – economic growth has picked up, and the jobless rate has come down.</div>
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<div class="page" title="Page 1">While job creation is concentrated in part-time positions, this is to be expected with an election underway. Businesses want to see the election outcome before they commit to taking on more workers. And encouragingly the number of hours worked posted the strongest gain in 16 months suggesting that the work is there. Businesses are just meeting the extra demand by hiring temps and getting existing employees to work more hours.</div>
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<div class="page" title="Page 1">So no surprises in the jobs data. And that suggests the Reserve Bank will stay on the interest rate sidelines until August at which point it will have digested the latest inflation data.</div>
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<div class="column">Arguably the NSW, ACT and Northern Territory job markets are at or near “full employment”. The $64 question is at what point wage pressures emerge, potentially injecting some inflation into the economy. If wage pressures emerge, they are more likely to emerge in construction markets.</div>
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<div class="column">Employment by industry jobs data is released next Thursday. The lift in the number of passengers flying domestic air routes – especially the key Sydney-Melbourne route – adds further weight to the argument that the economy is doing well. The lift in the growth rate of passengers on the Sydney-Melbourne route (third busiest in the world) lines up with the improvement in the job market over the past year.
What do the figures show?
Labour force:
Employment rose by 17,900 in May after rising by just 900 people in April (previously reported as a rise in jobs of 10,800). Full-time jobs were unchanged while part-time jobs rose by 17,900. Economists had tipped a 15,000 increase in jobs.
Hours worked rose by 1.7 per cent in May – best gain 16 months. Hours worked are up by 1.4 per cent on the year.</div>
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 The unemployment rate held steady near a 3-year low of 5.7 per cent in May (lowest since September 2013). The trend unemployment rate was steady at a 31-month low of 5.7 per cent.</div>
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<div class="column">In trend terms the jobless rate for 15-24 year persons was steady at 12.2 per cent.</div>
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<div class="column">The underemployment rate was steady at 8.4 per cent in May. The underutilisation rate rose from 14.1 percent to 14.2 per cent. </div>
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<div class="column">The participation rate was steady at 64.8 per cent.</div>
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<div class="column">A total of 224,700 jobs were added over the year to May. The annual growth rate eased from 2.0 per cent to 1.9 per cent. In trend terms, employment has risen for 30 consecutive months although the jobs growth of 3,700 in May was the weakest in 20 months.</div>
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 The working age population rose by 21,700 in May. The working age population rose by 287,900 over the past year – the strongest gain in two years. The working age population is up 1.5 per cent over the past year – strongest growth in 17 months.</div>
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<div class="column">Unemployment across states in May: NSW 5.2 per cent (April 5.3 per cent); Victoria 5.8 per cent (5.6 per cent); Queensland 6.4 per cent (6.5 per cent); South Australia 6.9 per cent (6.8 per cent); Western Australia 5.7 per cent (5.6 per cent); Tasmania 6.5 per cent (6.3 per cent). In trend terms unemployment in the Northern Territory fell from 4.2 per cent to 4.1 per cent; ACT unemployment fell from 3.9 per cent to 3.8 per cent. Jobs across states and territories in May: NSW +5,200; Victoria +1,100; Queensland -4,200; South Australia - 3,700; Western Australia +2.500; Tasmania -200. Trend terms: Northern Territory +300; ACT -300
Sydney-Melbourne air traffic:
The Sydney-Melbourne route is the third busiest air route in the world. The Sydney-Melbourne route is also a key measure of business activity. In the year to April 2016, the number of flights between Sydney and Melbourne eased from a record high of 60,155 (February 2016) to 59,926.
The annual growth rate of the number of Sydney- Melbourne flights eased further from the 33-month high of 7.3 per cent in December to 3.9 per cent in April, just below the decade average growth of 4.2 per cent.
Late last year the increase in the number of flights between Sydney and Melbourne led to an easing in the moving annual load factor to 81.15 per cent in October – a 28-month low. But the average load factor has since lifted in the following six months to an 11-month high of 81.9 per cent in April in line with the slower growth in the number of flights and a continued lift in passenger numbers.
In April, the number of passengers on the Sydney- Melbourne route was up by 5.2 per cent on a year ago to 724,216. In the year to April a record 8.74 million passengers were carried between Sydney and Melbourne. Smoothed annual growth in passenger numbers rose from 3.6 per cent to 3.8 per cent.
All domestic air routes
Across all domestic air routes (not just Sydney-Melbourne) the rolling average load factor (proportion of seats occupied by passengers) held steady at a 29-month high of 76.7 per cent in April.
In the year to April, 58.1 million passengers were carried on domestic air routes, up 1.4 per cent over the year and the strongest growth in 25 months.
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<div class="column">Why is the data important?</div>
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<div class="column">The Labour Force estimates are derived from a monthly survey conducted by the Bureau of Statistics. The population survey is based on a multi-stage area sample of private dwellings (currently about 22,800 houses, flats, etc.) and a sample of non-private dwellings (hotels, motels, etc.). The survey covers about 0.24 per cent of the population of Australia and includes all people over 15 years of age, except defence personnel.</div>
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<div class="column">If more people are employed, then there is greater spending power in the economy. But at the same time companies may adjust the work hours of employees. If employees work less hours, and therefore get paid less, then spending power in the economy is reduced.</div>
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<div class="column">The Bureau of Infrastructure, Transport and Regional Economics (BITRE) releases regular aviation data. The BITRE releases the Australian Domestic Airline Activity publication each month as well as the Domestic Air Fares publication. The data provides insights on airline activity as well as trends in the broader Australian economy. If more people are flying, then it suggests businesses are more active and/or consumers are more confident.</div>
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<div class="column">What are the implications?</div>
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<div class="column">While the modest lift in job numbers adds to spending power, probably more important is job security. Those with jobs will be heartened at the low jobless rate, giving them confidence to spend.</div>
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 The lift in domestic airline passengers is encouraging for the airlines as well as related services.</div>
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 Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>. <img src="file:///page3image19560" alt="page3image19560" width="107.820000" height="1.080000">
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cjames-5S2v74qSNK

Jobless rate holds near 3-year low: CommSec's Craig James

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Hi Margaret, my wife &amp; I live on 50 acres we bought the property 20 years ago , built a house &amp; lived in since. We have 10 cows which we make a little money on each year &amp; is the only income of the property. Our main income is away from the property (apart from the office &amp; shed) my question is would we be CGT exempt because we use the other 45 acres for farming, although it's not our main source of income?
Answer: The answer to this question has many parts and depends on a number of circumstances, and so I checked with Property Success tax expert Ian Rodrigues to see what he thought about it. The first this to check is the actual date that you purchased the property.  It appears to be after they introduced the Capital Gains Tax rules but that is worth checking first as if it was before, then everything changes.  It's also important to know if you bought the property or if it was passed to you, perhaps through an inheritance as this impacts as well. The Principal Place of residence exemption should apply to the house and surrounding land up 2 hectares (about 5 acres). You mention an office and shed - were these rented out, or did you use them for conducting any kind of business, and subsequently claim any proportional deduction on them?  If you did then this will mean that a part of your principal place of residence will be considered to be liable for capital gains tax and this will need to be established. The rest of the land outside the 5 acres are subject to CGT regardless of how they were used. There are major issues to consider here in regard to:-         1. was farming a business for tax (and so, what went into your tax returns?). Small business CGT concessions could apply here and         2. what is the valuation split of PPOR and acres? Sometimes the house is the substantial part of these acres and therefore carry the much of the value of the entire block, and at other times the acres are prime land and therefore make up a substantial part of the calculations.  Your situation is a little complicated,  and it is absolutely critical that you get advice based on all the facts of this situation. Although the outcome may end up the same, you need some serious planning put in place, as you may have access to small business CGT rules and super rollover rules too. 
Have a property question?  <a href="mailto:%20&lt;script%20type='text/javascript'&gt;%20/n%20&lt;/script&gt;&lt;script%20type='text/javascript'&gt;%20%20&lt;/script&gt;This%20email%20address%20is%20being%20protected%20from%20spambots.%20You%20need%20JavaScript%20enabled%20to%20view%20it.%20&lt;script%20type='text/javascript'&gt;%20%20&lt;/script&gt;" target="_blank">Ask Margaret!</a>
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mlomas-KC9MUPZ6Ca

CGT exemption and farmland: Ask Margaret

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Stage 6 land lots have been launched at Johnson Property Group's Trinity Point development on the NSW Central Coast suburb of Lake Macquarie for the construction of luxury terraces as part of the development's $388 million master planned community.
Former Australian cricket test captain and ambassador for Trinity Point, Michael Clarke joined Johnson Property Group’s Keith Johnson in opening the new development stage.
Clarke was the first to purchase within the estate, buying a four bedroom, three storey luxury terrace in November last year which he purchased for $1,388,888 million. Newcastle's Jennifer Hawkins is also an ambassador.
Johnson Property Group Managing Director Keith Johnson said the start of construction of the terraces is a major development milestone for the project, having commenced construction on stage one of the 188-berth marina on Lake Macquarie in February.
“2016 is a big year for Trinity Point with construction starting on our luxury, architecturally designed, three storey terraces as well as our world-class marina, roadworks and other infrastructure getting underway,” he said.  
Featuring the largest blocks to be released to date at Trinity Point, Stage 6 lots range in size from 500 to 852 square metres.
Terraces feature two, three and four bedrooms and ranging in size from 192 to 256 square metres, priced from $1,088,888 to $1,328,888. All terraces feature balconies for outdoor dining and landscaped yards.
Michael Clarke said Trinity Point is one of those rare projects that comes along maybe once in a lifetime as it’s located in a pristine part of Australia’s stunning coastline, which you just don’t want to miss out on 
“My wife Kyly and I are really looking forward to enjoying the peace and tranquillity which comes with living beside a stunning expansive waterway such as Lake Macquarie," he said.
“We’re also very excited about becoming part of the Trinity Point community. It’s going to be thrilling to see the development take shape and I’m delighted to be helping Johnson Property Group celebrate the start of construction of the luxury terraces today.
“With my growing family, we’re very much looking forward to spending some lovely family holidays here at Trinity Point. It’s a hugely exciting project which is going to bring jobs and economy to the local community and an outstanding, sophisticated new destination and tourist attraction for Lake Macquarie. I’m delighted to be apart of it."
Johnson Property Group will commence selling the remaining terraces during the construction phase. 
Upon completion, Trinity Point is planned to include:
<ul>
<li>189 residential land lots and medium-density housing</li>
<li>250 apartments comprising of a mix of residential and short stay units</li>
<li>a 188-berth marina </li>
<li>a 5 Star Pullman hotel</li>
<li>A 200-seat restaurant with additional outdoor dining</li>
<li>A 300-seat function room</li>
<li>A 60-80 seat cafe</li>
<li>5 Star resort facilities including a luxury Day Spa, pool, gymnasium</li>
<li>Retail precinct</li>
</ul>
 
For more information visit <a href="https://www.trinitypoint.com.au" target="_blank">trinitypoint.com.au</a> or call 1300 888 888.
 
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jonathanchancellor-7SQnKwU6yx

Stage 6 land lots released at Trinity Point

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The majority of respondents to a recent survey by REIWA negatively gear their investment property.
The survey of property investors in Western Australia found that 72 percent of respondents negatively gear their investment property and from those 76 percent owned just one or two investment properties,
REIWA President Hayden Groves said indicates that the majority of investors are everyday West Aussies who hold small property portfolios.
"These findings debunk the myth that property investment and negative gearing only assists those who are wealthy," he said.
“We can see that West Australians employed across a whole range of industries negatively gear their investment property. 
“We hope these findings provide further insight into why we want negative gearing to be retained in its current form or, alternatively, a review of the entire tax system be carried out.
More than half of respondents to the survey earn a gross salary of less than $100,00.
Top five industry groups in WA whose employees invest in property: 
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  Business and human resource – 23 percent 
</li>
<li>
  Mining and engineering – 17 percent 
</li>
<li>
  Construction and building – 13 percent 
</li>
<li>
  Health, education, and social and welfare – 11 percent 
</li>
<li>
  Public service – 11 percent
</li>
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Property 101: Negative gearing in West Australia

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The Federal Treasurer Scott Morrison recently announced Dr Philip Lowe as the new RBA governor to replace Glenn Stevens, who has been head of Australia’s central bank for the past decade.
Dr Lowe will start his seven-year term in September this year at a time when the cash rate sits at a record-low 1.75 percent.
He has been RBA deputy governor for the past four years under Stevens, and had been long tipped in financial circles as the next governor. 
He first joined the RBA in 1980, the same year as Glenn Stevens, well before financial deregulation provided a platform for lucrative, glamourous careers for economists in the financial markets.
Back then the Reserve hired school graduates and supported them as part-time students. Lowe's first job at the Reserve was doing clerical work while attending night classes at the University of NSW.
Dr Lowe is well regarded in the central banking community, financial markets, and the Australian business community, and news of his appointment has not upset confidence in the institution.
We know about the monthly RBA meeting, but every morning, reportedly at precisely 8.50am, Stevens and Lowe along with three of the bank's assistant governors, meet to discuss the major issues of the day.
Sometimes the meetings only last five minutes, but can stretch out to 45 minutes.
Dr Lowe earned a PhD in Economics from the Massachusetts Institute of Technology after being awarded the University Medal for his undergraduate studies in economics at the University of New South Wales. He completed a doctorate at MIT in 1991, under the supervision of Nobel prize-winning economist Paul Krugman.
His appointment comes at a crucial time when central banks around the world are all wondering just what stimulus levers they actually have available in their management of their economies.
When Dr Lowe served as Head of the Financial Institutions and Infrastructure Division at the Bank for International Settlements (2000 – 2002), he authored important research on the financial stability role of central banks in low-inflation environments.
Something that afflicts the world currently, with one wise observer suggesting to me recently "we are all swimming in flat lemonade."
Lowe made his mark in a paper co-written with BIS economist Claudio Borio when he argued that even when inflation was tame, central banks should be wary of allowing low interest rates to fuel asset-price booms.
It was a then controversial view as in the US, the prevailing wisdom of the then-chairman of the Federal Reserve, Alan Greenspan, was that price booms were not the main concern of central banks. 
Lowe has a nice record back here of offering frank assessments on the challenges Australia faces.
He was especially vocal about lax lending standards in Australian banks during the property boom after inquiries on mortgage lending led to banks revising upward their total level of investor lending by some $50 billion.
Lowe has said we have got overly used to consumption growing more quickly than income.
He said we had gotten used to asset prices, credit and fiscal revenues growing more quickly than income.
We had got used to employment increasing more rapidly than the working-age population.
And we had got used to growth in our real incomes outpacing the rate at which we were improving our productivity.
One can hardly wait to glean what he thinks about the current, often reckless, search for yield by investors across all asset classes.
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September baton change for the RBA

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GUEST OBSERVER
Winter is here! Despite many Australians opting not to heat their homes to the point of complete comfort, many of us nevertheless will soon receive a nasty surprise when the energy bills arrive.
With Australia’s historically cheap energy, old housing stock in many areas, mild climate and frequent emphasis on low building costs, many homes are little more than “glorified tents” when it comes to thermal performance.
Besides wanting smaller bills, many residents also want to improve comfort, lessen their environmental impact and boost their home’s value.
So here is a list of 22 things you can do to improve your home’s energy performance – some cheap, some free, and some that can even make you some money up-front as well as cutting your bills. Of course, to reach the ultimate goal of a home heated and powered by 100 percent renewable electricity you may still wish to put some solar panels on your roof, but why not consider the following actions first?
1. Make sure you get the maximum discount on your energy bills. Although not available everywhere, in Victoria discounts of up to 38% are available on gas or electricity. Ring up your retailer and just ask, or threaten to switch, or better yet seek out a retailer that doesn’t treat their discounts like state secrets.
2. Monitor your power usage with the help of a “smart” electricity meter or in-home electricity display. This real-time (or near-real-time) information is more useful than the coarse monthly data commonly printed on energy bills. It can help identify appliances that have inadvertently been left on or those that draw excessive power when not in use.
3. Heat your water off-peak. If you have a resistive-electric hot water storage tank, make sure it heats up at night, when off-peak power rates apply. In some areas, “time of use” rates are available.
4. Get rid of your ‘garage fridge’. It can cost hundreds of dollars a year to run an inefficient 20-year-old fridge, especially if it’s in a garage that hits 50℃ in summer.
5. Ditch your super-hot plasma. If you have a 10-year-old television that gets so hot you can fry an egg on the screen, check out the newer models that can use one-tenth of the electricity.
6. Install a modern showerhead, such as those designed with double-impinging jet technology that use only 5 litres of water per minute. Old showerheads can pass up to 35 litres per minute. Why not grab a bucket and stopwatch and test yours?
7. Insulate any exposed hot water pipes, including the pressure-relief valve on your hot water tank. Make sure hot water pipes do not run uninsulated straight into the soil in your garden. Insulate electrically heated storage tanks where it is safe to do so.
8. Check your heaters and air conditioning. Gas heating systems should be checked at least every two years by a qualified person, not least to keep poisonous carbon monoxide gas at bay. All heating or cooling system filters should be cleaned regularly to improve energy efficiency and air quality.
9. Inspect your ducts. Poorly installed or degraded ductwork can lead to big energy losses, which can go unnoticed for decades. Ensure that small children or animals have not gone under your house and damaged your gas heating ducts. Check also that air returns are properly “boxed-in” and do not draw air in from the wall cavity instead of from the living space. However, cleaning the inside of your ducts is not critical for energy saving, and risks damaging them in the process.
10. Banish drafts, for instance by plastering over those ubiquitous wall vents – relics from the days when homes relied on unflued heaters or gas lights. Seal off unused chimneys and fill any other cracks, gaps or holes around doors, windows, skirting boards, floorboards and architraves. Remember to close air-conditioning ceiling vents in winter. Ventilation should be controlled by opening windows, not by having permanent holes in the walls.
11. Eliminate ceiling-mounted downlights wherever possible. A small number of modern wide-beam LEDs can adequately replace a larger quantity of narrow-beam halogen downlights. Aim to have as few holes cut into your ceiling as possible, because these holes let heat escape in winter and let it in during summer.
12. Install downlight covers over all downlights that protrude into accessible attic spaces. Not only does this reduce fire hazards and keep out insects, but it will also reduce air flow through the roof.
13. Replace all regularly used lights with LEDs. LEDs use a tenth of the energy of halogen or incandescent bulbs, so will pay for themselves in just a few months (even less in places where free replacement is on offer). Replace less regularly used bulbs with LEDs as and when they burn out, and vow never to buy a non-LED bulb again.
14. Insulate your attic…. If you don’t have roof insulation, buy some. If you do, check it meets the recommended “R value” for your climate. Ensure all vertical attic surfaces (walls, skylight tunnels) are also insulated, and include a layer of aluminium in your attic space. Thermal imagingcan be used to identify existing flaws, such as gaps or sections of insulation inadvertently moved by tradespeople working in the attic.
15. …and your floors and walls too. In cooler Australian climate zones, floor and wall insulation can help keep heat in, making your home warmer and cheaper to operate.
16. Cover your windows from the inside… with drapes, curtains or blinds. This will keep in heat at night and on cold winter days, and keep out the sun in summer. Cheaper or do-it-yourself thermal window treatments such as plastic films or even bubble wrap can be applied in some situations (just don’t expect to win any design awards).
17. …and the outside. Trees, plants, external awnings, blinds or shade sails can all keep out the summer sun and stop windows getting hot. Remember that significant heat will reflect onto windows from sizzling decks, paved areas and walls (but not lawns). It’s better to keep out the sun in the first place rather than try to cool your house down.
18. Double glazing for windows cuts out noise, improves security and saves energy too. For many Australian climate zones, I recommend that homeowners never buy a window in future that isn’t double-glazed. Retrofit options options such as “secondary glazing” are also available.
19. Fit a pool cover if you have a swimming pool. Not only will this stop the water cooling down overnight in summer, but a cover can also minimise cleaning, chemical use and the running time for your filter pump. Consider upgrading to a more efficient pump if yours is more than a decade old, and ensure it does not run for more hours each day than required. 
20. Use reverse-cycle to heat your home…. If your home has reverse-cycle air conditioning (also known as a heat pump), this may be the cheapest way to heat, especially as gas prices rise. On heat mode, reverse-cycle units harvest free renewable ambient heat from the air outside your home and pump it up to the toasty temperature you need inside. Having installed high-efficiency reverse-cycle units, I can heat my own home for one-third of the cost of ducted gas heating.
21. …and your water. If your hot water system is nearing its use-by date, consider replacing it with a heat pump. This is an especially good option for homes that already have solar panels and low feed-in tariffs.
22. If you can eliminate all gas use in your home (for space heating, water heating and cooking), you can eliminate your gas bill with its nearly A$1 per day fixed supply charges.
<h2>And then there is solar…</h2>
In Australia these days, you won’t be paid much money for selling your electricity back to the grid. However, it might still pay to install solar if you can consume most of the energy yourself, by running your pool pumps, appliances, space heating and cooling devices, hot water system and even an electric car with solar electricity harvested during the day.
In future, as electricity storage batteries get cheaper, there may be even more economic reasons to have solar panels on your roof.
This article doesn’t list every possible behavioural trick or home improvement. Sadly, some homes will never be fantastic energy performers without significant modification. But hopefully there are a few things on this list that will work for you – even if it’s only a case of finally covering that drafty doorstep, or giving your creaking “beer fridge” a dignified retirement.
Tim Forcey is energy advisor, Melbourne Energy Institute, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/tim-forcey-104740" target="_blank">here</a>.
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 22 ways to cut your energy bills (before spending on solar panels)

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South Sydney Rabbitohs prop George Burgess has snapped up a garden apartment in Randwick's Epoque boutique development.
Recently engaged to model Joanna King, Burgess paid about $2 million for the MHNDU designed three bedroom apartment. <a href="https://epoqueliving.com.au/" target="_blank">There's eight in the block</a> listed through D'Leanne Lewis at Laing &amp; Simmons Double Bay. Prices range up to $2.6 million with 2017 completion.
They currently own in a Chifley duplex, where he lived next door to former team mate Tim Grant who recently sold for around $1.65 million through McGrath agent Marnie Seinor.
George clearly didn't fancy buying brother Sam's apartment, who took his Bondi Beach apartment off the market last week having decided to lease it out with a $1950 a week asking price. It was also available at $2600 a week furnished.
This article was first published in the Saturday Daily Telegraph.
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George Burgess buys off the plan in Randwick's Epoque

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An $11 million apartment in Mirvac's The Eastbourne has sold, achieving a sqm rate at almost $24,000 per sqm.
It eclipsed the previous record held by the Salta building at 150 Clarendon Street which has long been the benchmark for prestige living in Melbourne.
With the Grand Pavilion Penthouse yet to hit the market however, the new record may not stand for long, with price expectations exceeding $30,000 per sqm.
The penthouse will feature 50 metres of frontage and an outdoor pool offering views across Fitzroy Gardens.
The Eastbourne is a classically terraced building set across 11 levels fronting Fitzroy Gardens, boasting spectacular views of the CBD and neighbouring abundant greenery.
Construction is set to start in the coming months on the Bates Smart development, so the design suite, which is now open to the public, will only be on site for a limited time.
John Carfi, Mirvac's head of residential said The Eastbourne’s recipe for success had been tried and tested previously at Mirvac’s landmark St Kilda Road development The Melburnian.
“We knew we had something special here and that determined our approach and our collaboration with Bates Smart to create a landmark project befitting its location and address,” he said.
“It is wonderful to see the success of The Melburnian replicated in East Melbourne, where purchasers have jumped at this unique opportunity.”
The first release comprised the Pavilion Collection – the project’s premium residences boasting large terraces with views over the Fitzroy Gardens and price tags starting from $2 million.
More than 90 percent of this stage has been sold to some of Melbourne’s most highly regarded people, including residents from the famed 150 Clarendon building on the other side of the park, upgrading to East Melbourne’s newest address.
One, two and three bedroom apartments are available, starting from $500,000, with these apartment aimed at the discerning young professional market.
Carfi said that families with young and teenage children have been attracted to the lifestyle advantages of The Eastbourne.
He also suggested that Sydney-siders have seen value in the building and customers are flying down to buy.
The project will also feature a dining room with chefs kitchen, resident's lounge with courtyard and barbecue, a cinema room and a business centre.
With demolition already underway, construction is set to commence early in 2017 and completion expected by mid-2019.
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<div title="Page 2">Over 3000 expressions of interest were lodged by interested buyers when the project was launched. </div>
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<div title="Page 2">For more information, <a href="https://theeastbourne.mirvac.com" target="_blank">click here.</a>
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The Eastbourne breaks sqm rate record in East Melbourne

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A $150 million hotel being developed by Frasers Property Australia and Sekisui House at Sydney’s $2 billion Central Park urban village is to be branded a Starwood hotel.
Starwood Hotels &amp; Resorts director of acquisitions and development, Andrew Taylor, said the 297-room hotel will be branded Four Points by Sheraton Central Park.
<img src="/images/2016/06/16/Screen%20Shot%202016-06-16%20at%2011.28.06%20AM.png" alt="" width="683" height="421">
It was designed by British architects Foster + Partners to appeal to both leisure and corporate travellers.
The Australian reported Starwood, which will merge with Marriott in a $US14bn ($19bn) deal next month, creating the world’s largest hotel company, won the tender against three other international operators including one of Frasers Property’s own brands.
The hotel will be open by early 2018.
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