Developer <a href="https://www.apartments.com.au/developers/bottega-property-group">Bottega House</a> has secured council approval for its first Brisbane project - a $270 million luxury residential development on an absolute riverfront site in leafy St Lucia.&nbsp;

The 15-storey project, known as <a href="https://www.apartments.com.au/new-apartments/st-lucia-by-bottega-house-180-macquarie-street-st-lucia-qld-4067">St Lucia by Bottega House</a> , will occupy a prime north-facing site at 178-180 Macquarie Street, directly fronting the Brisbane River in the established inner-west suburb known for its rowing clubs, golf courses and sprawling University of Queensland campus.&nbsp;

St Lucia by Bottega House will feature a suite of amenities including dedicated wellness spaces, a mineral pool and cold plunge. The project has been positioned to attract affluent owner-occupiers seeking high-quality, house-sized apartments.&nbsp;

Bottega House has been set up by co-directors Nick Malloch, Louis Mennes and Craig Marsh.

Malloch said the project drew inspiration from its Brisbane River setting and leafy inner-west surrounds, while responding to the demands of discerning locals looking to transition from freestanding homes into apartment living.&nbsp;

"With an expansive river frontage and lush green surrounds, we knew we had to create something special that reflects the natural beauty of the location while offering residents masterfully crafted homes," said Malloch.&nbsp;

"Our intent was to complement the project's quiet, private setting by introducing residences that offer a calm retreat and sanctuary from the everyday. The result is a harmonious blend of architecture, interiors and amenity that emphasises wellbeing, comfort and beauty without excess."&nbsp;

Malloch added that project consultants had been carefully selected in alignment with Bottega House's commitment to care, quality and attention to detail. The design team includes architects <a href="https://www.apartments.com.au/architects/plus-studio">Plus Studio</a>, interiors practice <a href="https://www.apartments.com.au/interior-designers/mim-design">Mim Design</a> and landscaping by <a href="https://www.apartments.com.au/architects/urbis">Urbis</a>.&nbsp;

Three-bedroom apartments are expected to start around $5 millio. Selling agents Keenan &amp; Byrne said the pricing strategy for the project was anticipated to achieve upwards of $25,500 per square metre.&nbsp;

The project's development approval this week follows the success of Bottega House's inaugural Queensland project - a 22-storey collection of full-floor sky homes at Broadbeach on the Gold Coast which included the sale of a two-storey penthouse at a record price for a beachside residence.&nbsp;

St Lucia by Bottega House is expected to launch to market in November, with construction anticipated to be completed mid 2029.

[smartcode_project_cta:default project_id=151826]

Joel Robinson

Bottega House to make Brisbane debut with St Lucia riverfront apartment development

<a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Property Group</a> is advancing its affordable apartment model into Brisbane with the acquisition of another site at Cordelia Street in South Brisbane for $27 million.

Sherpa, which has a $1.7 billion pipeline across Southeast Queensland, intends to bring a cohort of apartments exclusively for first homebuyers into its proposed 186-apartment project to be built at 2 Cordelia Street.

The Sherpa model has already been incredibly well received from their Gold Coast projects, where Sherpa Group set aside a number of apartments exclusively for first homebuyers.

The new $320 million project marks Sherpa Group's second development in Brisbane, following its $255 million Symphony project, also on Cordelia Street, which is currently under construction.

Symphony will deliver 146 apartments across 28 levels, offering a mix of one, two and three-bedroom apartments. With 114 already sold, construction by <a href="https://www.apartments.com.au/builders/lps-group">LPS Group</a> is scheduled for completion in 2028.

[smartcode_project:default project_id=7574 project_image_fid=351654]

Sherpa Founder, Christie Leet, said the company was excited to be venturing into Brisbane for its second residential project.

“We’re big believers in the future of Brisbane as we lead into the 2032 Olympics and beyond,” Leet said.

“The success of Symphony has guided us into what will be our second project and we look forward to submitting our plans with council soon so we can deliver yet another quality project to the inner city residential market.

“Our Flourish model has been very well received both in Brisbane and the Gold Coast, and we’re excited to be able to offer some of these apartments again exclusively to first homebuyers to help get them into the property market.

“The model has been extraordinarily well received in our previous projects and it is something we are committed to moving forward.”

2 Cordelia Street will be designed by <a href="https://www.apartments.com.au/architects/hal-architects">HAL Architects</a> &amp; Finegrain and will include Sherpa’s signature residential amenities including pool, gym, recreation, wellness and work from home spaces.

The project will feature ground-floor commercial space, creating a vibrant amenity for residents and the surrounding community.

A development application will be lodged with Brisbane City Council in August on the code compliant site and will be launched to the market early 2027.

Sherpa acquires new site for second Brisbane apartment tower

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.

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

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?

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

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A freestanding retail building in Brisbane's CBD has sold to a Singaporean investor for $6.5 million.
The property, 105 Elizabeth building Street, is directly opposite the Myer Centre and was sold for $23,298 per square metre of NLA - a new Brisbane CBD record for retail assets outside of the Queen Street Mall according to sales agents CBRE.
The 279sqm building is situated on a site area of 516sqm and is fully tenanted.
CBRE’s Mike Walsh said six offers were submitted, including three overseas bids. 
"What was interesting to note was the clear distinction between domestic and offshore pricing, with the average offshore bid being 10 percent higher than the average domestic bid,” he said.
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Brisbane CBD retail building sells for $6.5 million

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Retail group SPAR Australia will open its second store in South Sydney in the inner city suburb of Waterloo as it looks to expand its footprint in the area.
SPAR is looking to capitalise on the growing South Sydney Market, with a 302 sqm grocery store in Divercity Village at 850 Bourke Street. Its first store South Sydney store is in Redfern.
According to Colliers International's Joshua Bush, who leased the space to SPAR, there are over 20,000 people living in Waterloo, with population growth showing no signs of slowing down.
Divercity Village has an array of shops and food places, including Misura Interiors, LJ Hooker, Bumble Bee Drycleaners Pet Wonderland, La Coeur Day Spa and Zoo Family, and a Malaysian restaurant. 
“Divercity Village was created to service the direct needs of the locals and provide amenity to the currently under supplied greater Waterloo precinct. The medium age group is 32, typically university educated with a predominance of double income couples looking for convenience," he said.
There are also more than 1,000 apartments in the delivery pipeline in the immediate Divercity precinct.
Bush said SPAR's Waterloo store would offer local customers a one-stop shop. 
The store boasts an upmarket European fit out, for which the brand is famous across the world.
Nearly 11 million shoppers pass through the doors of SPAR stores in the world each day. SPAR Australia had more than 140 stores in 2015, up from 25 in 2006. 
Bush did not disclose details of the lease, but rents are seen to be growing in the area, with many new retailers paying more than $850 per square metre.
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SPAR Australia moves into Sydney’s Waterloo

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A commercial property in NSW's Moss Vale anchored by IGA and Australia Post sold under the hammer for more than $9 million at Burgess Rawson auction.
The <a href="https://www.burgessrawson.com.au/buying/NSW/Southern-Highlands/Moss-Vale/Retail/2P1181#.Vzu_XSN97-Y" target="_blank">11-13 Clarence Street</a> building in the town centre is on a long and secure 15-year lease to IGA (Metcash) extending to 2023 with a further 15-year option.
The rest is securely leased to Australia Post extending to June 2021 with a five-year option.
The combined net income from the property is $670,596 pa + GST (as at 23/07/16) with around 90 percent coming from IGA (Metcash). 
A majority of outgoings recoverable from IGA, as per the lease and there is a guaranteed 3 percent fixed annual increases from IGA.
The auction amount of $9.03 was reported by the Australian Financial Review.
Moss Vale is a town in the Southern Highlands, an hour from Sydney's outer suburbs.
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 Australia Post leased building sells for $9 million 

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SPONSORED POST
Sydney developer Longton Property Group is working on a $300 million Avantra apartment project in Mascot that is designed to imitate a suburban street, but going up instead of a horizontal orientation.
The 328-apartment complex plus ground floor retail has been designed with a sense of community by architects MD+A and interior designer Archer + Wright.
The apartment block will include communal areas such as a shared rooftop area in which residents can swim, barbeque and interact with views of the Sydney skyline.
Covering 8,762 square metres, Avantra is oriented vertically, akin to “streets in the sky”, according to MD+A architect Brent Marvin.  
“We have six metres between front doors which is typical of a small lane, and we have pocket parks at each level where residents can sit in the sun. Within the building we have areas where residents can work or socialise, entertainment zones, a full-scale pool and BBQ areas. Instead of these elements being spread out at ground level we have designed them in the sky,” he said.
Avantra will be centred around a large courtyard garden designed for communal use. The designer, Daniel Blaffsky of 360 Degree Landscape Architects, aimed to create a sense that “the whole area is your garden.”
“Our philosophy is to create a beautiful landscape, but also a setting for community, for people to have chance interactions, as well as to have spaces for privacy and to relax.”
Longton aims for Avantra to be a community unto itself.  
One way it achieves this is through technology: each apartment will come with an iPad and the myiButler app, with which residents will be able to order shopping or house cleaning without leaving their unit.
All Avantra residents will also be part of a single virtual network, or iCommunity, allowing them to share information. Residents will be able to check updates on news, weather or finance, to be accessed either on their phones or iPads, or on an electronic noticeboard in each lobby.
For more information on Avantra, <a href="https://www.avantra.com.au/" target="_blank">click here</a>.
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Avantra homes in Sydney's Mascot akin to 'streets in the sky' 

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New Sky Group's 88 Melbourne tower, the $100 million 55 storey development, is being marketed as offering apartment homes, some 219 residences designed for empty nesters looking to transition from the family home.
The tower, designed by architectural practice Rothelowman in conjunction with KPDO, will be Melbourne’s first apartment building to feature hand-crafted kitchen appliances by Sub-Zero and Wolf. 
Rothelowman principal Chris Hayton said the building would be a timeless and elegant addition to Melbourne’s skyline and architecturally distinct due to its illuminated form. 
“88 Melbourne will have a sophisticated presence in the city and change the way people think of apartment living,” he said. 
“It will be an iconic Melbourne address and a lasting moment in the evolution of local architecture and how we design for changing life-stages.” 
Stage one of 88 Melbourne will release the tower’s first 42 levels followed by a second and final release of the building's remaining 12 levels in the coming months. 
88 Melbourne is the second project of Melbourne developer New Sky Group and primarily features two and three bedroom apartments, with 12 upper levels devoted to three-bedroom residences, sub-penthouses and two full-floor penthouses. 
KPDO director Kerry Phelan said 88 Melbourne translates the features of a luxury hotel into an apartment setting, with a key focus creating zoned living areas to enhance privacy and enjoyment. 
“Interiors have personality and encourage the display of objects collected during a life well travelled, rather than hidden away as many new apartment designs require, ” she said. 
The building also offers five-star resident facilities across a dual-height whole-floor space on level eight. This area is devoted to an indoor lap pool featuring a spa, steam room and sauna. 
A private wine cellar for residents features a tasting area and bar, plus its own private outdoor terrace.
The 88 Melbourne display suite can be seen at 88 Queensbridge Street, Southbank.
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New Sky Group creates first vertical community for empty nesters

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 Tenants must make sure that batteries for removable battery alarms are replaced if the batteries:
<ul>
<li>have not been replaced in 12 months or more since the lease started;</li>
<li>no longer work properly or at all; or</li>
<li>have reached their expiry date, more than 30 days after the lease started.</li>
</ul>
Owners must ensure all smoke alarms are mains powered or have 10 year non-removable batteries by May 2016.
Mains powered smoke alarms and 10 year non-removable battery alarms
Tenants are not responsible for the replacement of batteries providing back-up for mains powered smoke alarms or in 10 year non-removable battery alarms.
Maintenance and testing of smoke alarms
During the period of a lease agreement, tenants are required every six months to:
<ul>
<li>test all smoke alarms installed at the premises; and</li>
<li>remove all dust and debris from the smoke alarms.</li>
</ul>
Failure or malfunction of a smoke alarm
If a smoke alarm fails or malfunctions, for reasons other than the failure of removable batteries or the mains power supply, a tenant must notify the owner as soon as practicable after becoming aware of the failure or malfunction.
For more information, <a href="https://www.consumer.tas.gov.au" target="_blank">click here</a>.
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Property 101: Guide to smoke alarm maintenance for Tasmanian renters

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<div class="section">
<div class="layoutArea">
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Maintaining prestige heritage homes in Sydney, typically those above the $3 million mark, may be a chore given the issue of finding replacement fittings, fixtures and other period features according to valuation firm Herron Todd White.
Keeping up on the maintenance and updating irreplaceable period features is not desirable.
In their heritage residential property market review, HTW state the increasing "severity" of the heritage restriction or listing is generally indicative of the ease with which a heritage home may be modified or renovated.
"Renovation of homes of this nature is subject to any overlying heritage preservation requirements. However owners of heritage prestige homes are also looking to capitalise on the purchase price paid to secure such a dwelling as well as to provide them with a high calibre, contemporary home," it said.
"Extending and renovating period homes might involve simply retaining the existing period façade and constructing brand new for the remainder or more sympathetic (and costly) forms of extension and update. As with any form of renovation and update of a prestige home, the sky is the limit when it comes to cost. 
"Total project cost when working with heritage homes will be dictated by factors such as the scope of period features to be retained and the level of restoration required (including the availability of suitable materials and craftsmen), through to the extent of new build or extension and the quality of fitting to be installed in the newly renovated or built areas of the home.
"Given the demand for heritage prestige homes throughout Sydney, renovation and restoration of these properties is common and when market conditions are positive, capital growth through savvy enhancement is indeed possible. Should the uninitiated or the uninformed take on a project of this nature, it is quite possible to over-capitalise and thereby limit possible return on investment. 
"Heritage homes remain well regarded within the prestige residential market. These properties can range from terrace homes in areas such as Paddington and Woollahra through to substantial freestanding homes in any number of Sydney suburbs including as a snap-shot Mosman, Bellevue Hill and Vaucluse."
 
A brief overview of Sydney heritage prestige home types includes (but is not limited to)"
</div>
<div class="column">
• Colonial (circa early 1800s)
• Victorian filigree (circa 1840s to 1910s)
• Victorian Italianate (circa 1870s to 1900s)
• Rustic gothic (circa 1830s to 1880s)
• Queen Anne (also called Federation) (circa 1890s to 1910s)
• Arts and Crafts (also called Federation) (circa 1900s to 1920s)
• Californian bungalow (circa 1910s to 1930s)
• Interwar Old English (circa 1920s to 1930s) 
• Georgian revival (circa 1920s to 1930s)
• Art deco (circa 1920s to 1930s) 
 
</div>
</div>
</div>
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Keeping up Sydney heritage property appearances "not desirable": HTW

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Nundah Central, located on Sandgate Road in Brisbane’s inner north, has sold for $4,425,000 in an off-market transaction to a Western Australian investor. 
The site has an area of 1,639 sqm with an office and retail net lettable area of 554 sqm and 491 sqm, respectively.
The tenant profile of Nundah Central includes a strong history of occupancy with several tenants being long-term occupiers of the building; the tenant mix includes Max Employment Solutions, KC Pysch, Worth Real Estate, Jam Café, Siam Sensations, The White Bungalow and Lotus Wellbeing.
The sale reflected a yield of 7.27% and a strong result for the vendor, a locally based private syndicate.   JLL’s Sam Byrne and Christian Sandstrom were behind the deal.
“Competition for quality commercial assets in southern markets, particularly Sydney and Melbourne, is exceptionally strong at the moment, resulting in an increased interest in Brisbane from investors” said Sam Byrne.    
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Nundah Central sold in off-market deal as investors look to Brisbane for retail opportunities

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Globally, interest in national urban policy peaked in the late 1970s and declined sharply thereafter. The trend held true for Australia, peaking under the Whitlam government.
The decades after the Whitlam government produced a variety of federal housing and other urban policies. None had the scope of a national urban policy.
Not until 2011, with Labor’s Our Cities, Our Future, was a national urban policy launched. This did not mirror a similar resurgent interest in Western countries. These countries promote intergovernmental decentralisation, while Australia has increased centralisation.
Australian exceptionalism – both its “unique model of metropolitan governance” and its extreme <a href="https://theconversation.com/renewing-federalism-what-are-the-solutions-to-vertical-fiscal-imbalance-31422">vertical fiscal imbalance</a> (VFI) – provides the setting for federal policy that assumes the prerogatives of state and metropolitan urban policy.
<h2>Commonwealth role rarely challenged</h2>
Urban academics and professional organisations such as the Planning Institute of Australia celebrated Our Cities, Our Future – perhaps due to the increased prominence accorded urban affairs.
Few questioned the rationale for federal engagement in matters such as metropolitan strategic planning, infrastructure investment and housing. No significant urban outcomes can be attributed to Our Cities, Our Future.
Yet the policy environment at the time did have a legacy, following the creation in 2008 of Infrastructure Australia. In a context of VFI, then-prime minister Kevin Rudd sought to rationalise federal infrastructure funding based on the “business case” for projects. He tasked the COAG Reform Council with preparing guidelines for capital city strategic planning systems that would provide an “evidence base” for federal decision-making.
In 2014, the remit of Infrastructure Australia was expanded. It was to undertake an Australian Infrastructure Audit and prepare an Australian Infrastructure Plan. The plan, finalised in 2016, holds that:
The Australian government should drive change in the planning and operation of Australia’s cities through the use of Infrastructure Reform Incentives.
This approach would:
 …tie the provision of additional funding for infrastructure to the delivery of a range of city-based reforms, focused on improving the quality of planning, development and infrastructure across Australia’s cities.
This is an extraordinary assertion of power over planning for, and infrastructure investment in, cities. It has no constitutional foundation. VFI, however, frees the pens of the drafters of urban policy and the presumptions of their political masters.
Lest we forget, at the time the plan was being finalised, for 99 days there was a minister for cities and the built environment. Again, responding to the attention given to urban affairs, urban academics and professionals feted the creation of this position. No significant urban outcomes can be attributed to the ministry.
Following Jamie Briggs’ misadventure and the appointment of Angus Taylor as assistant minister for cities and digital transformation, the Smart Cities Plan was launched. Its potential significance is huge. Its ambition is to “rethink the way our cities are planned, built and managed”, with the Commonwealth to lead the rethinking.
<h2>So what’s in the latest plan?</h2>
The plan contains much that is interesting, but little that is substantial. It has the appearance more of a think-piece than a substantive policy document. Some prominent ideas are plugged in, then ignored.
An example is the “30-minute city”. It gets headlines, but it is difficult to identify what this adds to the urban agenda once the actual commitment to public transport is considered.
What the 30-minute city concept does do is reveal the extent of federal presumption about city planning. Can one really argue that this is the job of federal government?
Together, the Australian Infrastructure Plan and the Smart Cities Plan amount to a new national urban policy based on metropolitan strategic planning, infrastructure funding and City Deals.
While acknowledging the states' constitutional prerogatives to undertake metropolitan strategic and infrastructure planning and to implement projects, VFI makes federal presumptions possible. The views of a metropolitan community of interests are not a consideration.
The federal commitment is to:
<ul>
<li>
A$50 million for infrastructure planning;
</li>
<li>
establish an infrastructure financing unit; and
</li>
<li>
invite state and territory governments to partner the Commonwealth on City Deals.
</li>
</ul>
Any federal discussion about financing infrastructure in Australia’s cities is interesting and the Smart Cities Plan does appear to presage innovative public and private financing opportunities.
As for City Deals, these are to be based on federal and state/territory partnerships to “drive national priorities tailored to local needs”. So, at the local level, national priorities prevail. The federal government knows best.
In the UK, City Deals are premised on “devolution” and the creation of metropolitan governments. Deals are negotiated with local and metropolitan governments and business leaders, with reference to civil society as well. Metropolitan governments are seen as desirable because it is believed the economic growth of cities is best promoted by city leadership.
However, neither Labor nor Coalition conceptions of national urban policy envisage city leadership serving a metropolitan constituency. Representative, revenue-generating metropolitan government, which can enter the infrastructure finance market, would threaten federal and state power and influence.
<h2>How can federal policy make a difference?</h2>
There are two preconditions for effective federal engagement in urban policy.
The first is a policy that survives the next election. Because the Labor and Coalition approaches incorporate urban issues from local to federal, they are essentially political treatises. Long-lived policies are unlikely.
The second precondition is to recognise that most policies are urban in a country that is 90% urban. The unintended urban consequences of federal policies have outweighed those of policies having urban intent. Examples include negative gearing, immigration and climate-change policies. The criterion of urban consequences should be integral to federal policy formation.
A federal concern with urban policy requires locating responsibility and funding for policies to the level of government where they are most effectively addressed. Often this will be at a metro scale. It is then best undertaken by metropolitan government.
Rather than tied infrastructure and social grants, untied fiscal decentralisation is desirable. Australia should welcome policy and expenditure differences, experimentation and mutual learning among metros.
The way forward is to consider what level of government is best placed to resolve contested urban issues, in partnership with the private sector and civil society.
A federal urban policy should be limited to issues that explicitly require federal intervention. The determination of these issues will be subject to debate. But the operating assumption should be federal policy modesty in relation to states and cities, devolution of responsibilities, and fiscal decentralisation.
Richard Tomlinson is professor of Urban Planning, University of Melbourne and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/richard-tomlinson-10016" target="_blank">here</a>.
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New name, new look for latest national urban policy, but same old problem

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Fixed, split or variable? Home buyers are always faced with the dilemma as to which is the best mortgage for their needs.
Interest rates being fickle, bank loan approvals usually take into account rate rises to make sure the repayment is still affordable, though in the end it still boils down to an individual's capacity to repay. 
The current low interest rate environment has translated to a growth in fixed loans. 
Let's look at each type of mortgage:
Fixed
The biggest advantage of fixed-rate loans is the predictability that comes with it, giving you some peace of mind as you are largely insulated from interest rate fluctuations. 
ASX-listed Mortgage Choice reported earlier this year that the demand for fixed rate home loans hit its highest level in more than 12 months, citing national home loan approval data, with fixed rate home loans accounting for 23.62 percent of all loans written in January, up from 19.44 percent in the previous month. 
But while considering fixed-rate loans, you must carefully consider the time period over which you would be comfortable with paying fixed payments.  
If interest rates drop during this period, you might end up paying more. Obviously, how much lower is the question. Because at present, RBA's cash rate of 1.75 percent is already at record lows.
The best aspect of fixed rate, however, is that it allows you to plan ahead as you already know how much to set aside for the mortgage payment each month.
The popular fixed rate products are usually around three to five years. 
Property Observer went looking for the cheapest fixed home loans on <a href="https://mozo.com.au/home-loans/fixed-rate" target="_blank">mozo.com.au</a> and found that Illawarra Credit Union with an interest rate of 3.5 percent for the first year of mortgage was the one with the lowest rate. It was followed by Greater Bank at 3.79 percent, Illawarra Credit Union with 3.85 percent (for two years), loans.com.au at 3.99 percent and last Hunter United Credit Union at 3.98 percent. 
Fixed-rate loans come with a caveat. If you try to pay off your fixed-rate loan, fixed rate break costs and discharge fees apply.
If your home loan is fixed or if it was setup before July 2011, the exit fees can be significant.
So it may be worth considering a variable rate if your plan is to sell the property after some quickly realised gains. 
Some fixed rate loans include redraw facilities, and some have more flexible terms around repayments allowing you to pay extra up to a certain amount.
Variable
When it comes to variable rate loans, flexibility is the buzz word.
Variable interest rates tend to be lower than fixed rate products, and will have more features as well. However, they do come with an added risk, that of rising interest rates increasing your mortgage payments. So you need to be covered when interest rates rise.
If you’re borrowing less than you can handle, then you may decide that a variable rate is a good option in the immediate term – you can always fix later if necessary.
As of May 17, 2016, the top variable rates offered by lenders varied from 3.63 percent to 4.20 percent, according to mozo.com.au.
Independent lender <a href="https://offers.mortgagehouse.com.au/autumn-special/?campaignid=22150&amp;sourceid=45&amp;gclid=CIXG1-q-4swCFVcnvQodjnoJow" target="_blank">www.mortgagehouse.com.au</a> is offering a variable rate of 3.52% for the first six months, which then reverts to 4.02%. The lender also claims that it doesn't have expensive overheads unlike banks, which allows it to better customise its products and offer lower rates to customers.
Another advantage of variable interest rate home loans is that paying lump sums is easier with fewer associated costs than fixed rate loans.
If you know you cannot increase your repayments significantly, and there's a sudden vacancy in an investment property, then a rate rise can impact you. On the other hand, a rate cut will mean you could find yourself with a bit of extra cash on hand or paying off your mortgage sooner. 
Split
A 'split loan' is a comfortable compromise between the pros and cons of fixed and variable interest rate loans, according to a blog on the website of Suncorp Bank. A split mortgage allows you to reap the benefits of both the security of fixed rate loan and the flexibility of a variable interest rate loan. 
How it works is that you can allocate a portion of your loan amount to attract a variable interest rate, and another portion to a fixed rate, thus you have the security and the flexibility. The split may not necessarily be 50/50, it can be what you are comfortable with.
This provides you partial protection from future interest rate changes.
This may be a good option if you plan to pay off your loan earlier. The extra repayments you make can be solely done on the variable component of the loan.
However, you may have to pay the costs should you wish to break the fixed portion as that part is considered a fixed mortgage. 
As always, these are just rough guidelines and one should always consult a loan specialist to figure out which product is best suited to your needs.
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Parcel delivery is joining the apartment amenity checklist

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