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.

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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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Developer Beulah International has purchased a residential development site in Melbourne's Ivanhoe for $5.7 million.
Located at 47-49 Norman Street, the 1,653 sqm site comes with approval for 43 apartments, which are being reworked to create bigger and more spacious apartments.
The site is close to private schools, Ivanhoe Railway Station and retail.
The company is in talks with Tier 1 designers to deliver a luxury boutique development with good architecture, said Beulah International executive director Adelene Teh.
“Our recent project Gardenhill has been a great success, and we look forward to delivering more functional and beautifully designed living spaces to the Melbourne marketplace,” said Adelene.
Construction at Gardenhill, in Doncaster, has commenced with the developer claiming on its website that 70% sold in the first three months. Apartments start from $380,000 at Gardenhill.
Beulah International has also emerged as one of the seven frontrunners to secure the highly publicised Telstra development site opposite Carlton Gardens, alongside other leading developers Greenland and Salta Properties.
The Telstra site could potentially be their second “super tower”, after pioneering Australia 108 with its partners.
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jonathanchancellor-7SQnKwU6yx

Melbourne developer buys apartment site for $5.7 million

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
A memo on the subject of housing taxation from the Reserve Bank of Australia (RBA) is stirring up debate on proposed changes to negative gearing and capital gains tax in the election campaign.
The memo, dated December 9 2014, does counter the government’s claim that changes to negative gearing will have an adverse effect on housing prices, although this was never its intended purpose.
The memo was in response to the report from the Financial System Inquiry two weeks earlier. The inquiry noted that reducing capital gains tax concessions would “lead to a more efficient allocation of funding in the economy,” that “the tax treatment of investor housing…tends to encourage leveraged and speculative investment,” and that “housing is a potential source of systemic risk for the financial system and the economy”.
The RBA is usually reluctant to comment on areas of government policy outside its remit and hasn’t expressed any views on whether changes are needed to the long-standing tax treatment of housing investment. However, in response to a Productivity Commission inquiry 12 years ago, the RBA pointed out that:
“…taxation arrangements in Australia are more favourable to investors in residential property than are the arrangements in other countries.”
It also went on to note that a higher share of Australian taxpayers are attracted to property investment to lighten their tax burden and reducing investor demand would allow for more demand from first home buyers, without adding to the overall pressure on demand and prices. The RBA submission suggested this could also lead to a more stable housing market.
At that time, housing investors accounted for just over 45 percent of all lending by Australian financial institutions. In 1999 this was less than 32 percent, when the Howard government amended the tax treatment of capital gains in a way that made it more generous to investors (in property and other assets).
After falling back to around 36 percent in the aftermath of the global financial crisis, the share of property loans taken out by investors rebounded to more than 50% in the first half of 2015. The Australian Prudential Regulatory Authority (APRA) has since required banks to tighten their lending standards for property investment loans, now the share of new housing loans going to investors has fallen back to about 45 percent.
The key point to note here is that the changes enforced by APRA to banks’ lending criteria have also had the effect of dampening investor demand, as Labor’s current policy also intends, without any obvious adverse effects on property prices.
The government’s strict enforcement of foreign investment regulations, designed to prevent foreigners from purchasing established properties (other than in limited circumstances), and the cutting of grants to first-time buyers of established properties while boosting grants to first-time buyers of new dwellings at a state level, have both failed to dampen investor demand for property.
In other words, governments are trying with these policies to reduce demand for the purchase of established dwellings (90% of borrowing by Australian property investors is for the purchase of established dwellings) while encouraging the demand, and therefore building of, new properties. This is exactly what the Opposition’s proposed changes to negative gearing and the capital gains tax discount seek to do.
Labor is trying to make it less attractive for investors to buy an established property after 1 July 2017. As a result, the prices of established dwellings should go up at a slower rate than it would otherwise – and from the standpoint of would-be home-buyers, this is a good thing.
However, the Opposition proposes to “grandfather” existing negatively-geared investors from these changes. This means anyone who has a negatively geared property investment as of 30 June 2017 will still be able to offset the excess of their interest costs over their net rental income against their other taxable income. So there is no reason to expect that investors will seek to sell their investments en masse and that prices of existing properties will fall any more than they have done as a result of the other government measures.
And this is precisely what the memo from the RBA notes:
“only if changes were not grandfathered” would there be a risk of “large scale sale of negatively geared properties.”
The RBA note also raises the possibility that changes to negative gearing could prompt a “potential increase in rents” – a point which the Coalition has been as quick to seize upon. Presumably this concern reflects an assumption that if changes were to be made to existing negative gearing arrangements, those changes would apply to new properties as well as established ones (since the Financial System Inquiry whose recommendations prompted this staff memo didn’t make any distinction between the two).
The Opposition’s policy is to keep existing negative gearing arrangements for investors in new dwellings. There is a risk that it could end up inflating builders’ profit margins, rather than boosting the supply of new housing.
However, to the extent that it does the latter, there is less reason to expect rents to rise. This is because under the Opposition’s policy more would-be home-buyers could fulfil their aspirations. It would reduce the competition they face from investors who negatively gear and this would decrease the demand for rental housing.
The Reserve Bank hasn’t explicitly supported Labor’s negative gearing policy. But it does appear to have rebutted one of the government’s principal arguments against it.
Saul Eslake is vice-chancellor’s Fellow, University of Tasmania and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/saul-eslake-665" target="_blank">here</a>.
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What the RBA memo really says about negative gearing: Saul Eslake

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GUEST OBSERVER
An overhaul of education and training standards for the real estate profession must take place to help prevent illegal activities.
Trust account fraud, misleading and deceptive conduct, underquoting and a lack of knowledge about property and the laws relating to its transaction are simply unacceptable behaviours.
On the surface real estate sales and management appear to be very simple, however it is in reality a very complex and multilayered process that requires a high level of knowledge and diverse skills to carry it out in a professional manner.
Most people would expect that an agent has been properly trained and has the required qualifications to fulfil their obligations. The sad truth is that for the past 10 years the education standards delivery especially in NSW have been watered down and in the interest of increased competition abused by many course providers that are allowed to continue operating.
It actually requires more training to become a barista than a real estate agent.
You would expect an agent to understand how the property they are dealing with was built; its age; what the zoning is; if there are any easements, building or height restrictions; and what special conditions are in the contract, to name just a few issues.
Professional agents can answer all of these questions, but not every agent will be able to because of the low level of training in the industry.
The Real Estate Institute of New South Wales has been fighting for the past 10 years for better training and qualifications, and government cannot ignore the issue any longer.
Inadequate real estate agent training needs to be addressed to achieve better consumer experiences and outcomes. Both the NSW Government and NSW Fair Trading must act on our recommendations for reform.
Professional agents and consumers demand it, and now is the time to deliver it. 
John Cunningham is president of the REINSW and can be contacted <a href="https://www.reinsw.com.au/imis15_prod/" target="_blank">here</a>.
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More training for coffee making than property sales: John Cunningham

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A gateway landholding in Sydney's Parramatta, with potential for mixed-use residential development, is up for sale through an expressions of interest campaign closing June 7.
The site at 142 James Ruse Drive in Parramatta is being sold as a ‘Going Concern’, and has an area close to 10,000 square metres. 
Surrounded by land that is undergoing significant regeneration from light industrial to future residential and mixed-use development, 
Stuart Cox and Neil Cooke of Savills are marketing the property. 
Cox said as the property is next to the proposed light rail station planned for Parramatta, and that it has gateway prominence, he expected strong interest from buyers.
“As far as opportunities go, it doesn’t get better.  This offers buyers a complete blank canvas with significant rezoning potential (STCA),” said Cox.
Concept drawings have been proposed for the site, providing 493 apartments spread over four towers together with about 2,500 square metres of retail space.
The property currently comprises a light industrial strata complex, constructed in 2002, made up of 10 strata industrial units.
Situated on the southern side of the Parramatta River, the property is about 2 km from Parramatta CBD. 
Parramatta is undergoing a growth phase with more than $8 billion invested in building and construction projects.
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Gateway site in Parramatta with potential for mixed use up for sale

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GUEST OBSERVER
Stamp duty concessions, including exemptions for downsizers and adjustments for off-the-plan buyers, should be incorporated in the WA state budget to tackle Perth’s failing housing targets. 
With the release of Perth’s long-term planning blueprint in 2011, there was a clear objective to reduce urban sprawl by driving higher-density housing options in established areas as the city’s population grows to over 3.5 million people.
Since then, we’ve seen changes in the types of housing being constructed in metropolitan Perth with an increase in multi-residential complexes, rather than the traditional trend of single dwellings.
This has been driven by a shift in buyer attitudes towards apartment living as well as many councils adopting planning schemes that are conducive to higher-density housing.
However, it’s clear that more needs to be done as Perth’s infill development continues to fall short of the state’s target of 47 percent.
Initiatives key to reaching housing goals
Two initiatives that are conducive to the state’s long-term planning targets are the exemption of transfer costs for downsizers and the modification of stamp duty for off-the-plan purchases.
These concessions should be included in the WA budget, scheduled for May 12, to incentivise buyers to continue to move into high density housing and, in turn, support the state reach its infill targets.
1. Exemption of transfer costs for downsizers
The introduction of a one-off stamp duty exemption for people over 65 who are selling their family home to downsize.  The exemption should be available in any cases where the family home sells for less than $1 million and the buyer purchases a property of a lesser value. Given that many retirees are hesitant to downsize because of the high stamp duty costs involved, a one-off exemption would provide a significant incentive to move to a smaller residence, possibly in a higher-density complex. It would also help free larger blocks in established areas for development of more higher-density housing options.
2. Modify how stamp duty is applied for off-the-plan purchases
Changing the way stamp duty is applied to off-the-plan purchases will drive more buyers to higher-density housing options. An effective method, which is utilised in other Australian states, is to charge stamp duty on the value of the land alone, rather than the combined value of the land and the dwelling. For example, take a developer who acquires a development site for $1 million and then seeks to build 30 apartments on the site. 
This would make the value of the land of each apartment worth approximately $33,000, which a potential buyer of one of the apartments would then pay stamp duty on. This should only be applied to off-the-plan purchases made prior to the start of construction. Any apartments purchased after the start of construction would have to pay stamp duty on the full price of the land and dwelling. 
Such an initiative would incentivise buyers to purchase high-density housing options during presales, because they save on the stamp duty. It would also assist developers attain finance for these projects, as lenders typically require about 60% of apartments sold as presales before approving funding.
Without further impetus for buyers to move to high-density housing, Western Australia, and more specifically Perth, risks falling significantly short of its key housing goals.  
Such stamp duty concessions are a swift and low-cost lever the Barnett government can pull in its forthcoming budget to help realise its long-term planning blueprint.
 
Damian Collins is the founder and managing director of Momentum Wealth and can be contacted <a href="https://www.momentumwealth.com.au/damian-collins/" target="_blank">here</a>.
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Stamp duty concessions key to achieving housing goals: Damian Collins

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The 30 minute city is a worthy town planning concept of connectiveness but isn't ever going to happen in Sydney.
Buyers on the fringe must simply cop the consequences of distance.
The valuers Herron Todd White suggested recently just because fringe localities are cheap, doesn’t mean they can’t be savvy buys too.
They offer the chance of property at a fraction of the cost compared to city hub. Badlands no more.
The major worry from a price growth perspective is that supply can rise suddenly on the fringe.
Suburban addresses on the circumference of any city are abutted by greenfield sites.
"While you can see solid value performance, it doesn’t take much for competition to kick in," HTW noted.
If big parcels of housing land nearby gain development approval, there’s suddenly a whole new option for potential buyers.
Nowadays developers effectively create mega-suburbs through multi-stage projects extending over decades that include major community spaces, schools, universities, even hospitals as well as the mandatory shopping centre.
The aim is that families can effectively live within the boundary of these new communities and want for very little. 
The inner suburbs of Sydney hold most of the buyer attention, but the sought after cafe lifestyle pursuit exist beyond the hipster belt in suburbs 25 kilometres away the CBD. 
And also on the outskirts of NSW's major regional cities too.
Take the Illawarra, where fringe areas tend not to be too far from the main centres of Wollongong, Shellharbour and Kiama.
HTW suggests these include Cringila, Port Kembla, Unanderra, Dapto, Barrack Heights and Lake Illawarra.
Prices below $400,000 are now rare, generally for 1960s brick or fibro dwellings without major updates.
Cringila, close to the steelworks, is priced under $350,000, with capital growth pegged back due to location, HTW advise.
The Shoalhaven fringe are the small coastal towns based around Nowra, including Shoalhaven Heads, Culburra and Callala Beaches.
While all have local shops and services, they don't have departments stores and good public transport.
Most of all they lack a deep job pool, HTW warns.
Their real estate prices reflect this but can be buoyed by buyers seeking that holiday house dream.
Prices in Shoalhaven start around Nowra at $250,000 for a 50 year old three bedroom fibro.
As Australia’s seventh largest city, Newcastle has many fringe options including Fletcher and Cameron Park.
A contemporary four bedroom in Fletcher costs around $550,000, compared to $800,000 plus closer in.
Apparently traffic in Newcastle is rarely problematic, allowing fringe commuters 20 minute access to CBD based careers, services and social activities.
On the Central Coast, close to the Gosford CBD are the fringe options of Niagara Park, Narara and Wyoming.
Lacking the popularity enjoyed by the beachside suburbs, HTW suggests as gentrification occurs they may well prove a smart buy.
Further north, Chain Valley Bay, Gwandalan and Summerland Point have been popular with retirees and a constrained budget, but have seen a recent rising market.
The Southern Highlands has experienced increased investors in its fringe options, which are the villages away from the three major towns of Bowral, Mittagong and Moss Vale. Prices have increased 10 percent since 2014, but this is now expected to slow.
The Southern Tablelands region has been steady with HTW anticipating Goulburn to plateau or even soften.
Goulburn is sometimes viewed as a fringe suburb of Canberra, suggesting rather than the 30 minute city outcome, we rather might all merge into one huge metropolis.
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The 30 minute city isn't ever going to happen in Sydney

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<img src="https://counter.theconversation.edu.au/content/57114/count.gif" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Neighbourhoods as “battlefields”, “sardine city”, traditional suburbs as “threatened species” and urban hubs as the domain of “latte-sipping yuppies”. These are examples of the dramatic and negative imagery Queensland newspapers use to describe urban consolidation in Brisbane.
Our research identifies depictions of urban consolidation in Brisbane by five newspapers: The Courier Mail and Sunday Mail, Brisbane Times, Northside Chronicle and South-East Advertiser. Our examination of 456 articles from 2007 to 2014 reveals a glut of negative imagery.
Urban consolidation is predominantly depicted as dangerous and uncontrollable. Dire warnings abound of a city bursting at the seams and sustained assaults on the Australian suburban dream.
Newspapers remain powerful forces despite their declining fortunes in recent times. Their capacity to shape public opinion remains strong. So how do Queensland newspapers heighten the drama of consolidated urban development? And what imagery do they use to sustain the narrative?
<h2>Planning responses to growth</h2>
Cities are rapidly changing all over the world as urban populations grow. Urban consolidation has become a common planning response. It focuses on concentrating growth in existing urban areas. This involves the delivery of higher-density housing and mixed-use developments.
Urban consolidation is often advocated as a neat solution to increasing populations, decreasing housing affordability and unsustainable urban sprawl. It is now a key planning policy in many Australian cities, including all of the capitals.
Of the 156,000 additional dwellings forecast to be developed in Brisbane between 2006 and 2031, The South East Queensland Regional Plan has set the goal of delivering 88 percent in areas targeted for consolidation. The over-arching priority is to accommodate an ever-increasing urban population within existing boundaries.
Evidence of implementation in Brisbane can be seen all over the inner city and throughout inner and middle-ring suburbs. Apartment and unit development projects are proceeding at pace. This is leading to a huge upswing in approvals and new stock coming to market.
<h2>The drama of consolidated development</h2>
Media reports predominantly capture the drama of consolidated development with references to warfare or natural disasters. Articles commonly refer to floods of development or a city under siege.
Local politicians opposed to consolidation are characterised as saviours of the people. These white knights stand strong, benignly offering their constituents protection from the destruction of over-development.
Dramatic physiological language is used in articles discussing high-density apartment buildings. Such places are characterised as choking the city or ripping the heart out of its suburbs. Increasing urban densities are presented as threatening the overall health of the city.
Apartments are depicted as “shoeboxes”, “rabbit hutches” and “charmless chunks of brick”. The people who choose to live in them are routinely portrayed as outsiders. They are the unwelcome intruders who are taking over the city and corrupting traditional suburban values.
By contrast, articles featuring direct quotes from developers and planners tend to use more moderate imagery. Consolidation is portrayed more commonly as a means to create quality places to “live, work and play”. Associated images are usually consumption-based and focus on the benefits of access to inner-city employment and amenities.
While some imagery depicting cosmopolitan lifestyles finds traction, it is regularly offset by images of the declining suburban dream.
Usually this involves images of the “real Australians” whose happy suburban lives are threatened by over-development. These rarefied beings live on a median wage and host friendly barbecues in a suburb near you. Their depiction is far removed from that of their inner-city counterparts sipping lattes and swirling expensive wine.
<h2>(Mis)representing urban realities</h2>
Our research suggests Queensland newspapers create a sense of danger around urban consolidation in Brisbane. They perpetuate mostly negative imagery, referencing war, death and disease. Increased urban density becomes associated with towering buildings, faceless residents and unhealthy places.
Yet this isn’t necessarily the reality. Urban consolidation in Brisbane occurs as a result of managed planning processes. It is designed to meet the city’s current and future development needs. Developments generally occur in accordance with zoning regulations and development plans.
Newspapers have a tradition of sensationalising and simplifying news stories. And depictions of urban consolidation in Brisbane do tend towards sensationalism. The drama of consolidated development appears to work well to fill column inches and sell papers.
We argue that the use of negative imagery in Queensland newspapers relies more on subjective judgements than facts. Visions of unplanned, laissez-faire urban consolidation subsuming Brisbane are generally at odds with reality. Is the adage of not letting facts get in the way of a good story ringing true once more?
 
Katrina Raynor is PhD candidate in Urban Studies, Queensland University of Technology and can be contacted <a href="https://theconversation.com/profiles/katrina-raynor-255374" target="_blank">here</a>. Tony Matthews is lecturer in Urban &amp; Environmental Planning, Griffith University and can be contacted <a href="https://theconversation.com/profiles/tony-matthews-234160" target="_blank">here</a>. Both are authors for The Conversation.
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Media picture of urban consolidation focuses more on a good scare story than the facts

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Construction has started in right earnest at Oakland Estate, a $1 bilion masterplanned development in the Queensland township of Beaudesert, with buyers snapping up home sites.
Close to the Gold Coast and Brisbane, Oakland Estate offers brand new homesites, house and land packages with schools, parks, restaurants and retail planned.
A $30 million construction programme has started which includes the McAuley Catholic College, that will have an intake of 850 students and will open in January 2017.
nWork is also expected to start soon on a shopping village, comprising a 1,200 sqm IGA supermarket, 500 sqm of specialty stores, a fast-food restaurant and a tavern complete with function rooms, a children's play centre and a separate public bar and dining area.
A service station, including a drive-through coffee shop, are also expected to come up soon.
Oakland Estate is being developed by Robinson Projects. Lots average 750 sqm and are priced from $185,325.
Head of Robinson Projects, James Robinson, says he has also partnered with local builders to deliver a range of house and land packages priced from $346,000 with a variety of three and four bedroom floor plans. 
"Our first purchasers have predominantly been mature couples and retirees looking to make plans for the next phase of their lives," he said.
"The construction of the school has also led to strong enquiry from families who want to move to Beaudesert to raise their children in a country environment, whilst still being within a one hour drive of both Gold Coast and Brisbane City."
<img src="/images/2016/05/11/Screen%20Shot%202016-05-11%20at%209.01.38%20AM.png" alt="" width="1276" height="768">
Two of the first buyers in Oakland Estate are Peter and Lesley Wilson, who are moving from Yeppoon. The couple has bought a 785 sqm homesite at Oakland Estate.
"We are retired and have family based in Toowoomba, Gold Coast, Brisbane and Sydney, so we wanted to find a place where it would be easier for us to access the motorway or airport to visit our loved ones," Wilson said.
 
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prateek24-ezbwHMbNAk

Oakland Estate in Queensland's Beaudesert draws first buyers, $30 million construction underway

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The Real Property Amendment (Electronic Conveyancing) Act 2015 introduced a new section 12E into the Real Property Act 1900 which allows the Registrar General to make Conveyancing Rules. 
The Conveyancing Rules will largely parallel provisions in the Participation Rules for electronic conveyancing.
The Rules will align paper conveyancing practices and workflows with those developed for electronic conveyancing and will be implemented in stages.
Conveyancing Rules - Version 1 Version 1 of the Conveyancing Rules was published on the LPI website on 28 March 2016.
The rules in Version 1 standardise formal verification of identity and authority requirements across all conveyancing in New South Wales including:
• requirements for verification of identity
• requirements for verifying authority (right to deal)
• supporting evidence requirements
• provisions for certifications on paper transactions.
Verification of identity This rule applies to Australian legal practitioners, law practices and licensed conveyancers.
They must take reasonable steps to verify the identity of clients or their agents, and persons to whom certificates of title are given. The rule takes effect on 1 May 2016.
However, the Registrar General is allowing a transition period of three months with full compliance required from 1 August 2016 inclusive.
Authority (Right to Deal) This rule requires Australian legal practitioners, law practices and licensed conveyancers to take reasonable steps to verify that any client is a legal person and has the right to enter into a conveyancing transaction.
Similar requirements apply to mortgagees and representatives of a mortgagee. This rule takes effect on 1 May 2016.
However, the Registrar General is allowing a transition period of three months with full compliance required on and from 1 August 2016.
Supporting evidence From 1 August 2016, a party or their representative must retain the evidence supporting a dealing for at least seven years from the date of lodgment of the dealing.
Land and Property Information, a division of the Department of Finance, Services and Innovation, is officially registered in the Australian Business Register and for GST. Its ABN is 84 104 377 806. 
Certifications on paper dealings This rule applies to witnessing and execution of paper dealings.
 It replicates and continues unchanged the certification requirements that were previously set out in section 117 of the Real Property Act 1900 and Clause 22 of the Real Property Regulation 2014. 
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Property 101: National verification in property paper conveyancing

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Property developer Miller Property Corporation has plans to build dual towers comprising 197 apartments and retail spaces in inner city Newcastle.
It has filed a development application with Newcastle City Council for its mixed-use project at 464 King Street, Newcastle. 
Occupying 4585 sq metre, the towers will be named Verve Residences, and comprise one, two, three-bedroom residences through to five-bedroom sub-penthouses and penthouse.
Verve’s design will comprise two fan-shaped towers, linked by an internal ‘podium’ space with private recreational areas and gardens. The architectural design is a joint effort between CKDS Architecture and Hill Thalis Architecture + Urban Projects.
Sales are expected to commence from June 4, 2016, said a media release.
Miller Property Corporation’s experience goes back to 1974 with the development of The Castle Tavern but most recently with The Darby (Darby Street, Cooks Hill) and Eclipse (Union Street, Cooks Hill).
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