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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Retail vacancy in Melbourne's CBD Core and Swanston Walk retail precinct was 2.6 percent in March 2016, lower than the 3.8 percent recorded a year ago according to Savills. 
The latest Melbourne retail market update from Savills found vacant space is tight in the arcades and laneways with only three of the 181 shops currently available for lease. It said street front shops had the highest vacancy rate with seven of the 247 shops vacant, followed by Shopping Centres with 19 of the 704 shops available for lease.
"Vacancy in the Street Front and Shopping Centres was largely driven by shops in secondary locations," the report noted.
"Prime retail locations are taken-up as soon as they become available. For example, Sketchers will be launching their flagship store at 106 Elizabeth Street, a backfill space vacated by Cotton On."
<a href="/images/2016/04/5/Screen%20Shot%202016-04-05%20at%204.18.29%20PM.png" target="_blank">Click to enlarge</a>
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March retail vacancy in Melbourne's CBD, Swanston Walk at 2.6 percent

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Swedish fashion giant H&amp;M will open its next Australian store at Broadway Sydney in spring in the revamped Level 2 precinct.
Broadway owners, Mirvac Group and Perron Group today said the redevelopment includes a 3,400 square metre expansion to increase the food and fashion retail offering to approximately 31 retailers.
Mirvac senior retail development manager Christina Nelson, said by bringing more prestigious retail options to the inner west, we’re giving locals the opportunity to shop for everything they need without having to venture into the city
“H&amp;M is the perfect addition to our current offering, which includes everything from Apple Store, JB-Hi Fi, Nike, Kmart and Target to Coles, ALDI, Hoyts and Rebel.”
H&amp;M is known for its collaborations with celebrated designers such as Karl Lagerfield, Stella McCartney, Jimmy Choo and Madonna.  
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Swedish fashion giant H&M set for Broadway Sydney

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Local property owners and investors can learn to make the most of the current market at a seminar in Parramatta next Monday organised by Crave Property Advisory and Zenrg Finance.
This comes on the back of recent research that forecasts New South Wales will suffer an undersupply of residential property.
New infrastructure and zoning changes were introduced in 2015 by local and state governments throughout Parramatta and Sydney’s Inner West, which has generated a new pipeline of projects including the Riverside Parramatta project, the ‘New Parramatta Road’ urban renewal project, Parramatta Light Rail, and ‘Western Sydney Airport’.
“As buyers agents we see a range of opportunities out there but find that without advice, people aren’t fully aware of their options. Our aim is to help property owners and buyers make the most of the current market and to ensure they’re making fully informed decisions,” said Debra Beck-Mewing, founder and principal consultant at Crave.
The seminar is on April 11 from 6:30 pm at the Parramatta RSL Club. 
Those who attend the seminar will hear the latest insights from Crave and Zenrg, who will offer independent property guidance. 
Crave hosts a range of seminars throughout the year to provide opportunities to discuss and debate key topical issues relating to property. 
Zenrg Finance has been operating in the local area since 2012 and offers mortgage and finance services for home owners, investors and businesses. It is headed by Allen Chan. 
Crave Property Advisory is an independent buyers agency based in Sydney focusing on the provision of property acquisition and development services Australia-wide.
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Plan to buy or invest in property? Catch this seminar in Parramatta

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GUEST OBSERVER
The RBA held its cash rate steady at 2.00 percent, as expected, and maintained an easing bias. The biggest change to the post-meeting statement was an added paragraph noting concerns about the recent appreciation of the AUD.
The RBA stated that 'under present circumstances, an appreciating currency could complicate the adjustment under way in the economy'.
It is clear that the RBA believe that a rising currency is unhelpful, as it could slow the pace of rebalancing, particularly towards the tourism and education sectors, which are exchange-rate sensitive. We stick by our view that a further cash rate cut will be needed. On timing, our central case is for a cut before end-Q2, but we see this as 50:50, given the upcoming budget timing and the possibility of an early election.
Facts
- The cash rate was held steady today at 2.00 percent, as expected (all 26 economists in the Bloomberg survey expected a hold decision).The market was pricing a 5 percent chance of a cut just prior to the announcement.
Implications
Today's post-meeting statement appears to have shifted the RBA back into AUD 'jawboning' mode. Although the statement made no reference to an appropriate level for the currency, it relayed the RBA's concern about the recent rise in the currency.
Whereas the previous statement had noted that 'the exchange rate had been adjusting to the evolving economic outlook', today the RBA said that, although the appreciation 'in part, reflects some increase in commodity prices, monetary developments elsewhere in the world have also played a role'.
The first point of interest is that the RBA acknowledges that the rise in the currency is not just in line with commodity prices. The second point is the reference to monetary developments elsewhere in the world, which suggests that the RBA may be becoming increasingly concerned about the dovish stance of the Federal Reserve and of the negative rate settings in Europe and Japan.
The challenge for the RBA remains that global inflation and interest rates are low, which is putting upward pressure on the AUD at a time when Australia needs a more competitive currency to assist with rebalancing growth at the end of the mining boom. As they noted today, 'under present circumstances, an appreciating currency could complicate the adjustment under way in the economy'.
Their use of the words 'under present circumstances', implies that the currency is an increasingly important driver of growth as Australia's economy shifts to being more driven by services exports, such as tourism and education exports.
Although the RBA has considerable reluctance about the idea of cutting its cash rate further, it may yet have to cut, in order to keep the currency competitive.
 
<a href="https://www.about.hsbc.com.au/hsbc-in-australia/management-team" target="_blank">PAUL BLOXHAM</a> IS CHIEF ECONOMIST (AUSTRALIA AND NEW ZEALAND) FOR HSBC. 
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RBA jawboning the AUD, again: HSBC's Paul Bloxham

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With affordability being such a hot topic of late, a new report from CoreLogic RP Data on the most affordable suburbs in every capital city was timely, says property expert John McGrath, even though many are on the outskirts.
In fact, in the case of NSW, four out of the top five cheapest suburbs are actually on the Central Coast, which is increasingly being seen as an extension of metro Sydney and becoming a popular choice for first home buyers willing to commute, McGrath wrote in his Switzer blog. 
"However, these lists do remind us that there are affordable locations in or very close to every capital city," he says. 
"Here’s another angle on the whole affordability debate. Prices aren’t going to change (at least not much) but there are things you can do yourself to improve your own ‘affordability’."
The best possible thing to do is take advantage of historically low interest rates, he advises. The interest on your home mortgage will always be your greatest expense as a first home owner, so low interest rates can make a huge difference. For further security and sleep-at-night comfort, lock in those rates with a fixed loan for 3-5 years
Another option could be considering a second job.
"Think outside the square about what else you could do – maybe from home, to pick up some extra cash to contribute to your deposit. Alternatively, if you feel you deserve a pay rise at work, ask for one!        
"Just be prepared to explain why you deserve it."  
Compromise on property type
<ul>
<li>Consider an apartment, townhouse or villa over a house; and</li>
</ul>
<ul>
<li>If you really want a house, consider buying an original home that you can renovate over time  </li>
</ul>
Talk to a broker who can shop around for you, as lenders have vastly different criteria for assessing borrowing power – in some cases, the amount lenders are willing to give to the same candidate can vary by tens of thousands of dollars 
Compromise on your desired location
<ul>
<li>Look at areas immediately surrounding your target suburb – you might be surprised how much less you’ll pay just next door; and </li>
<li>Consider cheaper suburbs in the same city that offer a similar lifestyle. For example, if you enjoy living close to the beach, do some research on other beach areas. For example, compare these median prices for one bedroom apartments in these popular Sydney beach suburbs: </li>
</ul>
         - Bondi $740,000          - Manly $656,500           - Dee Why $550,000          - Cronulla $480,000
Source: realestate.com.au
What is probably most notable here is the $100,000-plus difference between Manly and Dee Why. These are both Northern Beaches suburbs with their own beaches and established shopping and dining precincts and they’re only 10-15 minutes apart by car. 
Cheapest capital city suburbs (Houses)
New South  Wales
Spencer (Gosford area) $342,372 
San Remo (Wyong area) $371,669 
Mannering Park (Wyong area) $390,821  
Victoria
Melton (Melton area) $265,335
Melton South (Melton area) $280,966
Millgrove (Yarra Ranges) $294,664
Queensland
Russell Island (Redland area) $225,655 
Dinmore (Ipswich area) $227,512
Leichhardt (Ipswich area) $227,658
South Australia
Davoren Park (Playford area) $179,954
Elizabeth North (Playford area) $180,191
Smithfield Plains (Playford area) $192,237
Western Australia
Medina (Kwinana area) $276,935
Calista (Kwinana area) $308,061 
Parmelia (Kwinana area) $309,380
Tasmania
Herdsmans Cove (Brighton area) $137,724
Gagebrook (Brighton area) $140,650
Clarendon Vale (Clarence area) $154,642 
Northern Territory
Moulden (Palmerston area) $465,257
Gray (Palmerston area) $492,119
Woodroffe (Palmerston area) $511,911
ACT
Charnwood (ACT) $400,119
Ngunnawal (ACT) $435,859
Holt (ACT) $442,124
*Source: CoreLogic RP Data – only suburbs with at least 10 sales over the 12 months to January 2016 are included 
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John McGrath on the most affordable suburbs 

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GUEST OBSERVER
As expected the Board of the Reserve Bank decided to leave the cash rate unchanged at 2 percent.
It also retained the key final sentence in the Governor’s statement: “Continued low inflation would provide scope for easier policy, should that be appropriate to lend support to demand.”
As we indicated in the preview by far the most important section of the statement was going to be the commentary around the Australian dollar. Since the March meeting the AUD has risen from 71.50c US to 75.75 (at the time of the meeting) having exceeded 76.50 just before the meeting. Astute observers of the Reserve Bank know that the key currency measure is the Australian trade weighted index which also had risen from 61.30 to 64.20 between meetings (an increase of 4.7%). The question was whether the Governor would attempt to ‘talk down’ the AUD along the lines he used through 2014 and up until July 2015. In fact in July 2015 when the AUD was 74.5c US and the TWI 62.5 he noted “further depreciation seems both likely and necessary”.The broad commodity price index was around the same level in July last year as it is today.
In our preview we commented that it was unlikely that the Governor would attempt to talk down the currency. In the event that proved to be correct. He certainly recognised that the AUD had risen (“somewhat”) and partly attributed it to monetary policy overseas. He also noted that an appreciating exchange rate could complicate the economic adjustment. All of these remarks are factual rather than indicating a clear intention to bring down the AUD. We can only conclude that a further substantial appreciation in the AUD would be necessary to trigger a policy response. It is interesting that the AUD lifted above 76c US in the aftermath of the statement indicating that currency markets at least were expecting stronger negative sentiment towards the recent rise in the AUD.
There has been recent talk about the importance of the upcoming inflation report due out on April 27. Westpac expects that the underlying inflation will print at 0.6%qtr consistent with the Bank’s current forecast that underlying inflation print 2.5% for the year. Surprises on inflation are always important indicators for policy and it is significant that the Governor referred to “new information … to assess the outlook for inflation”. With global financial markets settling down since the March statement the inflation report has replaced “recent financial turbulence” as the important new source of information along with labour market conditions.
A possible compromise for the Bank to put indirect downward pressure on the AUD would have been a more downbeat view on China than we saw in March. In the event the statement’s line on China was the same as March: “China’s growth rate has continued to moderate”.
Since the March meeting the Board has had the benefit of the December quarter GDP report which showed that the Australian economy grew by 3% in 2015 compared to the Bank’s forecast in February 2016 of 2.5%. Such results encouraged the Governor to continue to be reasonably upbeat about the economy: “available information suggested the economy is continuing to rebalance”; “the Board judged that there were reasonable prospects for continued growth in the economy”.
There was no change in the commentary on the housing market while the stronger growth confirmed, from the Bank’s perspective, the improved labour market conditions.
Conclusion
We are retaining our call that rates will remain on hold for the remainder of the year. That is predicated on the Australian dollar remaining broadly in the 70-76c US range. Factors that will assist the containment of the recent lift in the AUD will be a tightening by the US Federal Reserve in June and ongoing concerns about stability in China. Today’s statement certainly does not identify a trigger level for the AUD to elicit a policy response. We do not envisage a further significant surge in the AUD and remain comfortable with a steady policy outlook.
BILL EVANS is chief economist of <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Rates will remain on hold for the remainder of the year: Westpac's Bill Evans

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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 areas 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 Baffsky 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.
Internal size of studios in Avantra are 60m² to 61m², one-bedroom plus MPR units are 75 m² to 82m², two-bedroom plus MPR units are 100m² to 127m² while three-bedroom plus MPR unit is 154 m². 
The construction work of Avantra project has commenced. Residents are expected to move in by December 2017.
For more information, <a href="https://www.avantra.com.au/" target="_blank">click here</a>.
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Longton Property Group's Avantra development bringing community to Mascot

Governance and culture in superannuation: APRA's Helen Rowell

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GUEST OBSERVER
As widely expected the RBA left interest rates on hold at its April meeting. This marks the eleventh month in a row with the cash rate remaining at 2 percent.
In its Statement accompanying the decision, the RBA again made very little changes and retained an easing bias. However, it did acknowledge the recent improvement in commodity prices and financial markets and dropped the reference to assessing the impact of financial turbulence on the economic outlook. 
Significantly though the RBA singled out the rise in the value of the Australian dollar, which is up 6 percent since the last meeting, devoting a whole paragraph to the currency as opposed to a single sentence in last month’s Statement.
In noting that an appreciating Australian dollar could “complicate the adjustment underway in the economy”, the RBA has effectively reintroduced a subtle form of jawboning designed to try and push it back down again. The clear implication is that a further gain in the value of the $A could cause the RBA to act on its bias to cut interest rates again.
Our view remains that the RBA will indeed cut interest rates again in the months ahead for four reasons. First, growth is likely to slow back to around 2-2.5 percent as the contribution from housing fades reflecting falling building approvals (see the next chart) and fading wealth effects at a time when mining investment is still contracting. Second, unemployment is likely to remain relatively high at around 6 percent with jobs growth slowing. Third, inflation is likely to remain at or below the bottom of the RBA’s 2-3 percent inflation target.
And finally, the recent rebound in the value of the $A is a threat to trade exposed sectors like tourism, higher education and manufacturing helping to fill the growth gap left by a slowing housing sector. Soft jobs data next week, soft March quarter inflation data later this month and continued strength in the $A could set the scene for a May rate cut, which is our base case, or failing that it could be delayed into the September quarter.
 <a href="/images/2016/04/6/image004.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/image004.png" alt="">
Source: ABS, AMP Capital
 
However, whether there is another rate cut or not from the RBA, it remains very hard to see rate hikes any time soon. So the period of low interest rates is set to continue.
<a href="/images/2016/04/6/image007.png" target="_blank">Click to enlarge</a> 
<img src="/images/2016/04/6/image007.png" alt="">
Source: RBA, AMP Capital
 
<a href="https://www.propertyobserver.com.au/https://plus.google.com/110172465327488162875?rel=author" target="_blank">SHANE OLIVER</a> is head of investment strategy and economics and chief economist at <a href="https://www.ampcapital.com.au/home" target="_blank">AMP Capital</a> and is responsible for AMP Capital's diversified investment funds.
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RBA on hold for 11th month in a row, but rising $A presenting complications: AMP Capital's Shane Oliver

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GUEST OBSERVER
Australia’s trade deficit widened from $3.16 billion in January to $3.41 billion in February. It was the 23rd consecutive monthly deficit. The rolling 12-month deficit stood at a record high $44.53 billion in the year to February.
Exports to US: In the year to January, Australia exported $13.57 billion of goods to the US – just shy of the record high $13.69 billion in the year to October 2015. But the share of annual exports going to the US lifted from 5.44 per cent to a fresh 7-year high of 5.53 per cent.
Consumer confidence: The weekly ANZ/Roy Morgan consumer confidence rating fell by 1.1 points (1 per cent) to 113.4 in the week to April 4. Confidence is still 3.4 per cent higher over the year and above the average index value of 112 since 2014.
New vehicle sales: There were 104,512 in March, down 0.5 per cent over the year. SUVs accounted for a record 36.2 per cent of all vehicle sales in the 12 months to March.
The trade data has the potential to affect the Aussie dollar so may be important for exporters. The data on car sales provide insights into consumer and business spending Stocks affected include Super Retail Group, AP Eagers, Automotive Holdings, ARB Corporation and Schaffer Corp. The consumer confidence figures have implications for finance providers, retailers, and companies dependent on consumer and business spending.
What does it all mean?
The latest trade data was decidedly weak. Not only have the trade accounts been in deficit for almost two consecutive years, but the 12-month rolling annual deficit came in at $44.5 billion – the largest deficit in monthly records going back 45 years. However the trade data doesn’t have the impact on the currency that it once did. Given that the currency fell less than a fifth of a cent it is pretty clear that there appears little concern by foreign investors about the red ink. Over the medium term it is likely that trade deficits will remain the norm.
Interestingly consumption good imports rose by over 3 per cent and are up almost 10 per cent on a year ago. At face value this may be an early sign that consumer activity is lifting, and as a result more goods are being imported. 
<a href="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.53.29%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.53.29%20AM.png" alt="">
It’s clear that a lower currency will be required to continue to support the rebalancing across the economy - particularly in light of providing a further boost to Australia’s rural and services exports. The other interesting shift is the strength in exports to the US. In the past year Australia exported $13.57 billion of goods to the US – just shy of the record high of $13.69 billion in the year to October 2015. In addition the share of annual exports to the US is now at a 7-year high. While China will continue to remain our dominant trading partner the lift in activity with other nations like the US and India will help to alleviate some of the weakness.
The car industry has certainly been a key beneficiary of improved household budgets and low interest rates. Over the year to March, a total of 1,163,143 new vehicles were sold - just shy of the record 1,163,684 sold in the year to February. And March vehicle sales were affected by the early timing of Easter.
Of note, sports utility vehicles (or four-wheel drive vehicles) remain the ‘new black’. While sales of ‘ordinary’ passenger cars fell by over 9 per cent in March compared with a year ago, SUVs lifted by 8.3 per cent over the year. In fact 421,625 SUVs were sold over the past year – a record high. One in three new vehicles sold in Australia is a SUV. And almost 46 per cent of combined SUV and passenger cars sold are SUVs.
<a href="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.54.43%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.54.43%20AM.png" alt="">
What do the figures show?
International trade:
Australia’s trade deficit widened from $3.16 billion in January to $3.41 billion in February. It was the 23rd consecutive monthly deficit. The rolling 12-month deficit stood at a record high $44.53 billion in the year to February.
In February, exports of goods and services fell by 1.2 per cent (goods down by 1.3 per cent) while imports of goods and services fell by 0.2 per cent (goods up by 0.2 per cent). Exports are down 8.5 per cent on a year ago, while imports are down by 2.0 per cent.
Rural exports fell by 5.5 per cent after sliding by 1.8 per cent in January. Non-rural exports rose by 1.6 per cent (but gold fell 20.4 per cent) after rising by 2.2 per cent in January.
Within imports, consumer imports rose by 3.4 per cent with capital goods imports up by 0.4 per cent while intermediate goods imports fell by 3.1 per cent.
Consumption goods imports are up 9.5 per cent on a year ago while capital goods imports are down by 9 percent and intermediate goods imports are down by 12.2 per cent.
Australia's annual exports to China stood at a 31-month low of $79.0 billion in the year to February. Annual exports were down 8.4 per cent on a year ago. Exports to China accounted for 32.2 per cent of Australia's total exports.
Australia's annual imports from China rose from $61.88 billion to a record high of $62.01 billion in the year to February, up 14.8 per cent on a year ago. Imports from China accounted for 23.2 per cent of Australia's total imports in February.
Australia's rolling annual trade surplus with China hit a 5-year low of $17.01 billion in February, well down from the record high of $51.16 billion set in April 2014.
Australia annual exports to the US lifted from $13.54 billion to $13.57 billion in the year to February and just down from a record high of $13.69 billion in the year to October 2015. But the share of annual exports going to the US lifted from 5.44 per cent to a fresh 7-year high of 5.53 per cent.
Australia’s annual exports to India eased further from the two-year high of $10.45 billion set in the year to April 5 2016. 
<a href="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.55.41%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/04/6/Screen%20Shot%202016-04-06%20at%209.55.41%20AM.png" alt="">
Consumer confidence
The weekly ANZ/Roy Morgan consumer confidence rating fell by 1.1 points (1 per cent) to 113.4 in the week to April 4. Confidence is still 3.4 per cent higher over the year and above the average index value of 112 since 2014.
Two of the five components of the index fell in the latest week:
The estimate of family finances compared with a year ago was up from +6 to +9;
The estimate of family finances over the next year was unchanged at +28;
Economic conditions over the next 12 months was down from -3 to -4;
Economic conditions over the next 5 years was down from +12 to +3;
The measure of whether it was a good time to buy a major household item was up from +30 points to +31 points.
New vehicle sales
According to the Federal Chamber of Automotive Industries (FCAI), Australian new motor vehicle sales totalled 104,512 in March, down 0.5 per cent over the year. In the year to March, 1,163,142 new vehicles were sold, just shy of the record 1,163,684 sold in the year to February.
Passenger vehicles in March were down 9.4 per cent on a year earlier while sales of sports utility vehicles (SUVs) were up by 8.3 per cent and other vehicles were up by 4.9 per cent.
In the year to March, SUVs represented 45.5 per cent of combined passenger car and SUV sales. SUVs accounted for a record 36.2 per cent of all vehicle sales in the 12 months to March.
What is the importance of the economic data?
The monthly International Trade in Goods and Services release from the Bureau of Statistics provides estimates on exports and imports of physical goods (such as coal, beef and computers) and services (such as travel receipts). The balance of goods and services (BOGS) is a narrower description of Australia’s external position than the current account estimates. The import data is a useful gauge of consumer and business spending while exports reflect global demand as well as domestic influences such as drought.
The ANZ/Roy Morgan weekly survey of consumer confidence closely tracks the monthly Westpac/Melbourne Institute consumer sentiment index but the former measure is a timelier assessment of consumer attitudes and is now closely tracked by the Reserve Bank.
The Federal Chamber of Automotive Industries releases estimates of car sales on the third business day of the month. The figures highlight the strength of consumer spending as well as conditions facing auto &amp; components companies.
What are the implications for interest rates and investors?
China dominates Australia’s trade relationships but the lift in trade with the US and India is encouraging.
At present there is no rush to move rates in any direction. And while the Reserve Bank policymakers may fret about the stronger Aussie dollar, CommSec believes interest rates will remain unchanged over 2016. Any need to cut rates would be as a result of a downturn in the global economy rather than due to domestic factors.
The Reserve Bank knows that the Aussie dollar is a two-edged sword. Consumers love a stronger currency as it means cheaper overseas travel and imported goods. But a stronger Aussie makes it more difficult for businesses, especially exporters and those in regional and rural regions.
Savanth Sebastian is an economist for <a href="https://www.commsec.com.au/" target="_blank">CommSec</a>
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