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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The latest ratios of household finances highlight that the ratio of debt to disposable income is at a record high however, the value of household assets is also at a record high level.
With record low interest rates, the ratio of interest payments to disposable income is the lowest it has been since early 2003.
The ratio of household and housing debt to disposable incomes are each at historic highs of 186.3 percent and 133.8 percent respectively with the ratios increasing by 3.4 percent and 4.3 percent over the past year; 
Over the period from 1988 to 2015 standard variable mortgage rates have fallen dramatically and that has surely contributed to household’s preparedness to take on more debt.
<a href="/images/2016/03/31/Screen%20Shot%202016-03-31%20at%201.11.34%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/31/Screen%20Shot%202016-03-31%20at%201.11.34%20PM.png" alt="">
 
Over recent years the ratio of interest payments to disposable income has been falling with the ratios for households and housing now sitting at their lowest levels since 2003. The higher ratio of interest payments currently compare to 1988 when interest rates were substantially higher.
This is reflective of the much higher cost for household assets, particularly the cost of residential housing.
The data shows that although households have significant debt, particularly for housing, the value of the assets they hold is substantial. The ratio of household debt to disposable income is currently 186.3 percent however, the ratio of household assets to disposable income 862.8 percent, the highest it has ever been.
Similarly, the ratio of housing debt to disposable income is 133.8 percent however; the ratio of housing assets to disposable income is 471.3 percent.
What is interesting is that the ratio of household assets to disposable income is still lower than its previous peak in December 2007 at 476.2% percent, however, it is nudging back up towards its previous record high.
The value of household assets is significantly greater than the value of the debt. Based on this data, the ratio of household debt to assets is 21.6 percent and the ratio of housing debt to housing assets is 28.4 percent.
<a href="/images/2016/03/31/Screen%20Shot%202016-03-31%20at%201.16.17%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/31/Screen%20Shot%202016-03-31%20at%201.16.17%20PM.png" alt="">
 
Australian households are heavily indebted due largely to residential housing and while high; the value of the assets held is much greater than the debt. It’s important to consider that this is a national view.
Across different regions the ratios are likely to be substantially different. Furthermore, lower interest rates and a fairly strong labour market over recent decades have contributed to a willingness to borrow. Should either of these factors to change it could lead to a dramatic deterioration in the value of these assets while of course the debt would remain.
Importantly, mortgage arrears remain low and the Reserve Bank has reported that the typical mortgage holder is currently more than two years ahead on their mortgage repayments. This coupled with higher rates of household savings provide a potential buffer if unemployment were to rise sharply or interest rates began to increase.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/about/">here</a>.
 
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Household and housing debt reach new record highs: CoreLogic RP Data's Cameron Kusher

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 A near record low 1.9 percent of Sydney homes resold at a loss over the final quarter of 2015, according to CoreLogic RP Data's latest Pain &amp; Gain report.
The report found no council area in the city had more than 5.0 percent of homes resold at a loss over the quarter.
Camden (0.4 percent), Willoughby (0.4 percent) and Auburn (0.5 percent) council areas had the lowest proportions of loss-making resales for the period. Botany Bay (4.5 percent), North Sydney (4.0 percent) and Mosman (3.6 percent) had the highest.
<a href="/images/2016/03/30/Screen%20Shot%202016-03-30%20at%202.23.08%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/03/30/Screen%20Shot%202016-03-30%20at%202.23.08%20PM.png" alt="">
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Sydney property losses at record lows: CoreLogic Pain & Gain Sydney

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Melbourne is the No.1 capital city, still buoyant in contrast to Sydney’s steady decline. But South-East Queensland – the vast urban area including the Gold Coast, Brisbane and the Sunshine Coast – now has more growth suburbs than the Melbourne metropolitan area.
In simple terms, Melbourne has been strong for at least two years while many South-East Queensland markets are still quite early in their cycle. There are strong growth precincts right throughout this region, headed by Gold Coast City, but with Logan City, Moreton Bay Region and the Sunshine Coast Region all providing lots of rising markets.
According to our quarterly surveys of sales activity for The Price Predictor Index, the Gold Coast remains the clear national leader among the Local Government Areas of Australia. It has the most growth suburbs, by a wide margin, as has been the case in recent surveys. Among the standouts are some of the canal suburbs south of Surfers Paradise.
They include Burleigh Waters, where sales rates have risen from 85-90 per quarter 18 months ago to 140 more recently. Mermaid Waters has also shown a pattern of rising sales levels, while nearby Miami has increased sales from 56 to 69 to 81 to 87 to 95 in consecutive quarters.
The Moreton Bay Region in Brisbane’s north stands out as a market that has come from a long way back in the field to challenge Logan City as the No.1 market in Brisbane. If the pattern continues, Moreton Bay Region will be Brisbane’s market leader in the next quarterly survey.
Three suburbs in this LGA make our national top 30 list of growth suburbs – Morayfield, Deception Bay and Warner. Sales rates have doubled over the past two years in Morayfield, while sales in Warner over the past five quarters have been 57, 60, 75, 87 and 92. 
Logan City, which borders the Gold Coast to the south and Brisbane City to the north, led the revival of Brisbane markets in 2015 and continues to be the standout precinct (just ahead of Moreton Bay). It has more growth suburbs than any other Brisbane precinct, headed by Beenleigh, the LGA’s administration centre, where house sales have increased steadily over the past 18 months. Another standout suburb is affordable Shailer Park, where sales have increased steadily from 65 per quarter 18 months ago to 105 in the survey. 
Meanwhile, there are growing signs that Melbourne’s up-cycle is close to its peak. As in many growth markets, Melbourne’s cycle started in the near-CBD areas and over a couple of years has gradually rippled further out. During 2015 the leading precincts were mostly middle-market areas like the outstanding Whitehorse LGA (where some suburbs recorded 20%-plus growth in their median prices).
Now the outer-ring areas are rising to prominence, always a sign that the cycle has almost run its course. Among the Melbourne market leaders are the Casey LGA in the far south-east, the Brimbank LGA in the west and the Whittlesea LGA in the far north.
Growth is the Whittlesea LGA is headed by the suburb of Mill Park (median house price $480,000), where sales rates have been 87, 108, 109 and 140 in the past four quarters. Other growth suburbs in this precinct include Mernda, Wollert and Thomastown.
The LGA of Brimbank is an under-rated area in Melbourne’s west, centred on the suburb of Sunshine. This area has been stigmatised as downmarket in the past but its perception and market performance is improving on the back of good infrastructure and urban renewal developments. Deer Park is a standout suburb, with sales totaling 68, 97, 95, 100, 110 and 115 in the past six consecutive quarters.
That growth pattern is now being reflected in a steady rise in median prices.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

SEQ overtaking Melbourne in price growth prospects: Terry Ryder

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GUEST OBSERVER
Are you looking to buy property off the plan? Buying a property is likely to be one of the largest purchases you will ever make so making sure you buy the right property is really important.
Buying a property on your own can be extremely difficult and stressful and you might not have access to all the correct data and latest information available. How do you know that this property will be a solid investment? Is your data correct? Which suburb should you be investing in for capital growth? 
To help take the stress and complications out of buying a property, it is important that you seek the help and guidance of property specialists such as iBuyNew who are experts in this field. However, you should not just go with the first company you come across – it is essential that you thoroughly research the company as well to ensure that they are reputable, trustworthy and have your best interests at heart. 
There are plenty of cowboys out there who only care about lining their own pockets and can be quite pushy with their sales techniques. You can rest assured that our property consultants are not like this and we also work with reputable developers to give you peace of mind that your property is of the highest quality.  
SO, WHY SHOULD YOU BUY PROPERTY WITH IBUYNEW?
When it comes to buying property off the plan, iBuyNew isn’t your average real estate agent.
We pride ourselves on our exceptional customer service alongside our extensive range of high quality projects, allowing you to review, compare and make an informed decision all under one roof utilising one of our professional property consultants.
As mentioned previously, buying a property on your own can be a challenging and stressful experience. This is because you might not have access to the correct data or even have access to the most up to date research. Buying a property can also be costly and making sure you have the right advice when you’re making such a large purchase as a property is extremely important. There’s nothing worse than paying a substantial amount of money for a property that will drain your pockets rather than line them.
WHY CHOOSE IBUYNEW?
There are a number of reasons as to why you should buy a property with iBuyNew. HERE ARE OUR TOP 7 REASONS: 
<ol>
<li>INDEPENDENT AND IMPARTIAL ADVICE - We offer independent and impartial advice and our consultants are paid a flat fee irrespective of whether you’re spending $300,000 or a million dollars. Many other real estate agents are paid a commission, so the more you spend, the more they gain.</li>
<li>ACCESS TO THOUSANDS OF PROPERTIES – No one else in Australia has access to the properties we have. We have the largest variety of off the plan apartments across Sydney, Melbourne and Brisbane. This gives you an extensive choice of properties to view and compare and we have offices in Sydney, Melbourne and Brisbane where you can come in and speak to our Property Consultants face to face.</li>
<li>ACTIVELY SEEKING NEW PROJECTS - We’re always on the lookout for exciting new properties and developments and developers are coming to us before they’ve even launched to the market. If you want to be in first you really should be talking to us. The earlier you get in, the greater choice of apartments you have and you might even have the opportunity to choose your preferred colour scheme and finishes.</li>
<li>FLEXIBLE - We’re small enough to be flexible and make sure that we look after you, but big enough to be respected in the marketplace. We realise that every client is different so we can tailor the right property to suit your needs and requirements.</li>
<li>VARIETY OF BACKGROUNDS - Our property consultants come from very different backgrounds including financial planning, accounting and mortgage broking. This allows us to provide you with extra advice on building that property portfolio you’re looking for, especially if you are a first time buyer or investor.</li>
<li>WE ARE PROPERTY CONSULTANTS - One thing that makes us really different from other real estate agents is that we’re not real estate agents, we’re Property Consultants. We’re here to hold your hand all the way through the journey, from the time that you’re looking at a property, through to exchange, over to settlement and beyond. Once you have been assigned to a Property Consultant they will work with you every step of the way to meet your end goals and even help you with your future property purchases.</li>
<li>WE DON’T JUST SELL YOU A PROPERTY – we actually tailor the experience for your needs. We make sure that what you’re looking for is what we are able to offer you and if we can’t we’ll let you know that we can’t help and point you in the right direction of someone that can.</li>
</ol>
We have hundreds and hundreds of clients who are very happy with us so if you want to find out more about what the service is like from iBuyNew, then let us know and we will be happy to pass on more information to you.
Technology investment company Disruptive Investment Group Limited has decided to increase its stake in off-the-plan property marketplace iBuyNew.com.au to 100% for $5.9 million. Read the full story <a href="/news/disruptive-investment-group-to-increase-stake-to-100-in-property-marketplace-ibuynew-com-au">here</a>. 
Mark Mendel is founder and chief executive officer of iBuyNew and can be contacted <a href="https://www.ibuynew.com.au/">here</a>.
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jchancellor-FAypfDUnLy

Why buy new? iBuyNew.com.au's Mark Mendel

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Going away these school holidays?
While your choice of holiday destination is always the first priority, it’s crucial to revisit all aspects of your home security and identify any potential issues before you leave home. Whether you’re a renter, landlord, or property manager, taking a few precautionary measures can make all the difference.
Rent.com.au CEO and Founder Mark Woschnak said adopting a proactive approach to securing a property is often overlooked in the lead up to a holiday or extended break.  
“Taking the time to stop, consider and act on a few basic precautionary measures will not only help to protect your home and assets, but provide much-needed peace of mind over the holiday period for all renters, agents and landlords,” Woschnak said.
  Ensure your holiday break with family and friends is everything it should be with this Rental Security Checklist from rent.com.au.
1.     Let a trusted neighbour or friend know you’ll be away. Give them your emergency contact details and leave a spare set of keys just in case. Discuss rubbish disposal and watering days. 2.     Review all security features installed in the property. Check that your doors and windows lock securely. Purchase additional locks or install measures as needed. 3.     Arrange for someone to collect the newspaper and check the house and gardens - or cancel or home deliveries for the period. 4.     Ask a trusted friend or neighbour to check in periodically, or to leave a car in the driveway so the house does not look empty. 5.     Security issues also extend beyond the property. Don’t forget side gates, alley ways, garage access or garden sheds. 6.     Are your garden tools and ladders visible in the backyard? Ensure your equipment is locked securely away from the eyes from opportunistic thieves. 7.     Check the lighting around the property. Consider installing light sensors to indicate movement. 8.     Double check smoke alarms in all rooms. Install new batteries if required. 9.     Keep communication lines open. Have key contact details stored in your mobile phone. Renters, if going away for an extended period, send your landlord or agent a courtesy note. 10.   Turn your home phone down and consider leaving the radio on throughout the day or on timed intervals.
For more information <a href="https://www.rent.com.au" target="_blank">click here</a>.
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Property 101: Rental security checklist

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The rising Aussie dollar has board members on high alert but the overwhelming majority of leading economists predict that the Reserve Bank of Australia (RBA) will keep the cash rate on hold next month, according to finder.com.au.
Thirty-four of 35 (97 percent) leading economists and experts in the <a href="https://finder.us9.list-manage.com/track/click?u=cc5e9bce699fa1d71a67cf499&amp;id=17d3826c80&amp;e=58cd8ffd03" target="_blank">finder.com.au Reserve Bank Survey</a>, the biggest of its kind, expect the cash rate to remain at 2 percent at the RBA board meeting on Tuesday (5th April, 2016). The last time the Reserve Bank cut the cash rate was in May 2015. 
Noel Whittaker, adjunct professor at QUT, was the only expert to predict further easing at the April meeting based on the recent strength of the Aussie dollar. 
Twenty-one experts (60 percent) predicted no movement for the rest of the year, with the majority of this group (20 experts) forecasting a rate rise – but not until 2017 at earliest.  
Just three experts (9 percent) expect a fall beyond 2016.
Bessie Hassan, Consumer Advocate at finder.com.au, said the RBA would be watching the Aussie dollar closely.
“Central banks often favour a depreciating currency to stimulate inflation and boost activity,” she says.
There was more good news for home loan customers with a drop in interest-only loans.
“With interest rates at record lows, fewer borrowers are opting for interest-only home loans as mortgage repayments become more affordable,” she says.  
Figures from the Australian Bureau of Statistics and the Australian Prudential Regulatory Authority (APRA) analysed by finder.com.au reveal the percentage market share of interest-only loans nosedived from 45.8 percent in the June 2015 quarter to 37 percent by December 2015.  
“The value of new interest-only loans approved in Australia also dropped from $44 billion in the June quarter to $36 billion by December 2015 – the first time such a drop has been observed since the GFC,” she says. 
Ms Hassan says if the Australian dollar moves even higher, experts predict the Reserve Bank will feel compelled to step in. 
“The most popular months for indications of a movement in 2016 were May, June and July - with a total of seven economists (20 percent) predicting falls over these three months,” she says.
Of the economists (31) who weighed in on how low the cash rate would drop this cycle, 52 percent (16) said it would drop no lower than its current value. Twenty-nine percent (9 experts) predicted a low of 1.75 percent, and 19 percent (6) predicted the rate to drop to 1.50 percent or lower.
 
What our experts had to say in the April Reserve Bank Survey: Saul Eslake, Independent economist: "The RBA is satisfied that current monetary policy settings are consistent with inflation being within its target band and growth returning to (or remaining at) about its trend pace over the medium term. They may have some concern about the currently elevated level of the A$, were that to continue, but they would need to see whether the recent rise is going to be sustained before contemplating any action in response to it"
Melissa, A&amp;TA and The Money Barre: "I don't believe there's a case to cut rates at present and certainly no reason to move them upwards."
Shane Oliver, AMP Capital: "While the RBA retains an easing bias recent data suggests that economic growth has been stronger than expected so it's unlikely to act on that bias just yet."
Garry Shilson-Josling, Australian Associated Press: "There's no compelling reason to change."
Steven Pambris, Bank Of Sydney: "Economy  whilst not ideal is still  tracking ok "
Richard Robinson, BIS Shrapnel: "Economy still growing OK. No need to panic...yet"
Michael Blythe, CBA: "Economy not in need of any further assistance at this stage"
Savanth Sebastian, CommSec: "The economic data has certainly been more upbeat in the past month. However the Reserve Bank would want more time to gauge how well the economy is tracking. The recent lift in the Aussie dollar would be more concerning to policymakers."
Dr Andrew Wilson, Domain Group: "Close decision with higher dollar but may wait to see if  higher dollar will deflate. Recent jobless data better but volatile. Upward pressure on bank rates may force RBA hand sooner rather than later "
Scott Morgan, Greater Building Society: "I don't see any economic drivers for  an increase or decrease any time soon. The RBA will wait for more definitive evidence. The economy is not performing that badly. GDP figures were OK. The issue is that there are many other factors at play such as upcoming election campaigns, the actions of overseas central banks and worries about the $A. It has never been harder to crystal ball gaze."
Mark Brimble, Griffith University: "The RBA still remains biased to easing, but is very reluctant to do so due to fears around property and the general market volatility.  My view is that the economy does need support with China lowering expectations, Europe requiring and receiving further support, negative rates in Japan, and the US pace of recovering remaining muted.  The NZRBA cut rates earlier this month and the RBA will need to do so in the near future also.  They may wait one more month however."
Paul Williams, Heritage Bank: "The RBA are happy to continue to monitor market conditions and keep monetary policy generally accommodative"
Shane Garrett, Housing Industry Association: "No substantial change in conditions since last RBA meeting."
Michael Witts, ING Bank: "The RBA will likely be on hold as the domestic economy continue to perform positively with minimal impact from the equity and capital markets volatility from the earlier part of the year. The RBA will be concerned that the Australian dollar's move higher is contrary to the decrease in the terms of trade of recent years. "
James Boyle, Liberty: "There are signs that point to a need for action in the future – but none seem severe enough to increase the chances of a move higher than what is implied by the market. Perhaps for now monetary policy is in balance, but a major shift in wage inflation, housing construction or unemployment would encourage the RBA to take a different outlook"
Grant Harrod, LJ Hooker: "There has been no significant deterioration in the Australian economy since last month’s RBA meeting. The recent drop in the unemployment rate will see the RBA hold rates steady this month. However, the strengthening Australian dollar and low inflation provide scope for a cut mid-2016."
John Caelli, ME Bank: "The RBA will keep rates on hold due to strong growth data and employment numbers. The only concern is the strength of the Australian dollar. The RBA will keep the powder dry to help protect against any global market shocks.”
Mark Crosby, Melbourne Business School: "Markets have stabilised in the past month, and local inflation and growth numbers warrant a hold for the moment."
Emily Dabbs, Moody's Analytics: "The already low rates combined with rising employment are supporting domestic demand. However, if the dollar continues to appreciate, the RBA will move to cut rates."
Lisa Montgomery, Mortgage and Consumer Finance Specialist: "Although the RBA will be keeping a sharp eye on the rising Australian Dollar - data to hand will suggest that the Board will keep rates on hold for the near term", "My responses to your questions about negative gearing were on the assumption that they were about the policy being proposed by the Opposition - which includes 'grandfathering' of existing investors. If negative gearing were to be abolished without any such provision, then my answer would probably have been different, I would have said it likely would have caused a fall in house prices, probably of less than 5% - but not a 'major correction'"
Jessica Darnbrough, Mortgage Choice: "In recent weeks, unemployment has dropped, property prices have climbed slightly higher and new consumer sentiment data shows confidence continues to hover around average levels. All of these things combined should provide the RBA with no incentive to change the cash rate setting. "
Ken Sayer, Mortgage House: "The market is way too volatile nurturing uncertainty "
Chris Schade, MyState Bank: "Whilst it remains more likely the Reserve Bank will cut as oppose to raise rates in 2016, conditions in the domestic economy do not currently warrant such. That said, the Board will be closely watching economic developments over the coming period and remains ready to act if required."
Alan Oster, NAB: "Still looking to see what non mining adjustment does.  Too early yet", "My assessment that rates will not rise or fall this year is based on current economic factors and data. The economy isn't in too bad a shape. The issue is that there are many other factors in play such as broader confidence, election campaigns, the actions of overseas central banks and movement in in the $A."
Peter Boehm, onthehouse.com.au: "No compelling reason to move rates just yet - I think by the middle of the year we'll have a better line of sight of possible rate movements"
Jonathan Chancellor, Property Observer: "We are very close to the likely next move downwards, but it will still be a wait and see approach from the board."
Matthew Peter, QIC: "With resilient economic growth, the RBA will wait for data on inflation (later in April) and indications from the US Federal Reserve intended hikes to the fed funds rate before deciding on whether to lower rates or keep rates on hold."
Noel Whittaker, QUT: "Because our dollar is so high"
Angus Raine, Raine &amp; Horne: "The RBA will be keeping an eye on the strong Aussie dollar, and the wider global economy, as it makes its decision. Indicators such as a sluggish local jobs market will probably prompt the RBA to leave things 'status quo' this month."
Nathan McMullen, RAMS: "Reasonable prospects for continued growth in the economy remain and thus no compelling immediate case to ease rates"
Janu Chan, St.George Bank: "The RBA is still in "wait and see" mode. Low inflation is keeping the door open to lower rates, but it does not see a need to with non-mining sectors recovering. ", "Just to note that I haven't answered any questions on negative gearing because it is impossible to judge any impact without details of the proposed policy. For example, are we referring to getting rid of just "negative gearing" (only the losses on interest expenses) or is the policy aimed at eliminating deductions on all interest rate expenses altogether?  Are we looking at abolishing just deductions on interest rate expenses or all expenses that can be currently deducted against a property?  None of this is clear when we talk about abolishing "negative gearing" and these are important questions when considering any potential impact on the housing market.  "
Nicki Hutley, Urbis: "The economy is showing solid momentum, with minimal downside risks at present"
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jonathanchancellor-7SQnKwU6yx

Only one forecaster thinks there'll be an April 2016 RBA rate cut

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GUEST OBSERVER
Investors have had a tough start to 2016. Financial markets are extremely volatile and many are wondering what investment strategy to pursue.
There are a huge number of approaches used to decide the best time to buy and sell financial assets, such as shares, bonds, commodities, and currencies. This activity is variously referred to using terms such as “active management” and “market timing”.
Hindsight can be a fine thing for the investor or asset manager. But what they need to know is how they can best assess in advance whether an active management technique is going to add value or not. Small gains in performance can result in large amounts of wealth being created given the large amount of money under management.
There have been numerous advances in this area by researchers recently, which may help investors to make decisions with more confidence, especially in the current environment of uncertainty.
The first thing to consider is whether the returns generated over the historical test period are statistically significantly different to zero. Just because an approach generates an impressive average return does not guarantee that it passes the statistical significance test. Large average returns may be driven by a small number of extremely good daily or monthly returns, which are not representative of the usual return.
Traditional statistical significance tests can often give misleading results but new improved methods are very robust. Related to this is the sequence of returns. It is important to investigate this because an approach that generates superior returns overall – but has long periods of sub-standard returns – will be hard to stick with in reality.
Risk is another important consideration. Simply finding that a strategy has generated historical returns is not sufficient as a risky strategy needs to generate larger returns if it is to appeal to the average investor who is risk averse. The risk-adjusted returns of a technique therefore need to be determined. Sharpe ratios are commonly used in this area but recently developed approaches, which overcome some of their limitations, have been shown to be superior.
Testing large numbers of approaches in historical data raises the possibility that one technique will show promise by chance. Indeed, we know of one paper that found over a certain time period the best predictor of movements in the S&amp;P 500 index was butter production in Bangladesh! It is therefore important to account for “data snooping bias” using an appropriate statistical technique before concluding whether an active management approach does in fact produce historical superior returns beyond what might be expected by chance.
Some approaches work well in certain periods but poorly in others. It is therefore important to investigate the historical performance in periods such as bull and bear markets and recessions and expansions. While consistent historical performance over these periods does not guarantee future success, a finding of sub-standard performance in one of these historical settings could be indicative of poor performance in these periods in the future.
It is also important to conduct style analysis to get an appreciation of what influences the returns of an active management approach. Addressing questions such as “do the equities in the portfolio tend to do better when oil prices or the exchange rate are going up or down?” provides some intuition which can be used to determine the likely performance going forward.
This type of analysis can be extended to determine the proportion of historical out-performance that is driven by the assets that are in the portfolio or decisions around when to buy and sell the various components of the portfolio.
Transaction costs are often a large determinant of the returns an investor receives. An investment approach that requires frequent rebalancing will incur larger transactions costs than a more passive approach, and the types of assets that are chosen will also influence the level of transaction costs.
A logical way to quantify the performance of a strategy is to document the level of “break-even” transaction costs, that is level that transaction costs would have to be at before the profits disappeared. If these are much larger than reasonable estimates of actual transaction costs it is clear the strategy’s historical returns are greater than its transaction costs.
Conducting out-of-sample tests is another important approach. Refining a technique on a subset of available data and then testing its performance on remaining data can add confidence around whether it has the potential to add value going forward.
While there is never complete certainty that the superior returns of an active management approach in the past will be repeated in the future, the approaches we have discussed give an asset manager or individual the best chance of identifying techniques with robust returns.
 
Ben Marshall is MSA Charitable Trust professor in Finance, Massey University and can be contacted <a href="https://theconversation.com/profiles/ben-marshall-238925" target="_blank">here</a>.
Nhut (Nick) Hoang Nguyen is associate professor, School of Economics and Finance , Massey University and can be contacted <a href="https://theconversation.com/profiles/nhut-nick-hoang-nguyen-238929" target="_blank">here</a>.
Nuttawat Visaltanachoti is professor in Finance, School of Economics and Finance , Massey University and can be contacted <a href="https://theconversation.com/profiles/nuttawat-visaltanachoti-238930" target="_blank">here</a>.
All are authors for The Conversation.
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What it takes to invest in volatile sharemarkets

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The national architecture firm Rothelowman has won the prestigious President's Award at the 2016 National Urban Development Institure of Australia (UDIA) Awards for Excellence.
They won the award for a mixed-use Abbotsford apartment development.
Developed by Hamton and ISPT, the three-stage project has been planned to include premium facilities such as a rooftop cinema, lobby bars and a health and wellbeing centre.
Rothelowman, working closely with the client and council, integrated the riverfront in their design by allowing public access through the centre of the site to the bank of the Yarra River. 
Rothelowman principal Chris Hayton said that Eden (above), Haven and Sanctuary (the three stages) have added high quality and a meaningful public space to the existing urban fabric of Abbotsford.
The project also won the national award in the High Density Housing category and previously won awards in the categories of Master Planned Developments and High Density Developments in last years Victorian UDIA awards.
 
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jrobinson-rf4aSBido9

Rothelowman-designed development wins big at UDIA awards

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A development application has been lodged by property group Auswin TWT for a $300-million mixed-use project in Sydney's Ultimo.  
New Life/Ultimo at 495 Harris Street will speed up the gentrification of the often undervalued inner Sydney suburb, according to the developers. Ultimo is on the edge of Darling Harbour, Chinatown and Barangaroo, and well connected to light rail and bus services, yet RP Data research shows that the median price for an apartment is 30 percent less than neighbouring Pyrmont, said a media release.
The multi-layered building steps down from nine-storeys along Harris Street to six levels facing Bulwara Road. It will have 210 apartments ranging from studios to three-bedrooms, including two-level terraces with street-level access. There will be ground floor retail/commercial space and two basement levels for vehicles and bicycles, bringing the gross floor area to around 20,000 sqm.
“Those with vision will appreciate that Ultimo will improve and prosper just like Pyrmont has, lifting property values as it regenerates,” said Ben Stewart of CBRE.
Simon Platt of Kinsale Property Group is another realtor who believes the Auswin TWT development will give Ultimo its biggest boost since 2007 when the Ian Thorpe Aquatic Centre opened.
“Ultimo is somewhat of a forgotten suburb on the doorstep of the CBD, yet it has all the attributes of being a property hot spot,” Platt said.
The design, from Architectus, features an open air courtyard and a purpose-built pedestrian laneway running from Harris Street through to Bulwara Road. Architectus was chosen after a design competition chaired by acclaimed architect Tony Caro last year.
“These features were met with approval when we held two information sessions for residents,” said Stephen Fitzpatrick, the general manager of Auswin TWT. 
The 5,322 sqm site was originally owned by the Harris family who were the dominant landowners in the area for more than a century. Bushells Tea purchased the site in 1938 and built a four-storey warehouse to store its produce.
In 1964, the newly founded Totalizator Agency Board (TAB) acquired the property as its headquarters and nerve centre for its betting business. In 2004, TAB was taken over by the Victorian-based wagering and media company Tabcorp, which 10 years later sold the property to Auswin TWT.
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prateek24-ezbwHMbNAk

Auswin TWT's $300 million residential project in Sydney's Ultimo 

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Hi Margaret,
We have a 1 acre or 4000 sq metre block of land , zoned farming in country Victoria. We bought it in July 2014 as an investment to develop it as a future home site.
If I sell a block of land with contract of sale dated in 2017 financial year, but settlement is in 2018 financial year, is CGT based on contract of sale date or on settlement date? It will make a difference as we will be retired in 2018 financial year and will be in  a different tax bracket.
The block of land, zoned farming, did not have a planning permit to build a dwelling or shed and has generated no income while we have owned it but we have made improvements. Are the cost of the improvements deductible? We have planted 600 trees at a cost of $1100.
We have drawn up a set of house plans and successfully applied for a planning permit to build a dwelling and shed at a cost of $1400. Are maintenance costs deductible?
E.g. 100 trips to the block of land to mow lawns, water trees, earth moving costs to remove dead trees, loan costs and purchase costs and selling cost.
Can we deduct stamp duty on purchase? Legal costs on purchase? Loan borrowing costs? Loan interest from date of purchase to date of sale? Loan discharge costs? Legal costs on sale of land? Council rates from purchase date to sale date? Break fees on a fixed loan for the land purchase if I sell before the 4 year fixed term is completed?
Thanks for your suggestions
Regards
Kevin
 
Hi Kevin,
According to the Australian tax office:
When you sell or otherwise dispose of real estate, the time of the event (when you make a capital gain or capital loss) is usually:
<ul>
<li>when you enter into the contract (generally the date on the contract), not when you settle – the fact that a contract is subject to a condition, such as finance approval, generally doesn't affect this date</li>
<li>when the change of ownership occurs if there is no contract (such as when a property passes to a beneficiary), or</li>
<li>if the real estate is compulsorily acquired – the earliest of</li>
<ul>
<li>when you receive compensation from the acquiring entity</li>
<li>when the entity became the property's owner</li>
<li>when the entity enters the property under a power of compulsory acquisition, or</li>
<li>when the entity takes possession under that power.</li>
</ul>
</ul>
In your case this means the event occurs in 2017 and this is the year the tax becomes due and payable.  If you have already lodged your tax return before settlement and the receipt of the proceeds, you would need to request an amendment to the prior year’s return. 
As for the remainder of your questions, you do need specific advice which takes into account all of your circumstances, including the purpose for which you originally bought the property and your intentions at the time.  Generally speaking though, I can tell you that:
1.   If this is not a working farm the zoning should not impact deducibility of any bona fide investment property related deductions.  You will need to get some specific advice around the planting of the trees, though, as they may not be deductible, unless such planting was required for the purposes of earning property related income.  
2.   Improvements to a rental property are deductible as long as the purpose for the block was to build an investment, and not to build future own home. 
3.   Once a property becomes income producing, maintenance costs are deductible.  If your intention was to build a property to rent out but instead you sell, some of your costs may become capital costs, but again this one would have to be determined by your accountant.
4.  You have a large list of other costs and again, their deductibility depends upon the reason you bought the block – if it was for an investment some may be considered capital costs (and so add to your cost base for the purposes of determining capital gains tax) and others, as long as the property was income producing, may be deductible as yearly expenses.  Even some costs which are normally yearly expenses can be added to the cost base in certain circumstances.  
It is critical that you consult with a highly skilled accountant who has experience in this area to be sure that you get the right advice.  Remember, regardless of what any one tells you, the responsibility for making the right claims rests with the tax payer.  Bad advice won’t get you out of trouble if you make an incorrect claim.
 
Have a property question?  <a href="mailto:news@propertyobserver.com.au" target="_blank">Ask Margaret!</a>
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