Nature Based Cities (NBC), the not-for-profit organisation focused on improving biodiversity and nature outcomes in urban development, has launched its latest industry design guidelines and accreditation framework, this time targeting precinct-scale residential communities.

The move extends NBC’s influence beyond its initial focus on medium and high-density residential developments. Several projects have already achieved NBC accreditation since the launch of its Medium &amp; High-Density Residential Guidelines in early 2025.

The expansion into masterplanned communities and new residential precincts reflects the growing need for stronger nature-positive benchmarks as Australia’s outer suburban growth corridors continue to expand at pace.

Paul Hameister OAM, NBC Founder and the Executive Chairman of Melbourne developer Hamton who itself leans heavily into nature and biodiversity in its developments, says the&nbsp;nature-first approach to mitigate the effects of climate change has become standard in other parts of the world such as the UK, but Australia is lagging.&nbsp;Australia’s environmentally sustainable design (ESD) rating tools have no minimum mandatory requirements for living landscapes.

“We’ve always wanted to do more, and we know other developers who want to do more, but the ESD rating tools just aren’t there,” Hameister says. “In Australia, you can have a five-green-star rated building that’s concrete and glass with not a blade of grass. 
 
“The focus is on reducing emissions, which is laudable, but there hasn’t been enough attention paid to protecting and re-establishing nature. We need both for the health of the environment and for communities.”

He says that having now&nbsp;made good progress in supporting developers of medium and high-density residential projects, NBC is now looking to bolster better nature-based decision-making and recognise developers of greenfield projects in the outer ring and large inner-ring brownfield precincts, who want to champion nature and living landscape as a defining feature.

Since 2022, the not-for-profit has sought to remove the roadblocks preventing developers from incorporating nature and living landscapes into their projects, shifting the conversation from the reduction of emissions and grey infrastructure, toward recognising nature as an essential infrastructure.

The New Communities Design Guidelines and Scorecard arm developers with the tools needed to deliver a nature positive outcome for their new communities. Intended to be adopted at the outset of the planning process, the guidelines are designed to help create communities that are cooler, healthier and more resilient while also enhancing social wellbeing and long-term economic value.&nbsp;

New Communities developers seeking accreditation will be independently assessed across a range of key criteria including ecology, tree canopy, biodiversity, and walkability. Once the masterplan is complete and submitted for approval, the scorecard is formalised based on proposed outcomes. Projects that meet the NBC criteria will receive either Commended or Exemplary accreditation outcomes, creating a clear benchmark for nature-positive new communities in Australia.&nbsp;

Janis Fischer, Director at Tract and NBC Advisory Council member, said the development of new communities in our suburbs can have a substantial impact on nature and biodiversity.

"By incorporating nature-based design principles at the inception of a project, developers and their design teams can achieve nature positive outcomes that are good for both people and the planet.’’&nbsp;

NBC accredited New Community projects will gain access to NBC branding and marketing tools to help communicate their nature-based credentials to purchasers and the broader market.&nbsp;

Joel Robinson

Nature Based Cities: A new Australian benchmark for developing nature-positive new communities

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<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/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

While school holidays and trips to Europe tend to define the winter property market, there's been no cold snap at <a href="https://www.apartments.com.au/new-apartments/the-walden-north-sydney-177-walker-street-north-sydney-nsw-2060">The Walden</a> in North Sydney.

Developer-builder&nbsp;<a href="https://www.apartments.com.au/developers/aland">ALAND</a> sold more than $35 million worth of apartments throughout June, including a $6.8 million apartment that now ranks among the highest apartment sales ever recorded in North Sydney.

SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.

"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.

"Many recognise the opportunity to secure an apartment in an iconic building and premium location while values remain attractive. They may initially lease the property, but the intention is to eventually move in themselves, rather than purchasing purely as an investment."

[smartcode_project:default project_id=134323 project_image_fid=367129]

Located at 177 Walker Street, The Walden will deliver 161 one, two, three and four-bedroom residences across a 30-storey tower designed by Rothelowman. Every apartment occupies a corner position, maximising natural light, cross ventilation and views across Sydney Harbour, the Opera House, Sydney Heads and the northern districts.

Rather than a traditional balcony, the residences feature winter gardens that seamlessly extend the open plan living areas, creating versatile spaces for relaxing or entertaining throughout the year. Floor-to-ceiling glazing draws in natural light while showcasing sweeping views from the building's elevated Walker Street position.

Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.

The larger residences have been planned with distinct entertaining and private zones, with many master suites positioned on corners to capture natural light and harbour views. Walk-in dressing rooms, freestanding baths and refined stone finishes reinforce the house-like feel that has resonated with downsizers and owner-occupiers.

[smartcode_project:default project_id=134323 project_image_fid=6393]

Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.

"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.

"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."

Residents will also have exclusive access to The Pavilion, a dedicated amenity building featuring a rooftop pool, wellness studio, gymnasium, sauna, concierge service, residents' lounge, private dining spaces and work-from-home facilities.

[smartcode_project:default project_id=134323 project_image_fid=6402]

The project marks ALAND's first major luxury apartment development in Sydney's inner-city market after more than two decades delivering residential communities across Greater Sydney.

Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.

"This is a rare opportunity to bring a truly exceptional project to life in one of Sydney's most iconic locations, and to showcase our craftsmanship and design expertise at a world-class level," Hrsto said.

[smartcode_project:default project_id=134323 project_image_fid=6383]

The Walden has been introduced to the market at a time when demand for living in North Sydney is at an all-time high. Billions of dollars have been invested in infrastructure, including the recently opened Victoria Cross Metro station, located just 300 metres from The Walden, providing residents with direct access to the Sydney CBD in just minutes.

Private investment has also transformed the area through the arrival of new retail and dining destinations, elevating the lifestyle offering in what was once considered primarily a commercial precinct rather than an aspirational residential address.

The Walden is currently under construction and is scheduled for completion in 2028.

[smartcode_project_cta:default project_id=134323]

ALAND records $35 million in sales in North Sydney as The Walden bucks quiet winter selling season

The long-awaited redevelopment of the former Eastlakes Shopping Centre site has reached a major milestone, with Conquest's plans for a new mixed-use precinct officially placed on public exhibition.

The State Significant Development Application would transform the 1.7-hectare site at <a href="https://www.apartments.com.au/new-apartments/19a-evans-avenue-eastlakes-nsw-2018">19A Evans Avenue</a> into one of Sydney's largest urban renewal projects, delivering 736 apartments above a new shopping centre anchored by Woolworths, alongside specialty retail, dining, commercial space and new public open spaces.

The public exhibition marks the next chapter for the project after <a href="https://www.apartments.com.au/developers/conquest">Conquest</a> acquired the stalled Stage Two development from Crown Group, who completed the first stage across the road prior to their voluntary liquidation.

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="5fca22c5-d1ed-4e2c-8801-03f7df1eafc8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland%20podium.png?VersionId=uomwr41nF8CmLUZRDcu3mHQechlbxucS" />

&nbsp;

Designed by DKO Architecture, the proposal comprises four residential buildings ranging from 14 to 18 storeys above a two-level retail podium. The development would deliver 736 apartments, including 74 affordable homes, 215 Build-to-Rent apartments and 521 market residences. Provision has also been made for dual-key apartments, which could increase the total number of dwellings to 877.

At ground level, the shopping centre has been designed as the suburb's new meeting place, anchored by a full-line Woolworths and complemented by a curated mix of fresh food retailers, cafés, restaurants, health services and everyday convenience shopping. Generous pedestrian links and landscaped public spaces will connect the retail precinct through to Jack Mundey Reserve, creating a more walkable and connected neighbourhood.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

"Eastlakes has been overlooked for too long, and this is the community’s moment. We are building a shopping centre and homes, a genuine heart for the suburb, and we genuinely want locals to help shape it."

"We enrich communities through the creation of homes, places, and experiences designed for life, built to last, and owner for generations. That starts with listening, so we warmly encourage everyone with a connection to Eastlakes to view the plans and share their thoughts."

<img alt="First look: Conquest unveils plans for 736-home Eastlakes Shopping Centre redevelopment" data-entity-type="file" data-entity-uuid="22f6fb20-54fb-4bd7-8a92-48fafdd00608" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/eastland.png?VersionId=cugp7s9hrMHGJJdYzkeAkrFoQgnF4GXf" />

DKO said the design had been shaped by the site's landscape setting and surrounding open space.

"Our vision for the site embraces its unique Bidjigal identity by blending the residential living with generous landscaping and a material palette inspired by the Bidjigal locality, and celebrating the panoramic views to Botany Bay and the wetlands reserves."

"Taking cues from Country, we seek to harmonise built form with the landscape and lightly touch the earth. By reconnecting, retaining and regenerating existing ecology, and weaving in natural elements, we can deepen our connection to Country."

The landscape strategy extends across the podium and rooftops, incorporating communal gardens, children's play areas, lawns, community gardens, family gathering spaces and extensive tree planting. New landscaped links will also strengthen the connection between the precinct and Jack Mundey Reserve, while publicly accessible open spaces have been integrated throughout the development.

The proposal builds on Conquest's broader placemaking strategy for the site. Through an ongoing partnership, local artist Joe Rashbrook has been appointed Urban Art Curator, working alongside young residents to transform the project's site hoardings into a public art gallery that allows the community to engage with the redevelopment before construction is complete.

Conquest has rapidly expanded its development pipeline since acquiring the Eastlakes site, with more than $6 billion worth of mixed-use projects now in planning across Sydney, including Stanmore, Castlecrag and Waterloo.

Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.

First look: ‘Far more than replacing a shopping centre’ as Conquest unveils 736-home Eastlakes redevelopment

Abadeen has lodged a State Significant Development Application (SSDA) for one of Mosman's largest apartment developments in recent years, seeking approval to transform the former Honeysuckle Garden and Midas site on Military Road into a 100-apartment mixed-use development.

The SSDA, lodged with investment partner Phoenix Property Investors, proposes around $230 million worth of new housing on the prominent <a href="https://www.apartments.com.au/new-apartments/494-516-military-road-mosman-nsw-2088">494-516 Military Road</a> site.

The proposal comes as Mosman Council continues to progress its recently endorsed Masterplan, which identifies the precinct for increased housing density while maintaining the suburb's established character.

Designed by DKO Architecture, the development would comprise 100 apartments above ground-floor retail, with a rooftop wellness precinct including a gym, sauna, entertaining areas and landscaped communal spaces.

Rather than pushing to the full 12-storey height identified in Council's Masterplan, the proposal ranges between five and nine storeys, stepping down towards Hale Road. A tenth level would accommodate resident amenities rather than additional apartments.

The project has been designed to appeal to a broad range of buyers, from first home buyers and young professionals through to families and local downsizers looking to remain on the Lower North Shore.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="5dada03f-5b4c-43ba-ba62-2868add31440" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.57.55%E2%80%AFAM.png?VersionId=7LBy0B.Jo8_iWAFJsClcV7Q3UnXrv49r" />

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.

"The apartments have been designed as genuine long-term homes, with efficient floorplans that maximise usable living areas, generous storage, natural light and strong connections between indoor and outdoor spaces," Brown says."

"We've focused on creating homes for a broad range of buyers, from first home buyers and growing families through to downsizers who want to remain in Mosman."

The rooftop wellness offering forms a key part of the proposal, with residents set to have access to a gym, sauna, outdoor entertaining spaces, communal dining areas, landscaped gardens and a multi-use recreation court overlooking Sydney Harbour.

<img alt="Mosman" data-entity-type="file" data-entity-uuid="d37c2d6b-583a-4a0f-b7a9-9f46b893d2f4" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-27%20at%209.58.06%E2%80%AFAM.png?VersionId=FPoa5FCm2RtzjhAh2w5FTWJbV6GHfY8D" />

DKO drew heavily on the site's natural and cultural history, undertaking a Connecting with Country process with local Aboriginal Elders to inform the architectural and landscape design.

Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.

"The architectural language of the project is a deep expression of Connecting with Country, where the materiality and colour palette serve as a bridge between the site's geological history and its future as a residential sanctuary."

The proposal also retains the site's established blue gum tree as the centrepiece of the communal landscaped gardens, while introducing activated retail fronting Military Road to strengthen the connection between Mosman and Cremorne villages.

If approved, the project would deliver 100 new homes within walking distance of shops, public transport, schools and local amenities, adding to the limited pipeline of new apartments on the Lower North Shore.

<h2>Project Snapshot</h2>

Project: Honeysuckle Garden Redevelopment

Address: 494-516 Military Road, Mosman

Developer: Abadeen and Phoenix Property Investors

Architect: DKO Architecture

Lead Architect: Matthew Ritchard

Value: $230 million

Residences: 100 apartments

Key features:

<ul>
	<li>
	Ground-floor retail
	</li>
	<li>
	Rooftop wellness precinct
	</li>
	<li>
	Gym and sauna
	</li>
	<li>
	Outdoor entertaining and BBQ areas
	</li>
	<li>
	Landscaped communal gardens
	</li>
	<li>
	Multi-use recreation court
	</li>
	<li>
	Retained mature blue gum tree
	</li>
	<li>
	Connecting with Country design process
	</li>
	<li>
	Harbour, CBD and Balmoral views from upper-level apartments
	</li>
</ul>

Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock

First look: Abadeen plans 100 apartments on former Honeysuckle Garden site in Mosman

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>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

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GUEST OBSERVER
The renewed turmoil in global financial markets on worries about global growth has provided a reminder that we remain in an investment environment of constrained capital growth and high volatility. 
This has several implications for investors around interest rates and the yield investments provide.
First, interest rates are likely to remain low for longer: the Bank of Japan has cut interest rates on excess bank reserves to -0.1%, the ECB is likely to ease further, the Fed is backing away from rate hikes and the RBA is more likely to cut rates than increase them.
<a href="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.17.04%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.17.04%20AM.png" alt="">
Second, it reminds us about the importance of the yield an investment provides as opposed to just relying on capital growth.
Third, while a fall in the capital value of an investment is unsettling, the cash flow it provides is generally a lot more stable and becomes relatively more attractive during periods of market declines. But what do we mean by yield? Why is it so important? And where can it be found?
What is investment yield?
The yield an investment provides is basically its annual cash flow divided by the value of the investment.
For bank deposits the yield is simply the interest rate, eg bank 1 year term deposit rates in Australia are around 2.4% and so this is the cash flow they will yield in the year ahead.
<a href="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.18.17%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.18.17%20AM.png" alt="">
For 10-year Australian Government bonds, annual cash payments on the bonds (coupons) relative to the current price of the bonds provides a yield of 2.5% right now.
For residential property the yield is the annual value of rents as a percentage of the value of the property. On average in Australian capital cities it is about 4.2% for apartments and around 2.8% for houses. After allowing for costs, net rental yields are about 2 percentage points lower.
For unlisted commercial property, yields are around 6% or higher. For infrastructure investment it averages around 5%.
For a basket of Australian shares represented by the ASX 200 index, annual dividend payments are running around 5.3% of the value of the shares. Once franking credits are allowed for this pushes up to around 6.9%.
<a href="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.20.04%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.20.04%20AM.png" alt="">
Yield and total return
The yield an investment provides forms the building block for its total return, which is essentially determined by the following.
Total return = yield + capital growth
For some investments like term deposits the yield is the only driver of return (assuming there is no default). For fixed interest investments it is the main driver – and the only driver if bond investments are held to maturity – but if the bond is sold before then there may be a capital gain or loss.
For shares, property and infrastructure, capital growth is a key component of return, but dividends or rental income form the base of the total return. Prior to the 1960s most investors focused on yield, particularly in the share market where most were long-term investors who bought stocks for dividend income.
This changed in the 1960s with the “cult of the equity”, as the focus shifted to capital growth. It was pushed further through the bull markets of the 1980s and 1990s.
Similarly at various points in the cycle real estate investors have only worried about price gains and not rents.
<a href="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.21.15%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.21.15%20AM.png" alt="">
Why yield matters?
In times like the present a focus on the income an investment provides is important. First, with interest rates set to remain low or fall further, bank deposit rates – already at their lowest in Australia since the 1950s – are likely to remain low or go lower.
Our view is that further falls are likely as the RBA is likely to cut official interest rates to 1.75% in the next six months on the back of global uncertainties, sub-par growth and benign inflation. This in turn means an ongoing need to understand and consider alternative sources of yield on offer.
Second, a high and sustainable starting point yield for an investment provides some security during volatile times like the present. For example since 1900 dividends have provided more than half of the 11.6% total return from Australian shares and as can be seen in the next chart their contribution has been stable in contrast to the swings in the capital value of shares.
Dividends are relatively smooth over time. Companies hate having to cut them as they know it annoys shareholders so they prefer to keep them sustainable.
Finally, as baby boomers retire, investor demand for income will likely be high as the focus shifts to income generation.
Alternatives to term deposits for yield
The chart below shows the yield on a range of Australian investments. Yields on global investments tend to be lower.
All of these yields have fallen over the last few years as interest rates have fallen, but as can be seen several of the alternatives do offer much more attractive yields than term deposits.
Australian 10-year bond yields are now around 2.5%. This will be the return an investor will get if they hold these bonds to maturity. They can generate a higher return if yields continue to fall, but they are already very low. Global bond yields are lower, averaging around 1%.
After the house price boom of the past twenty years the rental yield on capital city houses is just 2.8% and that on apartments is around 4.2% and even lower after costs.
Corporate debt is an option for those who want higher yields than term deposits but don’t want the volatility of shares. For Australian corporates, investment grade yields are around 6.5% or less and lower quality corporate yields are higher.
Sub investment grade corporate bond yields in the US are actually now yielding around 9% as worries partly about loans to energy companies have pushed them higher.
Following the turmoil of the GFC Australian real estate investment trusts (A-REITs) have refocused on their core business of managing buildings, collecting rents and passing it on to their investors, with lower gearing. While their distribution yields have declined as rental growth has not kept up with total returns of 15% over the last 5 years, they are still reasonable at 4.8%.
Unlisted commercial property also offer attractive yields, around 6% for a high quality well diversified mix of buildings, but higher for smaller lower quality property. And it doesn’t suffer from the overvaluation of residential property.
Unlisted infrastructure offers yields of around 5%, underpinned by investments such as toll roads and utilities where demand is relatively stable.
Australian shares also fare well in the yield stakes. The grossed up dividend yield on Australian shares at around 6.9% is well above term deposit rates meaning shares actually provide a higher income than bank deposits. In fact the gap is now back to levels seen during the GFC.
Investing in shares of course entails the risk of capital loss.
<a href="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.12.17%20AM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/13/Screen%20Shot%202016-02-13%20at%209.12.17%20AM.png" alt="">
But a way to minimise this risk is to focus on stocks that provide sustainable above average dividend yields as the higher yield provides greater certainty of return. The next chart compares initial $100,000 investments in Australian shares and one-year term deposits in December 1979.
The term deposit would still be worth $100,000 (red line) and last year would have paid $3200 in interest (red bars).
By contrast the $100,000 invested in shares would have grown to $1.04 million (blue line) and would have paid $50,770 in dividends before franking credits (blue bars). The point is that dividends tend to grow over time (because an investment in shares tends to rise in value) and to be relatively stable compared to income from bank deposits which vary with interest rate settings. 
Key issues for investors to consider
While there is a strong case for investors to focus on investments offering a decent yield there is no such thing as a free lunch.
All of the alternatives come with a risk of volatility in the value of the underlying investment. In the case of shares the key for an investor is to work out whether they want a stable value for their investment in which case bank deposits win hands down or a higher/more stable income flow in which case Australian shares win hands down.
More broadly, in searching for a higher yield investors need to keep their eyes open. It’s critical to focus on opportunities that have a track record of delivering reliable earnings and distribution growth and are not based on significant leverage.
In other words make sure the yields are sustainable. On this front it might be reasonable to avoid relying on some Australian resources stocks where current dividends look unsustainable unless there is a rapid recovery in commodity prices.
 
<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.
</body></html>

soliver-smf6LQXgW9

Shane Oliver with yields warning

<html><body>
There were 92 suburbs in Melbourne that had a median house price in excess of a million dollars in December Quarter 2015, according to the REIV.
Of these, 45 suburbs had 30 or more sales in the quarter. There were thirteen new entrants to this list over the quarter: Brunswick East, East Melbourne, Flinders, Hampton East, Middle Park, Parkdale, Parkville, Research, Rosanna, Sorrento, St Kilda West, Thornbury and Warrandyte. Eight suburbs - Brunswick East, Hampton East, Parkdale, Parkville, Research, Rosanna, Sorrento and Thornbury - returned to the list in the three months to December 2015.  * denotes less than 30 sales in the quarter
 
<table dir="ltr" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td data-sheets-value='[null,2,"Suburb"]'>Suburb</td>
<td data-sheets-value='[null,2,"Dec-15 Median"]'>Dec-15 Median</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"EAST MELBOURNE*"]'>EAST MELBOURNE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2842500]">$2,842,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"TOORAK"]'>TOORAK</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2840000]">$2,840,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ST KILDA WEST*"]'>ST KILDA WEST*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2700000]">$2,700,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CANTERBURY"]'>CANTERBURY</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2432000]">$2,432,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MIDDLE PARK*"]'>MIDDLE PARK*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2290000]">$2,290,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MALVERN"]'>MALVERN</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2230000]">$2,230,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BRIGHTON"]'>BRIGHTON</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2225000]">$2,225,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ARMADALE*"]'>ARMADALE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2200000]">$2,200,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"KEW"]'>KEW</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2140000]">$2,140,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BALWYN"]'>BALWYN</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2100000]">$2,100,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"HAWTHORN EAST"]'>HAWTHORN EAST</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2050000]">$2,050,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"PORTSEA*"]'>PORTSEA*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2050000]">$2,050,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"HAWTHORN"]'>HAWTHORN</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,2015625]">$2,015,625</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CAMBERWELL"]'>CAMBERWELL</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1877500]">$1,877,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"GLEN IRIS"]'>GLEN IRIS</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1853000]">$1,853,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"HAMPTON"]'>HAMPTON</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1850000]">$1,850,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"SOUTH YARRA"]'>SOUTH YARRA</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1833000]">$1,833,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"SURREY HILLS"]'>SURREY HILLS</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1759389]">$1,759,389</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BALWYN NORTH"]'>BALWYN NORTH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1725000]">$1,725,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"KEW EAST*"]'>KEW EAST*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1723000]">$1,723,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CAULFIELD*"]'>CAULFIELD*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1711000]">$1,711,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"EAGLEMONT*"]'>EAGLEMONT*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1700000]">$1,700,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ELWOOD"]'>ELWOOD</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1650000]">$1,650,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"PARKVILLE*"]'>PARKVILLE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1600000]">$1,600,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ALPHINGTON*"]'>ALPHINGTON*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1590000]">$1,590,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BRIGHTON EAST"]'>BRIGHTON EAST</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1580000]">$1,580,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"FITZROY*"]'>FITZROY*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1580000]">$1,580,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CAULFIELD NORTH"]'>CAULFIELD NORTH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1560000]">$1,560,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ALBERT PARK*"]'>ALBERT PARK*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1550000]">$1,550,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MONT ALBERT*"]'>MONT ALBERT*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1534000]">$1,534,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MALVERN EAST"]'>MALVERN EAST</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1520500]">$1,520,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"IVANHOE"]'>IVANHOE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1505500]">$1,505,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"PRAHRAN"]'>PRAHRAN</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1485000]">$1,485,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"SANDRINGHAM"]'>SANDRINGHAM</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1472500]">$1,472,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BLACK ROCK*"]'>BLACK ROCK*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1460000]">$1,460,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ASHBURTON"]'>ASHBURTON</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1426000]">$1,426,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BEAUMARIS"]'>BEAUMARIS</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1425000]">$1,425,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ELSTERNWICK"]'>ELSTERNWICK</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1408750]">$1,408,750</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CARLTON*"]'>CARLTON*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1400000]">$1,400,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"PARK ORCHARDS*"]'>PARK ORCHARDS*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1380000]">$1,380,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BOX HILL*"]'>BOX HILL*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1375000]">$1,375,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"NORTH MELBOURNE*"]'>NORTH MELBOURNE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1367500]">$1,367,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ORMOND*"]'>ORMOND*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1365000]">$1,365,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"SOUTH MELBOURNE*"]'>SOUTH MELBOURNE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1362500]">$1,362,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"TEMPLESTOWE"]'>TEMPLESTOWE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1353000]">$1,353,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ABERFELDIE*"]'>ABERFELDIE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1342500]">$1,342,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ST KILDA EAST*"]'>ST KILDA EAST*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1330000]">$1,330,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ESSENDON"]'>ESSENDON</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1315000]">$1,315,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CAULFIELD SOUTH"]'>CAULFIELD SOUTH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1313000]">$1,313,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CARNEGIE*"]'>CARNEGIE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1300000]">$1,300,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"FAIRFIELD*"]'>FAIRFIELD*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1300000]">$1,300,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"FLINDERS*"]'>FLINDERS*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1300000]">$1,300,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BENTLEIGH"]'>BENTLEIGH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1295000]">$1,295,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MCKINNON*"]'>MCKINNON*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1288750]">$1,288,750</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MURRUMBEENA*"]'>MURRUMBEENA*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1285000]">$1,285,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MOUNT WAVERLEY"]'>MOUNT WAVERLEY</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1281250]">$1,281,250</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"DONCASTER"]'>DONCASTER</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1260000]">$1,260,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ST KILDA*"]'>ST KILDA*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1257000]">$1,257,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"MONT ALBERT NORTH*"]'>MONT ALBERT NORTH*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1253500]">$1,253,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"PORT MELBOURNE"]'>PORT MELBOURNE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1252500]">$1,252,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BOX HILL SOUTH"]'>BOX HILL SOUTH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1238000]">$1,238,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"FITZROY NORTH*"]'>FITZROY NORTH*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1224250]">$1,224,250</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"RICHMOND"]'>RICHMOND</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1220000]">$1,220,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CARLTON NORTH*"]'>CARLTON NORTH*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1210000]">$1,210,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CLIFTON HILL*"]'>CLIFTON HILL*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1206000]">$1,206,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BURWOOD"]'>BURWOOD</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1190000]">$1,190,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BLACKBURN"]'>BLACKBURN</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1188000]">$1,188,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"GLEN WAVERLEY"]'>GLEN WAVERLEY</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1185000]">$1,185,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"WILLIAMSTOWN"]'>WILLIAMSTOWN</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1179500]">$1,179,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"DONVALE*"]'>DONVALE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1162500]">$1,162,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"STRATHMORE"]'>STRATHMORE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1160500]">$1,160,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"DONCASTER EAST"]'>DONCASTER EAST</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1160000]">$1,160,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"NORTHCOTE"]'>NORTHCOTE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1106250]">$1,106,250</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ASHWOOD*"]'>ASHWOOD*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1103500]">$1,103,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"CLAYTON*"]'>CLAYTON*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1100500]">$1,100,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"SORRENTO*"]'>SORRENTO*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1100000]">$1,100,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"HAMPTON EAST*"]'>HAMPTON EAST*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1081000]">$1,081,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"HUGHESDALE*"]'>HUGHESDALE*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1080250]">$1,080,250</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"TEMPLESTOWE LOWER"]'>TEMPLESTOWE LOWER</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1070000]">$1,070,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"PARKDALE"]'>PARKDALE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1062500]">$1,062,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"VERMONT SOUTH"]'>VERMONT SOUTH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1049000]">$1,049,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BULLEEN*"]'>BULLEEN*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1038000]">$1,038,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"OAKLEIGH*"]'>OAKLEIGH*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1037500]">$1,037,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"WARRANDYTE"]'>WARRANDYTE</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1030000]">$1,030,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"RESEARCH*"]'>RESEARCH*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1027500]">$1,027,500</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BOX HILL NORTH"]'>BOX HILL NORTH</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1025000]">$1,025,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BRUNSWICK EAST*"]'>BRUNSWICK EAST*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1020000]">$1,020,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"WINDSOR*"]'>WINDSOR*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1020000]">$1,020,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"THORNBURY"]'>THORNBURY</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1017000]">$1,017,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"BENTLEIGH EAST"]'>BENTLEIGH EAST</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1015000]">$1,015,000</td>
</tr>
<tr>
<td data-sheets-value='[null,2,"ROSANNA*"]'>ROSANNA*</td>
<td data-sheets-numberformat='[null,4,"\"$\"#,##0",1]' data-sheets-value="[null,3,null,1010000]">$1,010,000</td>
</tr>
</tbody></table>
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jchancellor-FAypfDUnLy

Melbourne's 92 million dollar median suburbs: REIV

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Lawyers who prepare Wills regularly as part of their usual practice are familiar with the expression ‘only a simple Will’ and just as regularly understand there is no such creature, as a Will is only as simple as the personal circumstances and assets of the client.
In this newsletter we examine matters which should form part of a client’s instructions to a lawyer when making a will. Failure to consider and discuss these particular matters can have serious implications for your intended beneficiaries.
1. Your personal circumstances
The intentions in your will can be thwarted and the estate’s assets diminished by significant legal costs if a successful family provision claim is brought against your estate. When making a will it is therefore important a potential claim is discussed with your lawyer. This requires establishing the existence of:
<ul>
<li>a current or former spouse,</li>
<li>a current or former de facto spouse,</li>
<li> children; and</li>
<li>other persons who may be eligible under legislation to bring a claim for provision </li>
</ul>
2. Your assets
The provisions of a Will reflecting your wishes only have effect in accordance with those wishes if the assets held at the time of your death and forming part of your estate can be conveyed to the intended beneficiaries. Realty is to most clients an important asset, whose ownership must be considered and advice sought.
Joint assets pass on the death of a joint owner by survivorship and operation of law to the surviving joint owner, regardless of the provisions of the will, and do not form part of your estate. Implications which arise from this include:
2.1. Severing a joint tenancy: Any jointly held real estate must be identified before finalising your will. A Will that purports to leave an interest in a joint asset to a beneficiary will fail, and the named beneficiary will be disappointed. You need to discuss with your lawyer the rights of joint owners and the ability to sever the joint tenancy to create a tenancy in common of a half share which can be conveyed by your will.
2.2. Creating a joint tenancy: This is a correlation of the previous issue, namely, by creating a joint tenancy in relation to assets held as tenants in common with an intended beneficiary may remove the asset from the estate. (Uniquely in NSW (compared to other states) this will not however prevent a notional estate orderbeing made whereby half the property can in certain circumstances become available to satisfy an order for provision in favour of an eligible claimant. It is still useful for the other reasons stated below.)
In either case, the means of conducting a title search against realty are readily available, whereby the determination of whether assets are held solely, or as tenants in common, or joint tenants can easily be ascertained and advice given.
A recent decision of the Tasmanian Full Court drew attention to the above matters which are the subject of necessary and proper instructions when considering a will.
Superannuation is an asset that may or may not be within your control to dispose of by Will.  Advice should be sought as to the potential destination of superannuation benefits, the existence of binding nominations, and taxation advantages of leaving superannuation to dependents who will receive it tax free.
3. Other considerations when making your will
Creating a Joint Tenancy- for ease of estate administration
If your intention is to leave the home in your sole name to your spouse, you may consider creating a joint tenancy in favour of your spouse to minimise the costs of Probate which would be incurred on your death if the asset remained in your sole name and therefore part of your estate.  Whilst there may be duty implications in the creation of a joint tenancy, an exemption from duty applies in the case of the matrimonial home.
Similarly where the testator holds assets as tenants in common with the intended beneficiary named in the will, and whether spouse or not, no duty is attracted by creating a joint tenancy.
The costs of registration of a notice of death are minimal in comparison with the costs of a probate application.
Preparation of a Statement by Testator:
You may consider the preparation of a statement for use in evidence in the event of a claim against your estate, setting out factual matters which may only be within your knowledge, or which may otherwise assist the defence of a claim after your death.  
This could include reference to provision made during your lifetime to the potential claimant, annexing bank or other documents which evidence such provision having been given.  Without the statement, the executors who will be defending the claim may have been unaware of the provision given to the plaintiff during your life, or other facts raised in the statement, which would have been useful evidence in the defence of a claim. 
Statements by a testator setting out the nature of a relationship may also assist the defence of a claim by a person alleging the existence of a de facto relationship.  Whilst such statements have limited weight given the testator cannot be cross-examined, the Court may take the statement into account, when the only other evidence before the Court may be the unchallenged evidence of the claimant seeking to prove a relationship.
Any such statements should be prepared carefully with the assistance of an experienced estate planning lawyer.
For more information, check out TressCox Lawyers <a href="https://www.tresscox.com.au" target="_blank">here</a>.
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Property 101: No such thing as a simple will

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India was the flavour at this year’s edition of the World Economic Forum, says JLL India’s head Anuj Puri in his JLL blog.
“In the play of global expectations unfolding on a stage staggering with actors who may just be guessing at their lines, India has a very complicated role to play,” he says.
The tone was set on Day 1 of the meet, with the Indian Finance Minister Arun Jaitley saying India’s GDP could potentially grow to 9%, provided the country gets a facilitating global economic environment to operate. 
 “A clear takeaway is that we are the fastest growing amongst the emerging markets – as a consequence, the ‘I’ in BRICS now signifies hope for the world,” he writes.
There was general affirmation that there is no risk of a repeat of ‘2008’; however, there is no ignoring the economic and financial challenges currently in the global ecosystem. There was a lot of rumbling about the inherent risk from China, and the repercussions of a hard landing.
The US market is still a mixed bag – given the general impression that it is back on a growth curve, he says. Then there are geopolitical risks arising from the Middle East which threaten to derail.
On the brighter side, lower oil and commodity prices has been a boon, so to say. “The current low oil prices are good for the seven billion people that our blue planet supports,” he writes.
The IMF estimates that the world economy’s GDP growth is 3.1% in 2015, 3.4% in 2016 and 3.6% in 2017. It’s growth nevertheless.
Among the others, India is the flavour of today and will likely see 7.5% growth, provided its politicians roll out ground-altering reforms at the expected pace, he adds. Russia and Brazil have lost out in the popularity sweepstakes because of their domestic issues.
Puri says there is a consensus that India’s exciting entrepreneurial ecosystem is expanding, leading to more entrepreneurs and tech start-ups, but that India will miss the bus again if it does not harness this entrepreneurial energy.
He dispels rumours of the Great Indian Start-up Boom beginning to lose some of its decibels, saying it is normal churn, even citing Professor Nouriel Roubini of New York University.
Roubini said that if there was any place in the world where he would prefer to gestate a start-up, India comes a close second after Silicon Valley.
Puri also addresses the larger question about the implications of a fourth industrial revolution on emerging markets? Will it bridge the gap between developed and developing countries? Will India’s demographics be able to adapt to increased automation, and how will its manufacturing evolve?
He cites Colin Dyer’s words that technology will make strong and established businesses even stronger, as we embrace the change. We are just at the cusp of the ‘E-evolution’, he says. 
“I hope it’s only for the better, but we hold a massive and unpredictable tiger by its digital tail,” Puri writes.
In the Indian context, all its industries, including the semi-opaque real estate, will mature into more transparent ones with cutting-edge technology.
In imagining India as the world’s next growth engine, Puri draws parallels with the Gauls, immortalized by Goscinny and Uderzo in the Asterix comics. 
“The village druid Getafix had a magic potion which could instantly infuse superhuman strength. The magic potion India needs today is the Goods and Services Tax (GST) Bill. Will this magic fix be served up in the upcoming Union Budget? I certainly hope so.”
Also, the change in the constitution of the Upper House will help the government to implement other important bills too, such as the Real Estate (Regulation and Development) Bill and the Land Acquisition, Rehabilitation and Resettlement Act.
Puri says the overall mood was upbeat, but it could have more to do with “humankind’s undying pursuit of optimism”. 
The first three weeks of 2016 have been a pretty miserable start: the US is slowing down, and the chase to the White House this year may slow them down even more; stock markets are currently overreacting to China, even though we may be headed for a softer landing than expected. But China will need to transition from industrial to services and exports to consumption if it is to reclaim its former glory.
The European Union remains a major area of concern, and JLL’s Christian Ulbrich leaves with a few more furrows to his brow, he writes. The EU definitely has its hands full with the challenges of Brexit and the refugee crisis. George Osborne’s remark that ‘UK wants to be in EU but not run by it’ may be a sign of things to come. 
India, however, remains a bright spot, according to the IMF. It has achieved escape velocity from the BRICs bloc and is off on its own growth trajectory, he concludes.
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prateek24-ezbwHMbNAk

The ‘I’ in BRICS implies hope for India's growth potential

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SPONSORED POST
Australian property developer and hotelier TOGA has unveiled its latest bespoke display apartment to an exclusive audience in Macquarie Park.
Hundreds attended the appointment-only weekend unveiling with potential buyers vying to be among the first to view the highly-anticipated One Twenty Macquarie apartment designs.
One Twenty Macquarie’s display apartment showcases a fully-appointed and furnished two bedroom, two bathroom apartment; a replica approximately 82sqm floor plan featuring available finishes, accurate ceiling heights and apartment upgrade options.  
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2016/02/12/15122420-2012020Herring20Rd20-20V0220-20Superman20-20Final202000.jpg" alt="" width="1260" height="630">
The $160-million Turner architects-designed development is set to begin sales in early-March.
At 23-storeys, One Twenty Macquarie is set to be Macquarie Park’s tallest tower and will feature 196 luxury apartments, premium amenities including a gymnasium, a theatrette, landscaped gardens, barbecue facilities, parking and a stylish retail café at its ground level.  
The full-service project gallery with complete to-scale display apartment opened to the general public this week.
TOGA Development and Construction Chief Executive Fabrizio Perilli said One Twenty Macquarie offered a unique opportunity to buyers. 
“This interactive display apartment demonstrates the attention to detail and residential functionality inherent in the One Twenty Macquarie apartment designs,” Mr Perilli said.
“From the tonal stone bench tops to the timber flooring and high-end joinery, One Twenty Macquarie integrates timeless features and modern finishes to create sophisticated living spaces.
Purchasers can expect TOGA’s renowned quality and design excellence upheld by over 50 years’ experience designing, building and delivering rewarding residential experiences,” Mr Perilli said.
Buyers will have the opportunity to choose between two finishes on display; Arcus or Opacus - understated dark or light palettes featuring softly-layered earthy tones.
Visitors to the display apartment can also inspect a large architectural model revealing One Twenty Macquarie from the vantage of 360 degrees as well as interactive digital perspectives of the apartment views and floor plans displayed on Samsung tablet devices.
TOGA General Manager of Sales and Leasing Alex Adams said the opening of One Twenty Macquarie’s showroom provided buyers the chance to step inside one of TOGA’s high-quality apartment designs.
One Twenty Macquarie features a range of apartment types including one-bedroom, one-bedroom-plus-study, two bedroom, three-bedroom apartments and top-floor penthouses.
“The display apartment showcases One Twenty Macquarie’s refined interior designs and allows buyers to explore the spectacular views on offer,” Mr Adams said. 
“The space is designed to offer our clients the opportunity to thoroughly investigate One Twenty Macquarie’s floor plans in a relaxed and authentic environment,” Mr Adams said.
“One Twenty Macquarie is all about location and lifestyle,” Mr Adams added. 
On arrival, guests are greeted by a concierge and assigned to one of TOGA’s in-house project specialists.
The interiors by Turnerdemonstrate an exceptional use of space, harmonious transitions between living spaces and European-inspired styling complete with luxury finishes and appliances.
All One Twenty Macquarie apartments are fitted with first-class Miele appliances.
Apartments boast generous balconies capturing sweeping views to Sydney CBD, North Sydney, Chatswood and Homebush as well as views overlooking Lane Cove National Park
Located at 120 Herring Road, One Twenty Macquarie is positioned 16 kilometres from Sydney CBD and 450 metres from Macquarie University, Macquarie Shopping Centre and Macquarie University railway station.
Visitor parking at the project gallery is readily available free of charge.
Construction of One Twenty Macquarie is expected to complete in late-2018. TOGA is now accepting expressions of interest ahead of One Twenty Macquarie’s March sales launch.
TOGA’s One Twenty Macquarie’s project gallery can be viewed by appointment only and is located at: G03/13-15 Lyon Park Road MACQUARIE PARK NSW 2113.
For more information <a href="https://www.onetwentymacquarie.com.au" target="_blank">click here</a>.
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po-LsXgBTHBmX

TOGA unveils One Twenty Macquarie display apartment ahead of launch

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Construction is set to start on the $60-million Ilixir apartment tower in Melbourne’s Cheltenham, its developers have announced.
Located at 2 – 6 Railway Road, Cheltenham, the 115-apartment project launched in 2015 is already 80 percent sold, according to its website <a href="https://www.ilixir.com.au" target="_blank">www.ilixir.com.au</a>.
The project is being developed by Oliver Hume Property Funds (formerly known as Synergy) and features one, two and three bedroom apartments starting from $360,000.
Ilixir will have a Lifestyle Manager, a concept borrowed from the latest trend in the US apartment sector that provide a concierge to help residents simplify and streamline daily tasks such as receiving deliveries and signing for parcels, allowing access for trades, coordinating with removalists and scheduling access to the building’s leisure facilities.
“Ilixir is the first Bayside apartment project to offer this unique service,” said Jamie Kay, director of Oliver Hume Apartments. “Beyond the project’s innovative design and fantastic location, the lifestyle manager feature has helped to boost enquiries since launch and appears to be one of the main reasons why the project is already 80% sold.”
Some of Ilixir’s other features include:
- Rooftop podium gardens designed by Chelsea Flower Show-winning architect Wes Fleming that offer wooden decking combined with lush plantings and a furnished lounge with an al fresco dining area for residents 
- A residents-only outdoor cinema 
 - All apartments offer modular open plan living by Doig Interiors including sliding screens that allow a bedroom to expand a living room or to open up the whole apartment for a gathering of friends and family. Each apartment also has a balcony.
The building will rise nine levels above Railway Parade offering views from over the bustling shopping strip below and past world class golf courses to the Bay and beyond.
The tower is close to cafes, restaurants, retail and the Cheltenham train station.
“Cheltenham offers homebuyers a rare mix of price growth potential, casual coastal location and a fully fledged restaurant and café culture on Charman Road,” added Kay.
The project aims for completion by Spring 2017.
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Work starts on $60-million Ilixir apartment project in Melbourne’s Cheltenham

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Over the 10 years to January 2016, home values across the combined capital cities have increased by a total 72.0% which is well short of values doubling over the decade. 
If we look at the split between houses and units, house values are 73.1% higher compared to a 64.3% increase in unit values.
Although combined capital city home values haven’t doubled over the past decade, the previous decade was quite a different story. Between January 1996 and January 2006 combined capital city home values increased by 151.7% with house values up 159.6% and unit values 110.1% higher. Based on this data, the most recent decade of capital city home value growth has been half that of the previous decade. 
<a href="/images/2016/02/11/Screen%20Shot%202016-02-11%20at%201.14.30%20PM.png" target="_blank">Click to enlarge</a>
<img src="/images/2016/02/11/Screen%20Shot%202016-02-11%20at%201.14.30%20PM.png" alt="">
At a combined capital city level, the index is weighted so it is therefore heavily influenced by the performance of the larger capital cities. Taking a look at value growth over the past decade across individual capital cities shows a diversity in results.
Melbourne is the only capital city housing market where home values doubled over the past decade. In fact, many cities are a long way from having doubled with values in Brisbane, Adelaide, Perth, Hobart and Canberra having all increased by less than 50% over the past decade. Home values in Sydney and Darwin have each recorded increases of more than 75% over the past decade however, they too fell well short of seeing values double over the decade.
Over the previous decade (10 years to January 2006) home values more than doubled across each capital city (note that Hobart values are for houses only and data is not available for Darwin). 
In fact, value growth over the previous decade was more than three times greater than over the most recent decade in Brisbane, Adelaide, Perth, Hobart and Canberra while nationally it was more than double the rate of value growth over the past 10 years. Even Sydney and Melbourne recorded much stronger home value growth over the previous decade compared to the past decade. 
Looking at value growth over the five years to January 2016, it looks unlikely that by the time January 2021 rolls around that home values would have doubled over the decade in any of the capital cities. Over the past five years, Sydney and Melbourne are the only capital cities in which home values have increased by more than 10% with values lower in Hobart and Darwin.
<a href="/images/2016/02/11/Screen%20Shot%202016-02-11%20at%201.15.41%20PM.png">Click to enlarge</a>
<img src="/images/2016/02/11/Screen%20Shot%202016-02-11%20at%201.15.41%20PM.png" alt="">
While there was a time when home values doubled over a 10 year period the data suggests that the days of such rapid value rises are behind us. It’s important to remember that in recent times we have had record low mortgage rates yet that has failed to spark any substantial home value growth outside of Sydney and Melbourne. 
With little wage growth and ongoing economic uncertainty it is clear that in most areas of the country there are limits to what people can pay for housing. Subsequently there has been little impetus for any significant value growth outside of the two largest capital cities. Even in Sydney and Melbourne value growth has been substantially lower over the past decade than over the previous decade.
Cameron Kusher is research analyst for CoreLogic RP Data. You can contact him <a href="https://blog.corelogic.com.au/about/" target="_blank">here</a>.
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Property values – do they double every decade? Cameron Kusher

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GUEST OBSERVER
Australia needs a fair foreign investment policy that offers Australians equal opportunities.
For foreign investors, Australia is a desirable country because of its stable economy, favourable weather conditions and proximity to Asia. Furthermore, 2016 will be the year international developers take centre stage in Sydney – more than in previous years.
There are many other factors at play that make Australia so desirable and, for investors, there is less red tape and fewer restrictions on how many properties they can buy. 
In contrast, in China, for example, each province has different rules and regulations, with some provinces only allowing residents to purchase a maximum of two properties. 
The International Monetary Fund says that China has the most expensive property in the world. The median house price in Beijing is believed to be 20 times the annual household disposable income, so it’s understandable that they’re looking elsewhere. Sydney and Melbourne represent good value by comparison.
The number of Chinese investors in Australia might fall in Australia within the next 2-3 years and that Indian investors will make Australia their first port of call.
In my opinion, we will start to see Chinese investors possibly fading away from the Australian market depending on their slowing economy in the next few years, and will see a genuine emergence of buyers from India.  They will find it attractive for the very same reasons the Chinese do.
Land and property sales data suggests that foreign investors are now getting in on the process earlier to close the loop.
Many sites have been snapped up by international developers and the reality is that we can’t stop it from happening, not in this global economy. In saying that, it’s only fair, right and appropriate that Australian residents have, at the very least, equal opportunity.
Australian residents should be looked after; they shouldn’t be at a disadvantage to foreign nationals.
Safeguarding the interests of Australian residents should not be confused with being xenophobic, as they’re two very different things. We should still openly invite foreign investment, I just believe that it should come with more restriction and regulation. I was born in Britain so this isn’t a jingoistic standpoint, I merely want to see the same rules be applied to anyone buying in Australia irrespective of where they are from.
Conflicting information about the current market is making it confusing for Australian investors struggling to keep up.
As far as I can tell, there aren’t any accurate numbers available on the extent to which foreign investment is impacting the local investor community and house prices. Significant research is needed. As a real estate head with years of experience in the Australian market, I myself am having difficulty comprehending the situation, so what chance does the average layperson have?
Five solutions for a fair foreign investment policy that gives Australians equal opportunities:
1. Introduction of a levy. 
I absolutely advocate the introduction of a levy.  Last year the government introduced a tax for overseas investors, but in my opinion, this should be increased.  Australian residents are forced to pay for extras such as stamp duty when they buy property and I believe overseas investors should have to pay even more.
2. Placing a cap on the number of properties sold to overseas investors. 
We should regulate the number of properties on Australian soil that are sold to overseas investors:
It’s a bit of a mockery if Chinese investors can only buy two properties in some of their own provinces, but they can come to Australia and can buy 10. It doesn’t matter where investors are coming from – and they’re coming from all over the globe – it’s about looking after the interests of the Australian people.  
3. Clean money assessment.
 A handful of high-profile and high-net cases last year were intentionally made public to oust some illegal transactions happening and spook off unscrupulous investors, and Douglas believes that many more could have gone unnoticed. 
These homes were just the tip of the iceberg and my question is, what about the rest of the iceberg? Do we have any idea how big it is? We know that illegal transactions are taking place because of these cases, and that these acquisitions by foreign investors breach regulations. There is a strong suggestion that this is regularly taking place in the upper echelon of the Sydney and Melbourne markets.
We need to take a harder look into where the money is coming from, as there has been some suggestion that it’s not always clean. The UK government, for example, has implemented money laundering checks and Australia should be doing the same.
4. Financing rules around the acquisition process. 
As is currently stands, financing is not fair for the local investor. We know that a Chinese financial institution based in Australia offers zero deposit home loans for Chinese investors purchasing Australian property. Here, under new macroprudential guidelines, we have Australian residents now required to pay a 20 per cent deposit on a property whilst international buyers can completely circumnavigate the system. It’s ludicrous, all buyers should be on a level playing field in the process and financial aspect.
5. Percentage of developments must be sold to Australian residents.
Up until 2008, developers had to sell a portion of properties to Australian residents. This lifted in the GFC but it’s my view that we should re-establish it and place a limit on how many investments they can buy. I heard that last year only 10-15 per cent of off-the-plan developments in Sydney and Melbourne were sold to overseas investors, but that conflicts with other reliable reports, saying that it was closer to 40 per cent.
It’s increasingly common for foreign investors to buy and develop or redevelop, then sell property on Australian soil off-shore or to international investors without Australian residents even getting a look in.  We need to look at the vulnerability of our market – does selling too much to overseas investors make us become vulnerable to factors outside of our control?
DOUGLAS DRISCOLL is CEO of real estate agency <a href="https://www.starrpartners.com.au/" target="_blank">Starr Partners</a>.
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Foreign investment impact on local market worsens

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The latest event in the evolution of the Brisbane market is the strong emergence of the Moreton Bay Region in the far north of the city.
It has joined Logan City in the far south as the precinct with the most momentum in the Greater Brisbane area. Meanwhile, Ipswich City in the south-west is putting its hand up as well.
Most national commentators misunderstand what’s happening with the Brisbane market. They look at that single figure which apparently describes the whole Brisbane metropolitan area and conclude not much is happening. Australian Property Monitors says Brisbane prices rose 5% last year while CoreLogic RP Data says 4%.
But beneath that one generalised (and highly misleading) figure, there has been lots of activity in precincts which have recorded double-digit annual growth in median house prices.
Markets in the Greater Brisbane area have been on the move for about two years. The inner-city suburbs were busy a couple of years ago and then the middle-ring suburbs on the northside surged. Many of them had annual growth in the 13% to 15% range. The middle-ring suburbs on the southside joined the party 12-18 months ago.
Now it’s the outer-ring areas that are leading. There are still rising suburbs in those northside and southside middle-market precincts, but it’s the cheaper areas on the outskirts that have the greatest activity and momentum.
In this regard, Brisbane is displaying the same pattern we have seen over the past three years in Sydney and Melbourne – the upturn started in the near-city areas and gradually gravitated outwards from the centre. The Ripple Effect is alive and well in residential real estate.
In Brisbane, Logan City (which is the urban bridge between Brisbane and the Gold Coast) has been  the market leader in terms of sales volumes for the past 12 months or so. But now it’s counterpart in the north, the Moreton Bay Region local government area (which is the urban bridge between Brisbane and the Sunshine Coast) has mounted a challenge.
Like Logan City, Moreton Bay Region is all about affordability, transport infrastructure and jobs nodes. Many of the suburbs of Moreton Bay Region – including Caboolture (the capital suburb), Morayfield and Deception Bay – have median prices in the $300,000s, while Burpengary and Narangba are in the low $400,000s.
These are high-volume housing markets: Caboolture, Deception Bay, Morayfield and Narangba have each recorded over 340 house sales in the past 12 months. Some have seen median prices rise 6-7% in the past year – but, in terms of price growth, they’re just getting started.
Median rental yields are an attraction for investors, ranging from 5.2% to 5.6% in most of the suburbs of the Moreton Bay Region. 
The LGA includes the Redcliffe Peninsula, which has heightened appeal because the long-awaited Moreton Bay Rail Link will be completed this year.
The overall region has improved amenity through the evolution of the North Lakes master-planned community, which includes major retail (and will soon include an Ikea superstore).
The region also has good proximity to Brisbane Airport, the Port of Brisbane and the Australia Trade Coast industrial precinct, which means plenty of jobs are handy to the suburbs of Moreton Bay Region.
 
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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Brisbane's Moreton Bay gaining strength: Terry Ryder

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The Tea Gardens Hotel Motel, on the banks of the Myall River, has a new owner.
Hospitality industry veterans Laundy Hotels bought the hotel, reports the Myall Coast Messenger. The deal value was not disclosed.
The <a href="https://mq.com.au/1636938/" target="_blank">172 Myall Street</a> hotel is the only one in Tea Gardens, says the ad by selling agents Gerry Quinlan and John Manenti of MQ and Associates. The hotel is a 2-1/2 hour drive from Sydney.
Built on 3,646 sqm site, the property comes with 15 poker machines and 21 motel units. 
Before the deal, the hotel had the same ownership for 68 years.
The Laundy family have been in the hotel industry for three generations and Arthur Laundy (Jnr) has appointed Steve and Trish Rogers as the new managers of the hotel. The two say they want to make it a showpiece for Tea Gardens, according to the Myall Coast Messenger.
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