<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>“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.<br />
<br />
“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.”</p>

<p>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.</p>

<p>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.</p>

<p>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;</p>

<p>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;</p>

<p>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.</p>

<p>"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;</p>

<p>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;</p>


Joel Robinson

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

<p>Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.</p>

<p>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.</p>

<p>Online shopping has become one of the clearest examples of that change.</p>

<p>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.</p>

<p>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.</p>

<p>That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.</p>

<p><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></p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.</p>

<p>It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.</p>


Apartment design is adapting to the way Australians shop

<p>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.</p>

<p>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.</p>

<p>SRM Residential agent Ben Stewart said buyer demand throughout June reflected a mix of improving market confidence and longer-term thinking from owner-occupiers.</p>

<p>"We're seeing strong demand from owner-occupiers who are taking a longer-term view," Stewart said.</p>

<p>"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."</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=367129]</p>

<p>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.</p>

<p>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.</p>

<p>Every apartment features high-end Calacatta marble, bespoke joinery, and fully integrated appliances.</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=6393]</p>

<p>Rothelowman Principal Ben Pomroy said the project was designed to make the most of its unique position overlooking the harbour.</p>

<p>"The Walden is a celebration of all things beautiful, curated for those who expect nothing less than exceptional," Pomroy says.</p>

<p>"Meticulously designed entertaining spaces and light-filled living areas that capitalise on capturing the natural beauty of Sydney's iconic harbour."</p>

<p>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.</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=6402]</p>

<p>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.</p>

<p>Founder and CEO Andrew Hrsto previously said the rarity of the Walker Street site made it an opportunity the company could not overlook.</p>

<p>"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.</p>

<p>[smartcode_project:default project_id=134323 project_image_fid=6383]</p>

<p>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.</p>

<p>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.</p>

<p>The Walden is currently under construction and is scheduled for completion in 2028.</p>

<p>[smartcode_project_cta:default project_id=134323]</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p><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" /></p>

<p>&nbsp;</p>

<p>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.</p>

<p>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.</p>

<p>Conquest CEO Michael Akkawi said the redevelopment was about far more than replacing a shopping centre.</p>

<p>"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."</p>

<p>"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."</p>

<p><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" /></p>

<p>DKO said the design had been shaped by the site's landscape setting and surrounding open space.</p>

<p>"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."</p>

<p>"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."</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p><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" /></p>

<p>Abadeen Executive Chairman Justin Brown said the apartments had been designed as genuine long-term homes rather than investor-focused stock.</p>

<p>"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."</p>

<p>"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."</p>

<p>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.</p>

<p><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" /></p>

<p>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.</p>

<p>Senior Associate Matthew Ritchard said the design sought to create a building that responded to both the site's landscape and its cultural significance.</p>

<p>"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."</p>

<p>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.</p>

<p>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.</p>

<h2>Project Snapshot</h2>

<p><strong>Project:</strong> Honeysuckle Garden Redevelopment</p>

<p><strong>Address:</strong> 494-516 Military Road, Mosman</p>

<p><strong>Developer:</strong> Abadeen and Phoenix Property Investors</p>

<p><strong>Architect:</strong> DKO Architecture</p>

<p><strong>Lead Architect:</strong> Matthew Ritchard</p>

<p><strong>Value:</strong> $230 million</p>

<p><strong>Residences:</strong> 100 apartments</p>

<p><strong>Key features:</strong></p>

<ul>
	<li>
	<p>Ground-floor retail</p>
	</li>
	<li>
	<p>Rooftop wellness precinct</p>
	</li>
	<li>
	<p>Gym and sauna</p>
	</li>
	<li>
	<p>Outdoor entertaining and BBQ areas</p>
	</li>
	<li>
	<p>Landscaped communal gardens</p>
	</li>
	<li>
	<p>Multi-use recreation court</p>
	</li>
	<li>
	<p>Retained mature blue gum tree</p>
	</li>
	<li>
	<p>Connecting with Country design process</p>
	</li>
	<li>
	<p>Harbour, CBD and Balmoral views from upper-level apartments</p>
	</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

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>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;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>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.</p>

<p>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).</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<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>

<p>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.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: 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.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>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.</em></p>


Every First Home Owner Grant for new property by state

<p>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.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>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.</p>

<h2>What is NatHERS?</h2>

<p>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;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>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.</p>

<h2>How NatHERS Ratings Work</h2>

<p>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.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> 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.</p>

<p><strong>Cost Savings:</strong> 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.</p>

<p><strong>Environmental Impact:</strong> 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.</p>

<p><strong>Improved Comfort: </strong>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.</p>

<p><strong>Market Value and Desirability:</strong> 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.</p>

<p><strong>Compliance with Building Codes:</strong> 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.</p>


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?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>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.</p>

<h3>Convenience and accessibility</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>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.</p>

<h3>Vibrant lifestyle and community</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>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.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>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.</p>

<h3>Enhanced security and maintenance</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>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.</p>

<h3>Live-work-play balance</h3>

<p>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.</p>

<p>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.</p>


alisonwarters@gmail.com

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

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><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></p>

<h2>Who pays Stamp Duty?</h2>

<p>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.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>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.</p>

<p>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!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<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>

<p style="line-height:1.38">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.</p>


Ellen Walker

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

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<span style="line-height: 1.3em;">Australia's largest and most recently listed mortgage aggregator Australian Finance Group (AFG) released its December 2015 quarter </span><span style="line-height: 1.3em;">Mortgage Index</span><span style="line-height: 1.3em;">, which now again includes figures at the state level.</span>
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<div>The index, which is not seasonally adjusted, showed a solid 7 per cent increase in the volume of mortgages sold from the prior corresponding period, up from $12.9 billion in December 2014 to $13.8 billion last quarter.</div>
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<div><a href="/images/2016/01/14/AFG1.jpg" target="_blank">Click to enlarge</a></div>
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<div>This was in spite of the investor share of the market continuing to decline, with this sector slinking back down to a 6 year low.</div>
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<div>Investor loan volumes are expected to stabilise from here, with the impact of tighter lending rates for investors and tougher lending criteria now largely baked in. </div>
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<div>Click to enlarge</div>
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<div>The investor segment of the market had clearly become overheated in 2013, contributing to slowing rental growth.</div>
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<div><strong><span style="text-decoration: underline;">State versus state</span></strong></div>
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<div>At the state level, AFG recorded more than $5 billion of mortgages written in New South Wales for the third time, as the state saw mortgage volumes up by 12 per cent from one year ago.</div>
<div> </div>
<div>The data series adds further weight to the suggestion that the Melbourne market may be set for a bright 2016, with mortgage volumes in Victoria up by nearly 18 per cent over the year in rising to a new high, despite the final quarter of the year being a short one due to the Christmas break.</div>
<div> </div>
<div>Mortgage volumes written also increased by 13 per cent over the year in South Australia, but have declined in Western Australia (-10 per cent) and the Northern Territory (-21 per cent respectively).</div>
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<div><a href="/images/2016/01/14/AFG3.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/01/14/AFG3.jpg" alt=""></div>
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<div><strong><span style="text-decoration: underline;">Mortgage sizes have soared</span></strong></div>
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<div>The average size of mortgage written continues to rise, up by 20 per cent over the past three years to a fresh all-time high of $476,479.</div>
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<div><a href="/images/2016/01/14/AFG4.jpg" target="_blank">Click to enlarge</a></div>
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<div><span>The average size of mortgage written in NSW increased to a new high of $583,708, with mortgage sizes also rising by around 7 per cent over the past year in Victoria, Queensland, and South Australia. </span></div>
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<div><strong><span style="text-decoration: underline;">The wrap</span></strong></div>
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<div>While AFG's index may be distorted by changes in market share, meaning that users should be wary of premature extrapolation, the figures do provide further hints as to what to expect in the year ahead.</div>
<div> </div>
<div>It is evident that markets will increasingly be driven forward by owner-occupiers rather than investors, while the market in Melbourne continues to defy...well, people like me, I suppose, who felt that the market have may peaked some years ago.</div>
<div> </div>
<div>Overall, APRA's cooling measures appear to have worked and the property market seems to have calmed after the frenzy we saw around April and May last year, particularly in Sydney.<br><br>That said, mortgage volumes - and particularly mortgage sizes - have to date remained very high, with owner-occupiers plugging most of the gap being left by investors. Accordingly, we might expect to see a more sustainable and balanced market going forward in 2016. </div>
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<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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Our mortgages are getting bigger: Pete Wargent

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<p><span>GUEST OBSERVER</span></p>
<p><span>While the economic outlook for 2016 is weak, there are still locations across Australia that provide good investment opportunities.</span></p>
<p><span>With the latest Onthehouse.com.au data, I have identified the top 10 areas to watch in the year ahead, based on strong growth performance, cyclical growth expectations, upcoming developments and historical growth patterns.</span></p>
<p><span>While Sydney has been the clear growth winner in recent years, it is in a downswing of its current growth cycle so it is not on the Top 10 list. However, Regional NSW is set to be the winner in 2016, with four regional NSW cities topping the list.</span></p>
<p><span>Queensland also has a strong presence on the list, with a total of four metro and regional centres making the Top 10.</span></p>
<p><span><strong>The following table lists the Top 10 cities to watch in 2016. </strong></span></p>
<div class="meta"><a href="/images/2016/01/14/Table_1.jpg" target="_blank">Click to enlarge</a></div>
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<p><span><strong> </strong></span></p>
<p><span>With cities such as Wollongong and Newcastle being considered as re-homing areas for displaced Syrian refugees, Tasmania continuing to pick-up its tourism market and Queensland boasting some large development projects, there are many emerging areas showing positive economic potential.</span></p>
<p><span><strong>Here is my quick breakdown of why each identified area made the list...</strong></span></p>
<p><span><strong>City of Gosford, NSW</strong></span></p>
<p><span>Suburbs within the City of Gosford enjoy a spill-over of wealth from Sydney in the form of residential investment and from tourism to the lakeside city. Despite enormous growth in 2015, regional NSW tends to lag a little behind Sydney. This is supported by historical growth patterns, therefore growth could continue into 2016.</span></p>
<p><span><strong>Lake Macquarie Region, NSW</strong></span></p>
<p><span>Lake Macquarie is popular with tourists who are seeking a quick getaway from Sydney, as it is only a two-hour drive from the Sydney CBD. The area contains suburbs with very affordable dwellings, some with strong rental yields. For owner occupiers, the area is popular with retirees and has a growing health care sector to support quality of life.</span></p>
<p><span><strong>City of Newcastle, NSW</strong></span></p>
<p><span>Newcastle has undergone tremendous development in the last few years. This has partially been the result of people and businesses being priced out of Sydney and seeking more affordable rent in a nearby city. As a result, the Central Coast has transformed over the last few years. Newcastle and Wollongong have also been named as areas to relocate Syrian refugees, which would encourage population growth and increase demand in the economy for a range of services; provided refugees are set up with adequate resources.</span></p>
<p><span><strong>City of Shellharbour, NSW</strong></span></p>
<p><span>The City of Shellharbour is another regional NSW area that is set to benefit from the Sydney wealth spill-over. Shellharbour is also home to the established City of Wollongong, which has excellent educational and medical facilities, as well as a beautiful coastal setting.</span></p>
<p><span><strong>City of Whittlesea, VIC</strong></span></p>
<p><span>This is more of a cyclical evaluation; where lower value properties are expected to follow the high end. It's also worth noting that as population growth remains high over the next decade (particularly in Melbourne as approximately one-third of migrants settle in Victoria), anywhere within reasonable distance and commute time to the CBD is likely to see long-term growth. Stockland survey data also suggests that Sydney buyers were registering their interest in Melbourne property, suggesting the appeal of Melbourne will continue in 2016 as residual wealth from Sydney is transferred to the relatively affordable Melbourne market.</span></p>
<p><span><strong>Brisbane Metropolitan, QLD</strong></span></p>
<p><span>Growth in Brisbane is expected to be partially out of cyclical movements. Historically, Brisbane usually peaks in capital growth after the Sydney and Melbourne markets. As Melbourne is likely coming into peak growth now, Brisbane could see higher value increases in 2016. It is worth noting that this could be mitigated by increases in home loan interest rates and slowed economic growth both globally and in Australia, plus slowed rates of migration to Queensland, which fell by approximately 22 per cent in the year to June 2015.</span></p>
<p><span>However, an increase in tourism may drive employment; attracting migration and dwelling demand in the future. According to Tourism Research Australia, Brisbane was the third top holiday destination of overseas visitors, followed by the Gold Coast, with the Sunshine Coast also featuring in the top 10. There are currently also large development programs happening around Brisbane, including a casino at the Queens Wharf site. It is worth making the distinction that this may not be a long-term growth driver, but if you are only looking at movements for the next few years then this area has potential.</span></p>
<p><span><strong>City of Logan, QLD</strong></span></p>
<p><span>The City of Logan is a growth centre, conveniently located between Brisbane and the Gold Coast. Enormous development projects have been approved in the region, particularly in Beenleigh, where the town's CBD is set to see new residences, commercial offices, a new theatre, medical centre and café precinct. However, the highest growth potential is likely to be in surrounding suburbs where values remain relatively affordable.</span></p>
<p><span><strong>Greater Hobart, TAS</strong></span></p>
<p><span>Tasmania has presented some surprising growth results in 2015. The Hobart CBD and surrounding suburbs in particular have drawn many tourists. Hobart is regarded for its historic charm, with many heritage buildings preserved. Tasmania also has highly regarded produce, which, combined with trade subsidies provided by the federal government, will help to boost exports from Tasmania. As tourism and hospitality pick up in Tasmania, popular centres like Hobart could see further capital growth from employment, affordability and dwelling demand in 2016.</span></p>
<p><span><strong>Gold Coast, QLD</strong></span></p>
<p><span>According to Tourism Research Australia, the Gold Coast was the fourth most visited destination by tourists in the year to September 2015. The Gold Coast has also recently outperformed growth in both Brisbane and the Sunshine Coast, suggesting the booming value of this area.</span></p>
<p><span>The Gold Coast is also set to host the Commonwealth Games in 2018. Chairman of the Gold Coast 2018 Commonwealth Games Corporation, Nigel Chamier, has claimed that preparations for the games are under budget and ahead of schedule, enabling new sports facilities to be trialled in 2017. The government expects $2 billion worth of contracts across the Gold Coast and in other parts of the south-east corridor, in preparation and execution of the Games.</span></p>
<p><span>Finally, major residential developments are occurring in the Gold Coast CBD, including The Ruby Towers development, which is expected to be complete in six years time. Although the city centre has seen recent escalations in value, a spill-over of growth may also be expected in nearby suburbs such as Oxenford, Helensvale and Robina.</span></p>
<p><span><strong>Sunshine Coast, QLD</strong></span></p>
<p><span>As developers anticipate strong migration and affordability to drive dwelling demand, there has been increased construction activity on the Sunshine Coast. Part of the more general cyclical trend, which may see the south-east of Queensland see steady growth in the area, the Sunshine Coast also achieved steady capital growth over 2015. New developments in the region include a University Hospital set to open in late 2016.</span></p>
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<div class="meta"><em>Eliza Owen is the market analyst for Onthehouse.com.au. She can be contacted <a href="https://www.onthehouse.com.au" target="_blank">here.</a></em></div>
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Top 10 cities to watch in 2016: Onthehouse.com.au's Eliza Owen

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<h2 class="mt0"><span style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12.16px; line-height: 1.3em;">According to the CoreLogic RP Data Home Value Index, dwelling values were absolutely flat across the combined capitals during December, with negative movements in Sydney, Adelaide and Canberra being offset by a rise in dwelling values across the remaining five capital cities.</span></h2>
<p>The Sydney housing market was the main drag on the December results, with dwelling values down 1.2%, while values were down 1.5% in Adelaide and 1.1% in Canberra. The remaining capitals saw a rise in dwelling values, led by a 2.3% bounce in Perth values and a 1.0% rise in Melbourne values over the month.</p>
<h2 class="mt0"><span style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12px; line-height: 1.3em;"><span style="color: #135cae; font-family: Helvetica, Arial, sans-serif; font-size: 13px; font-weight: bold; line-height: 1.3em;">Index results as at December 31, 2015</span></span></h2>
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<p><img src="https://corelogic.com.au/contentAsset/raw-data/1fa07848-c6e4-4690-9274-f824244c11d9/fileAsset" alt="2016-01-04--Dec_Index" width="569" height="271"></p>
<p>After dwelling values had been broadly rising since June 2012, the December quarter results revealed a 1.4% fall in dwelling values across the combined capitals, the largest quarter on quarter fall since December 2011.</p>
<p>Six of the eight capital cities recorded a negative result over the December quarter, with weaker conditions in Sydney and Melbourne acting as the greatest drag on capital city performance. </p>
<p><a href="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%2010.32.33%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%2010.32.33%20AM.png" alt=""></p>
<p>The largest quarterly fall was recorded in Sydney, where dwelling values were down 2.3% over the final three months of the year, followed by Melbourne, where dwelling values were 1.9% lower. The only capital cities to show a rise in dwelling values over the December quarter were Brisbane (+1.3%) and Adelaide (+0.6%).</p>
<p>This was in contrast to the first three quarters of 2015, where capital city dwelling values rose by 9.3%, largely driven by a 14.1% surge in Sydney values and a 13.3% increase in Melbourne. </p>
<p>In stark contrast, the final quarter of 2015 showed Sydney as the weakest performer of any capital city, with dwelling values down by -2.3% while Melbourne recorded the second weakest result of -1.9%.</p>
<p><a href="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%2010.33.28%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%2010.33.28%20AM.png" alt=""></p>
<p>The complete 2015 calendar year results reveal a 7.8% increase in capital city dwelling values which is the lowest rate of capital gain over a calendar year since 2012 when values slipped 0.4% lower over the full year.</p>
<p>Highlighting the diversity in the capital city housing markets, dwelling values fell across four of the eight capitals in the 2015 calendar year. The largest of these falls were recorded in Perth, down by 3.7%, and Darwin down by 3.6%. Hobart and Adelaide also showed subtle falls of 0.7% and 0.1%. </p>
<p>Despite the recent weakening of housing market conditions in Sydney and Melbourne, the two largest capital city housing markets still recorded much stronger annual gains than all other capital cities,  11.5% in Sydney and 11.2% in Melbourne. Dwelling values in Brisbane and Canberra were up a more sustainable 4.1% over the year.</p>
<p>The wealth created from housing in Sydney and Melbourne has been exceptional over the past twelve months.</p>
<p>In dollar terms, Sydney home owners have seen approximately $82,000 added to their wealth thanks to the strong capital gains over the year while home owners in Melbourne have seen the value of their dwelling grow by approximately $60,400. Brisbane home owners are $18,560 better off while Canberra owners have seen the value of their homes increase by approximately $21,900.</p>
<p>Home owners in the remaining capital cities have seen some erosion of their wealth via falls in the value of their dwelling. The largest losses have occurred in Perth where the average dwelling is now worth approximately $19,970 less than it was 12 months ago, while Darwin home owners have seen the value of their home shrink by a similar $18,150.</p>
<p>The annual decline has been milder in Adelaide and Hobart, however dwelling values are still $515 lower in Adelaide over the year and down $2,430 in Hobart.</p>
<p>The slowdown in housing market conditions across Sydney and Melbourne in the last half of 2015 is being driven by a range of factors that can best be described as both organic and externally influenced.</p>
<p><a href="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%2010.34.56%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%2010.34.56%20AM.png" alt=""></p>
<p>Organic market conditions have been derived from affordability pressures, rental yield compression and cyclical factors, while factors from external influences largely stem from a change in the regulatory framework introduced by APRA which has made it more expensive and difficult for investors to access housing finance. Added to this is higher mortgage rates and more restrictive credit policies and loan servicing requirements.</p>
<p> </p>
<p><em>Tim Lawless is head of the CoreLogic RP Data research and analytics team and can be contacted <a href="https://blog.corelogic.com.au/author/timlawless/" target="_blank">here</a>.</em></p>
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Capital gains stall in the final month of the year: Tim Lawless

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<p><span>Apartment rents Australia-wide rose 2.4% over the year to September to arrive at a median price of $420 per week, with total vacancy increasing to 3%, according to the 2015 Q4 residential review from Knight Frank.</span></p>
<p><span>The review found apartment sales volume, capital values and rents grew nationwide despite gross rental yields tightening in the September 2015 quarter.</span></p>
<p><span>Michelle Ciesielski, director of residential research for Knight Frank said in September 2015, gross rental yields for Australian apartments averaged 4.64%.</span></p>
<p><span>"Over the year to September 2015, Australian apartment capital values have experienced 7.7% growth with the last three months of this period recording growth of 2.4% to stand at a median capital value of $473,500," she said.</span></p>
<p><span>"Capital growth amongst the capital cities has continued to be led by Greater Sydney (at 15.6%), Greater Hobart (at 5.8%) and Greater Melbourne (at 5.4%) over the past year.</span></p>
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<p><span style="line-height: 1.3em;">"When utilising growth in sales volume as a leading indicator, it would be expected that Greater Brisbane and Greater Melbourne are likely to witness further capital growth heading into 2016. Greater Hobart and the Australian Capital Territory (ACT) are </span><span style="line-height: 1.3em;">displaying signs of a potential upswing over the medium term for capital growth after experiencing negative growth in 2014.</span></p>
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<p><span>"Highest annual rental growth is still being experienced in Greater Sydney, at 5.7% over the year to September 2015 while achieving a median rent of $560 per week. Although since mid-2015 rents in Greater Sydney have remained steady as total vacancy has fallen from 2.1% to 1.9% over this time, it is likely we will once again see a rise in rents early in the new year.</span></p>
<p><span>"With continued negative growth in apartment capital values over the past year, Greater Darwin recorded the highest gross rental yield at 5.87% in September 2015, although rents continued to fall throughout this period. As shown in Figure 4, Greater Sydney returns the lowest gross rental yields across Australia, at 4.30%. When plotted over a five year range, current yields in Greater Sydney are at the lower end of the range; a similar experience being recorded by Greater Brisbane and Greater Perth."</span></p>
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jonathanchancellor-7SQnKwU6yx

Apartment sales volume, capital values and rents grow: Knight Frank

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<p>A median property value of $315,000 and rental yields superior to those offered by capital cities makes it worth considering Australia’s twenty-ninth biggest city as a viable option to add to a property portfolio.</p>
<p>With a population of 63,000, Wagga Wagga is New South Wale’s largest inland city. It has essential health infrastructure, tertiary education offerings through Charles Sturt University, and a quality commerce and retail hub. Wagga Wagga services a broader Riverina regional population of 200,000 people.</p>
<p><a href="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%209.23.26%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/13/Screen%20Shot%202016-01-13%20at%209.23.26%20AM.png" alt="" width="734" height="388"> </p>
<p>Located along Australia’s national (Hume) highway, transport and warehousing are important industries, with Toll Holdings a major employer. Heinz (processed food), Teys (abattoirs), Cargill (grain), and Riverina Oils &amp; Bio Energy are also employers which manufacture agricultural products from the region. </p>
<p>The Kapooka army recruitment base and the Forest Hill RAAF logistics and training base are staples to the economy.</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%2012.30.56%20PM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%2012.30.56%20PM.png" alt=""> </p>
<p>The Murray Darling Basin supports the agriculture industry. Heavy clay soils have been the subject of much conjecture over the years. Parts of Wagga Wagga do suffer localised flooding, mostly in pockets to the north, the historical part of the city. The suburbs to the south of the city are newer and on higher land.</p>
<p><a href="/images/2016/01/12/WaggaWagga_BldgApprovals_2001-2015.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/WaggaWagga_BldgApprovals_2001-2015.jpg" alt=""></p>
<p>During 2015, there were approximately 77,000 jobs spread across the Riverina region.</p>
<p>For the two year period ending August 2015, the region’s growth in jobs had been neutral compared to the 3 percent national increase. Propertyology believes that the outlook for jobs in the region is a healthy one largely due to the significant extra demand for quality agricultural products from Asia’s fast rising middle class.</p>
<p><a href="/images/2016/01/12/WaggaWagga_JobsCreated_2000-2015.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/WaggaWagga_JobsCreated_2000-2015.jpg" alt=""></p>
<p>Free Trade Agreements recently signed with South Korea, Japan, and China (India is also expected to follow) paves the way for a huge opportunity for Australian agriculture. The region is Australia’s biggest producer of wine grapes, rice, and chicken, while beef and grain are also very prominent.</p>
<p>With numerous wineries and picturesque landscapes, cottage tourism is popular in the region. According to Destination NSW, visitors spent more than 2.5 million nights in the Riverina in the year to March 2015 – up by 4.4 percent on 2014. Overall visitation to regional NSW increased by 4.1 percent.<span style="line-height: 1.3em;"> </span></p>
<p>Significant job creation projects in the Region’s pipeline include:<span style="line-height: 1.3em;"> </span></p>
<ul>
<li>A $75 million Intermodal Freight and Logistics hub in Wagga Wagga</li>
<li>New dam infrastructure proposed at Lake Coolah and Narrandera</li>
<li>A $2 million freight terminal at Leeton</li>
<li>A $14 million new shopping centre in the Wagga Wagga suburb of Estella</li>
<li>A large discovery of tin reserves at Adlethan<span style="line-height: 1.3em;"> </span>
</li>
</ul>
<p>It might surprise people to know that Wagga Wagga’s 7.1 percent average annual price growth over the fifteen years since the turn of the Century was better than Greater-Sydney’s price growth of 6.3 percent over the same period. Out of 550 local governments in Australia, Wagga Wagga’s property market was ranked 240<sup>th</sup> on total return (average annual price capital growth + rental yield) over the fifteen years since 2000.</p>
<p>Average annual population growth over the last ten years of 0.9 percent is credible. A young demographic, a labour force with a good skills base, cost of housing almost 50% below the national average, and household incomes just below the national average add to the very solid fundamentals of the region’s property markets.</p>
<p><a href="/images/2016/01/12/WaggaWagga_PropertyMarket_1990-2015.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/WaggaWagga_PropertyMarket_1990-2015.jpg" alt=""> </p>
<p>Property values increased by 2 percent to 4 percent during 2015. Of more significance, property sales volumes were the highest that Wagga Wagga has seen since 2009; this is a good indication for local confidence.</p>
<p><span style="line-height: 1.3em;">As with most of Australia, building approvals in Wagga Wagga have been increasing over the last few years. The housing supply pipeline mostly contains detached houses with a few new estates popping up. The rate of new supply appears to be more sensibly controlled than many of Australia’s bigger profile cities.</span></p>
<p>The factors likely to influence housing demand and supply, combined with Wagga Wagga’s economic profile, are such that Propertyology forecasts its property market to be a steady performer and potential for a superior return to property investors than higher profile cities such as Sydney and Melbourne over the next few years. Investors could do a lot worse than Wagga Wagga.</p>
<p><span><em>SIMON PRESSLEY IS MANAGING DIRECTOR OF <a href="https://www.propertyology.com.au/" target="_blank">PROPERTYOLOGY</a>, AN REIA HALL OF FAME INDUCTEE, PROPERTY MARKET ANALYST, ACCREDITED PROPERTY INVESTMENT ADVISER, AND BUYER’S AGENT. </em></span><span><span><em>PROPERTYOLOGY WORKS EXCLUSIVELY WITH PROPERTY INVESTORS</em></span></span><span><em> TO PURCHASE PROPERTIES IN STRATEGICALLY CHOSEN LOCATIONS ALL OVER AUSTRALIA.</em></span> </p>
<p>{mijopolls 124}</p>
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Wacky or realistic? Wagga Wagga property tipped to outperform Sydney and Melbourne from 2016: Simon Pressley

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<p>2015 was a lacklustre year for rental growth in Australia with rents increasing by just 0.3% in 2015; not exactly the news investors are looking to read about but good news for those looking to rent.</p>
<p>We’ve never seen rental growth as sluggish as it is at the moment. Furthermore, we’re expecting to see more of the same over the coming months due to increases in the supply of new housing, rental stock and a further slowdown in migration rates. </p>
<p>The only cities to see an increase in weekly rental rates were Sydney with an increase of 1.9 percent, Melbourne (2.2 percent), Hobart (0.6 percent) and Canberra (1.9 percent) while rates fell in Brisbane by (-0.3 percent), Adelaide (-0.2 percent), Perth (-8.0 percent) and Darwin (-13.3 percent). <span style="line-height: 1.3em;"> </span></p>
<p>A comparison between December 2015 and December 2014 shows in 2014 annual rental growth was slowing but was tracking at a much higher 1.8% which highlights just how much the rental market eased throughout 2015. </p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.21.53%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.21.53%20AM.png" alt=""></p>
<p>The construction boom across the capital cities, coupled with slowing population growth, low mortgage rates and the recent heightened level of activity from investors are the major contributing factors to the slowing rental growth in 2015.</p>
<p>Although Sydney and Melbourne saw the largest ramp up in new housing supply, both cities still recorded rental increases over the year, although rental growth is slowing relative to 12 months earlier.</p>
<p>It is clear that the increase in investment stock continues to provide landlords with little scope to lift rental rates while the low mortgage rate environment provides little incentive to push yields higher.</p>
<p>We envisage that growth in rental rates is likely to remain weak or potentially slow even further over the coming months. The good news for those looking to rent is the possibility <span style="line-height: 1.3em;">that rental rates will fall even further over the coming year.</span></p>
<p><span style="line-height: 1.3em;">While the news for renters will be welcomed, investors may be facing weaker capital gains coupled with little in the way of rental growth or yield.</span></p>
<p>The large pipeline of residential construction activity and recent high levels of investment demand means that renters are likely to continue to have plenty of choice.</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.15.47%20AM.png" target="_blank">Click to enlarge</a></p>
<p><em><strong><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.15.47%20AM.png" alt=""></strong></em></p>
<p><em><strong> </strong></em></p>
<p><em><em>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>.</em></em></p>
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ckusher-ujnxiKuFQs

Annual national rental growth lowest on record for landlords: Cameron Kusher

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<p>GUEST OBSERVER</p>
<p>Dwelling approvals came in weaker than expected in Aug, with a fall in units dragging total approvals down 6.9% vs expectations of a 2% dip.</p>
<p>That said, the decline comes off a higher base with the Jul gain revised up from +4.2% to +7.9%. The net result is that the level of approvals in Aug is only 1% lower than the consensus forecast implied off the old base.</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%208.57.28%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%208.57.28%20AM.png" alt=""></p>
<p>It's becoming an all too familiar refrain for monthly housing data, but volatility continues to cast major doubts over underlying trends. Some sort of slowdown is underway with approvals passing a clear peak back in Mar. The extent of the slowdown is proving difficult to pinpoint though.</p>
<p>Current trend figures show declines running at a 5–10% annualised pace but only a month or two ago the decline appeared to be running more in the 10-15% range. The monthly volatility is such that this trend pace could easily move again once another month's data is incorporated.</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%208.58.35%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%208.58.35%20AM.png" alt=""></p>
<p>The detail shows the Aug decline was concentrated in ‘unit’ approvals which were down 11.4% following a 14.6% surge in Jul. Our estimates indicate that, within this segment, 'high rise' approvals have driven all of the Jul-Aug variation with the smaller 'low rise' sub-segment showing a more consistent downtrend throughout.</p>
<p>Private sector houses posted a surprisingly strong 4.9% gain in Aug, a relatively big move for what is usually a more stable segment. Note that private sector houses held flat throughout the most recent surge in approvals (since late 2014) which has entirely driven by units.</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.00.25%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.00.25%20AM.png" alt=""></p>
<p>The state breakdown shows the Jul-Aug volatility centred on NSW where unit approvals spiked 98% in Jul, reversing 66% in Aug to be back below their Jun level.</p>
<p>Three month averages smooth the state level volatility somewhat. For 'high-rise' they show continued strength in NSW but signs of a fairly sharp downturn coming through in Vic (we have noted in previous bulletins that this is likely being accentuated by a pull forward in approvals associated with the new Vic state government levy introduced in July).</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.01.59%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.01.59%20AM.png" alt=""></p>
<p>For non-high rise, the state figures suggest strengthening approvals in NSW vs a moderation in Vic, flat-lining approvals in Qld and declines in WA.</p>
<p>The value of renovation approvals pulled back sharply in Aug, down 7.9%mth, with the 3mth rolling average growth rate slowing abruptly from 9.3% in Jun to –1.7% in Aug.</p>
<p>The value of non residential building approvals also fell 10% in Aug although that followed a similar-sized gain in Jul and is well within the range of volatility for this segment. Approvals are still on a reasonable rising trend.</p>
<p><a href="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.03.24%20AM.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/Screen%20Shot%202016-01-12%20at%209.03.24%20AM.png" alt=""></p>
<p>Overall, the Aug detail is a little less downbeat than the surprisingly weak headline number would suggest. The main takeaway though is that a downturn of some sort is underway, the extent of which remains highly uncertain.</p>
<p><span style="line-height: 1.3em;"><em><span>Matthew Hassan</span> is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.</em> </span></p>
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Watch for a lift in the 'drop-out' rate between unit approvals and construction: Westpac's Matthew Hassan

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<p><span>A decent result for Retail Trade, which increased by 0.4% to a fresh high of $24.77 billion in November. Trend retail trade has increased nicely from $21.7 billion at the end of 2012 to $24.7 billion.</span></p>
<p><span>Over the past 18 months total industry retail turnover has declined only once, in July last year. </span></p>
<p><a href="/images/2016/01/12/RT1.jpg" target="_blank" style="line-height: 1.3em;">Click to enlarge</a></p>
<p><span><img src="/images/2016/01/12/RT1.jpg" alt=""> </span></p>
<p><span><span>Year-on-year retail turnover growth improved to 4.3%, which is well ahead of the 5 year average of 3.4%.</span></span></p>
<p> </p>
<p><a href="/images/2016/01/12/RT2.jpg" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/12/RT2.jpg" alt=""></p>
<p><strong><span style="text-decoration: underline;">State versus state</span></strong></p>
<p><span style="line-height: 1.3em;">The long run data suggests that retail activity has largely followed house price growth, implying in turn that the economy probably needs dwelling prices to continue rising if household consumption is not to stall.</span></p>
<p><a href="/images/2016/01/12/RT3.jpg" target="_blank"><span style="line-height: 1.3em;">Click to enlarge</span></a></p>
<p><span style="line-height: 1.3em;"><img src="/images/2016/01/12/RT3.jpg" alt=""></span></p>
<p> </p>
<div>Looking at the year-on-year figures suggests that retailers in New South Wales (+4.7 per cent) and Victoria (+6.0 per cent) have been the major beneficiaries of the "wealth effect" of rising house prices.</div>
<div> </div>
<div>Slower growth has been experienced in South Australia, Western Australia, and particularly the Northern Territory, as mining construction activity tails off.</div>
<div> </div>
<div><a href="/images/2016/01/12/RT4.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/01/12/RT4.jpg" alt=""></div>
<div> </div>
<div>
<div><strong><span style="text-decoration: underline;">Industry groups</span></strong></div>
<div> </div>
<div>Over the long run much of the growth in retail turnover has been accounted for by consumables.<br><br>Although household goods retail has picked up strongly of late, department stores have struggled to main market share as online retail has taken hold.</div>
<div> </div>
<div><a href="/images/2016/01/12/RT7.jpg" target="_blank">Click to enlarge</a></div>
<div><img src="/images/2016/01/12/RT7.jpg" alt=""></div>
<div> </div>
<div>
<span>All industry groups have seen solid growth in retail turnover over the past year, with house price growth making its impact felt here too.</span><br><br><span>Household goods retail turnover has led the way for some time now, with an impressive 6.6 per cent growth over the year to November.</span><br><br><span>Perhaps surprisingly the slowest annual growth was seen in the food retailing space, while department stores saw turnover slip in the month of November.</span>
</div>
<div><span> </span></div>
<div><a href="/images/2016/01/12/RT6.jpg" target="_blank"><span>Click to enlarge</span></a></div>
<div><span><img src="/images/2016/01/12/RT6.jpg" alt=""></span></div>
<div> </div>
<div> </div>
<div>
<strong><span style="text-decoration: underline;">The wrap</span></strong><br><br><div>Overall, a reasonable result that was in line with expectations, but one which suggested that for retail turnover to keep picking up from this level either house prices need to keep rising, or the household savings ratio will need to decline. </div>
<div> </div>
<div>
<p><span><em>PETE WARGENT is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.</em><br></span></p>
<p><em>His latest book is <a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>.</em></p>
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Australian retail trade trending up nicely: Pete Wargent

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<p>GUEST OBSERVER</p>
<p>Cities are complex systems. One visible artery of the city is traffic – the cluster of moving people and flowing goods – and mobility is critical for a city’s life.</p>
<p>We should be concerned about voices pointing to disrupting forces on mobility, such as a Global Summit on Disrupting Mobility recently hosted by Massachusetts Institute of Technology.</p>
<p>The challenges of mobility in the city are well known; roads at capacity, urban growth, peak oil, air quality and climate change are among the prominent ones.</p>
<p>These challenges are already on the verge of disruption if we simply prioritise roads and cars. Melbourne and Sydney roads are at capacity – or beyond – in commuting hours already. There is just no space to cater for the transport demands of population growth of the predicted 50-100%.</p>
<p>We need change, and we need it urgently. But twisting a complex system somewhere, even with the best intentions, may have unintended consequences elsewhere. An evolution might be a better approach than just allowing technology to disrupt.</p>
<h2>Beyond the driverless car</h2>
<p>Much of the hype on disrupting mobility is caused by the emergence of driverless vehicles. But these alone would not reduce the number of vehicles on the road – quite the contrary.</p>
<p>The core of the problem is private car ownership and its inefficient use. Cars are often empty and stationary, and underutilised even on the road. Disrupting mobility is not just about driverless cars, it is multi-faceted.</p>
<p>Alternative means and systems are required to enable choice and comfortable access. This would mean better integration of various means such as fast mass transport, last mile transport and active forms of transport.</p>
<p>The design and integration of these modes require proper designs, regulations and policies, automation and control for safety, smart use of land and space for urban planning, supporting infrastructure, energy-efficient technologies and connecting IT platforms.</p>
<p>One key to reducing private car ownership is a shared transport economy. Shared vehicles, shared trips and shared parking spaces will improve efficiency.</p>
<p>Added to this is the smart integration of different travel modes. This is being attempted with train and bus connections, including multi-modal ticketing. But it should go far beyond these limited efforts – the current exploration of a single smart card for all forms of mobility is an example of this.</p>
<p>Even after the advent of the driverless car, a critical part of the mix will be mass transit. Last mile transport may become a niche for the driverless car. This could take the form of on-demand shuttle buses in areas surrounding a station, and improved bicycle parking and access.</p>
<p>In the US, Lyft has found that transit access makes up a large number of user requests and has recently entered partnerships with transit companies. At this stage, the transit company trip planner includes a link to the Lyft website so that passengers can plan their entire journey.</p>
<h2>The changing bus</h2>
<p>In areas of low travel demand, demand-responsive services are replacing fixed bus services with low patronage. The route and/or time is not fixed and is determined by passengers’ needs. These provide a more affordable service for operators and, depending on the service, more flexibility for passengers.</p>
<p>The Telebus service, operating in Melbourne’s outer east, allows passengers to be picked up or dropped off from their homes, saving a walk to the bus stop.</p>
<p>Flexible commuter buses are also gaining traction in the US. Bridj, in Boston, uses traffic data and historical information about passengers to determine weekly routes and timetables. For some patrons, the service offers a more convenient and reliable trip than using public transport.</p>
<p>However, other entrants in this area, such as Melbourne’s SuitJet and San Francisco’s Leap bus, did not succeed.</p>
<h2>Cities require connections</h2>
<p>Another area of innovation is on-demand delivery of food and other goods. Australian company Swift is attracting attention in the US for its on-demand services, after starting out as a liquor delivery service. Food delivery services are also popular. These services could replace a car trip, which could involve cruising for a parking space, or a walking trip.</p>
<p>However, a vision of door-to-door vehicular travel will have effects on behaviour. Would anyone walk or cycle? Would these activities become simply exercise modes?</p>
<p>Cities are about people. Such a behavioural change would affect the atmosphere of the city by removing incentives for planning for walkability.</p>
<p>Effective transportation is about connecting people and places. Building a connected and integrated system of transportation modes – incorporating “traditional” and “disruptive” modes – is crucial for mobility and livability for future cities.</p>
<p><em><span class="fn author-name" style="line-height: 1.3em;"><span style="line-height: 1.3em;">Stephan Winter</span> is p</span><span style="line-height: 1.3em;">rofessor of Spatial Information, University of Melbourne, and can be contacted <a href="https://theconversation.com/profiles/stephan-winter-13767" target="_blank">here</a>.</span></em></p>
<p><em><span class="fn author-name" style="line-height: 1.3em;"><span style="line-height: 1.3em;">Nicole Ronald</span> is l</span><span style="line-height: 1.3em;">ecturer in Computer Science and Software Engineering, Swinburne University of Technology and can be contacted <a href="https://theconversation.com/profiles/nicole-ronald-206182" target="_blank">here.</a></span></em></p>
<p><em><span class="fn author-name" style="line-height: 1.3em;"><span style="line-height: 1.3em;">Ronny Kutadinata</span> is </span><span style="line-height: 1.3em;">Research Fellow, School of Engineering, University of Melbourne and can be contacted <a href="https://theconversation.com/profiles/ronny-kutadinata-206188" target="_blank">here</a>. </span></em></p>
<p><em><span style="line-height: 1.3em;">All are authors for The Conversation.</span></em></p>
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The challenges disrupting our old ways of getting around Australian cities

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<p>GUEST OBSERVER</p>
<p>Many Australians want to grow old at home with family and friends. Yet most have homes that are inaccessible. Without intervention now, taxpayers will be asked to deal with the unintended consequences for the health, aged care and disability budgets.</p>
<p>We all know people who go to hospital and do not return home because they can no longer climb the stairs, get down the hall, or use the bathroom. The alternative is an extended hospital stay while they wait for expensive modifications, or placement in some distant residential facility.</p>
<h2>The fix?</h2>
<p>Community and housing industry leaders agreed with the federal government a voluntary national guideline and a plan to provide basic access features in all new housing by 2020. Governments at all levels endorsed this agreement through their housing, aged and disability policies. This includes COAG’s 2010-2020 National Disability Strategy.</p>
<p>Adding these features at the design stage is cheap and easy to do. One cost estimate is A$200-$1,000 per dwelling. This would provide:</p>
<ol>
<li>
<p>An accessible path of travel from the street or parking area to and within the entry level of a dwelling;</p>
</li>
<li>
<p>Doorways, corridors and living spaces on the entry level which most people can use;</p>
</li>
<li>
<p>One bathroom, shower and toilet that most people can use, with reinforcement in the walls for easy installation of grab-rails if required.</p>
</li>
</ol>
<p>The agreement does not solve the housing needs of people with significant long-term disability. This requires more thought. But it does allow most people to manage unexpected disability, illness or frailty until more substantial changes can be made.</p>
<p>Just as importantly, it allows friends and family who have mobility difficulties to visit and be part of family life.</p>
<h2>Voluntary approach isn’t working</h2>
<p>A 2015 review of the agreement indicated that the voluntary approach has failed. It estimated that, without intervention, less than 5% of the agreed 2020 target would be achieved.</p>
<p>There are good reasons for this failure. The housing industry is highly competitive and risk-averse.</p>
<p>Most housing is designed and built long before the buyer comes along. Builders build what has sold in the past and what they think buyers might aspire to in the future. Their experience is that most buyers do not aspire to be old, disabled or frail, so access is not high on their agenda – but it should be.</p>
<p><a href="/images/2016/01/11/image-20151210-7438-q2xwv0.png" target="_blank">Click to enlarge</a></p>
<p><img src="/images/2016/01/11/image-20151210-7438-q2xwv0.png" alt=""></p>
<p><span class="caption">These maps demonstrate the speed at which populations are ageing. They show the proportion in each country of people aged 60 or over in 2014 and 2050.</span><span> </span><span class="attribution">UNDESA Population division, World population prospects: the 2015 revision.</span></p>
<p>Although the features are easy and cheap to install, a change to new practices has its risks and can be expensive. Contrary to the notion that a single builder builds a home, housing construction constitutes a complex web of subcontractors and suppliers. Each is dependent on the other to avoid delays or unexpected costs.</p>
<p>A simple change, such as wider doorways, can throw out the preceding and following trades, and both time and money are lost.</p>
<p>From the housing industry’s point of view, the estimated cost of voluntarily providing these features is much greater. It is simpler to keep doing the same – there will always be a buyer at the end.</p>
<p>The housing industry acknowledges that when change is necessary for the common good, regulation is required. The industry first resists, then makes the change. The “conveyor belt” of housing construction adjusts, and business continues as usual.</p>
<p>A home’s design affects people’s lives throughout its lifetime, so many others bear the secondary costs of inaccessible design. Providing access in a home after it is built is 19 times more expensive than if it was included from the start. But it is the tertiary costs to health, ageing and disability programs that are of real concern.</p>
<p>The National Disability Insurance Scheme and the aged care reforms – Australia’s most ambitious and costly social programs in a generation – are based on the premise that it is both socially and economically responsible to keep people connected. This includes participating in community and family life for as long as possible.</p>
<h2>What now?</h2>
<p>Australia needs only to look to other countries to understand what needs to be done. The UK has legislated for minimum access in all housing since 1999. For three decades, Japan has provided financial incentives for the housing industry to build accessible housing.</p>
<p>Although these strategies are not without their problems, they have clearly changed the housing industry for the better.</p>
<p>The federal government must let go of the voluntary approach, to think long-term and regulate for minimum access features in the National Construction Code for all new housing. The agreed 2020 target can then be achieved.</p>
<p>As a nation that prides itself on embracing difference, a national accessible housing code is a good place to start.</p>
<p><em><span class="attribution"><span class="fn author-name">Margaret Ward is r</span></span><span style="line-height: 1.3em;">esearch fellow, School of Human Services and Social Work, Griffith University and author for <a href="https://theconversation.com/profiles/margaret-ward-129939" target="_blank">The Conversation</a>. </span></em></p>
<p><span class="attribution"> </span></p>
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