A who's who of Australian surfing, business and entertainment has emerged on title records following the completion of Esprit Rainbow Bay, the latest boutique beachfront apartment development by former professional surfer Paul Gedoun's S&amp;S Projects.

The completed project has attracted an enviable collection of owners, many with long-standing ties to the southern Gold Coast and the surf culture that has helped define Rainbow Bay and neighbouring Kirra for generations.

Given Gedoun's own background in surfing, it perhaps comes as little surprise that some of Australia's most recognisable surfers have chosen to buy into the development overlooking one of the country's most celebrated stretches of coastline.

Pezet Matheson directors Jayde Pezet and Todd Matheson launched the project in late 2021, and have managed the sales campaign all the way through to its sell-out and recent completion.

<img alt="Esprit" data-entity-type="file" data-entity-uuid="08fc6261-b84e-4b09-8a44-66d3067fd0d1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-29%20at%208.51.05%E2%80%AFAM.png?VersionId=4AOcb6ETZwNUnMPdTtz1B3pZAIB_jgZ2" />

Former world champion Mick Fanning, who grew up in Coolangatta, secured an apartment in 2023. He paid&nbsp;$2.07 million. Last year he sold his Bilinga home for over $16 million.

Three-time world champion Joel Parkinson also purchased in the development, alongside big wave surfer Mark Mathews. Mathews bought the most expensive apartment in the building, spending just over $4 million.

Joining them is Rip Curl founder Doug Warbrick, whose company helped shape Australia's global surfing industry over the past five decades.

The appeal of Rainbow Bay has extended well beyond the surfing community.

International DJ Paul Fisher purchased an apartment through his investment vehicle, YLB Developments, an abbreviation of his trademark phrase "You Little Beauty".

The purchase comes as Fisher and his wife Chloe are developing their own luxury apartment project further north in Palm Beach. Their boutique beachfront development, Pescado, comprises just seven apartments on Jefferson Lane, which start from just shy of $6 million. The couple intend to retain the two-level penthouse as their Australian base between international touring commitments.

Melbourne Storm coach Craig Bellamy and his wife Wendy have also invested in Esprit, purchasing two apartments after spending decades holidaying on the southern Gold Coast. They also have a luxury apartment in Joe Adsett's Rockpool, less than 400m away from Esprit.

<h2>Boutique project draws owner-occupiers</h2>

Esprit launched in 2021 and sold strongly, with buyers drawn to its boutique scale, beachfront position and contemporary design.

The completed development comprises 94 apartments across 11 levels, offering expansive floorplans designed primarily for owner-occupiers rather than the investor market.

Crowning the building is Club Esprit, pitched as being the Gold Coast's first residential rooftop wellness centre. The roof features a&nbsp;25 metre magnesium lap pool, which is surrounded by wet daybeds and poolside cabanas,&nbsp;multiple barbecue areas,&nbsp;a yoga and relaxation play lawn, and a private dining room with a kitchen scullery, bar, lounges, and an outdoor terrace.

The wellness centre is&nbsp;fully equipped with a Technogym, ice bath, infra-red sauna, steam room, thermal room, and treatment room. The roof has views spanning&nbsp;Rainbow Bay, Snapper Rocks and the Pacific Ocean.

<h2>S&amp;S Projects continues to shape Rainbow Bay</h2>

S&amp;S Projects founder Paul Gedoun has become one of the key figures behind Rainbow Bay's evolution over the past several years.

After establishing S&amp;S Projects, Gedoun has focused on delivering lifestyle-driven apartment developments designed primarily for owner-occupiers seeking a permanent coastal home.

Esprit is Gedoun's third completed project in Rainbow Bay, following Flow and Awaken, both of which achieved record prices for the suburb.

He is now delivering <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, a 38-apartment development on Boundary Street that is currently selling, and has no plans to leave the precinct anytime soon. S&amp;S Projects has also lodged plans for its fifth Rainbow Bay development, an 88-apartment project on Boundary Street featuring a strong wellness focus.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">First look: S&amp;S Projects proposes 88-apartment wellness tower at Coolangatta's Boundary Street</a>

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Joel Robinson

Who's who of buyers revealed as Esprit Rainbow Bay settles

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

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

Apartment buildings are increasingly being designed around how people actually live day to day, not just how they want a building to look.

For buyers, that shift is showing up in practical inclusions that respond to changing habits. Work-from-home spaces, EV charging, wellness amenities, secure bike storage and parcel management are becoming part of the broader apartment conversation, reflecting a move toward buildings that reduce friction in everyday life.

Online shopping has become one of the clearest examples of that change.

Australians spent a record $82.6 billion online in 2025, with nearly one in four retail dollars now spent online. That has made parcel delivery a regular part of apartment living, rather than an occasional inconvenience.

For apartment residents, however, the delivery process can be less straightforward than it is for detached homes. Parcels may be left in lobbies, redirected to Post Offices, missed entirely, or placed under the responsibility of building managers and concierge teams.

That is why secure parcel infrastructure is increasingly being considered alongside more familiar apartment amenities.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/-VjjLwoViX0?si=A3k7ws9NX35Uac7_" title="YouTube video player" width="560"></iframe>

Australia Post Parcel Lockers offer one way to address the issue. When a parcel arrives, residents receive a notification through the AusPost app or SMS, then collect it using a QR code or one-time PIN. The parcel is kept secure, accessible and removed from common areas.

The broader Parcel Locker network now includes more than 1,500 locations across Australia, positioned at Post Offices, shopping centres, supermarkets, transport hubs and other accessible locations.

For new apartment projects, the relevance is clear. A building’s amenity offering is no longer only about lifestyle spaces, but also about convenience, security and functionality.

As buyer expectations evolve, secure parcel delivery is becoming part of the same design conversation as flexible working, sustainable transport and resident wellbeing.

It is one less thing for residents to worry about, and another example of apartment design adapting to the way Australians now live.

Apartment design is adapting to the way Australians shop

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

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

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

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

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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GUEST OBSERVER
The Big 4 banks have no excuse to hold onto any rate cut made today and customers should be prepared to ditch and switch if the banks hold out.
Mozo data shows that the average Big 4 Bank standard variable rate of 5.61% is now 0.52 basis points higher than the market average of 5.09%. 
Last month’s out of cycle rate hikes will already cost big bank home loan customers an extra $372 in interest repayments annually . 
Any moves by the Big 4 to hold onto cuts today will be deeply unpopular, especially in light of the windfall profits announced by NAB and ANZ last week.
Last month's rate hikes sparked a 25% increase in refinancing activity on Mozo.com.au and we'd expect to see the big banks lose more customers if they hold out today.
Since Westpac hiked rates on 14 October, just 9 lenders have followed suit, but in this instance no news is not necessarily good news for borrowers. 
Regardless of which way today’s Reserve Bank decision goes, Mozo is predicting a second wave of home loan rate changes as lenders take the opportunity to make their move.
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Intense competition among online and non-bank lenders means we could see them pass on the full 25 basis point discount to really increase their market lead.
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Seventeen lenders now have interest rates below 4%, see graph below: 
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Kirsty Lamont is marketing director of <a href="https://mozo.com.au/" target="_blank">Mozo</a>.
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mick.cee-iDmgDDAmu8

Customers should ditch rate cut “holders”: Mozo's Kirsty Lamont

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GUEST OBSERVER
Building approvals are coming off record highs on a month by month basis, according to the latest ABS data, suggesting governments need to keep a close eye on the supply pipeline for new housing.
While nationally approvals still had enough momentum to hit 230,298 year on year on a seasonal basis, one good year won’t make up for a decade of underbuilding.
We are only now starting to see new housing supply eat into demand in key markets like Sydney and take some of the heat out of house prices.
A strong, sustainable pipeline of new housing is imperative to ensure future housing affordability and must be a priority for government.
ABS figures for September recorded 18,900 building approvals across the country, down from the previous highs of 20,000 per month recorded for much of 2015.
Recent data shows significant variations month on month across the states and territories ranging from a 42% increase in Queensland to a 39% fall in the ACT. It also pointed to an emerging trend for greater apartment and multi-unit living.
The 1.9% drop in private house approvals nationwide for the month of September was offset by continued strength in apartment approvals which grew by 6.1% on the previous month.
Apartment and multi-unit approvals are almost at parity with private sector houses, suggesting a changing demographic trend and increased growth in our major cities.
While a degree of moderation in record high residential construction activity is expected, governments needed to guard against any sudden drops.
Maintaining a steady supply of new housing is vital to keep up with population increases, household formation rates, and to avoid the price spikes that occur when demand outstrips supply. Residential construction also creates much-needed jobs.
Putting in place the right planning and taxation frameworks will help lock in a steady stream of residential development that benefits homebuyers and the broader economy.
 
Nick Proud is residential executive director, Property Council of Australia and can be contacted<a href="https://www.propertyoz.com.au/" target="_blank"> here</a>.
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jchancellor-FAypfDUnLy

Building approvals show need for close eye on supply: Property Council 

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The RBA Shadow Board is preferring to keep the cash rate on hold ahead of today's monthly RBA meeting and has rated the chance of hold at 65%.
According to the Shadow Board, Australian headline inflation, benefiting from exceptionally low energy prices, equals 1.5% (year-on-year) for a second quarter in a row, well below the RBA’s target band of 2-3%, while economic growth and the unemployment rate continue to underwhelm.
"The global economy looks weak and financial markets are nervous. The RBA Board lowered the official cash rate from 2.25 % to 2.0 % in May. However, Australia’s four major banks have all increased interest rates in the past month due to tougher prudential standards, prompting markets to factor in a 60% chance of another official rate cut as early as this week," the Shadow Board recently noted.
"The CAMA RBA Shadow Board on balance prefers to keep the cash rate on hold, attaching a 65% probability to this being the appropriate policy setting. The confidence attached to a required rate cut equals 26%, up twelve percentage points from the previous month, while the confidence in a required rate hike has fallen to 9%. So, while the overall sentiment is one of holding rates steady, the balance of risks has shifted down.
"Australia’s unemployment rate remains at 6.2%, according to the Australian Bureau of Statistics. Worryingly, employment has fallen, in particular full time employment (-13,900 in September), and the participation rate, now equal to 64.86%, continues to decline.
"The Aussie dollar appears to have found a floor at the 70 US¢ mark, with the currency trading as high 72.5 US¢ in recent days. This likely reflects a reaction to the US Federal Reserve’s continued delay of lifting its federal funds rate target. This year’s depreciation of the Aussie dollar has not led to an improvement in the balance of trade. On the contrary, in August the balance of trade was $-3.095 billion, compared to $-1.277 billion at the beginning of this year, suggestive of a J-curve effect, whereby supply and demand elasticities respond to a currency depreciation with a delay. Yields on Australian 10-year government bonds have edged down further to 2.58%.
"The Australian property market looks like weakening, with the construction PMI, building permits and new home sales falling. The S&amp;P/ASX200 has rebounded from last month’s lows below 5000. With heightened uncertainty about the Australian and global economic outlook, the stock index may well trade sideways for some time.
"Considerable attention is given to the US Federal Reserve Bank’s global outlook and its policy decisions. An increase in the federal funds rate was highly anticipated until the middle of this year but then delayed in light of weak global economic data. This week’s Fed statement sounds more bullish again even though the latest US economic data is not as strong as expected. There remain divisions within the Federal Reserve Bank Board about when to lift rates. Europe’s problems are not lessening: the refugee crisis will strain government budgets while the Greek debt crisis is only enjoying a brief hiatus. China’s economy still looks shaky and growth is likely to be remain relatively soft, with most economists expecting a target growth rate of 6.5% for the newly adopted five-year economic plan.
"Consumer and producer sentiment measures continue to yoyo around without a clear trend. After successive drops, the Westpac/Melbourne Institute Consumer Sentiment Index rose to 97.8 in October from 93.9 in September. Business confidence, according to the NAB business survey slid further, rebounded from 1 to 5. The AIG manufacturing and services indices, both leading economic indicators, contradict each other.
"The Shadow Board’s confidence that the cash rate should remain at its current level dropped from 72% in October to 65%. The confidence that a rate cut is appropriate has increased substantially to 26%, from 14% in the previous month; conversely, the confidence that a rate increase, to 2.25% or higher, is necessary has fallen to 9% (14% in October).
"The probabilities at longer horizons are as follows: 6 months out, the estimated probability that the cash rate should remain at 2% is nearly unchanged at 24% (25% in October). The estimated need for an interest rate increase has dropped further, to 58% (62% in October), while the need for a rate decrease has risen to 19% (13% in October). A year out, the Shadow Board members’ confidence that the cash rate should be held steady is unchanged at 18%, while the confidence in a required cash rate increase equals 67% (68% in October) and in a required cash rate decrease 15% (14% in October)."
To see the report in full, <a href="https://cama.crawford.anu.edu.au/rba-shadow-board/outcome/2015-11" target="_blank">click here</a>.
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jonathanchancellor-7SQnKwU6yx

No need for Cup Day rate cut: Shadow RBA board

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Suncorp Bank has announced it is increasing its variable interest rates for owner-occupier and investor loans.
The non-major bank announced its rates will increase by 16 basis points for new and existing loans from November 20.
Suncorp’s Standard Variable Owner Occupier rate will increase to 5.70%.
Its Investment Standard Variable Rate will increase to 5.97%.
It was partly attributed to an increase in the bank’s wholesale funding costs.
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Suncorp raises home loan rates

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<div class="column">As was evidenced in September, there are yet more signs that housing investors are shifting their focus away from Sydney and Melbourne to other capital cities and regional centres. </div>
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<div class="column">An easing of the home price boom in Sydney and Melbourne will be viewed very favourably by the Reserve Bank. If in 6-12 month’s time, all capital city home prices were growing at a 3-5% annual pace, then policymakers would take the housing market off the ‘wall of worry’.</div>
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<div class="column">While regional home price data is only available to September, it is clear that the strength in the Sydney market is spreading. Regional NSW home prices are up 8 per cent over the year – the fastest pace of price growth in 51⁄2 years.</div>
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 Building approvals were at record highs in the year to September. The current annual total of approvals is 18% higher than the previous peak set 21 years ago. In short, the economy will remain driven by the housing sector well into 2016. 
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What do the figures show? 
Home prices
The CoreLogic RP Data Hedonic Australian Home Value index of capital city home prices rose by 0.2% in October to stand 10.1% higher than a year ago.
House prices rose by 0.1% in October while apartments rose by 0.4%. House prices were up 10.5% on a year ago and apartments were up by 7.7%. 
The average Australian capital city house price (median price based on settled sales over quarter) was $621,000 and the average unit price was $515,000. The average Sydney house price was $940,000 – still some way off the $1 million mark.
Dwelling prices rose in five of the eight capital cities in October: Adelaide &amp; Canberra (up 1.5%), Hobart (up 1.4%), Melbourne (up 0.6%) and Sydney (up 0.3%). Prices fell in Perth (down 2.8%), Brisbane (down 0.2%), and Darwin (down 0.1%).
Home prices were higher than a year ago in six of the eight capital cities. Prices rose most in Sydney (up 15.6%), followed by Melbourne (up 12.8%), Canberra (up 4.5%), Brisbane and Hobart (both up 3.8%), and Adelaide (up 2.3%). Price fell in Darwin (down 3.7%) and Perth (down 3.6%).
Total returns on capital city dwellings in the year to October rose by 14.2% with houses up 14.5% on a year earlier and units up 12.5%.
CoreLogic RP Data noted: “Clearance rates have been trending lower since April this year, with Sydney and Melbourne now showing auction clearances that are below 70% week to week. Additionally, monthly mortgage related activity across CoreLogic RP Data’s valuation platforms was lower when compared with the same period a year ago; the first annual fall in platform activity since 2013. Added to this are record levels of new housing supply now entering the market. We are now seeing a picture of reduced house price inflation over the coming year.”
Performance of Manufacturing
The Performance of Manufacturing index fell from 52.1 to 50.2 in October. A reading above 50.0 indicates that the sector is expanding.
Production, orders, employment and sales fell in October but inventories, exports, selling prices, wages and capacity utilisation rose.
Building Approvals:
Dwelling approvals rose by 2.2% in September after falling 9.5% in August and rising 9.5% in July. Over the past year a record 229,438 new homes were approved.
House approvals fell by 2.0% in September (private sector fell by 1.9%). Meanwhile ‘lumpy’ apartment approvals rose by 6.9% in September after falling by 20.8% in August and rising by 22.7% in July. Private sector apartment approvals rose by 6.1% in September.
Dwelling approvals are up 21.4% on a year ago with house approvals up by 1.1% while apartments are up by 53.3%. 
Across states and territories in September: NSW approvals fell by 16.6%; Victoria rose by 5.0%; Queensland rose by 41.6%; South Australia fell by 14.9%; Western Australia fell by 8.9%; Tasmania rose by 31.6%. In trend terms, approvals fell by 3.3% in the Northern Territory and fell 0.7% in the ACT.
The value of all commercial and residential building approvals fell by 2.1% in September after falling by 5.9% in August. Residential approvals fell by 4.3% with new building down by 5.4% while alterations &amp; additions rose by 4.7%. Commercial building rose by 2.9% in September to be up 8.8% over the year.
Inflation gauge
The monthly inflation gauge was unchanged in October after a 0.3% rise in September. The annual rate of inflation eased from a 10-month high of 1.9% to 1.8%. 
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Tradable good prices fell by 0.3% in October after rising by 0.5 cent in September. Tradable good prices are up just 0.9% on the year. Non-tradable prices were up 0.2% to be up 2.4% over the year.
The underlying rate (trimmed mean) was flat in October after rising 0.2% in September. The annual rate rose from 1.6% to 1.7%.
Excluding volatile items like petrol and fruit &amp; vegetables, the core inflation gauge rose by 0.1% in October to be up 2.2% over the year.
TD Securities noted that: “Contributing to the overall change in October were price rises for tobacco (+1.3%), newspaper, books and stationery (+3.0%), utilities (+1.3%). These were offset by price falls in fruit and vegetables (-1.1%), holiday travel and accommodation (-1.5%), and bread and cereal products (-1.1%). The price of automotive fuel eased slightly in October.
What is the importance of the economic data?
The CoreLogic RP Data Hedonic Australian Home Value Index is based on Australia’s biggest property database. Unlike the ABS Index, which excludes terraces, semi-detached homes and apartments, the CoreLogic- RP Data Hedonic Index includes all properties. Home prices are an important driver of wealth and spending.
The Australian Industry Group and PricewaterhouseCoopers compile the Performance of Manufacturing Index (PMI) each month. The Australian PMI is the Australian equivalent of the US ISM manufacturing gauge. The PMI is one of the timeliest economic indicators released in Australia. The PMI is useful not just in showing how the manufacturing sector is performing but in providing some sense about where it is heading. The key ‘forward looking’ components are orders and employment. 
The TD Securities/Melbourne Institute Monthly Inflation Gauge is designed to “provide a timely and accurate monthly measure of inflation in Australia”. The Bureau of Statistics only releases the Consumer Price Index on a quarterly basis.
The Bureau of Statistics' monthly Building Approvals release contains figures on local council approvals to build residential structures such as homes and units as well as commercial premises such as offices and shops. Approval is one of the first stages of the construction ‘pipeline’ and is thus a key leading indicator of future activity. An increase in approvals would point to stronger future activity for construction-related companies.
What are the implications for interest rates and investors?
If major banks hadn’t been forced to lift interest rates to cover the cost of new capital, the Reserve Bank would have had an easy decision on interest rates. Interest rates would have been left on hold. While the decision is now more finely balanced, we believe that the Reserve Bank will wait a little longer to evaluate the impact of major bank increases in home loan rates.
The lift in apartment approvals in September will add yet more work to the housing pipeline. Approvals hit record highs in the 12 months to September with almost 30% of activity from apartment buildings of four storeys or more in height.  
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<div class="column">Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>.</div>
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cjames-5S2v74qSNK

More regions benefit from firm housing activity: CommSec's Craig James

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It’s only a matter of time before Melbourne overtakes Sydney as the price growth leader in capital city Australia.
Pretty much everyone now accepts that Sydney is subsiding, as every available statistic confirms what Hotspotting research has been telling us all year – that Sydney activity peaked late in 2014 and has been on a slow fade right throughout 2015.
Melbourne, however, continues to rise.
In the latest price data from CoreLogic, up to the end of October, the annual price growth gap between Sydney and Melbourne has closed considerably. In the past three months, Melbourne’s home value index has increased 3.1%, easily the biggest among the capital cities, while Sydney’s rose only 1.5%.
In annual terms, Sydney is up 15.6% and Melbourne 12.8%. In a month or two, those positions will be reversed.
The reason Sydney is still above Melbourne at the moment, despite Sydney fading while Melbourne is rising, is that the price data is many months behind the game. 
On ABC TV yesterday business commentator Alan Kohler displayed a graph which suggested a correlation between auction clearance rates and median price movements, but with a time lag of several months in the reaction of prices.
(Kohler, incidentally, made the mistake of placing great emphasis on the monthly movement in the city price indexes – he should know that month-to-month changes in statistics are often meaningless aberrations. Many of the monthly movements are contradicted by the quarterly changes, which are far more significant.)
It’s taken quite a long time for Sydney prices to respond to the slowdown in activity, but history shows this is quite normal. It also shows that median prices are rather a blunt instrument for measuring the state of markets. Sales volumes are far more revealing and can put you ahead of the game in terms of likely price movements.
The latest sales data shows that Melbourne has been rising steadily throughout this calendar year, quite the opposite to Sydney. 
Each quarter has shown an uptick in sales activity, with the greatest momentum occurring away from the millionaire suburbs close to the CBD. This may explain why Melbourne clearance rates are dropping at a time when overall sales activity is rising and the overall city median is rising – the busiest markets are those less likely to use auctions.
There are still plenty of strong middle market areas – notably the municipalities of Whitehorse (Box Hill, Nunuwading, Blackburn), Monash (Oakleigh, Mt Waverley, Clayton) and Knox (Wantirna, Boronia, Bayswater) – but the greatest momentum is now the outer ring precincts. Locations likely to attract first time buyers and others on smaller budgets are really pumping in Melbourne. 
The LGAs of Whittlesea (Epping, Thomastown, Mill Park) and Hume (Sunbury, Roxborough Park, Gladstone Park) in the north of the metropolitan area are among the market leaders on activity.
In the far south-east, the Casey LGA (Cranbourne, Doveton, Endeavour Hills) has numerous strong markets, while Brimbank (Sunshine, Deer Park, Cairnlea) in the western suburbs is being greatly boosted by infrastructure spending and urban renewal projects.
Wyndham City LGA in the south-west has surged. In Point Cook, for example, sales numbers in the past six quarters have been 289, 313, 350, 396, 395 and 420. Other suburbs in this LGA, such as Werribee, Hoppers Crossing and Wyndham Vale, have similar patterns.
When sales volumes surge like that, prices follow – with a time lag.
 
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email him</a> or follow him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter.</a>
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terryryder-YECXbqmri2

When sales volumes surge, prices follow: Terry Ryder on Melbourne's outer ring

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Spin doctor Sue Cato and her fund manager husband Vaughan Busby sold their vast Glebe home at weekend auction for $3.21 million.
There were three bidders among the six registered parties, with it knocked down to the opening bidder who commenced the auction with a $2.8 million bid.
It last traded in 2011 for $2.2 million then being redesigned by Michael Bechara into a <a href="https://www.bresicwhitney.com.au/buy/49-hereford-street-glebe-11997" target="_blank">contemporary three-bedroom residence</a>.
Set on almost 500 square metres it comes with industrial touches and warehouse-style scale.
It was initially expected to sell for more than $2.8 million through BresicWhitney agents Matt Carvalho and Shannan Whitney who raised their price guidance during the campaign to $3 million plus.
Sue Cato sold her Stanwell Park weekender last month for $2,765,000 having renovated since bought in 2006 for $1.7 million.
This article was first published in the Sunday Telegraph.
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Spin doctor Sue Cato sells in Glebe

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You’ve found a property.
The vendor has accepted your offer and you’ve paid a deposit, plus you’ve both signed the sale contracts. But you don’t get the keys until after settlement. 
Settlement is when you pay outstanding amounts to the vendor and the property title officially changes, making you the owner. 
The time between exchanging contracts and settlement day – the settlement period – varies by state. In NSW, it’s usually six weeks. In Queensland, 30 days is the norm and in Victoria it’s 30 to 90 days. The length can be varied but buyer and seller must both agree.
ACTION ITEMS
During the settlement period, you’ll finalise your finance. The lender will complete an independent valuation of the property and confirm the amount you can borrow. 
You’ll also have a chance to inspect the property again to ensure it’s in the same condition as when you agreed to the sale. 
Your solicitor or conveyancer will prepare the documentation needed on settlement day well in advance so it can be checked and you can sign in all the appropriate places. This step includes finalising council and water rates as well as any strata fees due up to settlement day. The vendor covers payments up to that time but you’ll take over from there. 
THE BIG DAY
On settlement day, your solicitor or conveyancer meets with the vendor’s settlement agent and a representative from your lender to hand over the paperwork and payment cheques. You don’t usually have to attend the meeting yourself. 
Your representative will let you know shortly after settlement has completed so you can collect the keys. They will also send you a statement showing how funds have been distributed.  
But things can go wrong. 
A document or a signature may be missing, for instance. If so, everyone works together to try to resolve the problem that day but sometimes settlement may need to be postponed. 
If you’re planning to move in straight away, be prepared for such a hold up. Leave a few hours after settlement before getting the removalists in and have a plan for alternative accommodation that night. 
Quick tip: You don’t take possession of the property until the paperwork and payment cheques have changed hands on settlement day. Hire a professional solicitor or conveyancer to handle the legal aspects and guide you through the process.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297185933;124281690;p" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297187184;124281691;q" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
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Managing the settlement

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As a first home buyer, you may be eligible to receive a grant or stamp duty concession to help with your property purchase.
Each state and territory has its own scheme and the offers, qualification criteria and processes for applying vary accordingly.  
In the ACT, for example, the territory government offers $12,500 to owners whose first buy is a newly built or a substantially renovated property worth up to $750,000. 
In Western Australia, grants of up to $10,000 are available to first home buyers purchasing or building a new home. 
Check with the finance or revenue office in your state or territory for more details.
 
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Australian Capital Territory
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<a href="https://www.revenue.act.gov.au/" target="_blank">www.revenue.act.gov.au</a>
 
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New South Wales
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<a href="https://www.osr.nsw.gov.au/" target="_blank">www.osr.nsw.gov.au</a>
 
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Northern Territory
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<a href="https://www.revenue.nt.gov.au/" target="_blank">www.revenue.nt.gov.au</a>
 
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Queensland
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<a href="https://www.osr.qld.gov.au/" target="_blank">www.osr.qld.gov.au</a>
 
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South Australia
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<a href="https://www.revenuesa.sa.gov.au/" target="_blank">www.revenuesa.sa.gov.au</a>
 
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Tasmania
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<a href="https://www.sro.tas.gov.au/" target="_blank">www.sro.tas.gov.au</a>
 
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Victoria
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<a href="https://www.sro.vic.gov.au/" target="_blank">www.sro.vic.gov.au</a>
 
</td>
</tr>
<tr>
<td valign="middle">
Western Australia
</td>
<td valign="middle">
 
<a href="https://www.osr.wa.gov.au/" target="_blank">www.osr.wa.gov.au</a>
 
</td>
</tr>
</tbody></table>
 
HOW TO APPLY
You can lodge an application for most grants through your mortgage lender or directly with the relevant government office. 
You’ll need to fill in an application form and provide proof of your identity, address and details about the property purchase. The exact documents you’ll need will depend on the property’s location and your circumstances, such as whether you’re buying a newly completed home or building yourself. 
When the grant is paid depends on the type of purchase and whether you applied through a lender or directly. For off-the-plan purchases in NSW, for instance, payment is made at settlement if you applied through your lender, or within 15 working days of lodgement after the transaction has completed if you applied directly. 
To meet the conditions of most first home owner grants, you (or another grant applicant) will have to live in the property as your primary home for at least 12 months within a year of settlement or completion. If you move out too soon you’ll have to repay the grant. 
Quick tip: Check with your state or territory finance or revenue office for details on what assistance may be available to you.
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297184293;124283199;t" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297184408;124284900;i" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
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First Home Buyers' guide

<html><body>
<img src="/images/2015/11/NEW_RAMS_LOGO.jpg" alt="">
You may decide that rather than buying an established property as your first home, it would suit you better to build. 
Building allows you to customise your home from the outset, creating a property that perfectly suits your needs without having to renovate. 
You’ll probably have lower maintenance costs on a newly built property than an older home and you may be able to incorporate energy and water efficient features that save on utility bills. 
In addition, government grants are more widely available on newly built properties. Check what’s available in your state or territory. 
But there are some points to bear in mind if you’re planning to build: 
<ul>
<li>
Building your own home may take longer than finding an existing property to buy. There may be delays due to bad weather or council approvals taking longer than expected. 
</li>
<li>You may need to factor in the cost of paying rent while you’re building.</li>
<li>
Standard building packages often include only basic fixtures and finishes. You may have to pay more for higher quality options.
</li>
<li>
In some cases, particularly when you’re buying off-the-plan, there may be charges for services such as site preparation, laying foundations, and connecting to water and electricity mains. Make sure you’re aware of all the extra costs and have funds available to pay. 
</li>
</ul>
If you’re building, it might be worth considering a construction home loan rather than a standard mortgage. These loans allow you to draw funds progressively as needed up to an approved credit limit. Interest is charged only on the portion of the loan you’ve used. The lender may be able to make payments directly to the builder. 
Quick tip: Confirm the builders and contractors you’re hiring are licensed and insured. Keep a close watch on construction to make sure they are delivering the high quality results you expect. 
 
TO FIND OUT HOW RAMS CAN HELP EASE YOU THROUGH THE PROCESS, GET IN TOUCH WITH YOUR LOCAL RAMS HOME LOAN EXPERT OR DROP IN FOR YOUR <a href="https://ad.doubleclick.net/ddm/clk/297185263;124283895;u" target="_blank">FREE FIRST HOME BUYERS’ GUIDE</a>.
For more great property advice and tips on buying your first home from RAMS subscribe to <a href="https://ad.doubleclick.net/ddm/clk/297186218;124283892;s" target="_blank">The Great Australian Dream property series</a>.
For your free Property Observer eBook from RAMS, 12 tips for first-time buyers, covering everything you need to know when it comes to purchasing property, click here.
Disclaimer: Information in this material is general and does not take into account your objectives, financial situation or needs and you should consider whether it is appropriate for you. You should also obtain independent professional advice relevant to your financial circumstances.
</body></html>

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