Buyers considering a residence at boutique Gordon townhouse development <a href="https://www.apartments.com.au/new-townhouses/lume-gordon-43-47-dumaresq-street-gordon-nsw-2072">Lume</a>&nbsp;now have another reason to bring forward their decision.

For a limited time, purchasers of a residence at Lume will receive a BMW iX3 50 electric SUV, valued at more than $120,000, as part of their purchase. The offer is designed to add value for buyers while complementing the lifestyle envisioned for the architecturally designed Upper North Shore development.

Scott Timmins, Development Manager at <a href="https://www.apartments.com.au/developers/winim">WINIM</a>, said the partnership was created to provide buyers with a compelling reason to act.

"In today's market, buyers need a compelling reason to act now, and the BMW partnership was designed to create that catalyst. We wanted to add genuine value for our future purchasers. Choosing the all-electric BMW iX3 50 also reflects the values behind LUME, forward-thinking design, innovation and a more sustainable way of living. It's a premium incentive that complements the lifestyle our buyers aspire to and rewards those who commit early."

[smartcode_project:default project_id=7354 project_image_fid=374893]

Delivered by WINIM in partnership with Burtonwood Investment Partners, Lume comprises 14 architecturally designed two, three and four-bedroom townhomes created for families seeking the space of a freestanding house with the ease of modern, low-maintenance living.

The three-storey residences, designed by award-winning architecture practice <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a>, have been tailored for families and multi-generational living, featuring private internal lifts, flexible lower-level spaces, generous open-plan living and entertaining areas, media rooms, and landscaped outdoor spaces with custom outdoor kitchens.&nbsp;

Inside, engineered oak flooring, bespoke dining joinery with integrated wine fridges and backlit bars, sculptural porcelain bathrooms, Parisi freestanding baths and Astra Walker tapware create interiors that balance functionality with refined finishes.

Each townhome has been designed to combine generous internal spaces with sustainability initiatives such as EV charging infrastructure, while <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>'s landscaped communal areas, centred around a restored creek line and native planting, encourage residents to connect with nature and spend more time outdoors.

[smartcode_project:default project_id=7354 project_image_fid=269527]

Rothelowman's Gary Tsui said the architecture was conceived to respond carefully to its Upper North Shore setting.

"Our vision was to create elegant, uplifting homes that draw on and positively contribute to the local character through meticulously considered design and an interaction with the surroundings."

The communal landscape has been designed as more than an open space between homes. Arcadia's Ben Newell and Kate Phillips said the adjoining reserve provided an opportunity to create a distinctive natural retreat for residents.

"Just as waterways carve their way through Ku-ring-gai's landscape, a raised boardwalk weaves through the reserve, connecting the homes to this tranquil oasis."

[smartcode_project:default project_id=7354 project_image_fid=374892]

Located just 300 metres from <a href="https://www.apartments.com.au/developments/gordon-nsw-2072">Gordon</a> Village and Gordon railway station, Lume offers convenient access to Sydney's CBD while placing residents close to some of the North Shore's leading schools, including Ravenswood, Pymble Ladies' College and Knox Grammar. Lane Cove National Park, Gordon Golf Club and a range of cafés and restaurants further reinforce the family-focused lifestyle on offer, with the BMW iX3 50 complementing everything from local trips around Gordon to weekend drives and city commutes.

Construction is underway with completion expected in mid-2027.

[smartcode_project_cta:default project_id=7354]

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

Two apartments have sold for more than $10 million at EADE Byron Bay, setting some of the highest apartment prices ever achieved in the coastal town and underlining the growing appetite for luxury beachfront apartments in Australia's most popular coastal locations.

The $210 million project by Vitale Property Group has now secured more than $70 million in sales, led by residences that changed hands for $12.75 million and $11.75 million.

The record-breaking transactions reinforce the shift occurring in Byron Bay's premium property market, where affluent downsizers and lifestyle buyers are increasingly opting for high-end apartments over large beachfront homes.

<a href="https://www.apartments.com.au/new-apartments/eade-byron-bay-29-shirley-street-byron-bay-nsw-2481">EADE Byron Bay</a> occupies a rare 6,000 sqm absolute beachfront site on the corner of Shirley and Milton Streets overlooking Main Beach and The Wreck surf break, just 350 metres from Byron Bay's town centre.

The 25-residence development is the first beachfront apartment project approved in Byron Bay in more than a decade and is currently under construction, with completion expected in May 2027.

[smartcode_project:default project_id=145590 project_image_fid=359521]

The project has attracted a mix of local Byron Shire residents downsizing from larger homes, alongside interstate buyers from Sydney, Melbourne and Brisbane seeking a permanent coastal lifestyle without compromising on space.

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a> and with interiors by <a href="https://www.apartments.com.au/interior-designers/alexander-co">Alexander &amp; Co</a>, EADE comprises&nbsp;10 garden apartments ranging from 284 sqm to 622 sqm, nine with private pools, five full-floor apartments and 10 rooftop residences with private plunge pools, expansive outdoor entertaining areas and uninterrupted ocean views.

[smartcode_project:default project_id=145590 project_image_fid=359527]

<a href="https://www.apartments.com.au/developers/vitale-property-group">Vitale Property Group</a> Managing Partner Chris Vitale said the project's combination of scale, location and limited future supply was driving buyer demand.

"There isn't another beachfront holding in Byron Bay of this size and position that could be developed again," Vitale said.

"Buyers are responding to the scarcity and the irreplaceability of a site of this calibre and to floorplans they can't find elsewhere in the market.

"We are seeing buyers place significant value on quality, space, design, resort-style amenities and the rarity of the location. The sales achieved to date demonstrate that discerning purchasers recognise the long-term significance of what is being created at EADE Byron Bay.

"Many are coming from larger homes in the Byron region, or from Sydney, Melbourne and Brisbane, and are after the space, security and convenience, without the upkeep of a house."

&nbsp;

[smartcode_project:default project_id=145590 project_image_fid=359523]

The Byron Bay project follows Vitale Property Group's delivery of the Mondrian Hotel and Private Residences at Burleigh Heads, with EADE continuing the developer's focus on luxury coastal developments.

Residents will have access to a resort-style swimming pool, gymnasium, sauna, cold plunge pool, concierge services and dedicated workspaces, while the project is targeting an 8-Star Green Star rating.

EADE Byron Bay is being exclusively marketed by Projx Australia in conjunction with WHITEFOX Projects.

WHITEFOX National Projects Director Phillip Rand said demand had been driven predominantly by owner-occupiers.

"We are seeing buyers at EADE place significant value on quality, space, design, resort-style amenities and the rarity of this location," Rand says.

"The sales achieved to date demonstrate that purchasers at this level recognise the long-term significance of what is being created at EADE Byron Bay."

Residences at EADE Byron Bay are currently priced between $4.75 million and $15.95 million.

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[smartcode_project_cta:default project_id=145590]

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<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/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

The apartment feature many buyers don't think about, until their first missed delivery

<a href="https://www.apartments.com.au/developers/hg-developments">HG Developments</a> is doubling down on Maud Street in Newstead, filing plans for a new apartment tower just a few doors down from its under-construction Aire Newstead development.

Recently submitted to Brisbane City Council, the proposal is for an 18-storey building designed by bureau^proberts, which has drawn heavily on Brisbane's subtropical design principles while referencing the suburb's industrial heritage.

A total of 64 apartments are planned for the amalgamated 1,518 sqm site at <a href="https://www.apartments.com.au/new-apartments/17-21-maud-street-newstead-qld-4006">17–21 Maud Street</a>, a short walk from the Brisbane River and Newstead Riverwalk.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="a400c7fd-bd15-48f8-a63b-10ede92efe00" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20bldg.png?VersionId=.0vPmjpbC7CNP7kqGWa6L7rGIwsNExaw" />

"The building is defined by a series of vaulted motifs that reinterpret the arches, colonnades and layered facades evident throughout Newstead's historic built fabric," the Urban Design Report states.

"Combined with recessed glazing and generous balconies, these elements create a layered building envelope that provides shade, weather protection and opportunities for natural ventilation whilst establishing a distinctive architectural identity."

The proposal comprises 64 two, three and four-bedroom apartments across 18 residential levels, positioning it alongside a growing number of taller residential projects transforming Newstead's northern precinct. The tower incorporates extensive subtropical landscaping, with cascading planter boxes, deep planting at street level and a landscaped rooftop recreation area.

<img alt="First look: HG Developments plans 18-storey subtropical apartment tower for Newstead" data-entity-type="file" data-entity-uuid="1d8140f4-8b98-45cd-b1b8-1efe8c8e266b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Maud%20st%20podium.png?VersionId=VAZtbCoD44YCJ57N99fQCAKeSJx7ldZs" />

Bureau Proberts has prioritised passive environmental design throughout the project, with generous balconies, recessed glazing and operable façades helping reduce solar heat gain while maximising natural ventilation. River views become available from the upper levels, while the building has been orientated to capture prevailing breezes from both the Brisbane River and the west.

The architects say landscape is intended to be integral to the building rather than an applied element.

"Vertical greenery, cascading planter boxes and elevated gardens are woven throughout the architecture, softening the built form and strengthening the connection between residents and the subtropical environment."

"Through the integration of landscape, high-quality materials and passive design principles, the development delivers a refined residential address that celebrates Newstead's heritage character while contributing positively to Brisbane's evolving subtropical identity."

Newstead has remained one of Brisbane's most active apartment markets in recent years, with a number of developers continuing to back the inner-city suburb.

HG Developments is currently delivering the 40-apartment Aire Newstead at 25 Maud Street. Fortis recently launched the 65-apartment <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a> on Kyabra Street, while builder-developer BPG and Don O'Rorke's Consolidated Properties are both expected to launch their respective Newstead projects before the end of the year.

HG Developments doubles down in Newstead with second Maud Street apartment development

Walk past a new apartment development promoting its sustainability credentials and it's easy to picture rooftop gardens, mature trees, landscaped courtyards and residents surrounded by nature.

But in many cases, that's not actually what those sustainability ratings guarantee.

Australia's leading environmental rating tools have played a significant role in improving the energy efficiency and environmental performance of buildings. Yet despite their focus on reducing emissions, many don't require developers to include trees, biodiversity or meaningful green space.

In other words, a building can achieve one of the country's highest sustainability ratings while containing little more than concrete, glass and hard landscaping.

That disconnect has led to the emergence of a new movement across Australia's property industry: nature-based cities.

The concept goes beyond designing buildings that consume less energy. Instead, it encourages developers to treat nature as essential infrastructure, integrating biodiversity, tree canopy, living landscapes and green spaces into projects from the earliest stages of planning.

Research has consistently linked access to nature with better physical and mental health, cooler neighbourhoods, improved biodiversity, stronger climate resilience and more connected communities. As Australia's cities continue to become denser, advocates say those outcomes should be considered just as important as energy efficiency.

Nature Based Cities (NBC) was established in 2022 to help accelerate that shift.

Founded by Hamton Executive Chairman Paul Hameister OAM, the not-for-profit was created after research highlighted a significant gap in Australia's sustainability framework. While existing environmental rating tools rewarded energy performance and emissions reductions, they placed little emphasis on the inclusion of 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."

Since its launch, NBC has developed independent design guidelines and accreditation frameworks that encourage developers to prioritise ecology, biodiversity, tree canopy, walkability and living landscapes alongside traditional sustainability measures. The organisation first focused on medium and high-density residential developments before recently expanding into precinct-scale communities and masterplanned neighbourhoods.

Jan Talacko, founder of sustainability consultancy Ark Resources and a member of the Nature Based Cities Advisory Council, says the initiative addresses an area that has largely been overlooked by the property industry.

"Throughout my 25 years of working collaboratively with all stakeholders in the property sector, I've always favoured a pragmatic approach to sustainable design which encourages initiatives that not only meet environmental expectations but also improve amenity," Talacko says.

"Whilst we are making steady progress in relation to energy and carbon emissions from buildings, there has been much less emphasis on encouraging biodiversity and tackling the urban heat island effect.

"The Nature Based Cities initiative responds to a gap in the suite of tools currently used by the property development sector, which don't provide sufficient incentive, or recognition, for the integration of landscaping and greenery."

For apartment buyers, the shift is also changing the questions worth asking.

Rather than assuming a sustainable building will naturally include abundant green space, buyers are increasingly being encouraged to look beyond environmental ratings and ask what nature is actually being delivered. How much tree canopy will the development create? Has biodiversity been considered? Are landscaped spaces designed for people as well as appearance?

As Australia's cities continue to grow upwards and outwards, the next generation of sustainability may not simply be measured by lower emissions, but by how successfully developments bring nature back into everyday urban life.

What does it really mean for a building to be 'green'?

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.

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<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
Our September target for AUD/USD had been 73¢ since we last adjusted our forecasts back in April. At the time the AUD was trading around 79¢. Our year-end target at that time was 72¢, implying a reasonably sized fall through the middle of the year and stability (with downside risk) beyond.
With our September target now achieved, we have decided to lower our year-end target by 2¢ to 70¢ to reflect lower forecasts for global growth and commodity prices and our assessment that markets are largely in denial that the US Federal Reserve is likely to begin raising interest rates in September with a follow up move in December.
When we adopted the end year-end target of 72¢ in April, our contemporaneous estimate of fair value was around 74¢ compared to an actual of 79¢ - a premium of 5¢. (The AUD has traded at a consistent margin above fair value through most of its depreciation in recent years.) At that time our projection of fair value by year end was 69¢, based on our forecasts for commodity prices, interest rate differentials and Australia’s net foreign debt – the key drivers of fair value.
We have recently revised down our outlook for commodity prices and we have also increased our projected net foreign debt, both of which lower fair value. The net effect has subtracted 3¢ from our prior figure, leaving our fair value projection for the end of the year at 66¢.
On the commodity front, in April, when we forecast AUD/USD to reach 72¢ by year’s end we expected the Australian commodities index to reach 188. That has now been revised down to 165 (–12%), with the bulk commodity component forecast falling from 227 to 203 (–11%).
A significant explanation for this downward revision has been our lower forecast for global growth in both 2015 and 2016. The 2015 forecast has been reduced from 3.5% in April to 3.2% and the 2016 forecast has been reduced from 4.1% to 3.6%. Downward adjustments to the growth outlook in the US, China and East Asia have been largely responsible for these changes.
A potential supporting factor for the AUD has been our expectation that market pricing, which had been giving a 60-80% probability of a rate cut by the RBA by year’s end would prove to be unfounded. Recently the market has moved to lower that probability as the Bank appeared to be less committed to a lower exchange rate. The Governor’s statement following the August board meeting omitted the key sentiment around “further depreciation”. 
Prior to August the Bank had been quite successful in assisting the fall in the AUD from 79¢ to 73¢ with a consistent commentary that “further depreciation seems both likely and necessary”. In the August statement the Governor merely noted that the AUD had been adjusting, arguably implying that he was satisfied with its current level.
Pressure for further rate cuts accordingly eased and the currency rebounded almost a cent from its lows, before settling around 73.5¢. This uplift, which was clearly associated with the market’s revision to the outlook for the RBA appears to have now largely run its course.
Moving on to the other major factor at play, the market remains in denial that the Federal Reserve is likely to decide to raise its policy rate at the September 16/17 meeting. Current market pricing is only giving around a 25% probability to a Fed rate hike in September and an 80% probability of one hike by December. We expect hikes in both September and December – events that are likely to give a solid boost to the USD as markets adjust to the “surprise”.
This adjustment is likely to further weigh on high yield currencies such as the AUD as markets begin to alter their expectations about the pace of the narrowing of the interest rate differential between Australia and the US. For example, further out along the curve markets are currently expecting slightly less than three rate hikes by the Fed by the end of 2016. After moves in both September and December markets are likely to scramble to price in at least two more hikes by end 2016, further pressuring the Australian dollar.
We suspect that the potential for this sort of scenario to play out may be influencing the tactical thinking of the RBA. The Bank would see a strengthening of the US dollar as a beneficial trend which would allow for a lower Australian dollar without the need for additional interest rate cuts.
BILL EVANS is chief economist of <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
 
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Reserve Bank's eyes on a strong US dollar: Bill Evans

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A $75 million complex of 80 terraces is slated for Brisbane's West End, with the project released to the public on August 22.
Properties within Manhattan Terraces, located on 24 Bailey Street, will be for sale from between $799,000 - $999,000. One four bed, five bathroom trophy estate will be available for $1.59 million. 
Urban Construct managing director Todd Brown said research shows strong demand for high-end, owner-occupier targeted homes in West End and until now there has been no new product catering to this market.
“These are the only new terrace homes of this scale within seven kilometres of the CBD and we expect significant inquiry given that we are offering something so refreshing and different for the local market," Mr Brown said.
“The terraces are tailored to suit those who don’t necessarily want a freestanding home, but also don’t want to live in congested living spaces with high community fees such as apartments which have proliferated throughout Brisbane in recent years."
 <img src="/images/2015/08/07/700_terrace.jpg" alt="">
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po-LsXgBTHBmX

$75 million development slated for Brisbane's West End

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A 7,530 sqm Mooroolbark site has sold to a Chinese investor for $9.050 million with a weighted average lease expiry of around 5.31 years.
14 Manchester Road, Mooroolbark, features a retail/commercial building of 2,759 sqm currently yielding a net income of around $712,778 p.a.
DTZ agent, Patrick O’Callaghan said there was significant competition for the property, with two offshore parties bidding against each other until the very end.
The building is fully leased, and includes tenants Good Life Health Clubs, G8 Education, licensees for Biggin Scott, Telstra and Pump Café. 
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mick.cee-iDmgDDAmu8

Mooroolbark retail complex sells for $9.05 million

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We now live in an international world. Policy decisions made in one country can reverberate thousands of miles away.
Something that happened in Beijing in early June is still sending out shockwaves. It could lead to more than $98.5 billion of new investment in Australia’s property sector.
This momentous event was the Chinese government’s soft announcement of a new pilot program, named QDII2, to enable people to more easily move money out of China.
Most Australians have become accustomed to thinking of China as jealously guarding its borders, to prevent its citizens from investing overseas.
But, in fact, China’s government has a very public desire to increase its citizens’ and corporations’ international investments. 
China also wants its yuan to rank right up there as a global currency, along with the US dollar, Japanese yen and British pounds sterling.
QDII2 starts with six cities, whose total population is more than 50 million. After testing the concept, the government hopes to roll it out to the whole country of 1.3 billion.
The total amount of wealth that would then been be freed, as reported in the Financial Times, to invest in international assets would be AU$8.5 trillion. Our conservative estimate is that about $98.5 billion of that will find its way into Australian real estate.
This is good news for the lucky country. Australia is just starting to reap some of the major benefits from Chinese investment. This latest change will multiply those benefits.
One benefit is, frankly, a higher level of architectural quality. It’s no surprise that a Chinese developer will build Australia’s first buildings by Pritzker Architecture Prize winner Dame Zaha Hadid.
Another benefit is the large number of new apartments coming into the market. New construction has soared since Chinese buyers entered the market.
Chinese are often willing to buy off the plan, so they give developers the pre-sales they need to start construction on projects that they otherwise couldn’t build.
The Property Council of Australia estimates that each Chinese purchase enables the construction of four additional new homes for Australians.
With increased Chinese international investment, Australia should continue to benefit. But, it is conceivable that the country lose its place as a favored destination for Chinese buyers.
There is intense international competition for Chinese investment. Conditions in other destination countries may become more attractive. 
Or, Australia could lose its appeal, either due to market conditions or bad policy decisions.
Australia’s economy needs foreign investment. QDII2 presents a huge new opportunity to attract that money. Let’s see what Australia does about it.
 
Andrew Taylor is the founder and chief executive officer of sales and marketing at <a href="https://www.juwai.com/" target="_blank">Juwai.com</a>, the number-one Chinese real estate portal for property in Australia and around the world. Find out more about him <a href="https://list.juwai.com/" target="_blank">here</a>.
 
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ataylor-LB7AWVFTs9

Why today's Chinese property investment is just the beginning: Andrew Taylor

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As much as society romanticises the first home purchase, ‘getting on the ladder’ is always the dominant motivation for buying that first property.
Behind the Australian dream there is usually a pragmatic calculation by the first time buyer that it’s time to start the process of building equity. The growing equity represents greater security and opportunity, far more so than the physical bricks and mortar. Conversely, those waiting to buy fear not just paying more when they finally succeed, but a longer-range predicament that delaying equity accumulation may close doors to them in the future – say the means to buy a bigger home near a good school or having the funds to invest in a business proposition.
You may shudder at my deconstruction of nest-making into cold-hearted rationalist decision-making. Fortunately, although the dominant factor, there are usually other objectives and constraints that are a little more tender. Many home buyers want or need to be close to family and friends. They may well have a strong bond to a particular area. Work or schooling requirements often constrain our decision-making.
It is these ‘lifestyle’ elements that distinguish the typical home buyer from the out-and-out investor. The investor seeks to maximise their financial return whilst the home buyer concedes some financial gains to accommodate other goals.
But is it possible to have it all: the home that delivers investment grade returns? On paper yes, but it rarely happens without something being compromised.
Typically, the highest quality investment properties are found in the inner suburbs of our capital cities; they tend to be older-style houses or apartments located on quiet streets with a consistent residential architecture. And – here is the rub for those hoping to combine investment and lifestyle goals – they aren’t usually that large. One- and two-bedroom apartments and two-bedroom houses are the most in-demand types of properties by inner suburban renters. Hence those are the ones investors gravitate to and so deliver the best returns.
You may be fortunate that your lifestyle needs mirror the qualities of an investment property. But if not, it’s a case of weighing up which objective is most important to you and accepting the least bad compromise. If you conclude that maximising returns remain paramount, perhaps you can cope with the kids sharing a bedroom for a few years or having to commute a little further to your non-CBD job or to visit the family in suburbia. But of course it is just as reasonable to conclude that you’ll swap some extra capital growth for a bit more space, a shorter commute and proximity to family and friends.
If you do make the lifestyle sacrifice and opt to live in the investment-grade property, consider maximising the rewards by committing to keep the property for the long-term.  Factor into your planning how to retain the property when you eventually decide to change the family home. Execute that plan well and you now have the best of both worlds: the family home that meets your lifestyle needs and an investment property that is earning a rental income and delivering strong capital growth. Moreover, you save on the transaction costs relating to selling the first property (and perhaps buying an investment property at a later date).
Note that there are tax implications relating to an asset that shifts from being a principal place of residence (PPOR) to an income earner. The ATO has a very useful guide on this issue on its website <a href="https://bit.ly/ATOhomerent" target="_blank">here</a>. In short, on the upside, you can now claim back your net expenses including interest at your marginal tax rate.  On the downside, any capital gains made on the property during the period it is leased out are now subject to capital gains tax when you eventually sell the property.  In essence, these changes just put you into the same boat as every other property investor.
Bear in mind that many investors maintain a high level of debt on their investment property throughout the life of ownership in order to maximise their negative gearing tax benefits (whilst aggressively paying down their PPOR loan, which isn’t tax deductible).  But in this change-of-PPOR scenario, if you had been diligently paying down the original mortgage as a home owner, you may find that the loan (which becomes investment borrowings with the change of PPOR) may be so low that your rental income exceeds your expenses.  You can’t just increase the loan to increase the deductions. According to ATO rules, the cost of any further borrowings on the now rental property are not tax deductible. The ATO considers the new loan to be for private purposes and therefore non-deductible.
But if you know when you buy a home that you intend to convert it to a rental property in the future, this scenario can be avoided by taking out a mortgage with an offset account. Rather than paying down principal, you pay money into the offset account. These offset account funds can eventually be withdrawn, preserving the original loan, and maximising your future tax break. Naturally, make sure you obtain advice from your accountant before you proceed.
Attempting to subsume your lifestyle needs to your investment objectives isn’t without risks. You may misjudge how important those lifestyle needs are and find yourself unhappy. This is especially the case when there are others involved i.e. a partner and/or children. At a minimum, you’ll want to have your partner fully on board from the start of the journey and check-in with them from time to time to affirm the joint sacrifice.
RICHARD WAKELIN is the director and founder of <a href="https://wakelin.com.au/" target="_blank">Wakelin Property Advisory</a>.
Richard is hosting a webinar on how to prepare to sell your home or investment property this spring at 8pm Wednesday, August 12. You can sign up <a href="https://wakelin.com.au/webinar" target="_blank">here</a>.
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Careful mixing home making and investing: Richard Wakelin

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Following from my earlier post I want to look further at the important role of creative place making as a vigorous part of the project development and marketing mix. To do so let’s examine three core areas that are commonly used to help define ‘place making’ and see how they combine to help structure the sort of places (communities and neighbourhoods) where people want to live.
After all, that’s the fundamental aim of every project we take to the market and help to develop.
Social Offering
The social offering of a development, either a medium or high density project or a new housing estate is tied to the identity of the area and a good social offering, as part of place making, does doubtless establish a valuable and tangible competitive advantage.
When looking for a positive social offering we will rely upon two main areas, infrastructure (nothing surprising there) and how people then relate to and use an area. It’s that vibe you feel in an area, the feeling of a genuine community that’s come about because of a grassroots organic process.
Infrastructure is so important because this impacts the things people are able to do in an area, and how they live and use the area as part of their daily activity and lives. Visitors will have a different affinity, but still infrastructure will determine the quality of everyone’s engagement with an area, and in-turn the individual developments.
However when referring to infrastructure we need to look beyond the hard areas like key services (schools, shops and transport for example) and consider the wide social offering of an area including the arts.
Social infrastructure will vary between an inner-city brownfield location and a new greenfield location, but both will offer opportunity for community engagement and the arts can be used to seed that for new projects and residents. Mixed-use developments do have an advantage in that they will often be of a scale that includes new social, at times culturally and arts focused projects.
Openness
This is a significant area, it’s a big subject, that results in an area making people feel welcome and comfortable, a simple idea I agree, but as the density of our cities increases, this is a key to creating well-rounded communities.
Openness as part of place making is very much tied up in the demographics of an area, and as demographics shift there can be challenges involved. It’s not so much an area that a developer can directly create or deliver, but comes about more as a result of planning, although the product mix of a building does play a role.
When we think about demographics, a mixed profile is most often seen as the best outcome, a mix of ages and family types is good so that the neighbourhood is not narrowly fixed on one demographic. We want the area to say ‘please come and live here or visit, you’re welcome.’
Putting this another way, we want people to feel comfortable and welcome in an area, in a new project and this is a point that can be kept in mind in the planning and design of projects. Also as the demographics of a suburb change we already see openness linked to the areas such as ageing in place and affordability, both have a part to play, and they’re big topics in themselves.
Appearances
The appearance of a project is the most positive and visible and important expression of ‘place making’ because it’s here we address the aesthetics of the built environment, the public and accessible parts of a project. It’s also an area where developers can take the lead.
With a small project this could be limited to the main residents foyer, connecting the building to the street, while for larger projects there’s often the ability to create a big impact via open plaza areas, parks, shops, cafes and community facilities, the bigger the project the bigger the potential impact.
This same area would also include the common areas of any development, and while these areas are not usually open to full public access, common areas do set the tone and character of a project and are an essential part of a building’s appeal. Common areas are even more important to buyers, as apartments are tending to get smaller.
These areas are often the glamour stars of marketing material and I think with any size project, buyers always pay a lot of attention to the quality and presentation of common areas, creating a sense of arrival and status.
Looking for a suitable way to sum up the importance of appearance, as a key to creative place making is not easy. It’s an important area, essential really and usually involves a major investment, not only by a project developer, but also frequently by the local councils and government. For the City of Sydney this is a big focus.
Aesthetics, design and appearance can create a valuable reputation for a building and an entire area, and no matter the scale I think if the residents and visitors feel proud of an area then that’s a tick for all involved.
Creative place making then involves a wide range of interesting topics from the arts to demographics, and in the constant rush of high demand and rising prices this topic still deserves our attention. The feeling of place after all will survive varied market conditions and mark the quality and appeal of where we spend our daily lives.
Read the first part of Peter's post here.
Peter Chittenden is managing director for residential of Colliers International. He can be contacted <a href="https://www.projectagenda.com.au/" target="_blank">here</a>.
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pchittenden-eLqUUC8TWW

Creative place making Part Two: Peter Chittenden

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Last week's article generated a lot of interest and several phone calls. It was about comparing the numbers on a larger development with a dual occupancy project. The main take out from the people I spoke to was that whilst it would be nice to be able to fund an eleven unit project, the reality is that a two unit project is much more achievable.
One call came from Ian who lives in Sydney. Ian explained his frustration at trying to buy land to build a duplex on in an outer suburb of Sydney. He told me that at one land release he'd been to, a bus load of people (who he described as 'foreigners') arrived and camped out to secure land to bank.  Land banking is the practice of holding land for future use or sale. It's usually done be land developers who may buy Greenfield sites and wait for rezoning or hold larger parcels of land to develop later. 
I found his story amazing and it only confirmed that the Sydney market is crazy (like we didn't know that already!). I don't think it's fair that this kind of thing is going on. Ian asked about the typical cost of a dual occupancy project in the Newcastle area, where we are currently developing. There was a long pause on the phone after I told him it was around the $740,000 mark. That cost includes the land and construction of two, three bedroom, two bathroom single story villas including a Torrens title subdivision.  
"Ian, are you still there?" I thought the connection had dropped out. He said, "Yeah I'm still here, did you just say $740,000?". I confirmed that and he went onto tell me about a TWO bedroom apartment he'd looked at purchasing as brand new in Ryde in Sydney's north west priced at $915,000.  Now it was my turn to be silent. Wow. that is a lot of money for a two bedder.
Let's compare value for money here. On one hand we have two x three bedroom properties on separate Torrens title and on the other hand we have one x two bedroom apartment on a strata title. 
The rent on the new two bedroom apartment in Ryde may be around  $600 per week. That's a gross yield of 3.4%.  The combined rent on the two x 3 three bedroom villas will be around $900 per week. That's a gross yield of 6.3%.  
The depreciation benefits on the Ryde apartment may be around $15,000 in year one using the Diminishing Method and the two villas in Newcastle will achieve around $22,000. 
The Ryde investment will be negatively geared and the Newcastle investment should be cash-flow positive. This will depend on the owners taxable income. 
Capital growth rates over the past three years are similar with Ryde at 20.2% and Newcastle at 23.2%. source RP Data.
But there is one very important difference between these two investments which makes one much more sense than the other. 
Equity. 
By building two dwellings and subdividing, we are creating a big chunk of equity through the development process. This is called the 'developer's margin'. This gives you a nice buffer that can stay in the project or can be drawn out after refinancing to use to continue on your investment journey. 
Which investment would you choose?  
 Jo Chivers is Chief Executive Officer of property development project managers <a href="https://www.propertybloom.com.au/about" target="_blank">Property Bloom</a>.
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One big benefit in developing over a buy and hold strategy: Jo Chivers

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A crackdown on speculative investor lending can only be good for the property market.
The pressure placed on banks by Australian Prudential Regulation Authority (APRA), to curb lending to investors, will ultimately create a more stable market and lessen any risk poised by speculative buyers.
It is hoped that the changes will also take some heat out of section of the Sydney and Melbourne property prices. 
We are not expecting it will create a big difference as population growth and an undersupply of homes should keep buyer demand in both markets strong.
Property remains a much more stable and secure investment than other assets.
And because of this investors have come to residential real estate significantly in the past couple of years, probably to the detriment of the equities market. 
Many are sophisticated and more in tune with the market than in the past because they are now able to undertake research or reengage real estate agents who are now` better informed on valuation and yields.
As long as they stay wary of speculative markets and stick with more stable markets where they can buy with a degree of confidence.
While nothing is without risks, Sydney, Melbourne, Perth, Brisbane and Adelaide are unlikely to see a dramatic increase in rental vacancies.
The reality is that people have to live somewhere and there remains a fundamental shortage in the major markets of properties versus population growth.
Investing in property offers a lower risk in comparison to other asset classes.
In the background, however, banks are beginning to lower their valuations to avoid excessive speculation with demand for property being strong. 
Investors are typically unemotional when buying assets; while owner-occupiers are buying a lifestyle.
You have to be very careful when creating a property portfolio that you are in line with the value of the asset as determined by market and the banks.
Typically investors will retract if there is talk around prices coming back or valuations being different to the market. They are rationale investors focused on yields and capital growth. 
The good news is most are well covered.
Even significant movement wouldn’t be enough to cause the sudden flow of distressed properties coming into the market.
Most property are not excessively geared and as long as they have income, investors will ride out any lows. 
 
Grant Harrod is chief executive office of JL Hooker.
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jchancellor-FAypfDUnLy

Property investors will ride out any market lows: Grant Harrod

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Investor demand for prime retail property lifted valuations in BWP Trust’s portfolio by $108.5 million in the 2015 financial year as the trust reported a strong full-year result. 
BWP Trust, which owns retail properties mainly tenanted by Bunnings, reported a full-year net profit of $210.1 million, up from $149.1 million in 2014. Its income increased by 13.7% to $144.9 million.
“Our objective is to keep building on the current portfolio, and that’s from a pretty solid base,” BWP’s managing director Michael Wedgwood said in announcing the result. 
The trust bought one Bunnings Warehouse development site at Australind, Western Australia, in 2015. It completed the development there, along with six other developments. 
Wedgwood said it would be difficult for the trust to grow by acquiring additional properties in the near term as low interest rates were encouraging investors to look to property for yield, pushing capitalisation rates lower.
“It’s certainly a sellers’ market,” he said. 
The trust plans to divest a property in Cairns after Bunnings relocated to a nearby site. It sold six properties in 2015.
“We will continue to review the portfolio regularly and assess all properties. If it makes sense to over time, we will look to divest properties but it’s not top priority at the moment,” Wedgwood said. 
The portfolio has a 100% occupancy rate. Its weighted average lease expiry was 6.6 years as at June 30, 2015. 
Low inflation limited rental growth to 2.6%, compared with 4% for the previous year. Around 65% of the trust’s rental income is subject to CPI increases. 
BWP Trust was one of the strongest performing shares in the property sector during July, when the A-RIET index outperformed the broader market.
It paid a final distribution of 8.17 cents, making a total of 15.84 cents for the full year, up 7.7% on the previous year. It forecast distribution growth of about 5% for the 2016 financial year. 
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Prime retail property demand lifts BWP Trust portfolio

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HomeStart Finance, the home ownership assistance program established by the SA government in 1989, urges the House of Representatives Standing Committee on Economics Inquiry into Home Ownership in Australia to consider the impact of access to affordable, sustainable home finance as an essential component of ensuring home ownership remains within the reach of Australians on low to moderate incomes.
"The demand for home ownership has remained constant for many years, particularly amongst would-be first home buyers. Our research has found that the majority of this segment think home ownership is ‘very important’ (60%), primarily for financial security, however an even greater majority think it is harder to buy a home now than 12 months ago (69%)." Numbers are according to HomeStart’s ‘Home Truths’ research of 499 South Australian first homebuyers in 2015.
"The primary reasons hindering these aspiring home owners are both financial (deposit, start-up costs), and inability to borrow enough to buy a home in their price range – which can be attributed to both supply of housing priced in the low-moderate range, and securing enough funds to make a purchase. 
"Would-be homebuyers facing such issues represent a growing proportion of the potential buying market. While supply issues certainly prevent some from purchase, another sizable portion could become sustainable, wealth-building homeowners if they could find suitable home finance."
When comparing home ownership in Greater Adelaide to Playford between 1991 and 2011, data from ABS Census shows that in 1991 home ownership in Playford was at 53.8% compared to 68.4% for Greater Adelaide households. "By 2011 the gap had narrowed with Playford reporting home ownership of 58.7% (+4.9 pp) and Greater Adelaide 66.1% (-2.3pp)."
"HomeStart’s experience and results demonstrate there is a role of government to play in providing a stepping stone for customers to move from private rental or other accommodation into assisted home ownership. 
"The success of KeyStart in Western Australia provides further evidence of a need for such assistance. Both programs are constrained to operating within their respective states, and not unreasonably so given the states provide capital and ongoing funding. The consequence of this limitation is that the vast majority of Australia’s population is unable to access a valuable pathway to home ownership. 
"We believe offering this bridge from rental to buying in the private market represents a sound policy instrument by which government can help bring the Australian dream of home ownership to fruition, along with the myriad of associated benefits such as increased wellbeing, stability, community connection and financial security."
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