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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

<html><body>
As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
There is almost no rental accommodation available in the resource boom town of Gladstone, according to quarterly Real Estate Institute of Queensland figures.
Vacancies in Gladstone, 550 kilometres north of Brisbane, have fallen from 1.4% to just 0.6% in the June quarter on the back of big energy, mining and infrastructure projects scheduled to commence in the region over the next 10 years.
In March 2009 the Gladstone vacancy rate stood at 6.1%
The regional town’s property market is now the focus of significant residential development, with Devine receiving approval to rezone a 469-hectare site from farming to residential. 
Devine plans to develop up to 2,900 homes and other facilities for a community of 7.500 people as part of a new $1.4 billion community. Construction is due to begin in 2012.
A search across realestate.com.au reveals just 84 Gladstone properties for lease.
Kellie McDonald from Raine and Horne Gladstone is offering a three-bedroom house on Stoneybrook Drive for $500 per week.
RE/MAX Gold – Gladstone is offering a partially furnished two-bedroom flat on Illawarra Drive for rent at $300 per week.
Vacancy rates:
<table width="333" cellpadding="0" cellspacing="0" border="0"><tbody>
<tr>
<td nowrap width="197">
AS AT END OF:
</td>
<td width="72">
Jun-11
</td>
<td width="64">
Mar-11
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197"></td>
<td valign="bottom" nowrap width="72">
 
</td>
<td valign="bottom" nowrap width="64">
 
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
Brisbane SD
</td>
<td valign="bottom" nowrap width="72">
2.7%
</td>
<td valign="bottom" nowrap width="64">
2.3%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
MAJOR REGIONAL CENTRES
</td>
<td valign="bottom" nowrap width="72">
 
</td>
<td valign="bottom" nowrap width="64">
 
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
Gladstone Regional
</td>
<td valign="bottom" nowrap width="72">
0.6%
</td>
<td valign="bottom" nowrap width="64">
1.4%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
Gladstone City
</td>
<td valign="bottom" nowrap width="72">
0.7%
</td>
<td valign="bottom" nowrap width="64">
n/a
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
Mackay Regional
</td>
<td valign="bottom" nowrap width="72">
1.6%
</td>
<td valign="bottom" nowrap width="64">
1.3%
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
Mackay City
</td>
<td valign="bottom" nowrap width="72">
1.6%
</td>
<td valign="bottom" nowrap width="64">
n/a
</td>
</tr>
<tr>
<td valign="bottom" nowrap width="197">
Rockhampton Regional
</td>
<td valign="bottom" nowrap width="72">
2.0%
</td>
<td valign="bottom" nowrap width="64">
1.8%
</td>
</tr>
</tbody></table>
Source: REIQ
Resource projects earmarked for Gladstone include a $41 billion coal mining project scheduled from 2011 to 2020, a $75 billion energy project scheduled from 2011 to 2017, a $7 billion rail project (2011 to 2014) and an $8 billion port project (2011 to 2020).
Based on March Real Estate Institute statistics, Gladstone’s vacancy rate is lower than that of Sydney (1.1%), Brisbane (1.8%) and Melbourne (1.7%).
While vacancies have eased slightly in Mackay from 1.3% to 1.6% and from 1.8% to 2% in Rockhampton, they are still significantly tighter rental markets than the Brisbane metropolitan market, where vacancies have eased from 2.3% to 2.7% over the quarter.
According to the REIQ, the regional areas have continued to experience extremely tight rental conditions as the influx of residents who have obtained work in the resources sector places increasing pressure on the supply of rental properties.
“This is being reflected in the RTA rents, with the highest increases in median rents occurring in areas such as Gladstone, Mackay, Rockhampton and other smaller regional areas like Central Highlands, Isaac and Banana,” says REIQ managing director Dan Molloy.
According to the Midwood report, property developer Devine will next year commence building a $1.4 billion master planned community just outside of the Gladstone CBD.
The 496-hectare site, to be developed over the next 12 years, will include 2,900 dwellings for up to 7,500 residents, an education campus, a mixed-use commercial zone and 182 hectares of open space.
Photo courtesy of Tourism Queensland
</body></html>

lschlesinger-FZcF9M3vE6

Gladstone almost out of rental space at height of mining boom

<html><body>
On the back of the release of the August 2 RBA minutes, Westpac has <a target="_blank" title="Ten twists and turns in interest rate rollercoaster" href="https://www.propertyobserver.com.au/trends/economy/ten-twists-and-turns-the-interest-rate-forecast-rollercoaster/2011080851078">stuck with its view that rates will fall</a>, now saying the cut is likely in December.
The bank was the first of the majors to forecast a drop in interest rates this year, when it stepped out on its own in July.
“We remain comfortable with our view that the RBA will be lowering interest rates over the year ahead with a first move expected in December,” write Westpac senior economists Matthew Hassan and Andrew Hanlan.
The economists say the minutes give voice to an “alternative, more dovish scenario”.
“It's noted that the "downside risks to demand have probably increased," as a result of the "acute uncertainty in global financial markets over the recent period".
“The minutes then go on to set out the downside risk in more detail with the impact of escalating turmoil on confidence and demand the main risk to the growth and inflation outlook.
“Given the continued uncertainty globally, and the more questionable pace of demand domestically the Board is likely to again opt to leave rates unchanged in September.” 
</body></html>

Westpac sticks with interest rate cut prediction, with December expectations

<html><body>
AMP Capital Investors’ shopping centre division is reportedly considering a bid for the Cairns Central shopping centre.

The 52,725-square-metre, two-level centre was put up for sale by joint owners Westfield and Lend Lease earlier this year with a price tag in excess of $450 million following a dispute lasting four years.

Simon Rooney from Jones Lang LaSalle is handling the sales process.

Representatives of AMP Capital Shopping Centres have been in Cairns inspecting the centre.

A local shopping centre expert told The Cairns Post the representatives were undertaking a valuation of the shopping centre along with the due diligence.

"They are one of many looking at Cairns Central, but there are really only half a dozen realistic buyers," he says.

Stockland is another potential buyer, and current half-owners Westfield or Lend Lease’s Australian Prime Property Fund Retail might buy the other out.

AMP Capital Investors owns about $20 billion in property assets including 14 shopping centres in NSW, three in Queensland, four in Victoria, three in Western Australia, one in the Northern Territory and four in New Zealand.

Prominent centres in the AMP portfolio include the Macquarie in Sydney, which is due for a $350 million makeover, and Pacific Fair on the Gold Coast, expected to be redeveloped at a cost of $450 million.

A spokesperson for AMP says the company does not comment on speculation about portfolio sales or purchases but says visiting centres across Australia is part of its “day-to-day operations” as the owner of a large shopping centre portfolio. 

Major tenants include Myer, Target, Coles, BI-LO, a six-screen Birch, Carroll and Coyle cinema complex, along with JB Hi-Fi and174 specialty shops.

</body></html>

AMP scouting out Cairns Central shopping central

<html><body>
Fear of a second global financial crisis was the deciding factor in keeping interest rates on hold, according to the Reserve Bank’s August 2 monetary policy meeting minutes released today.

“Members discussed the downside risks to global growth, in particular those risks stemming from the fiscal problems in the United States and Europe. It was possible that these could play out in a disruptive manner, leading to a marked rise in global risk aversion, as had occurred in 2008,” the minutes read.
RBA board members also noted that h
ousing credit growth had slowed further and the rate of credit card debt repayment had picked up. 

"Housing price data suggested that nationwide prices had fallen slightly over recent months, to be down by around 2% over the past year," the minutes read.
Despite these concerns, the minutes reveal that the RBA is still weighing up whether to leave rates on hold or lift them, rather than considering the possibility of a rate cut. It notes the European Central Bank raised rates in July.

Rising inflation above target levels remains a concern.

“The recent inflation data had been higher than expected…  Measures of underlying inflation had also picked up, and it was reasonable to conclude that the earlier easing in underlying inflation had run its course,” the minutes read.

“Members considered whether the recent information warranted further policy tightening. The argument for tightening further was that underlying inflation had started to pick up and the central projection in the staff forecasts envisaged it rising above the target range during the forecast period. 

“The case against tightening at this meeting was that the downside risks to demand had probably increased, as a result of the acute uncertainty in global financial markets over the recent period. “If the financial market turmoil continued, it could further weaken household and business confidence. This in turn could weaken the outlook for demand relative to the central forecast and, over the medium term, dampen the inflation outlook.”

Other local factors noted by the RBA board included “very subdued” credit growth, softer asset prices and the high exchange rate.

“Taken together they suggested that financial conditions were already exerting a reasonable degree of restraint,” the board says.

“Having considered all these factors, members judged that it was prudent to leave the setting of monetary policy steady at this meeting, and to continue to assess the outlook for growth and inflation at future meetings,” the board concludes.
</body></html>

Fears of second GFC kept rates on hold: RBA

<html><body>
The prime Sydney office market is forecast to deliver the strongest rental growth over the next two years but is also the most vulnerable if a recession hits, according to research by Morgan Stanley.
 
The investment bank forecasts effective rental growth of 7.2% and 10.4% in Sydney over 2012 and 2013. 
However, if a recession were to strike, Sydney would suffer a 5% to 6% drop in office demand, about three times greater than what occured in other capital cities during the last two recessions. 
This is due to Sydney’s heavy reliance on financial services demand and its 50% to 60% office A-REIT exposure.
<img src="/images/stories/morganstanleyaugust16.gif">
Morgan Stanley says there is a 30% chance of Australia falling into recession. 
Barring a recession though, Sydney and Melbourne are forecast to yield the greatest office rental returns over the next three years. 
Melbourne is forecast to match Sydney’s effective rental growth of 7.2% in 2012 before tailing off to 6.7% in 2013. 
“Although there are still prime vacancies within the Sydney market, a subdued development pipeline and our assumption of steady, but below average recovery in demand, should see the market tighten and vacancies down to around 4.7% by 2013,” write Morgan Stanley analysts Lou Pirenc, Todd McFarlane and John Meredith. 
A moderation of historically high incentives is also expected to contribute to stronger rental growth in Sydney. 
Melbourne and Sydney are expected to benefit from tight vacancy levels in 2012 and 2013. 
Vacancies in Sydney are expected to decline to 5.5% in 2013 from the current level of 8% and from 5% to 4.4% in 2012 in Melbourne before increasing to 5.5% in 2013. 
In contrast, new office stock coming on board in Brisbane, Perth and Canberra is expected to result in limited rental growth over the next three years. 
“In Sydney and Melbourne, we expect supply will remain relatively contained for the next two years, until new projects can be brought on,” the report says.
</body></html>

Sydney office market strongest but most vulnerable to recession: Morgan Stanley

<html><body>
{yoogallery src=[images/stories/august16mcivor]}
The luxury Gold Coast abode of the recently resigned managing director of besieged Equititrust, Mark McIvor, has been listed for September 18 auction.
It’s a two-storey riverfront home designed by Sydney-based architect Alex Popov on Cronin Island.
It sits on a 1,736-square-metre block with 50-metre frontage onto the Nerang River.
McIvor, now managing director of Landsolve Partners, built the house on the $1 million block, which he bought from a Tokyo couple, Kensuke Haniuda and Nayumi Yoshida, in 1994.
The island’s highest sale was $8 million in 2004, when an older-style house on 2,300 square metres was sold. Prestige prices on the Gold Coast got a fillip last weekend with a <a target="_blank" title="Paradise Waters sale" href="https://www.propertyobserver.com.au/residential/paradise-waters-auction-could-put-wind-in-luxury-market-sales/2011081551156">$6,725,000 riverfront sale at Paradise Waters</a>, the highest riverfront sale for three years.
McIvor, who founded the Gold Coast's own merchant bank, Equititrust, in 1993, also owns two other houses on the island. They cost $3.6 million in 2002 and $1.7 million in 2003.
There are just 33 houses on the island, including the much-contested home that is in the name of Nicole Perrin, the former wife of the penniless former Billabong surfwear boss Matthew Perrin. Nicole Perrin is fighting a court battle to stop the Commonwealth Bank repossessing her beloved family home, as she claims her husband forged her signature without her knowledge to borrow $13.5 million against the house when it was valued at $15 million in 2008.
Michael Kollosche, the Ray White Broadbeach agent, has the listing.
Equititrust, which became known for using a Roman voussoir arch as its marketing logo to suggest structural stability, was among the many unlisted mortgage funds to take a battering following the 2008 financial crisis.
In April 2011 Equititrust confirmed it had stopped paying income distributions to unit holders in two funds housing more than $300 million worth of assets as it accelerated its debt repayments to its banks.
The company's financial accounts in 2010 revealed that one of its financiers, the Bank of Scotland (HBOS Australia), had demanded a restructure of its business and merger of the two major funds, in return for an extension of its loan.
The $20 million it owed HBOS at that stage was to become repayable by New Year's Eve last year if the conditions were not met.
Equititrust investors have been through hell with their money frozen for more than three years, with interest payments stopped and the value of their units substantially devalue, and with no end in sight.
Lawyers Piper Alderman continues to investigate the merits of a unit holder class action against Equititrust Limited.
The Equititrust board was restructured in June.
“Just as we are unaware of any other fund manager putting the extent of personal financial support behind investors’ interests that Mark McIvor and his family have with the substantial subordinated investment in EIF, we are also unaware of any other fund manager who has installed a totally independent board to the RE as a further step to ensure proper corporate governance where there could be the possibility of a conflict of interest,” the board announcement noted when McIvor stood down.
“Mark McIvor, the founder of Equititrust and through his family companies the largest unit holder in the Fund, will now focus on exploring a range of opportunities and potential proposals.
“Mark is fully supportive of the restructured board,” it said.
It said McIvor had the full support of the board after his resignation was offered effective from Monday, June 13 2011.
Equititrust has recently repaid $9 million of its $35 million finance facility, but the scheme continues as a non-liquid fund.
Hardship payments of $1,564,151 were made to investors during the period.
</body></html>

jchancellor-FAypfDUnLy

Former Equititrust boss Mark McIvor lists Popov-designed Gold Coast home

<html><body>
A Chinese buyer has paid $42.85 million for the Bridgepoint Shopping Centre in Mosman on the Sydney North Shore. The price reflects a yield of 8.2% on fully leased gross income of about $4.9 million per year.
It features gross lettable area of 6,752 square metres and is located on the corner of Military Road at Mosman Junction and Brady Street at Spit Junction. The centre is anchored by Franklins supermarket, Harris Farm Markets, Mosman Professional Centre and 34 specialty stores and serves a local community of about 27,000.
The shopping centre was sold by Lieve Li of Buckingham Real Estate on behalf of developer Frasers.
The shopping centre last changed hands in 1993 when it was sold to Singapore-backed Frasers Property Australia for $25.5 million.
It was marketed for sale in 2009 by Jones Lang LaSalle but failed to attract a buyer.
The shopping centre was developed by Brierley Investments' hotel business Austotel, which at one time counted Allan Bond as a 26% shareholder, in addition to Victorian poker machine king Bruce Mathieson.
Austotel was snapped up by Foster in 1998 for $300 million. Austotel owned 56 Australian hotels and 47 detached Queensland bottle shops.
According to the Australian Financial Review, the buyer also owns a bulky goods retail investment in Sydney.
</body></html>

Mosman Bridgepoint shopping centre sells to Chinese investor

<html><body>
The National Australian Built Environment Rating System, or NABERS, benchmarks existing buildings against one another, where zero means a “poor" rating and five indicates an "excellent" green-rated building.
This rating system currently covers offices, homes, hotels and retail centres, although the actual criteria vary between the different types of buildings.
For offices, they include aspects like energy, water, waste and the indoor environment. Whereas for hotels, retail centres and homes, it is only energy and water efficiency that is rated.
Since November 2010, owners of commercial offices have been required to disclose their building's NABERS rating whenever they sell (or lease) any space larger than 2,000 square metres.
Their NABERS rating needs to be displayed in all advertisements, and appropriate documentation is to be available upon request. 
The common exemptions include:
<ul>
<li>Mixed-use buildings with less than 75% office space;</li>
<li>Buildings constructed or renovated within the past two years;</li>
<li>Lease deals for periods less than 12 months;</li>
<li>Strata-titled property ownership; or</li>
<li>Sale of a partial interest in a property.</li>
</ul>
Bottom Line: The penalties for non-compliance can be up to $110,000 for the first day and then $11,000 for each further day of non-compliance.
However, it does provide you with a great opportunity to capture a strategic advantage if your building holds the highest possible rating, given its age and condition.
Therefore, this system is important to ensure your property manager is fully up to speed on all the various requirements. And if you would like to study any of this in more detail, simply <a target="_blank" href="https://www.cbd.gov.au/">visit the government's website</a>.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a target="_blank" title="Chris Lang's blog" href="https://his-best.biz/">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
</body></html>

chrislang-EQKojcgJPV

What green ratings mean for commercial property

<html><body>
 
As a property investor you face a mine field of advice from financial advisors, sales agents, property planners, developers, not to mention numerous magazines and books all promising the road to riches  - and never more so than in a downward phase of the property cycle. 
Not unlike politics they offer a sea of differing opinions of what constitutes a good property investment, and it’s often hard to sort the wheat from the chaff.  Learning from past mistakes isn’t preferable when you’re investing large amounts of money, so it’s best not to make one in the first place.
Ironically, buyers often feel more confident purchasing into what’s traditionally known as a seller’s market rather than a buyer’s market.  Purchasing property that’s rising in value is understandably more assuring than reading weekly headlines that instigate fear we’re on the brink of a property crash. However, for those wise enough to step in whilst we’re still experiencing flat conditions, it’s important to identify a good buy from those that are simply substandard.
There’s currently a lack of quality real estate on the market – and to achieve maximum capital growth over the long term, it’s important your acquisition is attractive to owner occupiers (who fuel price growth) as well as holding appeal for long term tenancy in both downward and upward phases of the property cycle. Even in the current climate of market uncertainty, if you want to purchase a property that’s going to perform well over the long term, nine times out of 10the property you’re attracted to will also attract healthy competition from other buyers. 
With sound negotiation skills there’s always opportunity to purchase good property at a great price. However if you find yourself being lured into a deal that looks too good to be true - with little competition surrounding the home - it’s time to start asking why. Vendors have usually done their homework on market value prior to listing their property for sale.  Australians don’t give up their houses easily – it’s one of the reasons house prices in Australia are more likely to stagnate for periods of time than drop.  Most vendors will hold rather than sell in a downward market, and the value Australians place on their property is heavy with romantic aspiration.
Therefore, if it looks like they’re giving the home away it will be for one of two reasons – they’ve hit a financial dilemma and need a quick deal, or they want out of a non-performing asset or money pit. It’s important to make sure you walk in with your eyes open. 
It’s not unusual to hear about distressed sales, or quiet off-market listings, and in such circumstances a reduction in buyer competition is always advantageous.  However, this doesn’t mean the vendor is desperate to sell or the price is below market value, it usually means they will sell ‘if’ they can get the price they’re looking for.  So, before you whip out your wallet, make sure you’re not assuming otherwise. 
One of the most concerning acquisitions widely touted to investors are off-plan developments or house-and-landpackages.  Some sellers often disguise themselves as ‘free’ buyer agents picking up their fee directly from the developer.  When you purchase off plan you’re taking a punt the property will continue to appreciate in value.  With established dwellings it’s possible to trace the sales history for reassurance of capital growth; however off the plan dwellings don’t offer the same luxury. They come with a promise of high rental yields and depreciation benefits; however you have no guarantee that the look, feel and design will fulfil expectation.  You’ll usually be charged a premium on price (much the same as you would with a new car) – and like a new car, the price is unlikely to hold value without risk of initial depreciation once the word "new" has disappeared from the title.
Remember, as an investor, you’re not purchasing the home for yourself; you’re purchasing it to attract a long term tenant and – if you decide to sell – hopefully an owner occupier who’ll be prepared to dig deep.  Therefore identify the demographic you’re targeting. Who’s going to live in the property? Are you buying an apartment in an area which mostly attracts families who won’t be interested in your ‘shoe box’? Is the location desirable or are you purchasing on a main road, close to an industrial zone, or in a far off field away from local amenities? Is a flash renovation covering poor bones, or are there strict heritage overlays which will make future renovation or development problematic? 
Finally – if the word accommodation is preceded by ‘student’, ‘defence’, ‘serviced’, or listed with ‘huge stamp duty savings’ probably best to steer clear. It may look attractive on paper, but without considerable due diligence, there’s a good chance capital growth will be limited, on-going corporation fees invariably high, and you’ll find yourself walking into a greatly increased ‘risk v reward’ scenario. 
In most circumstances, a good property will sell well in all markets.  Therefore, cheap properties are cheap for a reason, so before you purchase, find out why.
Catherine Cashmore is senior buyer advocate for JPP Buyer Advocates – the largest dedicated buyer advocacy service in Victoria. With extensive experience in all matters regarding real estate, JPP successfully purchases and negotiates more than $100 million worth of property each year. <a href="https://www.jpp.com.au/">www.jpp.com.au</a>
</body></html>

catherinecashmore-6LXia3pPQj

Cheap investments might be more trouble than you bargained for

<html><body>
Resort Corp receivers are marketing the troubled company's last major asset -- a vacant oceanfront site beside Jupiters Casino in Townsville.
It was consolidated at a $49.5 million cost in 2007 when bought from Consolidated Properties.
Receivers Ferrier Hodgson have listed the five-lot, 2.9-hectare Airlie Beach development site, which had been earmarked by Gold Coast-based company for its Saltwater apartment project on the Townville Breakwater. 
Receivers and managers Greg Moloney and Will Colwell of Ferrier Hodgson have appointed Colliers International agents Steven McDonald, Neville Smith and Darrell Irwin to  market the site on Sir Leslie Theiss Drive. with offers due September 22.
The holding, which has been subdivided to provide a driveway and five lots ranging from about 4,000 square metres to 9,000 square metres, is being offered for sale either in one line or as individual lots.
The original project was earmarked to develop 570 apartments and more than 1,000 square metres of retail space.
In 2007, Resort Corp boasted a development portfolio on the northern NSW and Queensland coasts totalling $1.35 billion.
Linked to Paul Brinsmead and Peter Madrers, the group was placed in voluntary administration in March 2009, declaring debts of more than $300 million.
The site failed to sell after an expressions-of-interest campaign in September 2010.
</body></html>

Latest Expert Insights

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

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

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

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News