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

Ellen Walker

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

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House prices continued to stagnate or decline across the country in the June quarter, with only Sydney's house, Darwin’s unit and Adelaide unit markets showing the faintest positive sign of life. Sydney’s 0.1% rise to $644,658 puts it nearly $100,000 above the national median house price.
The median national house price has fallen 0.6% to $546,121 during the June quarter, according to Australian Property Monitors, with national unit prices down 0.8% to $404,753.
It represents a 2.4% annual decline for houses and a 2% annual decline nationally for units.
Melbourne remained stagnant over the quarter but was down over the year to June by 2.1% to $554,610. Unit prices in the Victorian capital fell marginally in the quarter by 0.7% to $394,842.
Brisbane house and unit prices fell for the second consecutive quarter, resulting in a yearly fall of 4.9% to $446,778 for houses and a fall of 3.9% for units $359,865. However, APM suggested the city continues to recover from the general disruption to its housing market as a consequence of the January floods.
Canberra’s house and unit markets both recorded surprising falls in the quarter, with house prices dropping 2.8% to $551,065, putting an end to a run of positive growth, and units falling 1.3% to $405,000.
“In the June quarter diverse local conditions had a more significant impact on median prices in each city, with these individual factors expected to have continued variable effects on growth in each market,” says Dr Andrew Wilson, senior economist at Australian Property Monitors.
“This is in contrast to the effect of national market conditions that have impacted prices across the board until recently.”
“The prospect remains however of increased buyer activity emerging through the spring selling season, as early signs are emerging of increased first home buyer and investor activity in most markets, albeit from a low base, that will help to encourage market activity and confidence,” Wilson says.
<img src="/images/stories/apmjuly281.jpg">
<img src="/images/stories/apmjuly282.jpg">
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jchancellor-FAypfDUnLy

Property prices flat or declining in June quarter: APM

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Stockbroking firm Bell Potter has confirmed to Property Observer that it will lease two floors near the top of Aurora Place at 88 Phillip Street in the Sydney CBD.
The firm will reportedly pay gross rent in excess of $1,500 per square metre for about 3,000 square metres of office space in RBS Tower, as it is now known, setting a new record for an office leasing deal in Australia.
Bell Potter’s move to Aurora place from its existing premises at Level 33, Grosvenor Place at 225 George Street follows its merger with Southern Cross Equities in early July.
Southern Cross Equities already occupies two floors in Aurora Place.
Knight Frank is the appointed agent for the 41-storey building, which was designed by Renzo Piano and has a distinctive glass curtain wall.
Elsewhere in the building, Ray White agent Jeremy Piggin is currently offering space of 313 square metres at a gross rent of $1,460 per annum, equating to total annual rent of $456,980.
Piggin says he had a sublease listing in the building but has been unsuccessful to date in finding a tenant for the 39th floor space.
The latest report by The Australian follows an Australian Financial Review report in June that Bell Potter was set to take floors 37 and 38 in the building at a net rent in excess of $1,300 per square metre.
Also in June, executive recruitment firm Spencer Stuart paid a net rent of $1,125 for 1,200 square metres of space at 1 Macquarie Place in Sydney – the most expensive leasing deal of the quarter, according to Savills’ second-quarter Sydney office report.
During the June quarter five major leasing deals were signed with European commercial bank WestLB renewed its lease of 1,200 square metres of space at 7 Macquarie Place at a gross rent of $742 per square metre.
Aurora place, which has 49,000 square metres of net letable area, was acquired by the Korean Pension Scheme in December 2009 for $685 million.
The deal equated to just under $14,000 per square metre of net letable area at a yield of 6.7%.
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lschlesinger-FZcF9M3vE6

Bell Potter sets office leasing record for Sydney premises

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Yesterday’s inflation data heralds good and bad news for Australian households.


It almost certainly means interest rates are heading higher. Probably at least two more hikes – or half a percentage point in total – are left in the current monetary policy cycle. We may be spared too many more by the strong currency and the fact that the economy’s sensitivity to interest rate changes is much greater than it was in decades past.

While that’s undeniably disappointing news for borrowers, they should remember that even with two more hikes, the “market” (or discounted) mortgage rate in Australia will only be 7.6%. In January 1990 it was over 15%.

And although it is cold comfort for those with big loans, higher interest rates will be terrific news for net savers and Australia’s growing class of retirees, who should be heavily invested in cash-like securities. It means that these folks should be able to generate near-risk free cash or “enhanced cash” returns of 7% to 8% per annum. That’s easy, safe money.

On the flip side of the coin, further increases to the RBA’s target cash rate mean that we are likely to see a little more softening in house prices before the central bank starts cutting costs again. 

It means that the rental market will continue to tighten beyond its already very firm levels with vacancy rates at all-time lows. Perversely, it means that <place w:st="on"><country-region w:st="on">Australia</country-region></place>’s inflation rate will be propelled higher by robust rental growth as investment in housing supply stagnates. Indeed, we could see gross rental yields heading north of 5% in the apartment sector. 

And, unfortunately, it means that Australia’s mortgage default rate, which stands at an internationally very low 0.7% today, will probably edge up further.

The good news is that potential buyers and investors are going to be presented with more favourable valuation prospects. 

The dynamic whereby disposable household incomes in Australia rise solidly while house prices flat-line or decline modestly, which has held for the last year or so, will be reinforced. 

As I have argued countless times before, this is not a bad thing. Asset prices cannot always appreciate. Investment is not a one-way bet. Prices will typically fluctuate through the cycle. 

In fact, <a target="_blank" title="The home buyers' losers club" href="https://www.propertyobserver.com.au/trends/economy/the-home-buyers-losers-club-joye/2011072650914">as I showed recently</a>, one in 10 Australian property investors lose money when they trade their homes, and that is before accounting for transaction costs. On average, they do well: excluding rents, the compound annual capital growth rate over the past 10, 20 and 30 years has been 7 to 8%. Including rents, that number is considerably higher.

When you buy a home, you are, on average, making a seven- to eight-year commitment. So you need to consider what your total post-tax returns will be over this period. 

A conservative guide is that asset prices will track disposable incomes through the cycle. Historically, disposable incomes have expanded at a 6% per annum pace in <place w:st="on"><country-region w:st="on">Australia</country-region></place>. Going forward, a more realistic guide is probably around 4% to 5% per annum. 

If you can generate this kind of capital growth (CGT-free if you are an owner-occupier) in concert with net rental yields of 3 to 4% per annum, you are doing fine. Of course, this is an average outcome. Some will do better, others worse. That’s called risk.

As part of a broader portfolio, housing is a good “diversifier” because its returns tend to be uncorrelated with – or move in a different direction to – most other investment classes.

My own reckoning is that patient folks opportunistically investing in housing over the next one to two years are probably going to get the best prices, and valuation fundamentals, that they will have had access to in a long time. 

The demand-and-supply fundamentals underpinning Australia’s housing market are already quite attractive. They are only going to get better over the next 12 months. The one fly in the ointment is interest rates. When the RBA comes to cut them, affordability in this country is likely to be the best we have seen in over a decade, which will help to fuel a very strong recovery (and encourage people to allocate scarce capital to improving supply).

In the heated debate about interest rates, people seem to forget that 90% of Australians have variable rate debt. As we saw during the GFC, it is much easier to cut interest rates, and bequeath instant cash-flow relief to all those households paying off loans, than it is to chase the inflation tiger by the tail.

Trust me, you want our RBA to be vigilant in attacking inflation. You don’t want it to get too far “behind the curve”, which yesterday’s data confirms it is. 

If the RBA has to respond belatedly to an entrenched inflation problem the likes of which it struggled with in the decades prior to the 1990s, you will be slugged with much more challenging conditions. You will be dealing with the bad old days of double-digit interest rates.

And in the event the RBA does get its monetary policy settings wrong (i.e., overcooks the interest rate egg), it will not hesitate to correct the mistake and grant instant relief to everybody with a loan.

So what actually happened yesterday? As I have predicted for more than a year, Australia officially has an inflation problem. 

Underlying or core inflation has been running at more than a 3.5% per annum pace over the last six months. That is one percentage point above the RBA's implied 2.5% per annum target, which just happens to be the highest inflation target in the developed world. (Remember, inflation is a tax on your savings.)
 
<hr class="system-pagebreak">
 
August or September now loom as very likely for the first RBA cash rate increase. And I reckon we will get another one before the year is out, following which the RBA will probably sit on its heels and watch and wait.

What makes yesterday’s inflation numbers so much worse – we already knew that the cost of living indices were running at an annual pace of circa 4% – is that the June quarter was supposed to be a softer outcome, one where we got statistical payback for the incredibly high first-quarter numbers. 

All the economists were canvassing downside risks to their projections for core inflation of around 0.7%. And many economists argued that the first quarter numbers had potentially been dragged up by the floods, even though core inflation is meant to strip out the impact of unusually strong price rises. 

Recall also that throughout the last six months we have had huge currency appreciation (both in US dollar and trade-weighted terms), which, we were told, should have been deflationary. Indeed, the currency appreciation in the last quarter was much stronger (more than three times as much) as the appreciation in the first quarter.

Finally, we have had non-stop war stories about the “retail recession” and how there is massive, across-the-board retail discounting.

Guess what? They were all wrong. 

In the first quarter, average core inflation was 0.85%. In the second quarter, average core inflation was 0.9% (taking the average of the trimmed mean and the weighted median). 

And this is before Australia starts digesting an unprecedented increase in private investment via the commodity price boom and urbanisation of Chindia. 

It is before Australia starts importing more inflation from China, where wages and prices are sky-rocketing care of a pegged currency and inflationary US monetary policy. 

It is with the benefit of a near-100% appreciation in the currency from the 60US¢ lows touched in late 2008 and early 2009.

Glenn Stevens told our parliamentarians at the start of 2011 that the RBA had a history of getting "behind the curve" with respect to inflation, which has averaged an unacceptably high 3% per annum over the last decade. 

Stevens told MPs that the RBA had to learn from its mistakes and that if you waited to remove all risk to your forecasts – if you waited to eliminate all uncertainty (as many have argued they should) – it would be too late. The inflation genie would be out of the bottle, so to speak.

Well, underlying inflation in Australia has been running 40% above the RBA's 2.5% per annum target for the last half year. The RBA is now well and truly behind the interest rate curve. It has not touched rates since November 2010, and rate changes today take around another two years to have their full effect.

The inflation doves have been quite sensationally blown out of the sky. Rates are heading higher. Soon.
Christopher Joye is a leading financial economist and works with <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.rismark.com.au/" title="Rismark International" target="_blank">Rismark International</a>. Rismark and RP Data provide house price analytics products, and solutions that enable investors to go long and/or short the housing market. The above article is not investment advice.
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chrisjoye-JYhJsTrNRC

Australia has an inflation problem, and higher interest rates are the only way to fix it

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It will take at least another decade of flat house prices coupled with income growth for the Australian housing market to regain an affordable status, according to the AMP/ National Centre for Social and Economic Modelling income and wealth report.
The report found median house prices grew 147% to $417,000 Australia-wide while median after-tax incomes only increased 50% to $57,000 from 2001 to 2011.
It pushed the price-to-income ratio from an affordable 4.7 to a severely unaffordable 7.3.
In 2001, more than half the suburbs in Australia’s five major capital cities were affordable but now just 4% are affordable, according to the report entitled The Great Australian Dream – Just a Dream?
Not one of the affordable suburbs was in the inner city.
“Sydney’s inner ring takes the dubious prize of the most expensive property market in Australia, with a median price of $685,000,” the report says
“Inner-ring Melbourne is some distance behind as the second most expensive location at $625,000. Brisbane has the most affordable inner-ring suburbs.”
It found that middle-ring suburbs are both cheaper and more affordable than outer-ring suburbs, the most likely explanation being that houses being purchased in the outer suburbs are newer and much larger.
The report concludes that young buyers are experiencing the most housing stress.
It notes first-home buyers – 17% of whom spend more than half their after-tax income on housing – have been forced to buy into a red-hot housing market and crystallised the housing gains of the older generation, who face very little housing stress.
The mortgages of first-home buyers more than doubled over the 10 years, from an average of $131,000 in 2001 to $280,000 in 2011.
Sydney sits as the most expensive to buy a house, with a median price of $510,000, while Hobart is the cheapest, with a $326,000 median price.
A breakdown of housing stress was provided, showing Sydney as the most stressed city on all measures used, with 9.4% of Sydney households paying more than 50% in housing costs, and 11% of lower income Sydney households paying more than 30%.
Tasmania and South Australia are the least housing-stressed states.
Sydney households have the highest proportion of those in severe housing stress, with 9.4% paying more than half of after-tax income on housing costs, compared with 5.3% in Melbourne.
Sydney households face the most housing stress, with 28% spending more than 30% of after-tax income on housing expenses. Perth comes in second at 23% followed by Brisbane (19%), Melbourne (18%), Adelaide (16%), ACT/NT (17%) and Hobart (13%).
Sydney’s median house price is 8.4 times the median income. Melbourne houses are at 7.9 times the median income, Adelaide at 7.7, Perth at 7.2, Brisbane at 6.7, Hobart at 6.5 and Canberra at 6.2. The median house prices in Canberra, Melbourne and Perth is $485,000, in Darwin it is $454,000, in Brisbane $439,000 and in Adelaide $385,000.
The report notes Australia exhibits neither crisis levels of debt nor a housing over-supply problem, so to achieve an affordable housing market, median house prices need to rise more slowly than incomes.
It notes there are early indications that Australian house prices are slowing, but concludes that if median prices remain at current levels and after-tax income continues to grow at trend, it would take nearly nine years for housing to become affordable.
The report found that declining affordability was not confined to the capital cities.
Areas outside of capital cities in four out of Australia’s seven states and territories have experienced the greatest rate of house price growth.
In non-capital city areas, Queensland has the most housing stressed households.
“Although Australia is now one of the most unaffordable developed countries in the world in terms of housing, there are still many people entering the property market or preparing to do so,” Craig Meller, managing director of AMP Financial Services, says.
“While Australian first-home buyers are under the greatest housing stress, this group is finding ways of achieving their goal in different ways.
“Many are choosing to save money by living with their parents longer while others are choosing to buy an apartment instead of a house,” Meller says.
“Our history of determination in the face of adversity is seeing a new generation carve out their financial futures.”
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Housing unaffordable for at least a decade: AMP

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Western Australia will be the best-performing industrial market over the next two years, according to NAB’s June quarterly commercial property forecast. 
Respondents forecast growth in property values and rental returns in the industrial sector to exceed the industrial markets of every other state up until June 2013 due to supply constraints. 
Across a sector where negative conditions persist (only retail faces more headwinds), industrial property capital values in WA are forecast to grow by 2.5% in 2012 and 3.9% in 2013, in comparison with modest forecast national growth of 0.1% and 1.7% respectively. 
Industrial rents in WA are expected to lift by 1.1% in 2012 before doubling to 2.2% in 2013. While modest, they are significantly better than the national outlook with rents set to contract by 0.5% in 2012 and increase by only 0.8% in 2013. 
An under-supply of industrial properties relative to demand will cause WA industrial vacancies to fall to just 2.3% by 2013 from a current level of 4.5% and a national average of 6.4%. 
 <img src="/images/stories/indusrialnabjuly28.jpg">
Source: NAB
Activity in the WA market is being supported by strong state economic growth during which companies, especially in the mining and resources sectors, have expanded their industrial requirements. 
As a consequence 40% of respondents identified leasing incentives as “not at all significant” – the highest proportion of responses across all state markets. 
Savills Perth quarterly industrial update revealed few industrial sales and no new developments. The biggest sale of the quarter was a 6,600-square-metre industrial property at 4 Beach Street, Kwinana Beach, 43 kilometres south of Perth, which sold for $6.4 million at a yield of 10.5% 
Three plots of land zoned for industrial development changed hands in the second quarter of the year all located in Bibra Lake, a suburb 20 kilometres south of the Perth CBD. The biggest of these was a 6,800-square-metre plot at Phoenix Park bought for $2.2 million at $326 per square metre. 
Nationally, the June quarter survey revealed expectations of a weaker upswing, with the industrial index set to rise by 23 points by June 2012, compared with a rise of 55 points in the March quarter. 
The gloomier outlook is as a result of weaker sentiment in the manufacturing sector and broader economy. 
Overall, industrial rents are expected to decline by 0.9% in the June quarter, with vacancy rates picking up slightly in industrial markets in June as the domestic economy slows.
The impact of rental incentives in the national industrial property space is seen as “somewhat significant”, but trends remain divergent across the states. 
June quarter respondents assessed the industrial property market as mildly over-supplied, but supply is expected to tighten over the next three to five years, especially in WA.</body></html>

Industrial market strongest in WA: NAB

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
Investors in retail property outside of the Sydney CBD face the prospect of both declining asset values and a contraction of rental growth over the next two years, according  to the NAB June quarter commercial property survey.
The 300 property market respondents surveyed by the bank forecast NSW retail property values would be down 1.6% in the June 2011 quarter and would continue to decline by 1.4% in 2012 and 0.6% in 2013.
The outlook for rents is equally bleak, with a forecasted decline in values of 1.6% in June 2011 expected to be followed by declines of 1.6% in the December 2011 quarter and falls of 1.5% and 0.6% in 2012 and 2013.
CBD retail property was identified as the best-performing property type “by some margin”, with the bulky goods sector, which includes automotive parts, whitegoods and furniture, the weakest. 
The poor outlook for NSW reflects “the expected impact of impending interest rate increases on disposable incomes already stretched by the higher cost of living in the state,” according to the report. 
More than half (54%) of respondents identified leasing incentives as “very significant” or “significant” for retail property in NSW. 
Respondents also said excess supply was most prevalent in Queensland and NSW. 
And while the national retail market is expected to be broadly balanced over the next three years, NSW is expected to “somewhat over-supplied. 
A review of the performance Sydney metropolitan retail property market in the second quarter of 2011 by CB Richard Ellis draws similar conclusions, following only a 1.6% increase in retail turnover in the first six months of 2011.
CBRE reports of a “relatively flat” retail property sector for Sydney, bar the super-prime Pitt Street Mall retail strip where vacancies have shrunk to just 0.9%.
In comparison, the vacancy rate for prime Sydney retail property remains unchanged at 5.1% while vacancies for bulky good stores are three times higher at 14.6% for prime locations and 16.5% for secondary locations.
Vacancies are also high in some of the more fashionable suburban retail strips, relative to the Sydney CBD (3.1%). On the Oxford Street thoroughfare in Paddington, the vacancy rate stands at 6.7%, and it is at 7.1% in the Double Bay precinct.
The vacancy rate on the more affordable King Street strip in Newtown in Sydney’s inner west is at just 2.6%.
About 1.35 million square metres of new shopping centre retail space is set to come onto the market in regional areas outside the Sydney metro area by 2014. Projects to be completed in 2012 include Stockland neighbourhood shopping centres in Merrylands and Glenrose.
Shopping centre extensions are also underway at the Macquarie Centre in Ryde, Westfield Miranda, Stockland Shellharbour and the Warringah mall, which will add 123,00 square metres of floor space to regional retail shopping floor space.
The poor outlook for bulky goods is reflected in all seven of the bulky good projects currently underway in NSW, being constructed for retailers with no speculative developments. These include four Bunnings outlets in outer western Sydney, a 39,000-square-metre IKEA in Tempe and a Costco outlet in Auburn.
NSW’s poor showing reflects the continuing struggles of the retail sector as whole, with the sector expected to remain the weakest-performing commercial property market “by some margin” over the next year with conditions remaining “very soft,” according to NAB.
For a sector as a whole, the NAB Retail Property Index fell by 28 points in June following a drop of 23 points in March.
It remains the weakest performer in the industrial property space as retailers continue to suffer from low retail sales turnover and weak consumer confidence. 
Nationwide capital value expectations for retail property improved marginally in June, with values down -1.8%, compared with a -1.9% fall in March. Capital values were negative in all other states, except WA where they were flat. 
WA is the only state where capital values are forecast to rise (growth revised down from 2.8% to 1.4%) over the year to June 2012.
Looking ahead to June 2013, Queensland is expected to match Western Australia, (currently the strongest performing retail property market) with growth of 1.8% in the value of retail properties. 
Respondents again identified the CBD area as the most favoured location for retail property with bulky goods again considered to be the worst category of retail property in all states.
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Apart from Pitt Street Mall, NSW retail outlook bleak: NAB

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My clients include high-net-worth and aspiring high-net-worth individuals who see the current market as the perfect buyer’s market and are taking action.
Many ordinary people, on the other hand, find it difficult to make it past their first or second investment property, or to even start investing, because they don’t know how to continue the process.
The investment strategies used by the millionaires are not just practical things you can do, but the mindset you should have. I had been investing for years before a mental shift took place, when I began to see how I could transform my life by investing in property – and I did.
Anyone can make serious money from property if they follow a few key strategies, stick to their decisions and stay focused.
Top 10 secrets to property investing: 
<ol>
<li>
Buy, don’t sell Buy quality property in a blue-chip area and, where possible, never sell. Once you have one appreciating asset you can build up equity, which you use to purchase your next property.</li>
<li>
Buy blue chip It’s worth paying market value for a better property in a top suburb than it is to get a lower price for a property no one else really wants. The better-performing suburbs are often the best suburbs from decade to decade.</li>
<li>
It's time in the market, not timing the market that counts Don’t try to be a millionaire overnight. The real secret to wealth is compounding your investments. Aim for consistency.</li>
<li>
Go against the grain Do opposite to what everyone else is doing: buy when everyone sells; sell when they buy. Don’t listen to negative people telling you you’re doing it wrong. </li>
<li>
Don’t fear the gear It’s perceived that debt is dangerous. Property debt can increase your return and get the return faster. Know how much debt you are comfortable with. </li>
<li>
Be passionate about your investments Believe in your investments. It will feed your drive and keep you focused. </li>
<li>
Be driven Drive enables you to take risks that very few others would make and get to where you want to be faster. Constantly focus on the results of your investments </li>
<li>
Keep refinancing Keep tapping into the equity in your properties to buy more properties – and maybe a few luxury items along the way. </li>
<li>
Stick to your strategy Work out what works for you. Once you develop a strategy, stick to it. </li>
</ol>
10. Don't retire on property rents. Most people think they’ve got to pay property off as quickly as possible and retire on rents. But often it's the capital growth that makes the real money. 
Chris Gray is CEO of <a href="https://www.yourempire.com.au/" target="_blank">E</a><a href="https://www.yourempire.com.au/" title="Empire Property Portfolios" target="_blank">mpire Property Portfolios</a> and a regular TV commentator.
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chrisgray-pn7di3ceFk

Top 10 tips to investing like a millionaire

cknowlton-QnEa6ntUYP

Properties on the market too long become problem listings: SQM

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Westpac, the only major lender to go out on a limb by suggesting the RBA will start cutting rates this year, has questioned the manner in which the latest CPI figure was calculated.
The June quarter CPI figure came in above Westpac and other economists’ expectations at 0.9%.
Market expectations were for 0.7% quarterly rise.
In a note following the release of the CPI figure, Westpac warns that “both headline and core numbers are heavily influenced by another questionable upside surprise on the heavily weighted deposit and loan facilities sub-component”.
Westpac had expected a fall in this sub-component of 0.3%.
Instead it rose another 2.1% in the June quarter to be up 5.4% for the year.
This followed a 4.6% spike in the March quarter that Westpac says “appeared to be a lagged impact from mortgage interest rate changes in late 2010 but looked overly-big at the time”. “This was the biggest upside surprise versus our own forecasts and alone contributed about 0.1% to the June headline result,” the bank says.
It goes on to say that it notes “with relief that the ABS plans to change this troublesome sub-component from the CPI from the September quarter – dropping the problematic 'indirect' estimate of costs for one based on 'direct' charges”. Other upside quarterly surprises in June were seen for food (+1.4% versus 0.7% expected by Westpac), clothing and footwear (+2.5% versus an expected fall of 0.5%), household contents and services (+1.5% versus 0.6%) and communications (+0.4% versus an expected flat result).
These were partially offset by downside surprises on housing costs (0.4% versus Westpac expectations of 0.7%) and health (+2% versus 2.6% expected). According to Westpac, the four forces at work in the June quarter CPI result are the surprise pick-up in discretionary items; the ongoing impact from food price pressures; clear moderation in pressures in housing costs and the issue around deposit &amp; loan facilities.
It expects rates to remain on hold in August.
 
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Isolated Westpac questions CPI calculation method

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We all know it is a buyer’s market, with more properties for sale in most markets than buyers.  The amount of property advertised for sale has lifted across all capital cities and most, if not all, regional towns as well.  According to one data provider, there are about 275,000 residential properties currently advertised for resale across the country.  This is up from 220,000 (or by 25%) on the same time last year.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">I am not saying it isn’t a buyer’s market or that the amount of stock advertised for sale has not risen, but the question is, when is a property really “for sale”?  You see, most data houses source their “for sale” lists from the internet.  Some are more careful than others to ensure they don’t double count.  But it is just a count after all, and little or no attention is given to what is actually being measured.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">As I have said many times – and find myself repeating more frequently of late – “It is the easy things that are most often measured, rather than the things that should be measured.”  This applies directly to these “for sale” lists.

I recently asked a dozen or so veteran real estate agents (sadly, most like to be called such) about the number of properties that are really for sale in their trade area.  By really I mean that they are priced to sell and the seller is motivated to do so.  In other words, the sellerneeds to sell rather than wants to sell.  We would sell our house, for example, if someone offered us enough money and the terms of the contract suited us.  Our house, by the way, isn’t advertised for sale – it is a buyer’s market after all.
 
<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">The typical response confirmed that about half of the properties listed were really for sale – though even then, only one-in-three (on average) of that fifty percent had the property priced appropriately to do so.  You see, the internet is a wonderful thing; it has driven down the cost to advertise, so sellers (let’s call them that) can cheaply take a punt in the hope that someone will like what they see, offer them a big wad of cash and Bob’s your uncle…or Robert’s your mother’s brother, which ever saying takes your fancy.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">Partly to blame here, too, are those real estate agents who list property this way.  Experienced agents don’t waste their time listing overpriced property – and especially in a buyer’s market.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">I did a little bit of a test to validate what I had been told.  Apparently, in the Kenmore area of Brisbane (postcode 4069), there are 350 properties listed for sale on the internet.  By my way of reckoning, only about 200 of those are really “for sale”, and from what I can gather from the internet, agents windows and actual inspections, only about 75, maybe 100 tops, are priced to sell within the next three to six months.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">My constraints required that the property had a physical “for sale” sign; gave the address on the website; offered a time to view the property; provided some indication about price expectation or an auction date, and had a real estate agent engaged on behalf of the seller.  Now, some readers will dismiss these parameters, but unless these details are provided then I would not be interested in investigating the matter further.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">In our street alone – which comprises 74 properties – there are seven homes currently listed for sale on the internet.  Yet only one has a “for sale” sign in front of the property, and all are way overpriced for the current market conditions.  Several of these seven have been “for sale” since we moved into the street in late 2005.  The one with the sign is the only somewhat motivated seller and even then, they “aren’t in a particular rush”.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">It would be great if data houses – instead of trying to out-pip each other in the press – provided some meaningful statistics once in a while.  I do think that RPdata is the best of the lot, but their weekly “advertised stock on the market” table would be greatly enhanced if they provided some extra vigour and listed those properties priced (and sellers motivated) to sell, separate from those that would like to sell.

<p style="margin-top: 0cm; margin-right: 0cm; margin-bottom: 13.2pt; margin-left: 0cm; background: white; vertical-align: baseline; outline-style: initial; outline-width: 0px; outline-color: initial; font-weight: inherit; font-style: inherit;">Food for thought.

<p style="margin-top: 0px; margin-right: 0px; margin-bottom: 1.1em; margin-left: 0px; outline-width: 0px; outline-style: initial; outline-color: initial; font-weight: inherit; font-style: inherit; font-size: 15px; font-family: inherit; vertical-align: baseline; padding: 0px; border: 0px initial initial;">Michael Matusik is the director of independent property advisory Matusik Property Insights. Matusik has helped over 500 new residential developments come to fruition and writes the weekly  <a title="Matusik's Missive" target="_blank" href="https://matusikmissive.wordpress.com/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Matusik's Missive</a>.
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