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

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

When buying an apartment, most people compare the big-ticket items first. Floorplans. Kitchens. Balcony size. Natural light. The view.

But there's one everyday consideration that often doesn't come up until after moving in: how parcels are delivered.

As online shopping has become part of everyday life, parcel deliveries have shifted from an occasional event to a regular occurrence. Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally.

For apartment residents, that can present a challenge.

If nobody is home to accept a delivery, parcels may be redirected to a nearby Post Office, left in a building lobby or common area, or require building management to step in. In higher-density buildings, where dozens or even hundreds of residents may receive deliveries each day, parcel management has become an increasingly important part of everyday living.

That can create a range of frustrations. A missed delivery often means making time to collect a parcel elsewhere, while packages left unattended in foyers or mail areas can create clutter and increase the risk of theft. What seems like a minor inconvenience can quickly become a recurring issue for residents who shop online regularly.

It's one of those details that rarely features in a display suite but can have a noticeable impact once residents move in.

As a result, buyers are beginning to look beyond traditional apartment features and consider how a building supports day-to-day convenience, including whether there are secure options for receiving deliveries.

Australia Post's Parcel Lockers provide one solution.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/CkF2oKmlACg?si=C50sDaoUUn2nuLmq" title="YouTube video player" width="560"></iframe>

Rather than having a parcel delivered directly to an apartment, eligible deliveries can be sent to a nominated Parcel Locker. Once the parcel arrives, residents receive a notification through the AusPost app or SMS and can collect it using a QR code or one-time PIN at a time that suits them.

The Parcel Locker network now includes more than 1,500 locations nationwide, with installations at Post Offices, shopping centres, transport hubs and an increasing number of residential developments. By providing a secure collection point, Parcel Lockers help reduce missed deliveries and avoid parcels being left unattended in common areas.

For developers, parcel infrastructure is becoming another way to improve the resident experience. Rather than relying on concierge staff or leaving parcels in communal spaces, secure collection points help streamline deliveries while preserving the presentation and functionality of shared areas.

For buyers, it's a reminder that the best apartment features aren't always the most obvious.

A generous floorplan or quality finishes might help narrow the shortlist, but the conveniences that simplify everyday life, whether that's EV charging, secure bike storage or reliable parcel delivery, often become the features residents appreciate most once they're living there.

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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Investors in offices will benefit from strong capital growth and higher rental increases relative to other commercial assets over the next two years, according to NAB’s June quarterly commercial property survey.
For the June quarter, the offices sector was the second-strongest performing commercial sector after hotels.
However, offices are forecast to overtake hotels as the best-performing commercial property sector over this two-year period.
Capital value are tipped to rise by 1.6% by June 2012 and 3.5% by June 2013, according to the 300 respondents comprising real estate agents, property developers, investors, valuers and fund managers.
The office sector also leads rental growth expectations, with gross rents expected to rise 0.8% in 2011, 2.3% in 2012 and by 3.8% in 2013.
Office expectations have however been revised down from the March quarter survey when 2.8% capital growth was forecast by March 2012 and 4.3% forecast by March 2013.
The CBD remains the best-performing location for office property, especially in Queensland.
Overall office markets conditions are expected to improve in all states led by WA where renewed business expansion plans, especially in mining-related companies, will drive demand for office space.
A survey carried out by Macquarie Bank and the Property Council of Australia forecast Perth prime office rents to rise to $859 per square metre by January 2012, the highest nationally, with yields of 7.6%.
NAB expects that the continual recovery in financial and business services sectors will lead the recovery in NSW while Queensland’s office market will benefit as the mining boom begin flowing through the economy.
Rental expectations are strongest in WA and weakest in Queensland where vacancies are highest. Incentives remain a key feature of the office property leasing market in all states bar WA.
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/commercialnabjuly271large.gif"><img src="/images/stories/commercialnabjuly271.jpg"></a>
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/commercialnabjuly272large.gif"><img src="/images/stories/commercialnabjuly272.jpg"></a>
Office vacancy rates are expected to fall in all markets over the next one to two years as tenant demand strengthens.
The national office vacancy rate is expected to fall to 6.1% by June 2013 from a current level of 7.4% with vacancies forecast to be lowest in WA (4.7%) and highest in Queensland (7.4%).
According to NAB, supply in the office market is currently assessed as neutral, but is expected to tighten in the next three to five years.
Overall the NAB Commercial Property Index fell to -5 points in June compared to a rise of six points in March with all sectors reporting weaker conditions.
Conditions for hotels (up 27 points) and office (up 11 points) property remain positive, but negative conditions persist in the retail (down 28 points) and industrial (17 points) sectors.
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Offices to outperform other commercial sectors: NAB

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Pressure will grow on the RBA to consider an interest rate increase following news the consumer price index rose 0.9% in the June quarter, according to the Australian Bureau of Statistics.
The latest quarterly inflation data takes the annual rate to 3.6%, higher than the 3.4% predicted by economists.
Westpac had predicted a quarterly inflation figure of 0.7%.
The RBA flagged the June inflation figure as one of the key determinants of future interest rate policy.
Commenting on the June CPI figure, ANZ economists Warren Hogan, Katie Dean and Riki Polygenis, said in normal circumstances, the RBA would respond to such a number with an interest rate rise at its next meeting.
"However, given heightened global uncertainty and weak domestic confidence (consumer and business), we do not think the RBA will respond immediately," the economists said.
Tim Waterer, senior FX dealer at CMC Markets, said with inflationary pressures clearly present, “an RBA rate hike before the year ends is now well and truly back on the agenda”.
“Recent talk of possible rate cuts seems but a distant memory as evidenced by the AUD/USD's swift ascent through $1.105,” he adds. The RBA will next make a decision on interest rates on August 2.
The higher than expected inflation number saw the Australian dollar surge past $1.10 to $1.1065 a post-float record for the currency, rising by almost 1 cent.
It was recently trading at $1.104.
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Higher-than-expected inflation figures could trigger rates rise

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Investors are currently spoilt for choice if you have two lots of $9.95 to spend.
Australia’s two leading property investor magazines have simultaneously published their annual guides on the best 100 suburbs in which to buy.
But forget the hot 100 and the top 100, because we can just home in on the 21 locations that happen to appear in both lists. Alphabetically they start with Ainslie in the ACT and end with <a target="_blank" href="/news">Warrnambool </a>in Victoria.
Ainslie is viewed as well located, offering good services and despite 12% average annual growth over the past decade is still relatively affordable.
Warrnambool, with prospects as a town in the centre of a regional Victorian district with gas-fired and geothermal power stations, plus wind farms, was forecast to have a strong unit market.
Townsville, Gladstone and Rockhampton, plus the Surat Basin mining towns of Toowoomba and Chinchilla were the Queensland regional listings. It was noted that houses have gone up 15% over the last year in Chinchilla, and rental yields are at a very healthy 7.25%. Paddington was Brisbane’s only joint entrant, given its easy CBD access and lifestyle at affordable pricing for unit landlords.
The three Sydney suburbs to score on both lists were Dulwich Hill and Tempe, in the inner west, Baulkham Hills in the northwest. NSW’s regional cities were Bathurst and Port Macquarie.
Nothing in Perth, but WA did get a mention with Geraldton, the regional boom town with strong resources, agriculture and fishing.
Melbourne dominates the list, with the five entrants of Broadmeadows, Thornbury, St Kilda, Brunswick and Balaclava.
South Australia was represented by Kensington and Port Noarlunga, respectively four and 27 kilometres from the Adelaide CBD.
The lists represents the shared outlook of some two dozen or more of the property industry talking heads who’ve assisted Australian Property Investor and Your Investment Property compile the lists.
The YIP top 100 was made up of 25 suburbs in Sydney, 12 from Melbourne, seven from Perth, eight from Adelaide, five from Canberra, three from Hobart, two from Darwin and 26 from regional areas.
In the API list, 17 out of the 100 hotspots are within a few kilometres of the Melbourne CBD.
Analysts who helped compiled the lists included Charles Tarbey, chairman of Century 21, Tim Lawless, research director at RP Data, valuers WBP and Herron Todd White and Terry Ryder, director of www.hotspotting.com.au. Other experts include Monique Sasson Wakelin and Margaret Lomas.
The rankings were typically compiled based on affordability, accessibility, amenities, demographics and population growth, employment opportunities, rental yield and rental growth potential.
Given there are 15,000 suburbs across Australia, getting 21 that match is quite some feat, although Alexandria in Sydney, which was ranked as the best investment location in the YIP list, didn’t make it onto the API list.
Of course neither of the top 100 lists can be taken as providing all the complete due diligence necessary for buyers. And certainly not this fusion.
And Chinchilla, on the western Darling Downs, highlights just how fluid the outlook can be. It is now fleetingly caught up in the hendra virus outbreak, so presumably is is not as desirable now as it was when the lists were complied.
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Of 15,000 suburbs, 21 rise to the top as worth a look for investors

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Sales of office buildings in the Melbourne CBD are expected to soar past the $2 billion mark in 2011, according to Nick Rathgeber, director of institutional investment services at Colliers.
Rathgeber says investor demand continues to outweigh stock supply in what he calls “Australia’s hottest office market”.
For the first six months of the year seven office buildings have sold for a combined $569 million.
Based on the sales to date, the average sale price stands at $81 million, below 2010 average of $89 million.
The 2010 figure was boosted by the sale of 717 Bourke Street for $242 million and the Commonwealth Property Office Fund’s acquisition of the Grocon portfolio for $581 million. Sales of Melbourne office buildings reach $1.76 billion in 2010.
Rathgeber expects the Melbourne CBD to continue to perform strongly into 2012 and beyond.
“The reasons for Melbourne being the hottest office market in Australia will not change overnight. The fundamentals of our economy are very healthy and the medium-term forecast for office rental growth in the CBD is very strong,” he says.
“It will take years rather than months for other capital cities to offer a superior investment profile to Melbourne.”
According to Jones Lang LaSalle the Melbourne CBD vacancy rate has fallen to 2% from a 10-year average of 3.2%. The national CBD vacancy rate sits at 4.1%.
CBD office buildings listed for sale include 477 Bourke Street, 661 Bourke Street, 601 Bourke and 565 Bourke Street, all being sold by CBRE agents Mark Coster and Martin O’Sullivan by expressions of interest.
Coster told Property Observer he expects to sell all of them.
Price expectations are about $72 million for 477 Bourke Street, which has 12,000 square metres of net lettable area and annual income $5.7 million. The building will be sold by expressions of interest on August 11.
Defence Plaza at 661 Bourke Street (annual income of $7.5 million, 19,000 square metres) is expected to sell for about $108 million on July 28.
Prices above $30 million are expected for 601 Bourke Street, which Coster and O’Sullivan are selling in conjunction with Robert Anderson and James Kaufman from Jones Lang LaSalle. The building comprises 8,000 square metres of net lettable area.
In June Brookfield Prime Property Fund’s acquired 50% of 111 Bourke Street for $120 million from the Motor Trades Association at a yield of 7.17% for 24,000 square metres of prime office space. The MTA acquired it in October 2008 for $121 million.
The other two recent noteworthy sales include 469 La Trobe Street, comprising 20,000 square metres of office space, acquired by CIMB TrustCapital Singapore for $84 million.
The building at 595 Collins Street holds the title of highest value sale for the year to date, sold by Investa Property Group for $130 million to Korean National Pension Service in April.
Colliers’ second-quarter Melbourne office report records more than $60 million worth of sales in fringe and suburban markets, with leasing activity dominated by deals on St Kilda Road.
The biggest leasing CBD leasing deal of the quarter was the Commonwealth Bank pre-committing to leasing 8,500 square metres of office space at 357 Collins Street at a net rent of $385 per square metre.
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Melbourne office sales to reach $2 billion in 2011: Colliers

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Four strata retail lots at the iconic Finger Wharf in Woolloomooloo are up for sale for combined price hopes of $25 million.
The four lots – 5, 6, 7 and 8 – are occupied by high-profile restaurants Manta, Kingsleys and Otto are being sold on behalf of property investment syndicate Quantum Group by Michael Gilbert and Michael Stokes from Chesterton International.
Information on the Quantum Group website lists Cooper Wharf Road syndicate as having a 2000 fund vintage and a total value of $16.5 million. 
In late 2004, the leaseholds covering the four properties were transferred at $22 million to Tower Trust Limited, which replaced JP Morgan as custodian of Quantum’s property trusts. There were 80 members of the syndicate after its $22 million acquisition. 
A consultancy report compiled by Urbis at the same time reveals that total turnover from the four restaurants rose from $15.3 million per year in 2001 to $21.7 million per year in 2004, equating to an average turnover productivity level of $12,400 per square metre.
All tenants pay a variable turnover rent, which Chesterton gives as $450,000 per year for the four lots combined in the July 2011 investment report
The four lots comprise a net letable area of 1,857 square metres and generate income of $1.86 million a year.
In a December 2007 investor presentation the properties were valued at $28.5 million, a 30% increase on the purchase price, with a gearing level of 58%.
They are being sold in one line by expressions of interest closing Thursday, August 25, 2011. However, the buyer may undertake a strata division upon purchase.
Gilbert told Property Observer sales around the asking price would generate a yield of around 7%.
“There has been a good response from the advert: sexy waterfront real estate with long leases to high-profile tenants,” Gilbert says.
They are located on the western side of the Finger Wharf with spectacular views of the Sydney CBD skyline.
The properties are leased by three of Sydney’s highest-profile restaurants.
Lot 5, which comprises 540 square metres, is tenanted by specialist seafood restaurant Manta until September 2020 with a 10-year renewal option. It generates base rent of around $527,667 per year, including outgoings.
Lots 6 and 7 comprise a total of 746 square metres and are tenanted by Otto Ristorante until 2032 with a 10-year renewal option, generating annual rents of $527,667.
Lot 8 comprises 571 square metres and is tenanted by Kingsleys Steak &amp; Crabhouse until July 2020. It generates rent of $524,650 per year. 
Lot 5 was previously listed for auction by Colliers agents Stephen Kovacs and John Bowie Wilson on June 8, 2011 but was passed in and withdrawn.
Finger Wharf is the largest timber-piled building in the world and was completed in 1915. Having fallen into disrepair in the late 1970s, the wharf was comprehensively refurbished in the 1990s and is anchored by the 104-room Blue Hotel, as well as some of the most expensive apartments in Sydney.
It also includes 104 apartments, with owners including actor Russell Crowe and broadcaster John Laws.
Crowe paid $14 million for his 1,300-square-metre penthouse suite at the end of the wharf, purchased in 2003, at the time the most expensive apartment purchase in Sydney.
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Woolloomooloo wharf restaurant offerings comes with $25 million hopes

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Two of the apartments in the Noosa triplex Sandpiper have been sold off the plan through Richardson &amp; Wrench Noosa for a combined $14 million.
The agency has been marketing the three-bedroom apartments since 2009 and now has the Hasting Street block’s penthouse apartment listed with a $10 million asking price.
The ground floor apartment was originally priced at $9 million and the mid-floor priced at $10 million, however these prices were negotiated back to the recent $14 million combined selling price.
“Noosa beachfront is absolute prime real estate which is recognised internationally as one of the most desirable locations in the world,” Richardson &amp; Wrench director Peter Butt says.
“Prices have been adjusted down over the last two years, and some special Noosa positions may never be this price again.
“Three-bedroom beachfront apartments on Noosa Main Beach are in extremely short supply, with only 26 true three-bedroom apartments available to the market,” Butt says.
“When the Sandpiper development is complete this will only make 29 three-bedroom apartments in total.
“These apartments have seen very little turnover, as some have been held by the original owners for over 20 years.
“In historical terms these apartments have increased in value at almost 20% compound growth; however the current market conditions have capped this growth for the time being.”
“Astute buyers who are familiar with our market have realised this and have made their move to secure property now rather than waiting to compete with the southern buyers who will be coming to Noosa over this spring and summer,” Butt says.
“These latest sales together with the $5 million sale to Mark Webber have signalled a strong resurgence in top-end Noosa property.”
Construction of Sandpiper in Noosa was initially scheduled for late 2009. It has been designed by Richard and Jane Foster. It was a 1960s block of six one-bedroom apartments and two shops. After engaging local architect Richard Foster, plans were submitted and subsequently approved for the construction of three full floor apartments and two boutique retail outlets. The units were consolidated at a $16 million cost over six years between 2001 and 2007.
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Sale of $14 million apartments as tide turns for better in Noosa

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A new boutique development at 17 Ellesmere Road, in the inner-Melbourne suburb of Windsor, is set to offer sustainable living and innovative design.
Designed by Jackson Clements Burrows architects and built by the sustainability-minded Balfour Development Group, the development will offer 15 one-bedroom and eight two-bedroom units. The apartments range from 40 square metres to 80 square metres, and one-bedroom units begin at $395,000. Two-bedroom units begin at $570,000. The average price for a unit in <a target="_blank" title="Windsor" href="/news">Windsor </a>is $467,000, according to RP Data.
Balfour Group managing director Steve A’Beckett expects the apartments to be in high demand.
“It’s a very uniquely designed building, a very beautiful, sculptural form, it’s very well priced,” he says. “It ticks all the boxes, which is what we try and achieve with all our developments.”
One of the key features of 17 Ellesmere Road is sustainability, as the building was designed to have a 6.2-star rating according to the Sustainable Tools for Environmental Performance Strategy rating system, which was developed by Moreland Council and is a significantly more stringent standard than the Building Council of Australia.
“We have water harvesting and reuse for both wastewater and landscaping, we have solar power, which makes a fairly significant contribution to keeping running costs down. We have cross-ventilation mechanisms,” A’Beckett says.
“Sustainability is a very key part of our corporate platform,” he says. “I want my kids to inherit a better world than I am inheriting, and so we try to make long-term sustainability a priority.”
The development is close to Chapel Street and Prahran’s shopping strips, and it is six kilometres from Melbourne CBD.
Apartments are being marketed by Kay &amp; Burton agents Michael Armstrong, Peter Kudelka and Chris Alcock. The development came on the market last Wednesday, July 20, and Alcock says three apartments have been reserved so far.
Construction on the project is set to begin in October of 2011 and finish in December 2012.</body></html>

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Eco-friendly design under a mansard roof in Windsor

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I’ve decided that I’m not going to participate in the property downturn, and I would like you to join me.
By now you are probably sick of hearing about the economic woes of the world and how Australia’s economy has now hit some speed bumps. Many of the messages we are getting tend to scare us, while at the same time completely ignoring the solutions on which we need to focus on to move forward.
Instead today I’m going to share with you four keys to succeed in any economy.
1. Take care of “your” economy.
Firstly you need to separate “the economy” from “your economy.” “The” economy is what is happening in the outside world. “Your” economy is what you think, how you feel and what you do.
While you have no control of the world economy, you do have responsibility for your own personal actions and prosperity. So focus internally.
 
Think about it – if I told you there would never be another property downturn or another recession, would you believe me?
So it should come as no surprise that we regularly have property downturns, that our property markets cycle has booms and busts and that most countries have a recession every seven to 10 years.
To stand out from the crowd you will firstly need to acknowledge that the economy and our property markets are cyclical. They have always been like that and will always be like that. Next you will have to work on your own economy.
2. Take stock.
Where is your focus? What are your beliefs? If you constantly focus on all the bad news and the difficult times, how does that make you feel?
As a property investor you need to focus on the opportunities around you because you will find what you look for. Your outside world is a reflection of your inside world. What you see is what you look for.
A great example of this was a few years ago when I took my son Harrison for a driving lesson. He was out looking at new cars and as we drove down the street he said “Hey Dad, look at the Corollas on the streets.” 
 
Interestingly I looked around and said, “Where? All I can see is Mercedes – look at all the Mercedes on the streets.”
 
What you look for is what you see. If you look for all the bad news you’ll find it. On the other hand, if you look for opportunities, you will find them. And boy, are there opportunities out there at present.
Interest rates are still reasonable and are likely to stay at these levels for a while. Residential rents are rising, which means that yields for investors are on the way up and the out-of-pocket expenses for owning a good investment property will decrease a bit.
With uncertainty about interest rates, the carbon tax, our local economy and overseas countries going belly up, many home owners and investors are sitting on the sidelines, meaning there is less competition for all the good properties that are out there.
If you focus on the bad times, your concerns about a downturn will become self-fulfilling. When you focus on the negatives, it’s hard to progress and prosper. Your negative beliefs will bring about negative behavior, which will limit your actions and limit your results.
But when you recognise that the current market presents you with a smorgasbord of opportunities you can step up and take advantage of them.
3. Take responsibility.
The value of your property portfolio may have dropped or you may have lost money in your superannuation, but your net worth is not your true worth. You are your greatest asset. Not a property or a stock.
Too many people are handing over responsibility of their own personnel economy to somebody else. You must take responsibility for your investment business and becoming financially fluent. Educate yourself; learn the rules of money for the new financial era and develop a supportive network of peers and mentors.
Find out who has already achieved what you want to achieve and then get the knowledge that you need to take advantage of the tremendous opportunities that surround us.
 
4. Take action.
In the past those who have prospered during difficult times have had specific knowledge about how to take advantage of the economic conditions and then they took effective action.
The same will happen again this time round. Currently the majority of Australians are sitting it out, saying things like “I don’t need to take action now – I’m scared.” At the same time a small group of people are taking action. That’s why the rich and financially fluent are getting richer. Nobody has ever gotten rich by doing nothing.
Currently some property investors are becoming wealthier than ever because they own the right type of assets and are taking advantage of some of the best deals available in their lifetimes. Others are just sitting it out hoping that it’s going to work out.
Which side are you on?
It’s time to increase your financial literacy by immersing yourself in the tools and knowledge to help you move forward. It’s time to take responsibility and regain control.
Let’s face it: unless you do it yourself, no rescue plan is being prepared for you. The government is not coming to bail you out, like some governments have done to their banks or certain large companies.
The more you focus on fear, the more afraid you become. The more you focus on obstacles the larger they get. And the more you focus on the doom and gloom headlines, the less time energy and faith you will have to focus on building your own wealth and prosperity.
So join me and many other successful property investors and become someone who sees opportunities where others see problems. Become someone who seeks growth when others expect collapse. And become someone who sees success when others see failure. I’m not going to participate in the downturn!
Michael Yardney is the director of <a href="https://www.metropole.com.au/">Metropole Property Investment Strategists</a> , a best-selling author and one of Australia's leading experts in wealth creation through property. He also writes the <a href="https://www.propertyupdate.com.au/">Property Investment Update</a> blog.
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myardney-DFoGhGbSJX

Four keys to succeeding in any economy

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<a target="_blank" href="https://www.propertyobserver.com.au/commercial/commercial-property-finance-different-to-residential/2011071950847">Last week </a>we looked at the reasons why lenders view commercial property in a different league to residential property when it comes to finance.
And then we moved to the various aspects of a project commercial lenders look at as far as risk is concerned.
However, what you really want to know is: How do these considerations affect the price for your loan?
Unfortunately, the answer is significantly.
The precise way in which different lenders price in risk is proprietary knowledge they tend to guard the closely. Therefore, it can vary markedly between lenders.
As a result, larger loans with low perceived risks can be priced at very close to residential mortgage rates, whereas smaller deals (but with higher risk factors) will often attract far higher interest rates.
Basically, you need to follow the same steps as you would in choosing a property intended to provide you with a good long-term return. And help you, these are:
<ul>
<li>Purchase high-quality properties that would easily be re-leased if they become vacant.</li>
<li>Buy properties with sufficient time left on the lease, to allow a reasonable loan term (preferably at least three years).</li>
<li>If it is a long lease, make sure there are regular market reviews – so you aren't left with an asset that is under-let for a long period.</li>
<li>Make sure there is good tenant security. This can be achieved by way of personal and corporate guarantees (which is most appropriate depends on the nature of the tenant – a corporate guarantee from Coles is sufficient, but is not from a small business). Bank guarantees or significant funds bonded in trust also provide good security against default by the tenant.</li>
<li>Financially strong tenants are attractive to lenders. For this reason, publicly listed? (or otherwise well-known) companies always appeal to lenders.</li>
<li>Properties with several alternate uses are generally perceived as being lower risk than more specialised assets (e.g.: There are more alternative uses for an office than for a motel).</li>
<li>Where the asset has a specialised use, it is important there is very strong demand for that style of property. The quality of the tenant and lease are also more important in such circumstances.</li>
<li>A strong rental return providing for a significant coverage of the interest cost.</li>
</ul>
Again, many thanks to <a href="https://his-best.biz/2011/05/25/financing-the-deal/">Perry Finance</a> for these valuable insights into the financier's world of commercial loans.
Chris Lang is a commercial property investor 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/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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chrislang-EQKojcgJPV

How to get the best financing for your commercial investment

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Shopping centre fund Centro Properties Group is seeking buyers for its Centro Albion Park shopping centre in Albion Park, a suburb of Wollongong in the Illawarra region of NSW.
The shopping centre has a book value of $15.2 million.
The property, on the corner of Terry and Russell streets, is being sold by Colliers agent Heath Crampton by expressions of interest closing on August 23.
The shopping centre is one of three in an $83 million syndicate Centro is looking to wind up in order fund redemption requests made by investors.
The other two, which have not yet been listed for sale, are Centro Townsville and Centro Newcomb, valued at $35.5 million and $26.5 million respectively.
The listing of the Albion Mall follows research from Burgess Rawson that has found that the average yield on supermarket transactions has contracted from 9.5% in 1991 to just 7% in 2011.
A 3,300-square-metre Woolworths supermarket in Umina in regional NSW, about 8o kilometres north of Sydney, was recently sold to a private investor for $18.25 million at a yield of 7%.
Crampton has told Property Observer he has received a “reasonable number of enquiries” to date and is expecting the mall, which has a gross leasing area of around 5,570 square metres, to generate a yield of between 8.5% and 9% on a fully leased basis.
The shopping centre has a book value of $15.2 million and brings in $1.48 million per annum when fully leased. More than half of this income comes from anchor tenant Woolworths. It serves a population of about 25,000.
Beside anchor tenants Woolworths and The Reject Shop, Albion Park centre has 12 speciality tenants including Millers Fashion Club, Horizon Credit Union, Michel’s Patisserie, Subway, Civic Video, Illawarra Mutual Building Society, one ATM and a freestanding Woolworths Petrol station. 
The 20-year Woolworths lease (including four renewal options of five years) commenced in November 1998 when the mall opened and is due to expire in November 2018. 
Woolworths pays gross rent of $860,000 per annum to lease 3,200 square metres of retail space.
Crampton says shopping centre investment activity is expected to pick-up significantly in the second half of the year, primarily due to the introduction of several new institutional managed wholesale funds with a focus to acquire sub regional and neighbourhood assets with a capital value of sub $100m.
“This sub $100m market has predominantly been limited to private investors in the last 24 months,” he says.
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