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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The current Brisbane market is throwing challenges at vendors and marketing agents, with large volumes of listed properties and a dwindling buyer group.
The buyers who are around are educated, and by majority, cautious and uncertain about where property prices and interest rates are heading.
This is a market where vendors have to be very careful about price-positioning their property. The auction process can deliver a best sale outcome in such conditions.
When offering a property with a predetermined asking price, vendors tend to err on the high side. That is widely recognised – it’s human nature.
This is potentially damaging to sale prospects, as it attracts less buyer interest and can increase time-on-market, which generally translates to negative buyer perception.
There are buyers in the market, but they can easily dismiss a property based on its initial listed price, and we are dealing with educated buyers who know roughly what price range they can expect without the listed price.
With an auction program, there is a rough four-week deadline which spurs on buyers to make up their mind. Through that period vendors get real feedback on where buyers are prepared to go with a price.
With a fixed price, in reality there is little a marketing agent can do in this market to encourage a buyer to act within a given time period.
In the current market, choosing which property to auction is far more about the seller being genuine about the sale and price expectation than about any particular ‘type’ of property.
In Brisbane a four- to six-week sale period is very achievable for realistic vendors.
Nothing creates interest and profiles a property better than an auction marketing program.
In most reports, auction results quoted are ‘under the hammer’ results and not a true indication.
At LJ Hooker Sunnybank Hills, a top-performing LJ Hooker office internationally year after year, 6% of auctioned properties sell prior to auction, 40% sell under the hammer, 16% in the 10 days post auction and a further 12% between 10 and 30 days.
That is a total of over 70% in six to eight weeks on market; add another 10% withdrawn from market because a vendor has had a genuine change of mind or decides that the result available to them does not suit their needs.
Presentation of a property to market and fair expectations on price are proving the best positioning for a sale and the auction marketing process delivers this best to vendors.
In Brisbane, prices are back to where they were three years ago. At that time, everyone was very excited – and they never thought prices could go even higher.
Prices being achieved on the current Brisbane market are very solid. The Gold Coast market is lagging a bit behind, but it’s also looking promising on the whole.
My final word is about choosing the right marketing agent for the job. Auction is a specialist method of sale so select an auction marketing specialist and agency just as you would engage a specialist for any other valuable asset, like your car – or your health!
Paul Moore has been principal of LJ Hooker Sunnybank Hills, Brisbane, for 10 about years.
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Post-auction negotiations take Brisbane clearance rates closer to 70%: LJ Hooker 

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Hardly a week goes by without another international survey rating how our capital cities compare with the rest of the world.
The us-versus-them notion always gets ready headlines.
But of course the real rivalry lies between our capital cities, and sometimes even the boardrooms of the country get caught in the crossfire.
The latest international survey had Sydney jumping 10 places to be the 14th most expensive city for expatriates to live, ahead of London and New York, according to Mercer’s annual cost-of-living survey.
Collectively we perhaps smugly like the idea of ripping off international semi-permanent residents to our capital cities, but the bit about outdoing New York and London does seem to be stretching credulity.
The business consultancy survey revealed all the Australian cities recorded dramatic shifts in ranking as the Aussie dollar gained almost 14% against the US dollar.
Melbourne moved from 33rd to 21st and Perth surged 30 spots to number 30.
Up 44 places to 46 was Adelaide. It was Australia’s highest riser, apparently due to a dramatic increase in rental prices where market supply was extremely low, which would please South Australian property investors.
The survey, which covers 214 cities across five continents, still uses New York as the base city, with all other locations compared against it, which takes some of the sheen off our elevated , but probably transient status.
 
And Australian cities remain among the most affordable destinations across the Asia-Pacific region, Mercer notes.
Last week it was that rising Australian dollar, and increasing house prices, that meant Australia outdid New York again. Australia claimed four of the world's 15 most expensive cities to live in, according to the global living cost survey of 133 cities released by the Economist Intelligence Unit.
Four Australian cities are now costlier than London, Rome, Berlin, Hong Kong and Beijing.
Sydney jumped from 32nd place just two years ago to sixth spot on the list, with Melbourne up from 38th to seventh, with overall living costs some 40% higher than New York.
Perth and Brisbane, which are almost 25% more expensive than New York, are ranked 13th and 14th.
The Australian cities' rankings have rocketed sharply over the past decade. Sydney ranked 71st most expensive in 2001 with Melbourne 80th, Perth 91st and Brisbane at 93rd with survey author Jon Copestake saying the strength of Australia's dollar was partly to blame for soaring living costs given it has climbed by about 120% against the US dollar, after bottoming out at US48.4c in 2001.
Any collective pride in our international positioning belies the internal rivalries.
It seems even Australian corporates get bogged down with capital city rivalry, as revealed in a confidential Westpac Bank board briefing.
The leaked document described Melbourne as a “provincial global community” and Sydney as ''bright and brash''.
Probably a fair call.
The journalist who wrote the expose was Eric Johnston, the banking writer for The Age and Sydney Morning Herald. He ought know the not-so-subtle differences, as he divides his time between the two cities.
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jchancellor-FAypfDUnLy

Bright, brash, provincial – but we're still world-beaters

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Increased confidence in the housing sector is the only positive aspect to emerge from Westpac/Melbourne Institute’s latest survey of consumer sentiment.
Against a backdrop of overall sentiment falling 8.3% in July, confidence in the housing sector increased by 3.3%, reaching its highest level since January 2010.
The improvement in housing market sentiment comes as ABS lending figures for May reveal owner-occupier financing commitments increased by just 2.2% to $14 billion on a seasonally adjusted basis, compared to stronger gains for commercial lending (up 8.7%) and personal lending (up 3.8%).
According to RP Data, national city dwelling values have fallen 2.3% over the last 12 months while properties for sale listings have reached 280,000 compared with 217,000 at the same time last year.
Westpac chief economist Bill Evans attributes the improvement in housing confidence to modest recent falls in house prices, improving affordability.
The survey found the majority of respondents still expect house prices to rise, though Evans notes that the majority has “shrunk noticeably since we last asked the question back in April”.
“Recognition that houses have become a little more affordable might improve sentiment but concerns that prices may fall further are likely to continue to restrain households’ buying intentions,” Evans says.
Buying intentions may also be tempered by a 16.5% drop in the confidence of mortgage holders, due to the RBA persisting with “its strongly hawkish rhetoric”, he said.
“This is continuing to undermine confidence amongst households who it would appear are incredulous that such a policy is favoured given the current circumstances,” Evans says.
The ABS figures reveal that total commercial finance commitments rose 8.7% on a seasonally adjusted basis in May to $32 billion, compared with $29.5 billion in April – their highest level since September 2009.
Fixed commercial loans increased 9% following an 11.2% fall in the previous month, while revolving commercial credit commitments rose 8% during May.
Personal loans ticked up by 3.8% to just over $7 billion.
Leasing finance fell by 5.7% in May on a seasonally adjusted basis, reversing rises of 2.1% in April and 11.2% in March 2011.
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Housing confidence at 18-month high: Westpac

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Zara could establish up to 40 stores in Australia during the next few years, a retail consultant says, as the Spanish fashion retailer prepares to open in Brisbane.
Brian Walker of The Retail Doctor Group estimates Zara’s stores in Sydney and Melbourne are likely to turn over about $45 million in their first year of operation, with the Sydney opening said to have been the second most successful in its parent company’s history.
Walker says Zara is a “huge success story in what is reported to be a cautious market” and that its growth is sustainable. There are 1700 Zara stores worldwide.
“Zara wouldn’t contemplate setting up without settling in the major cities as a bare minimum,” Walker says.
“It wouldn’t surprise me if they had between 20 and 40 stores (in Australia) within the next five years.”
According to Walker even with Australia’s relatively small population Zara could find at least 100 good sites in shopping centres across the country and might set up some of its other brands here.
According to The Australian Financial Review, Zara is looking for at least 800 squares metres in the Queensland capital, with the main target the Queen Street Mall precinct, home to high-end retailers including Tiffany &amp; Co and Swarovski.
Another site reportedly of interest is a nearby store that once housed a Borders book chain outlet.
At 800 square metres the Brisbane store would be much smaller than the 1400-square-metre Sydney CBD Westfield store but Walker says going on conservative turnover estimates of $35 million for Sydney the Brisbane store could turn over between $20-$24 million.
Walker says he is not surprised by reports that Zara is demanding turnover-based rent, saying as an anchor tenant it has arrived with plenty of bargaining power, similar to other department stores.
The arrival is somewhat of a mixed bag for competing retailers Walker says, with a store such as Zara generating much needed traffic and providing a destination for shoppers who might otherwise shop online.
“With Westfield Sydney the whole ambition is bringing people into the centre,” Walker says.
“But if you’re trying to sell fast disposable fashion next door, with less contemporary offerings and at less attractive prices, it’s a wake-up call,” Walker says.
This story first appeared on <a href="https://www.smartcompany.com.au/news">SmartCompany</a>.
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Zara aims for Brisbane as Australian expansion ramps up

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Auction clearance rates have become one of the more widely reported property statistics over recent times.
But even in the big capital cities auctions account for a small number of sales – 11% of all house sales in Sydney in the 2009 financial year, according to Australian Property Monitors. For units, the proportion was even lower, with auctions accounting for 6% of all unit sales in Sydney in that period.
Canberra is the only other capital city where auctions accounted for more than 5% of all property sales.
But Rob Forde, a Ray White South Australian auctioneer, recommends vendors consider putting their properties to auction despite the slowing conditions of the current market.
“Auction in this market should not be feared – it should be embraced,” Forde says.
“In a market with so many unknowns, auction is one of the few things that provides certainty to buyer and seller alike.
“Especially with above-average listings, it is crucial to not put a price on the property.
“By not putting a price on the property, all buyers have the opportunity to look at the market and see where they think the value lies,” Forde says.
Auction has been producing results in all market and demographics, he suggested.
“I think all types of property should use the auction process in this market to get the best result – a cash unconditional contract with no cooling off, in a short time with a short settlement.
“Still, some vendors are choosing to be on the market for extended periods of time, in a climate where days on market are increasing, and then having to sign a contract with certain conditions, like subject to finance or subject to the sale of another property.
“At a time when days on market are blowing out and getting finance approval is becoming more and more difficult, it’s reaffirming to see the power of the auction process still proving itself.”
He suggested the initial clearance rate figure doesn’t necessarily take into consideration the power of the auction process in engaging buyer offers before the auction date.
He says often the buyer and seller have divergent opinions on the value of a property and the agent is there to find a middle ground.
“People may hold back hoping that they will be able to negotiate with the agent post auction,” Forde says.
“A well-run auction campaign identifies buyers and helps to determine a realistic price in today's market.
“It enables the negotiation process to get started and, most importantly, achieves the best price in the shortest possible time.”
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Auctions versus private treaty: certainty in uncertain times

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The historic Olderfleet building in Collins Street has been listed for sale by the Australian Unity Property managed office trust.
Offers for the intricate neo-Gothic facade building at 477 Collins Street close August 11. CB Richard Ellis institutional investment properties division agents Martin O’Sullivan and Mark Coster are handling the sale.
Its most recent valuation was $65.4 million as at November 2010. As at December 2009 there was a $63 million book value for the building – a decrease of $3.75 million from its 2008 book value.
Olderfleet is 100% leased, and the car park is leased and operated by S&amp;K Car Park Management. Its office tenants include Accenture, CapGemini,  Ernst and Young, Melbourne Conference &amp; Training Centre and Allens Arthur Robinson law firm.
There are price expectations of $72 million.
The complex consists of an eight-storey office building behind a series of classified historic facades dating back to 1884 – and protected from demolition during the 1970s building boom by public lobbying – a well as a large car park.
With a dual frontage site of 3,899 square metres, it has more than 40 metres of prime retail frontage on Collins Street.
The office investment has 11,986 square metres of net lettable area and a commercial car park of 598 bays off Flinders Lane.
Located between William and King streets in the CBD's popular western core, the property is currently substantially under-rented.
It has a net passing income of $5.7 million per year.
The office complex was built by Becton in 1985 behind the row of three historic terraces.
It was sold in 1994 by Becton Corporation for $40 million to Singaporean interests at a yield of 14.75% on its then net income of $5.9 million a year.
The sale occurred about the same time that Michael Buxton retired from Becton, thereby ending his two-decade long partnership with Max Beck.
It was later sold to the Acumen Office Trust established by Multiplex Capital in 2002 for $56 million.
Multiplex Capital achieved strong returns for investors, delivering an income yield of 9% per annum for the two years to 2007 which represented a total return of 11.3% over the five-year period. By 2007 Multiplex Capital had renewed leases for more than 11,000 square metres of space.
In 2007, after sounding out investors, there was a transfer of management rights to Australian Unity Property Limited.
“No one is celebrating wildly just yet, but there is strong evidence to suggest that the commercial property market is on the way to recovery and that the GFC is behind us,” Martin Hession, the head of property at Australian Unity Investments, told investors in his autumn 2011 review.
“During the December 2010 quarter, the commercial property market continued to improve, as valuations, sales activity and underlying economic fundamentals gained momentum.
Investors were told while commercial property values still remained relatively subdued, compared to pre-GFC valuations, there were indications of a broad correction across the market as assets came back towards fair value.
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Collins Street heritage office listing seeks to shed Gothic gloom

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<img src="/images/stories/attadale-cropped.png">
Figures released by SQM Research have revealed residential listings fell by 5,650 to 363,839 nationally in June.
It was a 2% decrease from May, yet still a 23% increase compared with June 2010.
Each capital city experienced a month-on-month decline except Darwin, where stock rose by 1% from May.
The capital city to record the largest month-on-month decline was Hobart, falling by 6% to 1,809.
The capital city to record the largest year-on-year increase was Melbourne, rising 47% since June 2010 to 43,308.
No capital city recorded declines in stock year-on-year, though Brisbane recorded the most modest growth, rising by 19% to 30,080 since June 2010.
“This is the second consecutive monthly decline in listings and although to a certain extent this result can be attributed to seasonal factors, as we enter into the quietest time of the year for new listings, it is possible that stock levels have now peaked for the cycle,” SQM Research managing director Louis Christopher says.
"Real estate listings remain at levels high enough to record overall house price falls, however we note that the level of listings may have also finally peaked.
"It's too early yet to call a bottom in the current housing downturn and even when it eventually does come, a recovery is very likely to be slow. But clearly we are much closer to a bottom in the market than where we were 12 months ago.
"Much is dependent upon the direction of interest rates and any type of meaningful government intervention in the marketplace."
Flora Street is one of four WA entrants on the list of 10, along with Stock Road, in Attadale (pictured above).
 Top 10 most discounted properties
Rank 1
Address: 4 Flora Street
Suburb: Midland, WA
Postcode: 6056
First seen: 16/08/2009
Initial price: $1,900,000
Now asking: $850,000
Reduction: 55%
Days on market: 687
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008173508">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008173508</a>&gt;
 
Rank 2
Address: 1350 Wynnum Road
Suburb: Tingalpa, QLD
Postcode: 4173
First seen: 06/11/2010
Initial price: $700,000
Now asking: $380,000
Reduction: 46%
Days on market: 238
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106966579">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106966579</a>&gt;
 
<img src="/images/stories/most-discounted--boolari-cropped.png">
Rank 3
Address: 3 Boolari Road (above)
Suburb: Gosford West, NSW
Postcode: 2250
First seen: 08/07/2009
Initial price: $990,000
Now asking: $580,000
Reduction: 41%
Days on market: 724
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105832903">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105832903</a>&gt;
 
Rank 4
Address: 1/21 Ocean Drive
Suburb: Coogee, NSW
Postcode: 6166
First seen: 23/05/2010
Initial price: $2,700,000
Now asking: $1,600,000
Reduction: 41%
Days on market: 405
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106550670">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106550670</a>&gt;
 
Rank 5
Address: 232-234 High Central Road
Suburb: Macleay Island, QLD
Postcode: 4184
First seen: 11/01/2009
Initial price: $279,000
Now asking: $175,000
Reduction: 37%
Days on market: 903
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007562500">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007562500</a>&gt;
 
Rank 6
Address: 25 Vicary Street
Suburb: Triabunna, TAS
Postcode: 7190
First seen: 02/08/2010
Initial price: $299,000
Now asking: $189,000
Reduction: 37%
Days on market: 336
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008491614">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008491614</a>&gt;
 
Rank 7
Address: 290 Viveash Road
Suburb: Swan View, WA
Postcode: 6056
First seen: 05/06/2008
Initial price: $2,290,000
Now asking: $1,500,000
Reduction: 34%
Days on market: 1124
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007193295">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007193295</a>&gt;
 
Rank 8
Address: 3 Zelma Court
Suburb: Macleay Island, QLD
Postcode: 4184
First seen: 23/05/2010
Initial price: $380,000
Now asking: $250,000
Reduction: 34%
Days on market: 405
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105294317">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105294317</a>&gt;
 
Rank 9
Address: 46a Stock Road
Suburb: Attadale, WA
Postcode: 6156
First seen: 21/03/2010
Initial price: $2,690,000
Now asking: ^$1,790,000
Reduction: 33%
Days on market: 468
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106404560">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106404560</a>&gt;
 
Rank 10
Address: 1/16 Dewar
Suburb: Ledge Point, WA
Postcode: 6043
First seen: 15/11/2009
Initial price: $375,000
Now asking: $250,000
Reduction: 33%
Days on market: 594
 &lt;<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106138206">https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106138206</a>&gt;
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West Australia dominates top-10 discount list

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In general property investors are all after the same thing. They buy property because they want to develop a degree of financial freedom. While some are looking to quit their jobs, others just want to have the choice of whether they work or not. Some are trying to save for their retirement while others want to leave something for their children.
Yet most property investors never achieve the financial independence they strive for, with close to 90% never owning more than one or two properties. On the other hand, a small group of investors manage to build substantial property portfolios.
Over the years I found that investors tend to fall into three main categories, which led me to investigate if one style of investing was more successful than others.
So let’s look at the 3 main types of property investor.
Firstly there is the passive investor, who tends to spend little time looking for a property. They are not interested in understanding all the ins and outs that go along with creating a property portfolio and are more likely to buy the first thing they come across, rather than conducting any due diligence or consulting others for advice.
The more active investor puts in some degree of work in order to find a good investment prospect. They gain a basic understanding of the principles involved in property, finance and taxation. They seek professional advice regarding structuring their portfolio and conduct some due diligence in the hope of increasing the likelihood of making a viable investment purchase.
Finally, there is the analytical investor, who tends to run around for months, sometimes even years, examining every nook and cranny of our property markets, endlessly comparing values and sales, reading reams of material regarding property do’s and don’ts and seeking advice from as many experts as possible before committing to anything. They like to conduct as much due diligence as possible and look for the ‘perfect' investment property.
If property investment is like many other things in life, the more effort and energy you sink into property investing, the greater your rewards are likely to be. In other words, the passive investor would enjoy smaller gains than the active investor, while the analytical investor would come out on top as they were willing to do the hard yards.
In reality this is only partially true!
Many passive investors purchase their investment properties the way they would buy their home – emotionally. They tend to buy their investments near where they live, or close to where they want to retire or holiday – all emotional reasons. Some live to regret their investment decisions and have difficulty holding on to their investments and end up selling their properties after only a year or two. Those who can hold on usually do well, but more of that later.
The more active investor puts in some degree of work in order to find a good investment prospect. They gain a basic understanding of the principles involved in property, finance and taxation. They also tend to seek professional advice with regard to the structuring of their portfolio and tend to conduct some due diligence in the hope that they can increase the likelihood of making a viable investment purchase.
What about the analytical investor? Let me share a story with you.
A while ago I bumped into Leonard, a successful IT engineer. When I first met him years earlier he said he was going to invest in property, so I asked him how his investments were going.
He explained that he was still researching the markets. Now Leonard is very intelligent but has a tendency to over-analyse things, hence he was still waiting for the perfect property, the perfect time and the perfect set of circumstances in which to buy.
What he doesn’t realise is that this will never happen.
If he had invested in a well-located property in his home town of Melbourne (or in almost any major city) three or four years earlier, when I first met him, despite that time frame including some of the worst years in property market in more than a decade, his property would have increased in value significantly.
While the value of many properties has gone by 20 or 30% in that time, Leonard had $500,000 sitting in the bank waiting for the ‘right opportunity’ to come along.
On the other hand, let’s look at Mark – a passive investor who was so naïve that he bought the first property that he could get their hands on 20 years ago for $50,000. At the time, everyone told him he was “crazy” – it was a bad time to buy; it was a foolish thing to do and he paid way too much.
Although he may not have done all of his homework, Mark bought in a popular inner suburb and the value of that property is now in the order of $500,000. And if he was half smart, Mark has borrowed against its increasing equity to allow him to buy more properties.
The lesson from all this is that it really doesn’t matter if you’re a passive, active or analytical investor, as long as you are taking action and are in the market.
Of course, you can’t just buy any property and hope it will increase in value – particularly in the current market. Educate yourself and make informed investment decisions, as long as you don’t get so absorbed in the process of learning that you forget to use that knowledge to buy something!
If you have been thinking about investing in property, maybe now is the right time to act. After all, we are in a buyer’s market – a time of great opportunity.
Buy a property that suits your current circumstances and investment strategy. If you are in it for long term, as you should be, doing something some might consider foolish right now could be much better than waiting to do something “smart” later.
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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What type of property investor are you? 

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Syndicated property investment options provide investors with access to high value, high quality properties with strong capital growth potential and the ability to attract and retain quality, long-term tenants.
The two favoured vehicles for investors looking to spread risk by investing in syndicated property are listed property funds or trusts – also known as LPTs or AREITs – or their unlisted counterparts.
When it comes to listed vehicles, some issues have become apparent, both from a portfolio construction perspective and when considering returns.
On the portfolio construction side, over the years it has become apparent that, as an asset class, listed property behaves like equities – to the point where many commentators now class LPTs as such.
In tracking the market and the index alongside the equities in the portfolio, they provide no real diversification should the sharemarket begin to slide, as recent performance figures show.
The second issue is volatility of returns, which in the case of listed property, is far higher than unlisted. As an example, the listed property index fell 76% through the worst of the GFC.
High volatility means total returns can be greatly diminished by poor timing of purchases and sales by investors who make decisions driven by strong sentiment – as we have seen in the current market.
So in the case of listed property, while an investor might have the perceived benefit of lower liquidity risk, other risks, such as correlation with a volatile sentiment-driven index, with a poorly performing index, may well countervail it.
The performance of unlisted property, on the other hand, while to an extent reliant on the broader property market, is also dependent on two more rational and controllable factors: the quality of the underlying core assets and the quality of its management.
It is far less volatile and, historically, has offered much steadier returns than its unlisted counterpart, as the chart below shows.
Unaligned to an index, the right unlisted vehicle can offer investors the benefit of genuine diversification throughout the investment cycle. 
Comparison of 10-year returns from listed and unlisted property funds
<img src="/images/stories/mcbain1again-cropped.png">
<img src="/images/stories/mcbain2-cropped.png">
<img src="/images/stories/mcbain3-cropped.png">
John McBain is the CEO of Centuria.
 
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Listed versus unlisted property: balancing performance and volatility

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Property auctions have lost their lustre, with falling clearance rates contributing to a pall over the market.
The decline in clearance rates has been accompanied by a rise in poorer voluntary reporting of results.
Some 20% of Melbourne’s auctions results now come with the price marked ''undisclosed'' – a significant increase from last year when it was sitting at about half that level.
A recent survey also revealed that 43% of properties scheduled for auction in June had no published price range, frustrating buyers' attempts to obtain basic listing information, according to The Age.
The same trend has not been as evident in the reporting of Sydney results.
Not that long ago, houses were selling for prices undreamed of with many already-inflated reserves being topped by thousands of dollars as frenzied purchasers bid for what they believed to be their last chance of acquiring a home.
The lowest clearance rates in Melbourne have been in Sunshine North, with just a 42% success rate over the past year, according to APM, along with Highton, at 44%, and Sunshine West, at 46%.
In the first six months of the year, according to the REIV, Melbourne clearance rates city-wide 59%, with four suburbs having a success rate of more than 80%, led by Chadstone with 86% of auctions resulting in a sale. Windsor's clearance rate was 82%; Abbotsford and Donvale were 81%.
The Sydney housing market remains relatively quiet, with auction clearance rates stabilising at levels consistent with the normally-subdued winter selling season, according to Andrew Wilson, the senior economist at Australian Property Monitors.
Recent data shows that while much of the Sydney property market has cooled, many suburbs in the inner-west have been well above the overall 55% Sydney clearance rate, including Enmore, Lilyfield and St Peters, which all achieved 80%-plus success rates.
But some suburbs lag considerably behind, including Church Point at 45% over the year to April, Darling Point at 43% and Yowie Bay with 44% success rate under the hammer.
The stark overall drop in clearance rates from the 70% and 80% of recent years coincides with the typical winter slowdown in auctions, so the reduction in stock might typically be expected to provide a floor for the clearance rate.
A recent Real Estate Business poll found 64% of 322 estate agent respondents indicated that private treaty was the most effective sales strategy in the current market.
But some agents argued that agents who were not actively embracing auctions in the current flat market were not being honest with their clients.
“As the price of properties fall, only the poor agents fall back to private treaty,” says Ray White Caloundra Group director Tom Garland.
“This type of agent shies away from the true, tough nature of our industry: the truth and brutal honesty. That truth is to be honest with our clients and give the news from potential buyers back to the seller as to what they believe properties [are] worth.”
Results this year show his Caloundra office has been clearing 79% of properties in 48 days through the auction process, while private treaty clearance is running at 18% on 121 days.
Ray White auctioneer in South Australia Rob Forde maintains auction in this market should be embraced, rather than feared.
“In a market with so many unknowns, auction is one of the few things that provides certainty to buyer and seller alike,” Mr Forde says.
General manager of sales at McGrath Estate Agents, Matt Lahood, says where there are not a lot of comparable sales, people are probably better off paying for an auction.
He says the decision could depend on the area, as some markets are less amenable to auctions. Larger properties, which can take longer to sell, might suit a private treaty sale.
"If it's a unique waterfront or something that's rare, you'd definitely auction it," Mr Lahood says.
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