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

Joel Robinson

Boutique Gordon townhomes now come with a BMW iX3 50

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

Vitale breaks Byron Bay records with EADE sales flurry 

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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As we look to what's ahead for 2012, Property Observer is republishing some of our most noteworthy stories of 2011.
 
A three-bedroom pre-built home on stilts costing less than $200,000 will be showcased as a solution to dealing with the threat facing properties in flood-prone regions.
The model home will be promoted to governments and consumers as an affordable and appropriate form of construction in flood-prone areas.
Designed by Brisbane architect Dion Seminara, it was the winning entry of the LJ Hooker Flood Home Design Competition, which was co-sponsored by L J Hooker, industry think tank the Future Housing Task Force and the Australian Institute of Architects’ Archicentre.
It comes in the wake of the wake of the December 2010/January 2011 Queensland floods and cyclone, which left the state with a $6.8 billion damage bill, and a report by the Australian Department of Climate Change that says up to $63 billion worth of existing residential buildings are at risk of flooding this century.
The house features a flood clearance level of 4.5 metres above the first floor, allowing floodwater to flow through the building without placing pressure on the structure.
The ground floor is constructed out of materials and finishes that can be hosed down without damage and is suitable for both urban and bush environments.
The home is designed to be built offsite and transported in two parts.
“One of the main aims of the design was to provide for an easy clean-up after the flood, with a flexible multipurpose use of the ground level for vehicles or storage,” Seminara says.
“The concept home is built on posts, making it suitable for any sloping site, and has the flexibility to be expanded through interlocking pavilion extensions.”
Besides these features, Seminara’s winning entry also met the following requirements:
<ul>
<li>Successfully integrate flood resistant, energy efficient and sustainable design.</li>
<li>Meet or provide a well-substantiated challenge to requirements set by the Building Code of Australia along with local and statutory authorities.</li>
<li>Provide three bedrooms and not exceed 220 square metres in size.</li>
<li>Provide undercover accommodation for two cars.</li>
<li>Be able to be constructed on a site with up to a 1:4 slope.</li>
<li>Be built from 80% lightweight materials.</li>
<li>Have a construction budget not exceeding $200,000, excluding consultants and authorities fees and permits, site preparation costs, service connections, site allowances, landscaping works and contingency.</li>
</ul>
According to Climate Change Risks to Australia’s Coast, published by the Australian Department of Climate Change as many as 247,600 individual buildings are potentially at risk of inundation in Australia this century.
The winning design will be built as a demonstration project by Ken Mitchell, director of the Queensland Lifestyle Development Group.</body></html>

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Flood-resistant house can keep high and dry

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Investment banker Mike Fitzpatrick, the chairman of the Australian Football League, and his wife, Helen, have bought in the Melbourne suburb of South Yarra for close to $9 million.
It’s a 1930s house on 693 square metres in the Domain precinct, which the Fitzpatricks bought from interior designer Melissa de Campo. De Campo paid $3.45 million for the property in 2003.
Not quite within a drop punt of the MCG, but the Royal Botanic Gardens is almost their front yard.
Designed by architect Marcus Martin, the four-bedroom recently renovated house on a cul-de-sac had been listed for March tender through Kay &amp; Burton South Yarra's Michael Gibson and Ross Savas with $10 million hopes.
The house comes with a north-facing garden, study and casual family area that opens to a deck and pool. The property also has open fireplaces.
Rumours have been rife of the prominent couple’s purchase since its May 30 exchange, with the price yet to be revealed.
At the $10 million asking price being initially sought, the pricing represented $14,430 per square metre. At $9 million it reflects $13,000 per square metre. In 2004 a street sale equated to a local record of $6,160 per square metre. In 2000 the keen punter and former Crown Casino boss Lloyd Williams secured a then record $3,099 per square metre for his family house on the street.
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AFL chairman Mike Fitzpatrick spends close to $9 million in South Yarra

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Support is growing for listed property trust managers to link the fees they charge investors more closely to the performance of their trusts.
The latest to criticise the current fee system is Bill Moss, chairman of Moss Capital, currently locked in the battle to acquire management control of the $3.63 billion Charter Hall Office REIT.
Moss says he will cut the office trust’s base management fee to 30 basis points from an average of 41 if his company is voted as the new manager at a shareholder meeting scheduled for July 27, 2011.
He argues property fund managers should have cut fees more than they have since the global financial crisis, given the poor performance of the listed property trust sector and rationalisation in the industry, The Australian reports.
ASX-listed Centuria Property, which manages a $1 billion unlisted property trust, agrees fees should be re-evaluated.
It says historically, many funds (listed or unlisted) have been able to charge a “success” fee despite poor performance.
Centuria’s performance fee is only charged subject to investment costs being recovered and a minimum 10% internal rate of return per annum being generated for investors.
The fund is also opposed to what it calls “poison pill” provisions, which require the relevant fund to pay the responsible entity, even if it is removed by a vote of investors before the end of a fund.
Centuria’s funds do not include poison pill provisions, and its CEO believes no reputable fund should.
“Whether a trust is listed or unlisted, these are issues that need to be eliminated,” Centuria CEO John McBain tells Property Observer.
“Performance fees are not being tested.”
Centuria’s position on fees is supported by Property Funds Association of Australia, with CEO Geoffrey Gedge saying they will “restore faith with investors”. 
Bianca Rose, portfolio manager of equities and property at Ibbotson Associates Australia, says excessive management fees are part of the reason A-REITs have performed poorly since the outbreak of the GFC.
“There were many reasons why A-REITs performed so poorly: too much debt, paying out unsustainably high dividends, paying expensive management fees to related companies, and sourcing earnings from newer, less stable income sources rather than from traditional Australian property rental,” Rose writes in an ASX investor update newsletter.
Rose says the sector has now recovered and performance prospects are excellent.
“The sector is likely to be one of the most attractive growth asset classes over the next five years on a risk-adjusted basis,” she says.
Moss is battling three hedge funds Orange Capital, Luxor Capital and Point Lobos Capital for control of Charter Hall Office Trust, which hold a combined 19% of the trust’s units.
Moss established the business as the Macquarie Office Trust 1987, before it was taken over by the Charter Hall Group in 2010.
The Charter Hall Office REIT portfolio is made up of 33 office buildings in major business districts across Australia (62%) and the United States (38%).
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Support grows for performance-based A-REIT fees

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Sydney has well and truly lost its X-factor, thanks to more than a decade of infrastructure paralysis where the vision was blinded by government incompetence and bureaucratic blunders. More ironic the name – New South Wales – given that nothing “new” has happened and a master plan is well overdue. The New South Wales economy is ranked last among the state and territories, according to the latest CommSec survey. The Australian Bureau of Statistics reported that final demand grew by just 0.4% in the March quarter of 2011. To make matters worse, the state coffers won’t be returning to surplus anytime soon – so where did all the money go, given the previous government has left very little to show following 15 years in office?
It was evident at the March 2011 state election that the constituents had had enough when the Coalition recorded a two-party preferred vote of 64.2%, an overall swing of 16.5%. Both the vote and swing are likely to be records for the post-war period. The Liberal Party polled 50.6% of the first preference voter in greater a Sydney, as opposed to 28.3% for Labor.
The late Joh Bjelke-Petersen once said “the strength of the state’s economy could be gauged by counting the cranes on the Brisbane skyline.” I don’t see many cranes in this 2011 aerial shot by <a target="_blank" title="Tim Mooney Photography" href="https://timmooneyphotography.com/">Tim Mooney</a>.
<img src="/images/stories/sydney-simeon.jpg" style="outline-style: none; outline-width: initial; outline-color: initial; padding: 2px; border: 0px initial initial;">
The latest ABS report has Sydney’s population at 4,575,532 and climbing yet, NSW infrastructure remains in the doldrums. NSW keeps falling behind the other states and territories, growing just 1.2% last year to 7,272,200. Last year 94,668 NSW residents decided to relocate to another state while 83,425 moved into NSW – a net loss of 11,243. Quite amazing that in this day and age NSW now finds itself in with more departures than arrivals.
The tools have been laid down, as construction in Sydney is well behind the other Australian cities – it is becoming quite clear that we no longer have a culture for construction. The ABS reports that last year 27,655 houses and apartments were constructed in NSW. Victoria recorded 50,700 (nearly double NSW), 31,611 in Queensland and 22,315 in Western Australia. To make matters worse just 16,118 new houses were built in 2010, Victoria led the way again with 37,218, Queensland with 21,764 and Western Australia constructed 18,442. Sydney has the lowest vacancy rate for rental properties in Australia, at just 1% – the general rule of thumb is that this figure should sit between 2% and 3%. The rental vacancy rate will continue to decline, forcing rents up further, given just 19,111 dwellings were approved for construction in Sydney between July 2010 and May 2011. Spiralling rents are forcing families further west as they seek rental relief affordability.
Bennelong MP John Alexander recently wrote in The Australian: “The national cost of traffic congestion through productivity and efficiency losses is estimated to be over $10 billion each year and growing exponentially. Sydney’s population has grown at a staggering rate. Policies of ‘urban infill’ with minimal additional infrastructure have led to additional cars forced onto congested local roads with no real plan to increase capacity. Australia’s largest capital city finds itself in a sad state as a result of a failure to plan for future growth compounded by sky-rocketing property acquisition costs to build necessary infrastructure.
“By example, a crucial heavy rail line to service the burgeoning north west of Sydney, the North-West Rail Link, was planned in 1998 and costed at $360 million. Thirteen years later, without a sod turned, and needing to include a few extra stations due to population growth, the cost is now estimated to be north of $7 billion and rising.”
So why is the Gillard government spending $50 plus billion on the NBN Co? Obviously the government believes that faster internet speeds are more important than faster transport infrastructures.
<img src="/images/stories/darling-harbour-simeon.jpg">
Darling Harbour was opened in 1988 (I’m hard pressed to think of another infrastructure initiative, aside from freeways), and the Sydney Olympics were in September 2000. Since the Olympics in 2000 it looks very much like it was not only the crowds and participants who left. Throw in GST receipts and the most expensive real-estate stamp duties in Australia – yet nothing to show.
Just like the NSW budget black hole – the once-named Premier State is now in a state of disrepair requiring the biggest drawing board in Australia’s history.
Robert Simeon is a director of <a target="_blank" title="RWM" href="https://www.rwm.com.au/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Richardson &amp; Wrench Mosman &amp; Neutral Bay </a>(RWM) and has been selling residential real estate in Sydney since 1985. He has also been writing real-estate blog <a target="_blank" title="Virtual Realty News" href="https://www.rwm.com.au/news/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Virtual Realty News</a> since 2000. The RWM real estate model has sold in excess of $1 billion in database sales globally.
<a href="https://timmooneyphotography.com/index.php" title="Tim Mooney" target="_blank">Tim Mooney</a> specialises in aerial photography, and he has a particular passion for property photography. 
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Nothing new about New South Wales

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Investors should be looking at the Perth, Brisbane and Sydney housing markets, according to forecasts by BIS Shrapnel.
House prices are forecast to rise by between 15% and 19% in these capital cities by June 2014, led by Perth.
BIS Shrapnel predicts Perth median house prices will rise by 19% from the current estimated June 2011 median price of $480,000 to $570,000 by June 2014.
Sydney house prices are predicted to increase by 18% over this period, from $640,000 to $755,000, and Brisbane is forecast to record the third-fastest growth rate of 15%, from $440,000 to $505,000.
The solid growth expectations for Perth, Brisbane and Sydney are forecast on the basis of these markets “currently building new dwellings at well under the level of underlying demand” combined with relatively weak price growth in recent years, the company says.
Rental stock is expected to tighten notably in Brisbane and Perth, “which will create a flow-on effect to upgrader demand,” says BIS Shrapnel senior manager and study author Angie Zigomanis. “With economic conditions and income growth to be strongest in Western Australia and Queensland (and to a lesser extent New South Wales), this should underpin moderate price rises averaging 5% to 6% per annum in the three years to June 2014,” he says.
<img src="/images/stories/bisshrapnel.jpg">
House prices in all the other capital cities are forecast to grow by less than 10%, with BIS Shrapnel expecting Melbourne house prices to grow notably slower than the rest of the east coast market –just 6% by June 2014, from $575,000 to $608,000.
Only the currently flat Hobart market is predicted to grow at a slower rate than Melbourne – just 5% over the next three years, from $365,000 to $385,000.
The modest outlooks for Melbourne, Adelaide, Hobart, Canberra, and Darwin are a result of affordability in these markets at close to long-terms lows and construction currently exceeding underlying demand.
According to BIS Shrapnel, prices levels in these centres will be underpinned by strengthening economic conditions, “although there is very little upside, given the diminishing pent-up demand,” Zigomanis says.
The median house price in these centres is forecast to rise 1.5% to 2.5% per annum over the next three years and to record declines in real terms.
Average median house price growth across the eight capital cities to June 2014 is forecast at 10.75% on the back of the resources boom and employment growth.
Zigomanis calls current market conditions “just a lull or a pause”.
“Economic growth is forecast to regain traction through 2011 and continue to accelerate in 2012 and 2013 as resources investment flows through to the rest of the economy,” he says. “Strengthening employment growth – the unemployment rate is forecast to fall below 4% in 2013 – will also see net overseas migration inflows turn around, and the underlying demand for new dwellings begin to rise. With new dwelling starts currently declining, the corresponding fall in completions means the underlying deficiency of dwellings nationally will increase.
“This will underpin the strength of residential conditions, causing rental markets to tighten and rental growth to pick up, particularly in those markets where it has been weakest in the last couple of years,” he says.
Another factor contributing to improving market conditions will be a correction in first-home buyer demand, “which should begin to revert back to long-term averages as the ‘pull forward’ effect is worked through”. Although interest rates are forecast to rise further, Zigomanis says historically this is not inconsistent with rising first-home buyer demand.
Zigomanis says the drop in demand from first-home buyers has bottomed out and should slowly improve over the year. 
BIS Shrapnel is forecasting a 50-base point rise in the cash rate in 2011-12.
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Perth, Sydney and Brisbane best short-term investment prospects: BIS Shrapnel

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I bought my second investment property in early 2005. This purchase was a two-bedroom, two-bathroom apartment bought off the plan at the Surfair Resort on <placename>Marcoola</placename><placetype>Beach</placetype> on the Sunshine Coast in <state><place>Queensland</place></state>.
Friends recommended that we go to a development group, and we didn’t really know what we were doing, but we trusted in their recommendation as they had bought several properties through this same group.
The absolute beachfront, brand-new complex promised a 7% rental guarantee for the first two years, so we placed our deposit down and waited for it to be constructed. The apartment was $301,000, which included a furniture package and car space. We haven’t done too badly with this investment overall in terms of capital growth, but the purchase process was fraught with dramas, basically due to our lack of knowledge and the fact that we didn’t know what to ask.
Firstly, we trusted the group marketing the property. We failed to conduct proper due diligence, and it wasn’t until after settlement that we discovered the exorbitant management fees of 49.5%.   Being a real resort for holidaymakers, they charge these high fees in order to cover their marketing and management expenses.
Through this experience we learnt how chilling it can be to trust these property marketers. About a week before settlement, they called and casually asked what we had borrowed and what money we had for settlement.   We assumed that this would have been the balance of the purchase price less deposit, so we were shocked to hear them say, “Oh no, the money you put down already was purely for the builder to fund the building of the complex. We still need you to come up with the full purchase price plus costs, and the deposit will be refunded after settlement.”
This was incredibly dodgy as at no time was this ever mentioned to us until suddenly and very casually, a week before settlement.
In any case, our brilliant mortgage broker did what she had to do and in five days, she was able to come up with the extra funds we required. I called the property marketers office to have my say, only to be greeted by the receptionist. I politely told her that my comments were not directed to her personally but “#?A$%^&amp;!@” and could she please pass those comments on.
I later found out that this marketer had said to my broker that I was the client bitch from hell – what’s that saying about the pot and the kettle?! In any event, we settled and we haven’t dealt with those people ever again.
After the first year, it was time to prepare our tax and we thought we would be covered with our 7% rental guarantee, but this was not the case. We were advised that we had to deduct the cost of the furniture and the GST from the purchase price – or something to that effect! Therefore the 7% guarantee was actually calculated on $265,000, not $301,000 using the gross rental amount.
Also, because the apartment is part of the rental pool, we only get the seasonal rental, so it’s not exactly great on the cash flow. We do have the option of permanent rental, but the rental pool option allows us to stay there on holidays for free, so it’s not all bad. We let our friends stay there so they too can enjoy the resort and have a great holiday.
The Facts
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td width="84" valign="top">
Purchase Price 2005
</td>
<td width="82" valign="top">
Current Value 2010
</td>
<td width="94" valign="top">
Rental Start
</td>
<td width="94" valign="top">
Rental Current
</td>
<td width="75" valign="top">
Yield Current
</td>
</tr>
<tr>
<td width="84" valign="top">
$301,000
</td>
<td width="82" valign="top">
$350,000
</td>
<td width="94" valign="top">
N/A - part of rental pool
</td>
<td width="94" valign="top">
N/A - part of rental pool
</td>
<td width="75" valign="top">
Differs each year
</td>
</tr>
</tbody></table>
 
This is an exerpt from  <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.ipip.com.au" title="Journeys Along the Property Path" target="_blank">Journeys Along the Property Path: 12 real life stories of 12 property investors</a>, published by Inspirational People in Property. Two of the authors are fighting against breast cancer, and IPIP has aligned with the McGrath Foundation to raise money to fund McGrath breast care nurses in communities across Australia and raise awareness of breast cancer, particulary among young women. The <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.facebook.com/inspirationalpeopleinproperties" title="Keep up with the campaign" target="_blank">initiative </a>aims to sell 9,000 books in nine days to raise $90,000 to support the McGrath Foundation.
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Our first resort investment was not all smooth sailing

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Melbourne loves its property television shows more than Sydney. 
This was evidenced again with the return of Michael Caton’s Channel 9 television series Hot Property.
Hot Property attracted 357,000 Melbourne viewers, compared with 266,000 Sydney viewers.
Hot Property sat in the eighth spot for the night, with 898,000 national viewers watching auctions unfold in Brunswick in Melbourne and Kellyville in Sydney.
But it appears the viewers like renovation dramas even more, with the fourth night of The Block sitting in third place in Thursday night’s ratings with an audience of 1.13 million.
It was a slight jump on the 1.11 million on Tuesday and Wednesday nights for The Block, which premiered with 1.34 million on Monday night.
Part of the reason for Melbourne’s higher ratings is that The Block is set in Melbourne this year, the first time in its four series that it has been based outside Sydney.
“Hot Property looks at the highs and lows, the elation, the success and the disappointment of the real estate game,” Caton says.
The first episode featured a Brunswick unit that sold for $386,000 through Barry Plant, having been bought for $237,000 in 2007.
It was in a block of eight, all sold at the same time in 2007, and the new owners formed close friendships.
At Kellyville there were hopes of $800,000 for the single-story house, which sold post-auction for $785,000 through  Gilmour &amp; Orley Real Estate.
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Melbourne tunes in to property TV

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The property market looks to be bottoming out, meaning things are about to begin to improve, according to <a target="_blank" title="Residex" href="https://www.residex.com.au/">Residex </a>forecaster John Edwards, who has pinpointed 29 areas where growth has been above 4% in the past three months.
Edwards suggests there had been strong growth in Fawkner, Carlton and Campbellfield in Melbourne, and Girraween, Canterbury, North Sydney and Artarmon in Sydney.
Many rural towns including Dubbo in NSW and Bendigo are in Edwards’s list.
He notes about 62% of the suburbs identified have a median value of less than $500,000 and about 30% have a median value of less than $350,000.
“Affordability is again playing its part in growth,” he says.
“It should be clear that no matter what the greater market is doing, there are always gems to be found.
“However, it is important to remember a current ‘gem’ is just that, current, and the opportunity to maximise returns has passed.
“We need to find the locations that are predicted to grow, just before they become ‘gems’ to make the most out of an investment,” Edwards says.
Edwards notes that across Australia growth, in real terms, is lower than normal, “so if history is any guide to the future, we can expect it to rebound”.
“Given long-term real rates and low inflation of about 2% to 3% , the longer-term nominal growth should be, on average, around 6% per annum,” he says.
Edwards suggests there are markets across Australia currently doing very well, although Australia’s median price eased 0.38% during May, and is down 0.29% in the past three months to sit at $441,500.
The biggest decline during May was Hobart, down 1.77% to a $374,000 median.
Perth had the best jump in May up 0.72% to a $485,000 median, according to Residex.
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Buy the gems before they go up: Residex

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Landlord insurance is like all the other insurance policies we have in our lives, and if you are like me when it comes to renewal time, you always wonder – do I really need it?
Well, as an investor myself I believe it’s a must. Circumstances can change, and the best tenancy can go pear-shaped. Combine that with the crazy weather the country has experienced during the past six to 12 months, and you would be mad not to have the right coverage in place.
Many owners often misunderstand the difference between landlord insurance and building insurance.  A building insurance policy covers the outside of the property and generally it includes public liability for common areas, such as the driveway, etc.
So the outside is covered, but what about the inside?
Landlord insurance has many aspects of cover.  Firstly it has contents, which includes the carpet, light fittings, blinds/curtains, the property’s appliances etc. (Now this "contents" is not to be confused with the contents owned by the tenant, of which they are responsible to cover if they so choose).
Contents is extremely important – remember the Queensland and Victorian floods?  Some of those investors didn’t have a policy in place and the out of pocket expenses will be enormous depending on the severity of the flood or water damage.
Or what about storm damage? Think about if a large gum tree falls in on your roof and the rain ruins the carpet throughout the house.  That's another example of where a landlord insurance policy would cover you.
The other major aspect of cover is loss of rent.  This provides owners with rental income up to X number of weeks.  The best policies on the market allow for 15 weeks loss of rent.  Loss of rent is payable to an owner when tenants stop paying the rent and are subsequently evicted from the property, when they up and leave overnight, in the event the property is not tenantable (i.e. due to flood, fire, etc.) or in the event your tenant dies.
Policies will also provide cover for malicious damage (not fair wear and tear), accidental damage, public liability and legal fees.
Like anything nowadays there are many different policies on the market to choose from. I have worked with some fantastic policies, but I have seen owners incur considerably out-of-pocket expenses due to taking out the wrong policy.
Now don’t forget to look at the excess payable on the policy you are looking at.  Watch out for those policies who charge anything greater than $300 for an excess.
Lastly, talk to your property manager – they work with these policies every day. They know how to lodge the claims, what documents to include, the questions the insurance company will ask and what the anticipated settlement and timeframe will be.
Leah Calnan is the director of <a style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;" href="https://www.metropm.com.au" title="Metro Property Management homepage" target="_blank">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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Yes, you really need landlord insurance

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Despite all the good intention, many buyers often make crucial and costly mistakes when buying a property. Based on years of experience as a buyers’ agent, the following are the top 10 mistakes that I see property buyers make on a regular basis, irrespective of whether it is a buyers’ or sellers’ market.

1. Not enough research

Buyers need to do their homework. Unless you have physically inspected 50-100 properties in the target area, you will not be able to accurately gauge what is a “good price”’. Merely browsing through photos and floor plans on the Internet is simply not sufficient and cannot compare with a physical walk-through. Likewise, many buyers rely heavily on data and statistics, which tend to be historical in nature. The only way to accurately gauge the market sentiment at any given point in time is to see as many properties and attend as many Auctions as you can. No report you buy can be a substitute for this legwork.

2. Too much research 

For most people, a property is the single largest purchase and investment they will ever make in their lifetime. So it is understandable that you would want to be as thorough in your research as possible. However, if the research takes too long, you could well miss some really good buying opportunities and end up chasing a market that no longer exists.

3. Spread too thin

It is important to condense the search process to a specific geographical area and time frame. Otherwise you could end up searching across 10 different suburbs over a 12- to 18-month period – which would give you neither an accurate nor reliable picture of the market.

4. Lack of confidence

Some buyers are paralysed by the fear of making such a large purchase decision that they end up not being able to commit to any property. For most buyers, there is also an element of “fear of missing out”, which is driven by the fear that something better may be out there. This fear of making a mistake is a reflection of a lack of confidence, and renders buyers unable to analyse all the information they have gathered in a decisive manner.

5. Not seeing the big picture

With more and more properties being styled for sale, it is easy to fall for the presentation rather than the product being sold. Buyers need to pay attention to details and focus on the important but less glamorous things such as where the sewer is located, whether there are any easements, whether the property is in bushfire- or flood-prone land, the zoning of the property, whether there are any planned developments in the area, etc. Likewise, many buyers get fixated on small issues that are easily fixed instead of looking at the big picture. Focus on the things which cannot be changed (such as the location, position, aspect, etc.) and not on cosmetic flaws (such as an old kitchen or bathroom).

6. Comparing apples and oranges

No two properties are ever alike. At the most basic level, property value is determined by the size of the property (land size and number of bedrooms, etc.) But beyond this, there are so many variables that can even cause two properties with same land size on the same street to vary greatly in price. For example, even-numbered houses on one particular street may be worth more than similar houses on the same street that are odd-numbered. The reason could be that one side of the street may be the high side or may fall into a highly sought-after school catchment. One side of the street may have the highly desired north-facing backyards whereas the houses on the opposite side have south-facing backyards. Or one side may be in bushfire-prone land but the other side is not.

Since most buyers cast a wide net when searching for their dream property, many do end up making the mistake of comparing apples with oranges. This typically happens when buyers compare properties in adjacent or neighbouring suburbs without taking into proper account the subtle differences in demand vs. supply, capital growth and rental potential etc.

7. Not having a good auction strategy

It is always surprising how many buyers show up to an auction with either poor or no strategy at all. Just knowing what your maximum limit is going to be is not sufficient as a strategy. Among others, you will need to have a strategy for dealing with other bidders, the auctioneer, as well as the selling agent who will no doubt be there to put the pressure on. There is no single “ideal” auction strategy. Every auction is different and requires a different approach depending on who the players are on the day and whether the auction will be in-room or on-site. Buyers should not be bidding at an auction unless they have attended and watched at least 15-20 other auctions (both in-room and on-site) to see the myriad of ways it can unfold.

8. Overly focused on getting a bargain

It is always better to pay a fair price for a premium property than to get a bargain for a sub-par property. In the current buyers’ market, too many buyers are focused on getting a bargain rather than on securing the best property possible within their budget. It is not uncommon for a buyers’ ego to get in the way of securing a great property! Holding out on that $5,000 to $10,000 may end up costing you a terrific property that will generate much more return in the long run than any savings you might make in the purchase price.

9. Not asking for help

The most dangerous property buyers are the ones who think they know it all and do not seek appropriate advice. An example would be bidding at an auction. One single mis-bid could cost you much more than the fee to hire a professional to bid on your behalf.

10. Herd mentality

Property buyers are generally cautious about acting when no one else is. At auctions, there is often silence as the auctioneer tries to coax the first bid. It is only when others start bidding that some buyers feel confident enough to join in. Likewise, many buyers are hesitant to submit offers until the selling agent puts the pressure on by saying that there are other interested parties. Savvy buyers are accurately educated, confident, decisive, able to see the big picture and do not subscribe to the herd mentality which is holding back many buyers.

Oliver J. Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">OH Property Group</a>. In addition to being a licensed real estate agent, Oliver is also a chartered financial analyst. You can follow Oliver on Twitter at <a target="_blank" href="https://www.twitter.com/ohproperty" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">www.twitter.com/ohproperty</a>.
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