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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The Westfield Group has defended the rents it charges retailers, saying they are a product of market forces.
“Rents in Australian shopping centres are a function of a free market. Westfield and other shopping centre managers are able only to charge rents at a level that retailers are willing to pay,” Westfield has said in its submission to the Productivity Commission inquiry into retailing.
Westfield is also opposed to implementing any legislative limits on occupancy costs, quoting a 2008 Productivity Commission inquiry that concluded that “there appears to be little evidence that the current process of negotiating occupancy costs is constraining the efficient operation of the market for retail tenancies” 
The group admits that major tenants such as supermarkets and department stores have a strong negotiating position and pay lower rents per square metre than smaller retailers, but says they contribute more capital to the construction of the store, “take longer-term leases, up to 30 years in some cases, and take much larger stores”.
“Major stores bring foot traffic from which specialty stores benefit,” the group says.
In it submission, collapsed retailer REDgroup says high rents were a major factor in the failure of its book chains Borders and Angus and Robertson, labelling Australian rents among the highest in the world.
Myer also identifies high rents as a major cost in its submission to the commission, saying “in Australia we have higher rental and occupancy costs as a proportion of sales than our overseas counterparts”.
In its submission Westfield provides a table comparing average rent costs per square metre in its Australian, US and UK shopping centres, which shows that the rise in value of the Australian dollar in the last six months means Australian retailers ($1,428 per square metre) are paying significantly higher rents per square metre than retailers in the UK ($1,270) and US ($586).
<img src="/images/stories/westfieldjune17.gif">
However, Westfield says such comparisons are misleading given the current high value of the Australian dollar and says using the 10-year long-term average Australian dollar exchange rate ($A1 = US$0.75) shows that rents per square metre in Australia are higher than the US ($830) but lower than the United Kingdom ($1,857).
Using the long-term average to draw comparisons, Westfield says rents are a function of the availability of retail floor space in each market.
“The United States has lower rents but approximately double the floor space per capita of Australia. The United Kingdom has higher rents than Australia but about 40% less floor space per capita than Australia.
Australia, it says, “has taken the middle ground between the US and the UK in providing neither too much nor too little floor space”.
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lschlesinger-FZcF9M3vE6

Don't blame us - rent is market-driven: Westfield

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Properties are still selling. It just takes longer, and more are selling prior to or post auction. Sellers with sensible offers prior are more willing to accept them, and buyers are less willing to bid up at auction (and will often negotiate to closure post auction).

The property market has weakened in 2011, with RP Data figures showing a quarterly decline of 2.2% nationally for the March quarter. For Sydney we registered a decline of 1.1%. More specifically, Sydney auction clearance rates have hovered around the 52% to 58% mark in the past few months.

Understandably, many opportunistic buyers are making lowball offers, citing declining market conditions. Vendors who need to sell may choose to accept below-market prices, thereby negatively affecting the prices of neighbouring properties. However, vendors who are able to wait will either hold out for a higher offer or simply take their property off the market. Not surprisingly, the time-on-market for properties right now is longer than a year ago. Many selling agents are now also advising their vendors to sell by private treaty rather than auction.

The data may seem ominous, but is in my opinion a necessary consolidation on the above-average (and unsustainable) gains of 2010. It comes at the same time that Australia has experienced its biggest quarterly contraction since the early 1990s recession, with gross domestic product (GDP) falling 1.2% in the March quarter. This macro data can be attributed largely to the flood impact on Queensland, and it is believed by many that the data indicates it should be a one-off fall in GDP.

So property markets are down in line with GDP, which is expected to rebound shortly. I would expect the same of the property market. Keep in mind also that winter also tends to be a slower season for the property market. As the weather warms up, property action also tends to follow.

Rental yields are now rising (largely due to undersupply of housing). Sydney’s gross rental yield for units is now 5.01% (2.3% quarter-on-quarter growth) and houses 4.38% (2.7% quarter-on-quarter growth) according to March 2011 APM data. We can expect this to continue, and it will bring more investors into the market as the negative cashflow burden (net carrying cost) on property investment lessens.
 While I do not expect on average 10+% capital returns to property ownership over the medium term, I think we can count on a more moderate 6% to 8%, which can be added on top of rental yields of 1% to 2% higher than they have been in the recent past. The cash rate at 4.75% has not been raised by the RBA since November 2010, and recent GDP figures are likely to postpone any rise for a bit longer. This combined return on property investment will be attractive to leveraged property investors and will no doubt pull them back into the market. As a reflection of this, the level of inquiry we have received from investors has increased considerably in recent months.
Despite media reports, what we are experiencing right now is far from a crisis. The only crisis I am seeing is a crisis of confidence as buyers are more risk-averse than before. The herd mentality of buyers also means that many are hesitant to make a move for fear of buying during a downturn (no matter how mild). Many buyers therefore choose to simply sit on the sideline and watch what unfolds. Unfortunately, by the time the market does bounce back, it may well be too late for many buyers, who would have missed out on some genuinely good opportunities.

In a changing market, it is important to stay rational. For example, there have been several news articles on homes that have been heavily discounted (some by nearly $1 million, apparently). One might interpret this as the market going into a total collapse. But a more likely reason behind such heavy discounting is that the property was seriously over-priced to begin with.

Ultimately, if you believe in Australia’s fundamentals, then the current property consolidation phase should be taken as a positive. Nobody likes a bubble that bursts. It is better that we have a pause now and robust growth in the future.



Oliver J. Stier is the director of <a href="https://www.ohpropertygroup.com/" title="OH Property Group" target="_blank">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">www.twitter.com/ohproperty</a>.
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oliverstier-Cu9aF99VRm

The market is not falling, it is correcting

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Property management is a highly legislated industry, and in order to maintain your own professional credibility and that of the industry, all aspects need to be adhered to at all times.
The current legislation has been in force since 1997 and as times change, technology advances, the legislation too must keep up. In the coming 12 months, we should see a review to Victoria’s Residential Tenancies Act.
That being said, one aspect of the act still astounds me that is not followed and that relates to the refund of bond money.
When a tenant provides 28 days’ notice to vacate and vacates the property, a final inspection must be completed and the bond must be either refunded or an application made to VCAT (Victorian Civil and Administrative Tribunal) within 10 working days.
The normal practice should go something along the following lines:
<ul>
<li>Keys returned</li>
<li>Final inspection completed</li>
<li>Tenant advised of any concerns</li>
<li>Owner advised of any maintenance, repairs, etc.</li>
<li>Opportunity provided to the tenant to return to attend to any matters of concern</li>
<li>If the matter cannot be resolved then an application is made to VCAT to retain the tenants bond under section S417,418 &amp; 419 of the Residential Tenancies Act. </li>
<li>The property manager/agent/landlord is required to provide evidence of any damage, repairs, arrears that should be deducted from the tenants bond. Evidence means photographs, reports from tradespeople, invoices, quotes, condition report (entry and exit) and any other communication or documentation that may be relevant.</li>
</ul>
All this must be arranged and attended to within 10 working days of receiving possession of the property. Communication is the key. Don’t stop talking to the other party, because nine times out of 10 the matter can be negotiated before the VCAT hearing.
Failing to adhere to the legislation could result in fines.
It’s also extremely important that owners understand and receive education on things such as depreciation (and how it’s calculated), the length of a tenancy and most important of all “wear and tear”.  It’s unrealistic for either a property manager or landlord to go to VCAT seeking replacement or compensation of a carpet in a house when the carpet may be 15 years old – depreciation of the carpet must be taken into consideration.
It is not only our legal obligation as property managers, but it is also in everyone’s best interest to ensure that bond is dealt with as soon as possible.
Leah Calnan is the director of <a target="_blank" title="Metro Property Management homepage" href="https://www.metropm.com.au" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Metro Property Management</a> in Victoria and is the chairwoman of the REIV Property Management Chapter.
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leahcalnan-pwE6GD6KY9

Bond refunds can be a sticking point

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{yoogallery src=[images/stories/junr17bridgepoint]}
Luxury apartments and townhouses in Canberra’s waterfront Bridge Point development are being snapped up quickly, with 28 of the 35 dwellings sold off the plan less than two months after they came on the market in late April 2011.
The Kingston development, which is being marketed by Colliers International, comprises seven two-storey townhouses, three whole-floor penthouses and 35 one-, two- and three-bedroom apartments, all with views over Lake Burley Griffith. One-bedroom apartments start at $525,000, and the larger dwellings are all over the $1 million mark.
“Bridge Point is arguably the most prestigious residential address in Canberra and buyers will live on Canberra’s only residential island with private uninterrupted views that will never be built out,” says Colliers International director of residential project marketing Derek Whitcombe.
Colliers says that 98% of buyers are native Canberrans.
Although the ACT Government earmarked the site for 107 units, developer Doma Group decided on a more exclusive project. The building was designed by Colin Stewart Architects, which is also redeveloping the Kingston foreshore. When completed, the foreshore will include a boat harbour and jetty, boardwalk, restaurants and public spaces.
“Whilst there are many luxury apartments for sale in Canberra, there really is no development quite like Bridge Point,” Whitcombe says.
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cknowlton-QnEa6ntUYP

Luxury apartments in Canberra snapped up off the plan

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We all know that property prices are driven by supply and demand. So on the face of it, reading that the amount of residential stock for sale has increased by 29.7% in the year to May does not sound good – does it?
Even worse, according to new figures released by<a href="https://www.sqmresearch.com.au" title="SQM Research" target="_blank"> SQM Research</a>, the amount of property for sale grew by c<a href="https://www.propertyobserver.com.au/residential/darwin-stock-levels-rise-evidence-of-dicey-market/2011061650506" title="Stock levels down" target="_blank">lose to 60% in Darwin and by almost 50% in Melbourne over the last year</a>.
SQM chief Louis Christopher says the result should be expected, given winter has started and although the amount of stock on the market is now staring to fall, it’s too early to see is this is the beginning of a turnaround.
"We've always said the decline on house prices will be mid to high single digits, and we still hold to that because there is still weakness in demand side, but what this means is that if listings do peak, we will unlikely see falls in the capital cities in the double digits" Christopher says.
How bad is the problem?
The amount of properties now available for purchase is up by a massive 29.7% when compared to the same time last year.
In Melbourne stock levels of houses for sale have increased by a 49.6% when compared to last year, while in Darwin stock has increased by 59.3%.
Canberra stock for sale has risen by 44.6%, Adelaide by 42.4%, Perth by 37.1%, Brisbane by 30.4% and Sydney by 25.5%. Hobart stock has risen by 35.7% across the year.
The question we need to ask ourselves is: does this hangover of unsold properties mean our markets are going to crash?
According to Christopher and other commentators too many properties for sale at a time when many buyers are exhibiting caution will cause property prices to drop prices by as much as 10% in some areas this year.
But let’s clarify things. There is not one property market in Australia. Our markets are behaving differently in different geographic locations and at different price points.
If you look at the Gold Coast, much of the stock for sale is developer stock that is sitting vacant or “discretionary properties” – holiday homes that are now up for sale. Some of these vendors have to sell and are prepared to sell at almost any price. And there are too many top-end luxury properties on the markets in our capital cities for the small number of buyers looking in this prestige segment.
On the other hand many of the mainstream properties for sale in streets of our capital cities are from vendors who would like to cash in on the high prices their neighbours achieved last year. The problem is they are unlikely to attain these types of prices this year, but most vendors are not in a hurry to sell.
Think about it. There is very little distressed stock on the market and few desperate sellers who need to sell at any price. But what is attracting media attention lately is the difference between the asking price (the inflated figure a vendor hopes to get for his property) and what the market is prepared to pay. And clearly this gap has widened compared with a year or two ago, when there were more buyers than sellers.
That’s what happens in a buyer’s market and it means that house prices will meander down slightly in some suburbs and hold steady in others – but there is no property crash ahead.
Michael Yardney is the director of <a target="_blank" title="Metropole Property Investment Strategists" 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 target="_blank" title="Property Update" href="https://www.propertyupdate.com.au">Property Investment Update</a> blog.
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myardney-DFoGhGbSJX

Soaring stock levels do not mean prices will crash

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<a href="https://www.propertyobserver.com.au/residential/immigration-changes-lead-to-drop-in-demand-for-lower-end-student-housing/2011061350471" title="Demand is down for cheaper student housing" target="_blank">Demand for student housing at the cheaper end of the market is down</a>, but the market for accommodation tailored for university graduates is booming, with several major projects in the pipeline.
 
The number of foreign students enrolled in university courses in Australia continues to rise, while overall university student numbers decline.
According to official government numbers, from March 2010 to March 2011 higher education visa enrolments increased by 3.6% to 204,950, making up 53% of the 390,000 foreign students enrolled in studies in Australia. Most of the others are on VET visas. 
A year ago, students on higher education visas made up just 46% of the student market.
Students also contribute significantly to the economy, spending money on tuition and living expenses (including rent). 
The latest ABS migration data finds that from 2004-05 to 2008-09 education related spending by international students increased from $8 billion to $15.9 billion.
 
To meet the growing demand local and overseas property groups are investing heavily in new student housing projects within walking distance of or a short commute to universities.
Construction information provider Cordell says the number of new student accommodation projects in the pipeline has doubled in the past year, and projects currently on the go are worth more than $6 billion.
Melbourne’s Monash University, Sydney University, the University of NSW and Australian National University are all building or planning new student apartment buildings.
Architects Nettleton Tribe are working student accommodation projects including an $80 million, 485 apartment project for ANU being built by Baulderstone Hornibrook due to be completed in 2012. The company has also provided tenders for accommodation projects proposals put out by the University of Technology, Sydney and Southern Cross University for its Gold Coast and Coffs Harbour campuses.
Two of the bigger providers, Urbanest and Campus Living Villages, both have projects in the development pipeline targeting the university accommodation market.
In February Urbanest gained approval for a 30-storey student accommodation building in La Trobe Street in the Melbourne CBD.
Designed by Melbourne-based architecture firm dKO, the Melbourne development will be the tallest student accommodation building in Melbourne. It will be only 700 metres from the Royal Melbourne Institute Technology and just 1.7 kilometres from the University of Melbourne in Albert Park.
Urbanest CEO Andrew Lee says demand for its apartments “proves there is a strong demand within the domestic and international student market for a better accommodation solution”.
“This particular market is growing increasingly savvy and fast refusing overcrowded, unsafe and often unregulated student accommodation,” he says.
The up-market nature of the developments is outlined by Urbanest projects director James Childs, who says the objective is to offer students “privacy, with their own room and en suite” and the upper floors will offer “stunning views across Melbourne”.
Environmental initiatives include solar-heated hot water, recycled water, energy efficient glazing and the use of materials from sustainable sources.
CLV, which opened its flagship 1,021-bed, $127 million University of New South Wales Village in 2010, is working with planning consultants Urbis to develop “high-quality, affordable student accommodation” on land adjacent to University of Western Australia, following State Government approval in September 2010.
Urbanest opened new buildings in Adelaide and Sydney in February, both within walking distance of major universities.
The $57 million Adelaide student building on the corner of North Terrace and Bank Street has accommodation for 500 students and is just 650 metres from the University of Adelaide North Terrace campus. The $60 million Sydney CBD building at 83 Quay Street in Haymarket has accommodation for 334 students and is next door to the University of Technology, Sydney, and 10 minutes to the University of Sydney. 
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University housing graduates to the next level

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An average of 366,300 people moved interstate within Australia each year during the 10 years to June 2010.
The main movements were northward to Queensland, but this slowed in the 2009-2010 financial year, according to the latest data released by the Australian Bureau of Statistics.
With 42,000 annual relocations, the most prevalent moves were from New South Wales to Queensland in 2009-10. The counter-flows from Queensland to New South Wales ranked the second largest (35,400 people), followed by the flows from New South Wales to Victoria (22,700 people) and Victoria to New South Wales (20,100 people).
Queensland (25,900 people), Western Australia (1,600 people) and Tasmania (160 people) were the only states to record average annual net interstate migration gains over the past decade.
However, Queensland’s gain has gradually declined since the 10-year peak in 2002-03, when Queensland gained 38,000 people, to a 10-year low in 2009-10 with a net gain of 9,600 people.
Western Australia recorded an average net gain in the past 10 years due to the gains recorded from 2003-04 onwards.
Tasmania's numbers fluctuated throughout the past decade, with slightly more net gains than net losses.
New South Wales recorded the largest annual average net loss (23,700 people) followed by South Australia (3,000 people), the Northern Territory (640 people), the Australian Capital Territory (200 people) and Victoria (180 people).
Only New South Wales and South Australia recorded a net loss from interstate migration for each year from June 2000 to June 2010.
All states and territories experienced a significant change in interstate migration in 2008-09 than in 2009-10.
Of all states and territories, Queensland continued to record the largest net gain in interstate migration in 2009-10 (9,600 people). However, this net gain was distinctly smaller than net gains in previous years.
Queensland’s net gain in 2009-10 was nearly 50% lower than the 2008-09 net gain (18,400 people) and 75% lower than the 10-year peak gain of 38,000 people in 2002-03.
In 2009-10, net gains were also recorded by Victoria (2,600 people), Western Australia (2,000 people) and Tasmania (320 people). For Victoria, the net gain was up 700 people from the previous year while Western Australian's net gain was down 4,800 people from the previous year.
Tasmania continued its recent positive net interstate migration in 2009-10 (320 people), but it was considerably less than the peak net gain of 2,600 people in 2003-04.
New South Wales continued to record the largest net loss of all states and territories in 2009-10 (10,500 people). However, the loss of people from New South Wales was less than at any time during the 10 years to June 2010.
The NSW loss in 2009-10 was slightly more than half the loss from the previous year and roughly two-thirds down on the 10-year peak loss of 32,500 in 2002-03.
In 2009-10, a net loss was recorded by South Australia (3,000 people), continuing the series of losses over the 10-year period. The Australian Capital Territory also recorded a net interstate migration loss (70 people) although this was less than the 2008-09 loss of 820 people.
In 2009-10, the Northern Territory experienced the greatest impact from both interstate arrivals and interstate departures. These flows represented 6.9% and 7.2% of the Northern Territory's population respectively.
The Australian Capital Territory experienced the next greatest impact, with a 5% and 5.1% change in its population through interstate arrivals and departures respectively.
Victoria's population felt the lowest impact from interstate migration flows, with a 1.1% change through both its interstate arrivals and departures.
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jchancellor-FAypfDUnLy

Queensland still a drawcard, but fewer Aussies moving north

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Looking for an auction to attend at the weekend? Property Observer has found four properties going to auction this weekend that would be perfect for investors. 
 
<h2>New South Wales</h2>
<img src="/images/stories/sydneyjune17.jpg">
Unit 67F, 5-29 Wandella Road, Miranda, NSW, 2228
This well-located property with views of the city and bay has polished floorboards, a CaesarStone kitchen and an internal laundry room. The three-bedroom, two-bathroom property has a tenant with an expired lease, who would like to remain in the property. The tenant currently pays $475 per week. The property is being sold by <a target="_blank" title="Highland Property Agents Cronulla" href="https://www.highlandproperty.com.au/buying/NSW/Sutherland/MIRANDA/Apartment/1P2522">Highland Property Agents Cronulla </a>agent Lucas Harwood with an asking price of $449,000. It goes to auction on Saturday, June 18 at 10.30am. 
 
<hr class="system-pagebreak">
 
<h2 style="outline-style: none; outline-width: initial; outline-color: initial; font-size: 18px; font-family: Georgia, Utopia, Palatino, 'Palatino Linotype', serif; line-height: 21px; padding: 0px; margin: 0px;">South Australia</h2>
<img src="/images/stories/southaustraliajune17.jpg">
9/18 Bewes Street, Adelaide, 5000
Currently tenanted at $400 per week to a professional couple who would like to extend their lease, this apartment in the heart of Adelaide offers reverse-cycle air-conditioning, a car park and a balcony. The two-bedroom apartment is listed for sale by <a target="_blank" title="Phillis Real Estate" href="https://www.propertyobserver.com.au/https://www.phillisrealestate.com.au/property/details/403906994">Phillis Real Estate'</a>s Andrew Downing with an asking price of $350,000 plus. The property goes to auction at 11.45am on Saturday, June 18.
<h2>
<hr class="system-pagebreak">
Victoria</h2>
<img src="/images/stories/victoriajune17.jpg">
1/ 15 Petrie Street, Frankston
Only 500 metres from Frankston train station, this recently refurbished apartment in a boutique development has a tenant with a long-term lease paying $295 per week. The two-bedroom, one-bathroom unit has polished timber floorboards, a double carport and an undercover entertainment area. <a target="_blank" title="Bayside Real Estate" href="https://www.baysidere.com.au/properties/view/363/15-Petrie-St/Frankston/Vic/Australia/">Bayside Real Estate</a> agent Darren Dowel is selling the property, which has an asking price of $290,000 plus. It is being auctioned on Saturday, June 18 at 10 am.
<h2>
<hr class="system-pagebreak">
Australian Capital Territory</h2>
<img src="/images/stories/actjune17.jpg">
2/1 McGee Place, Pearce, 2607
In a quiet block in the heart of Pearce, this two-bedroom unit is only a few hundred metres from shops in Pearce. The tenant in the property currently pays $330 per week and has a long-term lease, making the property a good purchase for an investor. <a target="_blank" title="Ray White Woden" href="https://www.raywhite.com/act/pearce/613431/">Ray White Woden</a> agent Scott Crossman is listing the property with an asking price of $295,000 plus. It goes to auction at 10.30am on Saturday, June 18.
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Friday Form Guide: This weekend's investment prospects

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Real-estate agents will need to ensure that they fully understand the rules governing work-related expense claims when they file their 2011 tax returns.
The ATO says it will “pay close attention” to claims made by real-estate employees along with a number of other professions including carpenters, joiners and apprentices and trainees.
Estate agents will be among 116,000 taxpayers the ATO will write to in the countdown to the June 30 end-of-financial-year mark.
“We have found people in these industries are at higher risk of getting their work-related expense claims wrong due to the type of deductions they are entitled to claim, such as motor vehicle and travel expenses,” a spokesperson for the ATO says.
Among the errors targeted are failing to keep a log book or receipts for car expenses, and wrongly claiming for mobile phones.
“It is important you keep records for claims totalling $300 or more as, if you cannot prove your claim, you will not be entitled to the deduction and you may have to pay a penalty,” the spokesperson says.
Institute of Chartered Accountants tax counsel Yasser El-Ansary says work-related deductions are sometimes incorrectly claimed because the laws in this area are complex and often “a shade of grey”.
“It is important to think carefully about your circumstances… If you’re self-preparing your return, make the decision on whether or not you’re eligible for a deduction on the basis of all the different guides and products available through the Tax Office’s website,” El-Ansary says.
“They do prepare a lot of written material and, for self-preparers, that written material is invaluable in assisting them to understand whether or not they are able to claim something.”
In most situations, estate agents can claim deductions for work-related expenses as long as the expense is incurred in doing their job, the expense is not private and evidence of the expense being incurred can be shown by producing receipts or other written evidence.
Evidence is required to show the full amount of a claim has been incurred, not just the amount over the first $300.
For claims under $300 or less, receipts are not required, but agents must be able to show how they worked out their claims.
The ATO recommends that when storing written documentary evidence, agents photocopy the original since receipts can fade when exposed to heat and sunlight.
It provides the following example:
 
Marco claims his car expenses through the logbook method, and does not need to keep the receipts for fuel and oil but he does need to keep receipts for repairs and maintenance. 
 
He photocopies the thermal paper receipts to protect the information. The photocopies contain the required information and are a true and clear reproduction of the original. This copy would be sufficient evidence to support his claims.
Estate agents should also be aware that if they are claiming a deduction for an expense incurred for something used partly for work and partly for personal purposes (such as mobile phone costs), they can only claim that portion of the expense that relates to business use.
Written evidence of work-related expenses must be retained for five years from the due date for lodging a tax return. If you lodge your return after the due date, the five years start from this later date.
For depreciating assets, records must be kept for a further five years from the date of the last claim for decline in value.
Every year, about 8 million people claim about $16 billion in work-related expenses.
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ATO warns estate agents to be vigilant with tax claims

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Did you know that women are two and half times more likely to live in poverty in their old age than men? By 2019 on average, women will have half the amount of superannuation than men have, and 40% of women over 50 will be single through choice, divorce or death of their partners.
As at February 2011, the gender pay gap in favour of men was 17.2%, based on average weekly ordinary earnings, and it increases dramatically when we look at different occupations. For instance, professional women are earning 32.4% less than their male counterparts, sales women are earning 39.4% less and community and personal service workers had a gap of 28.9%.
So what can we do about it? We all need to take control of our future and plan ahead for our retirement. Building a property portfolio is a great way to complement our superannuation.
Right now, I’m seeing many women not just buying houses but taking on property developments. My business, Property Bloom, project manages developments for others, and I’ve noticed a massive increase of women taking the next step into developing property.
For every male client I have three female clients. And these women are not afraid to take on a little risk. They are developing up to four properties from one. I think in general, women are in a hurry to build their property empires. This doesn’t mean women are rushing in; they are very astute and carry out extensive research. They can see that property development can boost their portfolios quickly. They are all extremely busy juggling work or their own business and raising children. I can totally relate to that, with two young boys of my own.
It is still very expensive to develop property in many capital cities around Australia. Land prices, building costs, labour and developer charges are high yet, block sizes are small. So Property Bloom focuses on the fast-growing Hunter Region of NSW for development projects.
There are many factors that will cause the Hunter Region to continue to grow. While the resource sector plays a big role in the local economy of these large regional towns, they are certainly not reliant on mining. There are many other sectors making the areas we develop in very diverse. With 133 major projects underway, there are lots of employment prospects. Population growth is also tracking well, with the town of Maitland the fastest-growing inland town in NSW. The Lower Hunter Regional Strategy, a 25-year plan for the region, has earmarked several suburbs as major residential hubs, with significant growth planned. There is a large amount of investment being made in local infrastructure projects such as the Hunter Expressway, a $1.8 billion freeway link that is currently under construction. The cherry on the top is that it is only a two-hour drive from Sydney.
The land in the Hunter is affordable and the long-term growth trends are over 10% in the towns we develop in, with rental markets tight. The area is perfect for investing and developing.
Let’s take a look my client Angela’s three-villa development project. I love Angela’s attitude, she’s an avid property investor, mother of two children and working full time. When I found a large piece of land, just under 2,000 square metres in a growing suburb of the Hunter, I thought it may be too large a project for her. Angela’s budget allowed for a three-villa project; however this land was large enough to build six. So I came up with a plan to subdivide the land and get development approval for three villas on both lots. Then Angela could sell off one of the lots with development approval in place.
Land cost 1900sqm: $265,000
Stamp duty, legal fees, survey: $2,500 (she will save on stamp duty under NSW Builder’s Bonus scheme)
Works for a two-lot Torrens Title subdivision: $30,000
Total: $297,500
Net price after selling DA approved lot @ $180,000 (includes selling costs): $117,500
Design costs to obtain development approval and construction certificate for villas: $15,000
Estimated build cost for three villas: $680,000
Contingency: $10,000
Total cost: $822,500
Estimated end value of each three-bed villa @ $350,000 each x 3 : $1,050,000
Estimated equity to be created (equity less cost): $234,500
The rent on three villas will give a 7% to 8% gross yield. So this will be a great development for Angela. She can choose to use the equity we create to pay down personal debt or for her next investment or development.
Using a project manager to handle your development means you are handing over all the detail to someone with the experience needed to successfully manage your investment. Some of the responsibilities of a project manager include:
<ul>
<li>Source development sites</li>
<li>Run feasibility reports</li>
<li>Brief architects and designers, interpret plans, estimate costs </li>
<li>consult with architects, engineers and other technical workers to make sure that design intentions are met</li>
<li>plan construction methods and procedures </li>
<li>coordinate the supply of labour and materials</li>
<li>direct site managers and subcontractors to make sure standards of building performance, quality, cost schedules and safety are maintained </li>
<li>study building contract documents and negotiate with building owners and subcontractors </li>
<li>control preparation of cost estimates and budgets </li>
<li>make sure that building regulations, standards and by-laws are enforced in building operations </li>
<li>negotiate discounts</li>
<li>assist in finding tenants</li>
</ul>
Jo Chivers is director of <a target="_blank" title="Property Bloom" href="https://www.propertybloom.com.au/">Property Bloom</a>, which manages property development.
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