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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In late 2009 Rismark repeatedly forecast that the double-digit house price growth registered over that year would fall back to single-digit levels in 2010 in line with expected disposable household income growth of 3% to 5% (see <a target="_blank" href="https://christopherjoye.blogspot.com/2011/05/benchmarking-our-historical-house-price">here </a>for the records). As it turned out, house prices rose by about 5% last year. In September 2010, a couple of months before the RBA’s de facto double rate hike, I commented, “Since 1993 there have been five instances when the RBA has lifted the cash rate sharply. On every single occasion national capital city dwelling prices have flat-lined or declined. If the RBA aggressively raises rates, there is no reason to expect 2010-11 to be any different.” Two months later, I further warned that, “Our central case is that there will be little to no nominal dwelling price growth over 2011, with a chance of small nominal declines.”  In the first two charts below, I have illustrated how Rismark’s “out-of-sample” (i.e., blind) forecasts for Australia’s two biggest cities have stacked up against actual house price movements over the last few years.
<img src="/images/stories/JoyeJune1/joye1.jpg">
<img src="/images/stories/JoyeJune1/joye2.jpg">
RP Data-Rismark’s <a target="_blank" title="RP Data April results" href="https://www.propertyobserver.com.au/news/prices-tumble-in-top-end-of-town/2011053150353">April index results</a> very much confirm our 2010 projections. In short, the RBA’s “double-tap” in November has started to bite, with the luxury end of the market leading the way.
Raw house prices have retracted by 0.7% over the first four months of 2010. To put that in perspective, that’s similar to the daily movements one sees in the Australian sharemarket index. In seasonally adjusted terms, which allows one to strip out the periodic, intra-year seasonal shifts in house prices, dwelling values are down a far more noticeable 2.5%.  The difference between these two results reflects the fact that the housing market normally realises above-trend growth at the start of each year.  As I have explained <a target="_blank" title="Chris Joye's blog" href="https://christopherjoye.blogspot.com/2011/05/silly-housing-data-debates-mk-v">here</a>, the RBA explicitly asked us to report seasonally adjusted index results in addition to the raw numbers, which is what economists and statisticians also prefer. There are two interesting insights to be drawn from RP Data-Rismark’s latest release. First, the rather unexciting overall market conditions conceal some more striking cross-sectional dynamics. The chart below shows the movements in home values over the 12 months to end April.
<img src="/images/stories/JoyeJune1/joye3.jpg">
 
Observe the circa 7% corrections in the value of housing in Perth and Brisbane, which contrasts with the rest of the nation, where house prices range from being up 1.2% to down 2.9%. This is consistent with the ramp-up in repossessions that the RBA has documented in Queensland and Western Australia since the GFC, although repos seem to be declining again (see <a href="https://christopherjoye.blogspot.com/2011/05/so-where-are-all-those-housing-repos">here</a> for the RBA's repo data). Notwithstanding the absence of capital gains, rents have been growing relatively quickly, with apartments now yielding 4.9% gross. We saw that in the first quarter of 2011 the ABS also reported that rents rose by 1.3%, significantly outpacing core inflation. The second finding of interest is the rapid deceleration in the luxury home segment.  Following a request by the RBA, RP Data and Rismark divided our capital city house price index into three sub-indices: the bottom 20% of suburbs ranked by price, the middle 60%, and the top 20%. Over the year to end April, dwellings in the most expensive capital city suburbs recorded a 5.4% loss (see next chart). In contrast, home values in the middle 60% of suburbs were down by only 0.9%. Dwellings located in the cheapest 20% of suburbs were the best performers (down just 0.5%).
<img src="/images/stories/JoyeJune1/joye4.jpg">
The uber-luxury segment is risky and highly illiquid, and has had the rug whipped from under it via a combination of the soaring Aussie dollar and the enormous destruction of wealth in Australia’s volatile sharemarket.  A final fly in the ointment is the much lower growth – and pay packets – expected in the financial services industry. Luxury homes in areas like Sydney’s eastern suburbs will continue to face valuation headwinds as banks deal with the new normal of subdued credit growth.
 
<div>
Christopher Joye is a leading financial economist, and works with <a target="_blank" title="Rismark International" href="https://www.rismarkinternational.com">Rismark International</a>. Rismark and RP Data provide house price analytics products, and solutions that enable investors to go long and/or short the housing market. The above article is not investment advice. 
</div>
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chrisjoye-JYhJsTrNRC

Luxury home market getting slammed, as predicted

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Sydney and Melbourne are noticeably absent from the most recent nationwide list of the country's most discounted suburbs and have had minimal presence in recent weeks.
We think to a certain extent that this reflects <a href="https://www.sqmresearch.com.au/" title="SQM Research" target="_blank">SQM Research</a>'s initial forecast for 2011, that the state of Queensland is set to suffer a little more than the others, and is already showing declines on a larger scale comparatively. With three properties in the top end of our list with discounts in the percentage range of 37% to 43%, Queensland is taking the lead so to speak where the slashing of prices is concerned.
Of course this is suburb-specific, and not all areas are suffering similarly, but the regions that are being hit this year are being hit hard.
 
<h2>1</h2>
 <a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106966579" title="1350 Wynnum Road, Tingalpa" target="_blank">1350 Wynnum Road, Tingalpa, 4173</a>
On the market since: November 6, 2010
Initial asking price: $700,000
Current asking price: $400,000
Reduction: 43%
Days on market: 196
 
<h2>2</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106550670" title="1/21 Ocean Drive, Coogee" target="_blank">1/21 Ocean Drive, Coogee, 6166</a>
On the market since: May 23, 2010 
Initial asking price: $2,700,000
Current asking price: $1,600,000
Reduction: 41%
Days on market: 364
 
<h2>3</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106223877" title="12 Mcclure Road, Upper Carboolture" target="_blank">12 Mcclure Road, Upper Caboolture, 4510</a>
On the market since: December 26, 2009
Initial asking price: $1,600,000
Current asking price: $999,500
Reduction: 38%
Days on market: 511
 
<h2>4</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106766036" title="16/153 Kensington Street, East Perth" target="_blank">16/153 Kensington Street, East Perth, 6004</a>
On the market since: August 21, 2010
Initial asking price: $845,000
Current asking price: $529,000
Reduction: 37%
Days on market: 273
 
<h2>5</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007562500" title="232-234 High Central Road, Macleay Island" target="_blank">232-234 High Central Road, Macleay Island, 4184</a>
On the market since: January 11, 2009
Initial asking price: $279,000
Current asking price: $175,000
Reduction: 37%
Days on market: 861
 
<h2>6</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2008491614" title="25 Vicary Street, Triabunna" target="_blank">25 Vicary Street, Triabunna, 7190</a>
On the market since: August 2, 2010
Initial asking price: $299,000
Current asking price: $189,000
Reduction: 37%
Days on market: 294
 
<h2>7</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007649611" title="128/151 Adelaide Terrace, East Perth" target="_blank">128/151 Adelaide Terrace, East Perth, 6004</a>
On the market since: May 18, 2009 
Initial asking price: $1,250,000
Current asking price: $799,000
Reduction: 36%
Days on market: 735
 
<h2>8</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.domain.com.au%2FPublic%2FPropertyDetails.aspx%3Fadid%3D2007193295" title="290 Viveash Road, Swan View" target="_blank">290 Viveash Road, Swan View, 6056</a>
On the market since: June 5, 2008
Initial asking price: $2,290,000
Current asking price: $1,500,000
Reduction: 34%
Days on market: 1082
 
<h2>9</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D105832903" title="3 Boolari Road, Gosford West" target="_blank">3 Boolari Road, Gosford West, 2250</a>
On the market since: July 8, 2009
Initial asking price: $990,000
Current asking price: $650,000
Reduction: 34%
Days on market: 682
 
<h2>10</h2>
<a href="https://sqmresearch.com.au/homediscounts/redir.php?url=http%3A%2F%2Fwww.realestate.com.au%2Fcgi-bin%2Frsearch%3Fa%3Do%26id%3D106138206" title="1/16 Dewar, Ledge Point" target="_blank">1/16 Dewar, Ledge Point, 6043</a>
On the market since: November 15, 2009
Initial asking price: $375,000
Current asking price: $250,000
Reduction: 33%
Days on market: 552
Louis Christopher is the managing director of SQM Research. More information on discounted properties can be found in the free SQM weekly newsletter or on the <a href="https://www.sqmresearch.com.au/news.php">SQM Research website</a>.
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louischristopher-TWpYcZDLBK

The 10 most discounted properties in Australia at June 1

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If you're looking to buy your next home or investment property, or even if you're considering selling your property, a question you would be asking yourself is, "How much is this property really worth?"
Whom do you ask to find out? The selling agent? A valuer? A buyers' agent? Maybe the bank? Or do you buy one of those online reports from the property data providers?
It probably won't come as a surprise that they are all likely to come up with different "values".
You may have heard of the concept of "fair market value" in property, which is defined as "the price a buyer will pay and a seller will accept given that neither the buyer nor the seller is under pressure to close the deal".
Pressure, or motivation, comes from life changes such as divorce, a sudden job transfer, difficulty meeting mortgage repayments or a death in the family, and these things compel either the buyer or seller to act quickly.
Now, when we're talking fair market value, let's get one thing clear – it might not always be "fair" to you.
It might not be what you call "equitable", because fair market value is impartial, it takes no sides and it doesn't care about what you need or what you want. As a buyer you want to buy the property at the best price possible and as a seller you want to achieve the highest price for your home.
So back to my original question – whom do you ask for advice?
The real-estate agent
If you ask the selling agent what the property you're considering buying is worth, he is obliged to work for his client – the seller. Although he can give you details of comparable sales and an indication of interest in the property from other potential buyers, the selling agent should be trying to maximise the sale price for his vendor.
A valuer
You could pay $400 or so and get an independent professional valuation, but you'd probably be disappointed.
I've found that a formal valuation is of limited benefit in setting a realistic market price to purchase a property and will generally be low when choosing the asking price when selling your home. It's just another figure to add to the mix of possible prices.
Call me cynical, but in the current market, when property values are flat, I've found valuers come down on the conservative side.
The bank
When you apply for a loan for your new property the bank will determine its value, but again this might not accurately reflect the property's market price.
Banks tend to value properties at a figure that will reflect what the can reasonably expect to recoup if they take possession and on-sell your property if you default on your loan repayments. They either use their own staff or an outside firm of valuers, but these are often driven by valuations without even looking inside the property.
An online report
A number of property data and research companies provide reports you can buy online to estimate the value of a property.
What's the catch? I've found that they can be 10% to 20% out on the real price of a property. They can be wrong either way – estimating the property is worth considerably more or less than its value.
Think about it – they don't know if the property has had an airconditioner installed or whether it has threadbare carpets or recently polished floor boards. They don't know whether the property has been recently renovated or is in original condition.
In my view, I wouldn't bother with this type of report.
A buyers' agent
A buyers' agent could be a good source of independent and unbiased property price advice.
Buyers’ agents are licensed estate agents, but the opposite to selling agents, because they work for and are paid by the buyer.
If you choose one who works in the geographic patch you are considering, he or she should have an intimate knowledge of the property market, what is selling and what isn't and the prices that properties are selling for.
More and more investors and home owners are now using buyers' agents to level the playing field when they are looking for their next property purchases. Not only will they assist with background research and pricing, but you can use their negotiating skills to help you obtain the best price.
To be successful in today's flat property markets thorough research and astute property selection is important, as is buying at the right price. Investors can't count on the rising tide of property prices to cover up their buying mistakes.
If you are not able to or don't have the time to do this research yourself, then you need to get a good team on your side to help in your next property purchase or sale.
 
Michael Yardney is the director of Metropole Property Investment Strategists, a best-selling author and one of Australia's leading experts in wealth creation through property. For more information about Michael, visit <a href="https://www.metropole.com.au/">www.metropole.com.au</a> and <a href="https://www.propertyupdate.com.au/">www.PropertyUpdate.com.au</a>.
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myardney-DFoGhGbSJX

How much is that property really worth?

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After years of strong capital growth in most of our capital cities, it’s clear that 2011 will be a different year – one of minimal growth.
The trouble is that there are now more properties for sale than there are buyers.
Affordability has become an issue for many potential buyers, who are feeling the pinch of many interest rate hikes last year. At the same time there is less consumer confidence as a result of the mixed messages in the media, and this means many would-be home buyers and investors are sitting on the sidelines waiting to see what will happen.
What these observers of the property markets will notice is that rents are going to rise significantly over the next few years.
Why?
Our population is still growing in our major cities, and people have to live somewhere. If they can’t afford to buy they’ll rent, and we’re just not building enough new dwellings to accommodate them all.
This leads to the question – can all these tenants afford the rent hike many landlords would like to impose?
 There’s some encouraging news from leading property researcher <a href="https://www.matusik.com.au/" title="Michael Matusik" target="_blank">Michael Matusik</a>, whose 2011 rental market survey found the majority of tenants are willing to pay more in rent and have the ability to do so.
 The survey found that although seven out of 10 tenants want to buy their own property, and just over half anticipate doing so within the next 12 months, most want to stay in their current accommodation and are willing to pay more rent rather than move.
 Two-thirds of the renters surveyed said they were prepared to pay 5% more in rent, and a further 30% said they would accept an even bigger rent increase in order not to have to move.
 Even better news for property investors is that the majority of tenants can afford to pay more. Three-quarters of the respondents reported that they were paying less than a third of their income in rent and half were paying less than a quarter of their pay on accommodation.
 With vacancy rates well below the long-term average, rising demand for rental accommodation and a shortage of new accommodation, rents are likely to start rising again. This will be welcomed by property investors, as most experienced only sluggish income growth over the past year.
According to <a href="https://www.rpdata.com/">RP Data</a> capital city rental growth for the 12 months to March 31 was:
<ul>
<li>Sydney +5.3%</li>
<li>Hobart +4.5%</li>
<li>Perth +4.4%</li>
<li>Darwin +3.7%</li>
<li>Adelaide +2.8%</li>
<li>Canberra +2.5%</li>
<li>Melbourne +0.9%</li>
<li>Brisbane -1.0%</li>
</ul>
Just to make things clear – what we are experiencing is the property cycle running its normal course.
At times when properties are affordable and buyers are out in force pushing up prices, rents tend to lag behind. Then in the current stage of the cycle, when price growth stagnates because there are fewer buyers and more tenants in the market, it is the time when rents catch up.
That’s just how the property cycle works.
Michael Yardney is the director of Metropole Property Investment Strategists, a best-selling author and one of Australia's leading experts in wealth creation through property. For more information about Michael visit <a href="https://www.metropole.com.au/">www.metropole.com.au</a> and <a href="https://www.propertyupdate.com.au/">www.PropertyUpdate.com.au</a>.
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Rents on the rise

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A key focus for many buyers at the moment is to not pay too much. Fair enough – it’s a healthy focus But if this is the only focus, then as a buyer of a good home or a good investment you might miss out on the main game – to buy well.
Take a golfer who is totally preoccupied with looking at the flag, until his partner points out the water hazard to the left. That’s good factual information and healthy to focus on if it makes you change your aim a little to the right. But it’s an unhealthy focus if it becomes so encompassing that you end up duck-hooking into the very hazard you are trying to avoid.
The hazard that all buyers, whether emotional home buyers or first-time investors, are trying to avoid is making bad decisions that don’t achieve their outcomes. Let’s say your desired outcome is to buy a good home for your family, but also to make a good investment purchase. In this market, is that best serviced by a focus on buying a good home at a fair price or by beating the agent and getting a discount? Of course both aims are worthy, but in my opinion the former is a more important focus.
Here’s a question: When are you more likely to be buying a good home: when the selling agent tells you a property is bargain, when you find yourself negotiating at 10% below the asking price, or when you find you are competing against multiple bidders in an “on the market” auction?
The fact is that when there are multiple bidders for a property, it’s a clear signal that the property is likely to be a good future investment. Multiple bidders signal consensus on price, and that is good for capital growth; multiple bidders also signal that there is a high chance this is a good home. An obsessive focus on not paying too much is actually not a buying strategy and could even be counter-productive in a competitive auction situation.
Take this recent auction at 7 McLaughlin Avenue in the Melbourne bayside suburb of Sandringham. This was a roughly 30-year-old house on more than 1000 square metres with an older-style façade. It is a bit dated but has a classy floor plan and internals. It is a good home, and I was interested to see how it would sell.
After an opening bid of $1.5 million, a second bid came in at $1.55 million and a third at $1.65 million. Another bid came in at $1.66 million, and then finally we were “on the market” at $1.71 million – but by this point people seemed to be running out of money.
Bidder number two was slow to bid, and bidder three responded more authoritatively, nearly buying the house for $1.71 million. A fourth bidder then came in at $1.72 million but didn’t look that strong, and this seemed to allow the third bidder back in with a bid of $1.751 million. The final result: $1.752 million.
Not bad, and the under-bidders probably thought they’d given it their best shot, but my thought was that at least two of them looked weak and that was what let the winning bidder back in each time. I can’t help thinking that there might have been a different result if the other bidders had gone in with a different mindset.
It’s human instinct for others to battle on when they think the other party is injured and almost out of the race. If you’re the weak one, you may end up paying more or even worse missing out on the property, when it is quite possible that the winning bidder would have stopped $10,000 below you if you had put in a stronger bid.
The fact that you showed you were gone was what energised him for one last final effort. So what are the real issues in this market?
1) Get your main goal clear in your mind.
2) Understand value before you start bidding. Why? Because uncertainty makes us all look weak.
3) Sure, don’t overpay – but don’t miss out either (as long as it’s worth it)
4) Don’t assume you will have no competition 5) Have multiple bidding strategies to deal with pass-ins, vendor bids, etc, but also have ones to deal with bullet bidding, strong competition, weak competition and so on.
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maljames-vHwm28JUAa

Don't show weakness

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GDP figures showing the economy contracting 1.2% in the March quarter are unlikely to stop the Reserve Bank from raising interest rates in the next few months, according to Housing Industry Association chief economist Harley Dale.
The March quarter result is the largest quarterly fall in GDP since the March quarter of 1991.
Despite this, real gross national income increased by 0.3%, driven by an increase of 5.8% in the terms of trade on the back of stronger commodity prices.
Dale told Property Observer it was fair to say that updated domestic demand was “stronger than consensus expectations”, increasing the likelihood of an interest rate rise between now and August.
“I am not saying interest rate should rise, but this does increase the likelihood of a rate increase,” he says.
The ABS attributed to the shrinkage in the economy to the floods in December and the cyclones in Queensland and Western Australia, which it says has had a “significant impact on the March quarter activity”.
An increase in interest rates could put many more home owners under mortgage stress.
UBS analyst Jonathan Mott was reported in The Australian as saying that an increase in interest rates could force the value of mortgages considered in arrears to double.
The ABS figures revealed that expenditure on new housing and alterations made positive contributions to national accounts figures. New housing expenditure rose by 4.5% in the March 2011 quarter, and expenditure on alterations and additions increased by 4.9%, with total dwelling expenditure making a contribution to growth of 0.3%.
However, HIA senior economist Andrew Harvey says most of this positive contribution reflects decisions taken by home buyers before the interest rate hikes of late last year.
“This is a good result, but it is now history – the leading indicators for housing provide compelling evidence that new residential building is heading into a much weaker period,” he says.
“Given the backdrop of the persistently tight credit conditions still afflicting residential developments and major uncertainty over the Gillard Government’s proposed carbon tax, new housing construction is unfortunately not going to excite anytime soon.”
Dale says he expects renovation activity to continue in the coming quarters but on the evidence of new housing indicators, it will be difficult to keep repeating new dwelling growth in future quarters.
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lschlesinger-FZcF9M3vE6

Rates rise still likely, despite GDP fall: HIA

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The $150 million Couran Cove Island Resort on the Gold Coast is to be sold after closing due to low occupancy rates and rising costs.
An official announcement by corporate recovery firm Ferrier Hodgson is due to be made later today. It is understood the business has entered into a members’ voluntary liquidation arrangement.
The resort is the latest in a line of Queensland resorts that have been sold, closed or placed into receivership, with their collapse blamed on the GFC, natural disasters and a drop in tourism.
“Over the past 13 years considerable time, energy and money has been invested to create the premium resort Couran Cove is today,'' a spokesman told the <a href="https://www.goldcoast.com.au/article/2011/05/31/319801_gold-coast-news" title="Gold Coast Bulletin" target="_blank">Gold Coast Bulletin's website</a>.
''The resort has been operating at a considerable loss for a number of years and sadly, despite our best efforts, this is an unsustainable position for any business operation.
''This is the most sensible course of action for the business and its shareholders, and the decision was made after much consideration and deliberation by the board.''
Among prominent Queensland resorts currently being sold on behalf of receivers are the 104-room Hotel M and Metropole Hotel, in Townsville (marketed by Jones Lang LaSalle) and the 42-room Lagoons@Port Apartments in Port Douglas (marketed by CB Richard Ellis).
In May 2010 the RACV bought the 149-room luxury Noosa Sanctuary apartment complex for an average price of just $400,000 an apartment. Developers had been expected to sell each apartment for an average of well over $1.5 million.
Palm Bay retreat on Long island near Townsville and Bale Resort in Port Douglas closed earlier this year.
Couran Cove is owned by InterPacific Group (Australia). It was developed in 1998 by American businessman Chuck Feeney, who reportedly lost more than $280 million in the venture. It is comprised of a mix of apartments, lodges and villas, some of which are privately owned.
InterPacific's other resorts include Pacific Islands Club Guam, Pacific Islands Club Saipan, Laguna Beach Resort in Phuket, Thailand and Bali Golf and Country Club in Nusa Dua, Bali.
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Trouble in paradise as another Queensland resort goes under

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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.
 
Retailers looking to rent property in Australia’s key CBD locations continue to pay among the highest premiums in the world, this despite the cautious retailing environment.
The latest CB Richard Ellis Global Retail MarketView ranks Sydney’s super prime retail locations (equivalent to rents paid for the best street-front space on Pitt Street Mall) as the third most expensive high street destination at $US1,301 per square foot per annum, behind New York’s Fifth Avenue (US$1,900 per square foot) and Hong Kong’s Pedder Street (US$1,697 per square foot).
Renting retail space in Sydney’s Pitt Street Mall is more expensive than renting in the most expensive streets in Paris, London or Tokyo.
 Brisbane’s Queen Street Mall ($US753 per square foot) and Melbourne’s Bourke Street (US$691 per square foot) rank eighth and 10th respectively.
 
<img src="/images/stories/cbre2%20june%201.jpg">
Joshua Loudoun, regional director of retail services at CBRE, expressed no surprise that Sydney maintained its high ranking in the super prime space.
He told Property Observer a key reason for this buoyancy is the very limited super prime space available, compared with what’s available in London or New York.
“Look at the length of Fifth Avenue or Regent Street compared to Pitt Street Mall,” he says.
“There is a lot of competition for rents,” he says. “Sydney has been consistently up there. The new Sydney Westfield and the opening of Zara in the Pitt Street Mall is attracting other retailers.”
Loudon expects to see continued rental growth in these markets.
“While retail spending has been subdued with consumers remaining cautious and opting to save more or shop more frugally, international retailers continue to be active in key Pacific markets,” he says.
“As a result, the cautious consumer story has not impacted on rents, as most key retail areas have either weathered the storm of subdued spending and cautious local retailer demand or witnessed rental growth due to tight supply constraints.”
 However, Loudoun says recent and new supply throughout the main CBD markets is likely to put pressure on rental levels until the demand from international and national retailers absorbs the newly built stock and back-fill space.
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Sydney's Pitt Street third most expensive in the world for retail

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Residential tenancy legislation The <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/R/ResidTenRAA08.pdf" title="Residential Tenancies and Rooming Accommodation Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies and Rooming Accommodation Act 2008</a> and <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/R/ResidTenRAR09.pdf" title="Residential Tenancies and Rooming Accommodation Regulations" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies and Rooming Accommodation Regulation 2009</a> are the relevant legislation for residential tenancies in Queensland.
Further information for residential landlords The Queensland government has also produced a <a target="_blank" href="https://rta.qld.gov.au/zone_files/Docs/managing_general_tenancies.pdf" title="Guide for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">guide for landlords</a>.
Dispute resolution for residential tenancies The <a target="_blank" href="https://www.rta.qld.gov.au/" title="Residential Tenancies Authority" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Authority</a> is responsible for residential tenancies and offers mediation in the case of disputes. If mediation is unsuccessful, either party can escalate the dispute to the Queensland Civil and Administrative Tribunal.
Further resources The <a target="_blank" href="https://www.reiq.com.au" title="Real Estate Institute of Queensland" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Real Estate Institute of Queensland</a>, <a target="_blank" href="https://www.propertyoz.com.au/qld/Division/Default.aspx" title="Property Institute of Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Council of Australia</a>, <a target="_blank" href="https://www.ntd.net.au" title="National Tenancy Database" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">National Tenancy Database</a> and <a target="_blank" href="https://www.poaa.asn.au/index.php?page=poaq" title="Property Owners Association of Queensland" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Owners Association of Queensland</a> are also useful resources for landlords.
Commercial tenancy legislation Commercial tenancies in Queensland are governed by the <a target="_blank" href="https://www.legislation.qld.gov.au/LEGISLTN/CURRENT/R/RetailShopLA94.pdf" title="Retail Shops Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail Shop Leases Act 1994</a>, and the state government website has a list of<a target="_blank" href="https://www.deedi.qld.gov.au/" title="Regulations relating to retail tenancies" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;"> regulations relating to retail tenancies</a>.
Dispute resolution for commercial tenancies Disputes relating to commercial tenancies are heard by <a target="_blank" href="https://www.qcat.qld.gov.au/" title="QCAT" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">QCAT</a>, but the <a target="_blank" href="https://www.deedi.qld.gov.au/" title="Retail Shop Leases Registry" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Retail Shop Leases Registry</a> provides informal mediation.
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Useful links for landlords in Queensland

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Residential tenancy legislation In Western Australia, residential tenancies are subject to the <a target="_blank" href="https://www.slp.wa.gov.au/pco/prod/FileStore.nsf/Documents/MRDocument:20853P/%24FILE/ResdntlTenanciesAct1987_04-h0-00.pdf?OpenElement" title="Residential Tenancies Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Act 1987</a> and the <a target="_blank" href="https://www.comlaw.gov.au/Details/C2007Q00141)" title="Residential Tenancies Regulations" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Residential Tenancies Regulations 1989</a>.
Further information for residential landlords The WA government has also produced an<a target="_blank" href="https://www.commerce.wa.gov.au/consumerprotection/PDF/Publications/Renting_out_your_property_2010.pdf" title="Information brochure for landlords" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;"> information brochure for landlords</a>.
Dispute resolution for residential tenancies <a target="_blank" href="https://www.commerce.wa.gov.au/ConsumerProtection/" title="Department of Consumer Protection" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">The Department of Commerce and Consumer Protection </a>hears disputes relating to residential tenancies.
Further resources <a target="_blank" href="https://www.reiwa.com.au" title="Real Estate Institute of Western Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">The Real Estate Institute of Western Australia</a>, the <a target="_blank" href="https://www.po.asn.au/" title="Property Owners Association of Western Australia" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Property Owners Association of Western Australia</a>, Property Council of Australia and <a target="_blank" href="https://www.ntd.net.au/" title="National Tenancy Database" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">National Tenancy Database</a> may be useful for landlords in WA.
Commercial tenancy legislation Commercial tenancies are governed by the <a target="_blank" href="https://www.slp.wa.gov.au/pco/prod/FileStore.nsf/Documents/MRDocument:10384P/%24FILE/CommTenancyRetailshopsAgsAct1985_03-d0-02.pdf?OpenElement" title="Commercial Tenancy (Retail Shops) Act" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Commercial Tenancy (Retail Shops) Act 1985</a> and are regulated by the<a target="_blank" href="https://www.commerce.wa.gov.au/consumerprotection/content/business/Commercial_tenancy/index.htm" title="Department of Commerce" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Department of Commerce</a>.
Dispute resolution for commercial tenancies The <a target="_blank" href="https://www.sat.justice.wa.gov.au/" title="South Australian Administrative Tribunal" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">State Administrative Tribunal</a> is responsible for mediating and ruling on disputes related to commercial tenancies.
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