Sydney developer&nbsp;<a href="https://www.apartments.com.au/developers/central-element">Central Element</a>&nbsp;is doubling down in Drummoyne, lodging plans for a boutique apartment development on St Georges Crescent, only one-kilometre down the road from its first Drummoyne development, Bianca.

The new project at 15A-21 St Georges Crescent,&nbsp;a&nbsp;1,701sqm north-facing site overlooking Iron Cove, will have 45 apartmnts across 10 levels. Eight of the units will be dedicated to affordable housing.

The site sits within walking distance of Drummoyne Village, Birkenhead Point, ferry services and the Bay Run, and offers harbour views towards the Sydney Harbour Bridge and CBD skyline.

Designed by MHN Design Union, the development will deliver a mix of one, two and three-bedroom apartments, alongside resident amenity including a gym, landscaped communal open space and three levels of basement parking.

The project has been lodged under the NSW Government's Low and Mid-Rise Housing reforms, with Drummoyne Village identified as a town centre capable of accommodating additional housing supply.

Central Element acquired the site earlier this year as part of its continued expansion across Sydney's eastern suburbs, lower north shore and inner west.

The developer's current pipeline includes luxury apartment projects Pearl Bondi and a separate development on Lamrock Avenue in Bondi, a residential project in Barry Street, Neutral Bay, and a mixed-use seniors living community in Greenwich.

Central Element Managing Director Nathan Chivas said the project would address a shortage of new owner-occupier housing opportunities in Drummoyne.

"While we're seeing a significant shift across Canada Bay as major infrastructure investment, population growth and planning reform drive a new chapter for the region, in suburbs like Drummoyne there remains a genuine shortage of new boutique luxury housing opportunities for owner occupiers," Chivas said.

"Sites of this nature are increasingly difficult to secure, particularly those that combine a north-facing aspect with direct water outlook. Our St Georges Crescent project responds directly to the market demand, offering a level of exclusivity, outlook and lifestyle in the highly sought after suburb."

The development application has been lodged with the City of Canada Bay Council, with the project expected to launch to market in early 2027.

&nbsp;

Joel Robinson

Central Element seeks second Drummoyne apartment development

The NSW Government has unveiled plans that could deliver around 1,300 new homes across Nowra and Kiama, continuing its push to unlock housing in well-located regional centres along the South Coast.

The proposals, now on public exhibition, would pave the way for around 830 homes in Nowra and a further 450 homes in Kiama, while also introducing affordable housing requirements and increased building heights in key locations.

The larger of the two proposals is centred on Nowra, where the NSW Government is seeking to rezone land within the Mandalay and Riverfront precincts.

The Mandalay sub-precinct, located close to Shoalhaven Memorial Hospital, Nowra Library and the city's aquatic centre, could accommodate around 530 new homes. Around 30 per cent of housing delivered on Homes NSW-owned land would be dedicated to social and affordable housing, equating to roughly 100 homes. Building heights would increase from the current two-storey limit to between three and six storeys.

A separate rezoning proposal for the Nowra Riverfront Precinct would unlock a further 377 homes while creating stronger connections between the Shoalhaven River and the CBD. The plans include building heights ranging from five to 12 storeys, floor space ratios of up to 2:1 and a requirement for two per cent affordable housing.

Together, the two proposals would deliver more than 900 homes across the broader Nowra area, reinforcing the city's role as one of regional NSW's key growth centres.

The housing push builds on previous infrastructure commitments in the Shoalhaven, including government funding aimed at supporting thousands of future homes in West Nowra through upgrades to water and wastewater infrastructure.

Further north, the NSW Government is also progressing plans for the former Kiama Depot site, a two-hectare parcel near Kiama's town centre.

The rezoning proposal would transform the former industrial site into a residential community capable of delivering up to 450 homes. Buildings would range between six and eight storeys, with at least 10 per cent of homes allocated as affordable housing. The proposal also includes approximately 600 parking spaces and improved walking and cycling connections.

Planning Minister Paul Scully said the proposals are designed to increase housing supply in locations close to jobs, transport and services.

"For too long, families have struggled to find somewhere to live, and activating underutilised sites allows us to deliver the new homes these families need," Scully said.

"The Minns Labor Government is getting on with the job of unlocking well-located sites close to transport, jobs, and town centres and building the homes our communities need.

"These rezonings are about removing barriers to housing delivery and making sure land is put to better use so more people can find a place to call home within the communities they choose."

The latest rezonings form part of the Minns Government's broader strategy to accelerate housing delivery across NSW, particularly in established centres where existing infrastructure can support additional population growth.

Community consultation on the proposals is now underway, with feedback set to inform the final planning controls before the rezonings are determined.

Around 1,300 new homes earmarked for Nowra and Kiama as NSW Government pushes housing supply

<a href="https://www.apartments.com.au/developers/mrcb">MRCB International</a> has commenced construction on its latest Gold Coast apartment development, Maris, on the site of the former Sundale Motel in Southport.

The start of construction by <a href="https://www.apartments.com.au/builders/binah-constructions">Binah</a> follows an exceptionally strong sales campaign, with more than 90 per cent of apartments sold since launch. Every purchaser has been local, an&nbsp;indicator of confidence in both the development and Southport's evolution into a thriving CBD.

<a href="https://www.apartments.com.au/new-apartments/maris-southport-20-queen-street-southport-qld-4215">Maris</a> will deliver 192 residences across 20 levels. The project forms part of MRCB's Australian and New Zealand development pipeline now exceeding $1.6 billion in gross development value, alongside a growing portfolio of projects globally.

[smartcode_project:default project_id=134403 project_image_fid=350663]

The company also commenced construction on its $600 million 26 Vista residences in Surfers Paradise last year, following strong sales momentum, with over 70 per cent of residences sold.

Maris has been designed to meet evolving buyer demand, offering architecturally designed layouts suited to long-term liveability. The approach reflects a growing preference for quality and adaptability among Gold Coast buyers.

Positioned next to the Broadwater in the <a href="https://www.apartments.com.au/developments/southport-qld-4215">Southport</a> CBD, Maris sits directly opposite the Broadwater Parklands light rail station and within easy reach of retail, dining and lifestyle precincts, placing residents at the centre of one of the Gold Coast's most connected and rapidly maturing urban centres.

[smartcode_project:default project_id=134403 project_image_fid=372756]

Maris will offer a full suite of resort-style residential amenities, including a pool, gym and sauna, along with a rooftop level featuring decks, lounges and dining and yoga areas that command sweeping views across the Broadwater and out to the ocean.

Binah, a New South Wales headquartered company co-founded by Amen Zoabi and Khalil Hafza in 2008, has expressed its excitement at establishing its first partnership with MRCB.

Binah's Managing Director Khalil Hafza said partnering with MRCB on Maris is a significant moment for Binah.

"MRCB's financial strength and a track record that speaks for itself give this project a solid foundation, and this marks the beginning of what will be a long and successful relationship.

"With the right people, systems and partnerships behind it, Maris is set to become a significant addition to the Gold Coast's premium residential market."

[smartcode_project:default project_id=134403 project_image_fid=350664]

MRCB International CEO Ravi Krishnan said the project's progression to construction reflects both sustained demand and tightening conditions across the apartment sector, as well as MRCB's continued confidence in the Gold Coast market.

"Commencing construction at Maris is a significant step and reflects the depth of demand for quality apartments in well-connected urban locations," said Krishnan.

"Across Southeast Queensland, new apartment supply remains constrained, particularly in established precincts with infrastructure and amenity already in place. Projects like Maris are increasingly critical in meeting that demand, especially on the Gold Coast and in the city's CBD precinct."

[smartcode_project:default project_id=134403 project_image_fid=372761]

Krishnan said Southport's ongoing transformation, supported by infrastructure investment and long-term planning, was underpinning renewed buyer confidence.

"We're seeing a clear shift back towards well-located urban centres where infrastructure, connectivity and amenity are already established," said Mr Krishnan. "Southport is evolving into a more mature CBD environment, and that is being reflected in buyer behaviour."

Construction at Maris is anticipated to be completed in 2029.

[smartcode_project_cta:default project_id=134403]

Construction commences on MRCB’s $200m Maris Residences in Southport

Moonee Valley Park’s latest residential release <a href="https://www.apartments.com.au/new-apartments/the-eveline-at-moonee-valley-park-moonee-ponds-100-thomas-street-moonee-ponds-vic-3039">The Eveline</a>, has achieved a new benchmark for off-the-plan apartment sales in the suburb, with the sale of The Alexandra penthouse selling for $5,435,000.

Positioned on the top floor of a 16-level residential building, the three-bedroom, three and-a-half-bathroom penthouse features uninterrupted city skyline views across the future Valley racetrack.&nbsp;

The landmark sale comes as momentum at the precinct continues to build, with the Moonee Valley Racing Club progressing works on its new racetrack ahead of the 2027 Cox Plate. The transformative development will see MVRC reimagine the beloved Valley as a vibrant year-round entertainment and lifestyle destination.

Alongside a world-class racing experience, the historic precinct will be activated with events, hospitality and public green spaces designed to attract broader audiences, while breathing new life into one of Melbourne’s most iconic destinations.&nbsp;

[smartcode_project:default project_id=142519 project_image_fid=372786]

Development partners <a href="https://www.apartments.com.au/developers/hamton">Hamton Property Group</a> and Hostplus have delivered five residential stages over the past four years, the most recent in November 2025 with Trackside House and Stonepine House. The flourishing community is now home to almost 500 families.&nbsp;

The latest residential release, The Eveline, has recorded strong demand since launching publicly last July, securing more than $200 million in sales to date, satisfying its pre sales hurdle for construction to commence.&nbsp;

Hamton Founder and Executive Chairman, Paul Hameister OAM said, the sales&nbsp;team have been overwhelmed by demand for these unique homes in this unique project.

"Buyers continue to be predominantly hyperlocal and attracted by the 40 hectare botanic masterplan in Melbourne’s inner north west," Hameister said.

[smartcode_project:default project_id=142519 project_image_fid=372788]

Hamton’s Sales and Marketing Director Fergus Humphries said the team has achieved more than 70 sales over the past eight weeks, including the penthouse purchase by a local buyer.

"These results reinforce that, even in a challenging market, purchasers continue to be drawn to quality projects that offer more than just a home, they offer a lifestyle.”

Designed by Cera Stribley, the penthouse has been created with entertaining in mind, spanning close to 400 sqm of indoor and outdoor living space, including multiple terraces designed to capture sweeping views across Melbourne’s skyline, the new Valley racecourse and sunset views over Moonee Ponds.

Moonee Valley Park is one of Melbourne’s largest urban renewal projects, transforming the iconic racecourse site into a vibrant mixed-use neighbourhood integrating homes, parklands, retail, racing and community amenities.

[smartcode_project_cta:default project_id=142519]

Moonee Valley Park penthouse sets suburb record as sales surge clears construction benchmark

A company linked to one of Australia's largest privately owned cattle businesses has lodged plans for a new residential tower in <a href="https://www.apartments.com.au/developments/newstead-qld-4006">Newstead</a>, continuing the rapid transformation of one of Brisbane's most sought-after, inner-city precincts.

Bottletree Holdings, an entity associated with Stanbroke Managing Director Brendan Menegazzo, has submitted a development application for a 28-storey mixed-use tower at <a href="https://www.apartments.com.au/new-apartments/9-longland-street-newstead-qld-4006">9 Longland Street</a>, a site that made headlines last year when it changed hands in an off-market transaction that reportedly set a benchmark land rate for the suburb.

The proposal would replace an existing two-storey commercial building on the 1,510 sqm corner site with a Bureau Proberts-designed tower comprising 76 apartments, ground-floor retail, office space and a suite of resident wellness amenities.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="c710a836-568e-4382-bc91-3c34b8e80a8b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.41.45%E2%80%AFAM.png?VersionId=Vy.mQWBc7GA_a.vIBdxKqRC9XGjWalo2" />

According to planning documents lodged with Brisbane City Council, the development would comprise a mix of 36 two-bedroom apartments, 24 three-bedroom apartments and 16 four-bedroom residences, positioning the project firmly at the premium end of the market. The apartments would sit above a podium containing retail and commercial space, with three levels of communal recreation facilities spread throughout the tower. The proposal also includes 198 car spaces and 95 bicycle spaces.

Bureau Proberts has drawn heavily on Newstead's industrial heritage in developing the architectural response.

"Occupying a prominent corner in the heart of Newstead, the proposal draws from the area's industrial lineage of robust brick warehouses to deliver a distinctly contemporary response," the architects said in the design statement.

"It is conceived as a subtropical sanctuary and elevated private retreat embedded within one of Brisbane's most vibrant lifestyle precincts."

The design seeks to reinterpret the traditional Queensland vernacular through wraparound verandahs, deep shading elements and permeable facades that respond to Brisbane's subtropical climate.

<img alt="9 Longland" data-entity-type="file" data-entity-uuid="25524f59-395c-4825-8fad-9b639822fa8a" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.09%E2%80%AFAM.png?VersionId=dlWlbpCc_g3Y6yTLGqRVKvGJvO2ubMJ3" />

Planning documents describe the building as embodying the principles of "buildings that breathe", a design approach increasingly favoured in Brisbane's apartment market as developers focus on natural ventilation and outdoor living spaces.

The tower itself would rise above a heavily landscaped podium designed to reference the woolstore architecture that helped define Newstead and neighbouring Teneriffe for generations. At ground level, fine-grain retail tenancies would activate Longland Street, Wyandra Street and the existing Wyatt Street laneway, further extending the pedestrian network that has become a hallmark of the Gasworks precinct.

The application notes that more than 54 per cent of the site would be dedicated to landscaping and deep planting, while approximately 1,750 sqm of communal recreation space would be delivered across multiple levels.

<img alt="Planning" data-entity-type="file" data-entity-uuid="fed3b189-1054-4b68-af5f-b0befc4a66e5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-22%20at%209.42.19%E2%80%AFAM.png?VersionId=gqeE3cjsbnLAfeTUKA1HtPZfqDs6S4Xa" />

Bottletree paid $22 million for the 1,510 sqm development site, equating to more than $14,500 per sqm, a reflection of the strong demand for development opportunities in Newstead. The suburb continues to attract both developers and buyers, underpinned by the ongoing evolution of the Gasworks and Teneriffe precincts into some of Brisbane's most sought-after lifestyle destinations.

Brisbane City Council's Sustainable Growth Strategy and Inner City Strategy both identify Newstead as a priority growth precinct capable of accommodating additional housing density due to its proximity to employment hubs, public transport and lifestyle infrastructure.

The proposed tower joins a growing pipeline of high-end apartment developments in the suburb. Fortis recently launched <a href="https://www.apartments.com.au/new-apartments/crest-walker-newstead-12-kyabra-street-newstead-qld-4006">Crest &amp; Walker</a>, a 65-apartment owner-occupier-focused development on Kyabra Street, while Consolidated Properties Group is preparing to launch <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a 227-apartment waterfront project on Skyring Terrace.

Meanwhile, builder-developer BPG is planning its own Newstead project on Maud Street, comprising just over 100 apartments and more than 1,380 sqm of dedicated wellness and resident amenity spaces, further highlighting the shift towards lifestyle-driven apartment developments in Brisbane's inner-city market.

Newstead apartment boom continues with Longland Street tower plans

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>

&nbsp;

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?

Are mortgage holders set to get a reprieve from the RBA in 2026?

Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.

NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.

Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.

“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”

She said tighter financial conditions are expected to weigh on housing and activity.

“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”

Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

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A mortgagee sale of a full-brick home in Kogarah is taking expressions of interest. 
Located at <a href="https://www.realestate.com.au/property-house-nsw-kogarah-133563022">18 Rocky Point Road</a>, this singe-level home is an excellent investment for potential buyers.
Occupying 446sqm of land, the property is conveniently located within a walk of daily amenities. 
The home includes four bedrooms and two bathrooms, with high ceilings and timber floors and is centrally located within close proximity to Kogarah Station.
McGrath’s Trent Tarbey and Bill Tsounias hold the listing. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/Subscriber%20strip%20ad.jpg" alt="">
The median house price for Kogarah is $1,108,000, according to the most recent data from CoreLogic. 
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j.ballantyne1990-6AQqhLzZaK

Mortgagee home in Kogarah listed for sale

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Pindan has been awarded two new construction contracts in New South Wales.
Pindan has been appointed by Winim Developments to design and construct the luxury Otto Apartments in Cremorne, featuring eight boutique two and three bedroom apartments over four levels as well as basement parking.
Pindan business development manager James Allingame said the group’s Sydney-based construction team was already at work on the $6.4 million project designed by Rothelowman Architecture.
“We are thrilled to again be working with Winim Developments and excited to be delivering this new high-end apartment project on Gerard St in Cremorne,” said Mr Allingame.
“We have a depth of expertise in the construction of high-quality residential projects and have partnered with Winim on two other developments prior to this.
“We’re proud to be forming an excellent ongoing relationship with them while building great assets for local communities and expanding our reach in New South Wales, providing work to our valued subcontractors and clients at a challenging time for many Australian businesses.”
Pindan and Winim have previously worked together on East Lane in North Sydney, a $37 million mixed use development featuring 36 apartments, as well as retail and commercial space, which was completed in 2018. 
Mr Allingame said the group had also won a $13.5 million contract to design and construct an office and storage facility in Belmont, New South Wales.
“Work is underway on Greencoast Business Park and Greencoast Work &amp; Store for Green Capital Belmont Trust, which encompasses the construction of four industrial buildings on two sites. Greencoast Work &amp; Store offers mini warehouse/storage facilities, whilst Greencoast Business Park features a mix of showrooms/warehouses and office space.
“The units are ideal for personal storage, as workshops for small businesses, or for storing boats, caravans and motorhomes with some of them being as large as 407m² and featuring individual alarms, CCTV and a common wash bay.”
The project is located on Bluebell Streetin Belmont’s light industrial precinct, which is also home to national retailers Bunnings and Kennards, as well as Caltex and Hungry Jack’s, amongst others.
“This area offers convenient access to the Pacific Highway and excellent connectivity to surrounding suburbs and business centres, and Newcastle’s central business district lies just 20 kilometres north of the facility.”
Green Capital Group Director Darren Van Aardt said he was thrilled to be partnering with Pindan.
“We are excited about bringing this project to life in conjunction with Pindan and look forward to its launch after construction wraps up next year,” he said.
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Two new construction contracts for Pindan in New South Wales 

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GUEST OBSERVATION
After weeks of pressuring the government to do more to support temporary migrants who fall outside the criteria for government support, the opposition took a surprising stance in <a href="https://www.smh.com.au/national/do-we-want-migrants-to-return-in-the-same-numbers-the-answer-is-no-20200501-p54p2q" target="_blank">The Age and The Sydney Morning Herald</a> on Sunday.
Labor immigration spokesperson Kristina Keneally called for a rethink of our migration program and asked:
when we restart our migration program, do we want migrants to return to Australia in the same numbers and in the same composition as before the crisis?
She said Australia’s answer should be “<a href="https://www.smh.com.au/national/do-we-want-migrants-to-return-in-the-same-numbers-the-answer-is-no-20200501-p54p2q" target="_blank">no</a>”.
To me, as an economist, the answer should be a resounding “yes”.
Keneally’s piece covered a lot of ground – in addition to making claims about whether or not permanent migrants take the jobs of local workers (<a href="https://www.ceda.com.au/CEDA/media/General/Publication/PDFs/TemporaryMigrationAppendix.pdf" target="_blank">they don’t</a>) she broached the topic of reconsidering our temporary migration intake and held open the possibility of further lowering our permanent intake.
Migration is a complex often convoluted area of policy
<h2>Temporary migrants can’t just turn up</h2>
Ms Keneally’s comments imply that coming to Australia as a temporary migrant is easy.
As the following (rather long) flowchart indicates, it is anything but.
<a href="https://images.theconversation.com/files/332569/original/file-20200505-83745-19sk25m.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/332569/original/file-20200505-83745-19sk25m.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<a class="source" href="https://www.ceda.com.au/CEDA/media/General/Publication/PDFs/190709_CEDATemporaryMigration_FullReport_FINAL_1.pdf" target="_blank">Ball, J 2019 Improving the current system, Effects of Temporary Migration, CEDA report</a>
Temporary migration is uncapped: there are no in-principle limits on the number of temporary migrants who can come here. This is by design, so the program can meet the skill needs of our economy at any given time.
However, the government has a number of tools it uses to contain the program and target the right skills.
Keneally makes the point that the arrival of migrants has made it easier for businesses to ignore local talent.
But there are requirements that Australian businesses to tap into the Australian labour market before hiring from overseas.
She is right when she says unions and employers and the government should come together to identify looming skill shortages and deliver training and reskilling opportunities to Australian workers so they can fill Australian jobs.
But no matter how good our foresight and our education and training systems, we will always have needs for external expertise in areas of emerging importance.
Training local workers for projects that suddenly become important can take years, during which those projects would stall.
<h2>Permanent migrants don’t take Australian’s jobs</h2>
Keneally says Australia’s migration program has “hurt many Australian workers, contributing to unemployment, underemployment and low wage growth”.
Australian research finds this to be untrue.
Research I conducted for the <a href="https://www.ceda.com.au/CEDA/media/General/Publication/PDFs/TemporaryMigrationAppendix.pdf" target="_parent">Committee for the Economic Development of Australia</a> updating research coducted by Robert Breunig, Nathan Deutscher and Hang Thi To for the <a href="https://melbourneinstitute.unimelb.edu.au/assets/documents/hilda-bibliography/working-discussion-research-papers/2015/migrant-intake-draft-supplementc-1.pdf" target="_blank">Productivity Commission</a> found that the impact of recent migrants (post 1996) on the employment prospects of Australian-born workers was <a href="https://crawford.anu.edu.au/files/uploads/crawford01_cap_anu_edu_au/2018-05/policy_note_-_immigration.pdf" target="_blank">close to zero</a>.
If anything, the impact on wages and labour force participation of locals was <a href="https://www.ceda.com.au/CEDA/media/General/Publication/PDFs/TemporaryMigrationAppendix.pdf" target="_blank">positive</a>.
<h2>Flexibility gives us an edge</h2>
Australia’s migration program is the envy of other countries. Indeed, its success has prompted Britain to consider changing its system to an Australian skills-based system <a href="https://www.gov.uk/government/publications/the-uks-future-skills-based-immigration-system" target="_blank">assessed through points</a>.
Temporary migration is certain to look very different over the next few years than it has over past few. That’s its purpose – to adapt to changing circumstances.
It is difficult to see how a sustained cut in temporary arrivals could assist our recovery.
The bridge to the other side of this downturn will depend on migration. It will depend on us continuing to welcome migrants.<img src="https://counter.theconversation.com/content/137779/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/gabriela-dsouza-782281" target="_blank">Gabriela D'Souza</a>, Affiliate, Monash department of business statistics and econometrics, <a href="https://theconversation.com/institutions/monash-university-1065" target="_blank">Monash University</a>
This article is republished from <a href="https://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/is-slowing-australias-population-growth-really-the-best-way-out-of-this-crisis-137779" target="_blank">original article</a>.
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Is slowing Australia's population growth really the best way out of this crisis?

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GUEST Observation
Our governments are <a href="https://theconversation.com/its-just-started-well-need-war-bonds-and-stimulus-on-a-scale-not-seen-in-our-lifetimes-137155" target="_blank">committing taxpayers to further debt</a> as part of a planned recovery from the economic impacts of the coronavirus pandemic. Infrastructure spending is great for economic stimulus, but it has to be the right kind of infrastructure.
These are some of our largest public investments, so we want this public money to work a lot harder to create multiple rather than just singular benefits. As well as quickly providing jobs and the economic benefits of solving the problems of transport or energy supply, stimulus projects need to deliver broad, long-term community value, <a href="https://theconversation.com/as-coronavirus-widens-the-renter-owner-divide-housing-policies-will-have-to-change-135808" target="_blank">reduce inequality</a> and help <a href="https://theconversation.com/sorry-to-disappoint-climate-deniers-but-coronavirus-makes-the-low-carbon-transition-more-urgent-135419" target="_blank">counter climate change</a>.
The focus of <a href="https://www.smh.com.au/politics/federal/scott-morrison-flags-company-tax-cuts-ir-reform-as-key-to-covid-19-economic-recovery-20200417-p54kvq" target="_blank">fast-tracked infrastructure spending</a> in the pandemic recovery should be many smaller-scale projects that provide these broader benefits. Hence these projects will provide greater value than the <a href="https://investment.infrastructure.gov.au/" target="_blank">transport mega-projects</a> that had already been <a href="https://theconversation.com/government-to-inject-economic-stimulus-by-accelerating-infrastructure-spend-127358" target="_blank">proposed for economic stimulus</a>.
For example, the <a href="https://www.smh.com.au/politics/federal/labor-backs-economic-game-changer-high-speed-rail-as-part-of-pandemic-recovery-20200418-p54l24" target="_blank">high-speed rail project</a> Labor has proposed will help decarbonise travel, but it won’t provide enough jobs in the short or medium term. Major road projects will cut commuting time for some drivers, but won’t provide widespread benefits or longer-term employment. New roads also increase emissions and often damage neighbourhoods.
<h2>Good infrastructure delivers broad benefits</h2>
Infrastructure projects are such significant economic engines they can incorporate community improvement without compromising their other outcomes.
The ways in which projects get planned and implemented hold the key. For example, projects should involve local businesses, give hiring preference to long-term unemployed people and use sustainable materials.
Infrastructure planning can integrate multiple functions. For example, water-management infrastructure (for drainage or flooding) can be designed to include open space, tree cover, recreation and cycleways. Streets can be designed as beautiful public spaces that include pedestrians, cyclists and cars, as well as tree canopy and water storage.
Good infrastructure used for employment creation and economic recovery looks like <a href="https://www.britannica.com/event/New-Deal" target="_blank">Roosevelt’s New Deal</a> of the 1930s. These programs created a legacy of high-quality public infrastructure across the United States.
A “Green New Deal” approach in Australia could focus on smaller-scale projects, including:
<ul>
<li>
<a href="https://theconversation.com/physical-distancing-is-here-for-a-while-over-100-experts-call-for-more-safe-walking-and-cycling-space-137374" target="_blank">infrastructure to promote walking and cycling</a>
</li>
<li>
tree planting to <a href="https://theconversation.com/a-solution-to-cut-extreme-heat-by-up-to-6-degrees-is-in-our-own-backyards-133082" target="_blank">reduce heat and store carbon</a>
</li>
<li>
<a href="https://theconversation.com/drought-fire-and-flood-how-outer-urban-areas-can-manage-the-emergency-while-reducing-future-risks-131560" target="_blank">land-management strategies to reduce fire and flood risks</a>
</li>
<li>
<a href="https://theconversation.com/coronavirus-and-the-economy-we-need-green-stimulus-not-fossil-fuel-bailouts-133492" target="_blank">renewable energy infrastructure</a> of all kinds
</li>
<li>
<a href="https://theconversation.com/we-dont-know-what-weve-got-till-its-gone-we-must-reclaim-public-space-lost-to-the-coronavirus-crisis-135817" target="_blank">improvements to public open spaces</a>
</li>
<li>
<a href="https://theconversation.com/why-the-focus-of-stimulus-plans-has-to-be-construction-that-puts-social-housing-first-136519" target="_blank">retrofitting and enhancing schools</a>
</li>
<li>
<a href="https://www.greenway.org.au/" target="_blank">multipurpose greenways</a>.
</li>
</ul>
This greenway traverses Sydney’s Inner West municipality.
These types of projects are fast to get going and labour-intensive. They can be implemented in both cities and regional areas. These projects can also build longer-term employment capacity and help with the transition of workers out of fossil fuel industry jobs.
<h2>Bigger isn’t necessarily better</h2>
The largest infrastructure projects, like those being proposed, are the riskiest in terms of <a href="https://theconversation.com/spectacular-cost-blowouts-show-need-to-keep-governments-honest-on-transport-66394" target="_blank">cost blowouts</a> and often deliver limited social and environmental value. In many instances their <a href="https://www.propertyobserver.com.au/https://www.jstor.org/stable/23607068?seq=1" target="_blank">claimed economic value is also doubtful</a>, as their costs are modelled inaccurately and their benefits and use are often vastly exaggerated.
One cause of cost blowouts is that governments are often reluctant to commit to spending in the early stages of major projects. This means commitments are often <a href="https://theconversation.com/missing-evidence-base-for-big-calls-on-infrastructure-costs-us-all-99080" target="_blank">made before projects are well enough understood</a>. Early spending to explore alternatives, understand impacts and consult widely can often <a href="https://onlinelibrary.wiley.com/doi/full/10.1111/j.1745-5871.2009.00606.x" target="_blank">realise projects more quickly and with more predictable outcomes</a> that better serve the public interest.
The Morrison government is promoting the myth of fast-tracking through the cutting of <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-04-25/coronavirus-eeconomy-reforms-usual-suspects/12182786" target="_blank">red tape</a> and <a href="https://www.theguardian.com/australia-news/2020/apr/23/coalition-is-aiming-to-change-australias-environment-laws-before-review-is-finished" target="_blank">green tape</a>. This is not the key to faster project delivery. We have a decent system of development regulation, which attempts to balance the business interests of developers against the public good. The current crisis has illustrated very clearly the importance of the public values of <a href="https://theconversation.com/coronavirus-reminds-us-how-liveable-neighbourhoods-matter-for-our-well-being-135806" target="_blank">liveability</a>, <a href="https://theconversation.com/a-major-scorecard-gives-the-health-of-australias-environment-less-than-1-out-of-10-133444" target="_blank">preserving natural resources</a> and <a href="https://theconversation.com/physical-distancing-is-here-for-a-while-over-100-experts-call-for-more-safe-walking-and-cycling-space-137374" target="_blank">easy access to open space and local centres</a>.
We must hold all our infrastructure projects to higher standards. Robust planning and <a href="https://theconversation.com/cutting-green-tape-may-be-good-politicking-but-its-bad-policy-here-are-5-examples-of-regulation-failure-137164" target="_blank">environmental regulation are crucial</a> to maximise the public benefit of projects. Effective <a href="https://theconversation.com/sidelining-citizens-when-deciding-on-transport-projects-is-asking-for-trouble-92840" target="_blank">community engagement ultimately leads to smoother implementation</a> and better outcomes. Projects that work within planning regulations <a href="https://www.thefifthestate.com.au/urbanism/planning/fast-tracking-development-in-nsw-genuine-reform-or-rent-seeker-give-away/?ct=t%2821+april+2020%29" target="_blank">move more swiftly into implementation</a> than projects that try to bypass them.
In this pandemic crisis we have seen governments move fast and effectively to change policy and implement large-scale programs to benefit the community. The economic rebuilding forced on us by the pandemic is an opportunity to show the same agility to rethink our approach to infrastructure as an engine to uplift our communities and improve life for all citizens.<img src="https://counter.theconversation.com/content/136838/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/elizabeth-mossop-1040691" target="_blank">Elizabeth Mossop</a>, Dean of Design, Architecture and Building, <a href="https://theconversation.com/institutions/university-of-technology-sydney-936" target="_blank">University of Technology Sydney</a>
This article is republished from <a href="https://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/the-pm-wants-to-fast-track-mega-projects-for-pandemic-recovery-heres-why-thats-a-bad-idea-136838" target="_blank">original article</a>.
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The PM wants to fast-track mega-projects for pandemic recovery. Here's why that’s a bad idea

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GUEST OBSERVATION
The dramatic recent shifts in the use of public space have led some to claim the coronavirus pandemic will permanently change cities. Among its many other impacts, COVID-19 has upturned established patterns of ordering city space.
Personally, the vibrancy of my local park has delighted me. It seems to be filled at almost any time of day by a wide variety of activities. I’m encouraged by the proliferation of new <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2020-04-30/coronavirus-queensland-neighbourhood-street-stalls-popular/12189132" target="_blank">street stalls</a>and entertained by the creativity of my neighbours’ efforts to maintain their gym routines: elastic bands attached to light posts, free weights carted to the park in shopping trolleys, a cross-trainer in the front yard.
I have been frustrated but also heartened by the six-week wait to get my daughter’s bike serviced. And I’m thrilled by the elevation of pedestrians and cyclists. Streets have been <a href="https://www.theguardian.com/world/2020/apr/11/world-cities-turn-their-streets-over-to-walkers-and-cyclists" target="_blank">closed to cars</a>, and time has been automatically allocated for pedestrians in the traffic-light cycle – no need for “<a href="https://www.governmentnews.com.au/sydney-traffic-lights-automated-to-combat-covid-19/" target="_blank">beg buttons</a>”!
Since at least the 1970s oil crisis, and especially since the more recent recognition of the global climate crisis, there have been calls to rethink the allocation of public space, and streets in particular, to produce more inclusive, resilient and <a href="https://www.c40.org/ending-climate-change-begins-in-the-city" target="_blank">sustainable forms of development</a>. Compact city policies have been adopted (albeit unevenly) across Australia, yet implementation <a href="https://www.tandfonline.com/doi/abs/10.1080/07293682.2017.1319869" target="_blank">has been slow</a>.
Might COVID-19 provide the impetus for more rapid change? Whether lasting changes do indeed eventuate will depend in large part on whether the pandemic has shifted popular expectations.
<h2>Public space is political</h2>
Public space is the quintessential site of politics. And it’s not just as a site for marches and assemblies where rights are demanded and disrupted. It’s also the everyday expression of collective decisions about how we live together, about who gets access to which space, and for what purposes, about the role of the state and the rights and responsibilities of citizens.
Those collective decisions are often highly contested, so the relative rights and responsibilities of citizens and their cities are subject to ongoing negotiation. The pandemic restrictions have brought issues like these to the fore. The rapid enactment of regulations to support social distancing has <a href="https://theconversation.com/pandemic-policing-needs-to-be-done-with-the-publics-trust-not-confusion-135716" target="_blank">generated concerns</a> about wide <a href="https://www.theage.com.au/national/victoria/covid-19-lockdown-fines-eroding-public-confidence-top-cop-warns-20200413-p54jfk" target="_blank">official discretion</a> and <a href="https://theconversation.com/we-dont-know-what-weve-got-till-its-gone-we-must-reclaim-public-space-lost-to-the-coronavirus-crisis-135817" target="_blank">compounding inequality</a>.
Yet the rules that regulate streets, parks and other public and semi-public spaces are always uneven. Popular understandings about the kinds of use (and users) that are and are not legitimate in public space significantly influence the ways those <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/lasr.12347" target="_blank">rules are interpreted</a> – and sometimes amended.
Understandings can shift. In the mid-20th century, for example, streets changed rapidly and radically: from shared spaces (for travel by pedestrians, streetcars, horses and carriages, but also for commerce, play and other forms of social exchange) to spaces reshaped around the needs of the car.
The rights and responsibilities of citizens and the state shifted too. Expectations about engineering for automobility overshadowed expectations of things like safe spaces to walk, cycle and gather, or comprehensive public transport systems
<h2>Who owns the city?</h2>
An important determinant of expectations about public space are understandings about ownership. <a href="https://www.propertyobserver.com.au/https://journals.sagepub.com/doi/full/10.1177/0964663917701304" target="_blank">Ownership</a> encompasses not only the formal property rights that councils and other landowners use to control public space, but also the informal sense of ownership or belonging that enables certain users to control (or influence the control of) public space.
Ownership is closely connected to understandings about rights in public space, as well as agency and political voice in other settings. Some of the strongest <a href="https://www.smh.com.au/national/nsw/this-is-my-beach-fence-doesn-t-deter-sydney-swimmers-20200325-p54dul" target="_blank">resistance to COVID-19 restrictions</a> has been from people claiming the public space in question is “theirs”.
While ownership shapes activities in public space, those activities can also play a role in reshaping ownership. Even <a href="https://onlinelibrary.wiley.com/doi/abs/10.1111/jols.12081" target="_blank">small-scale interventions by citizens</a> and community groups can lead to significant shifts in understandings of ownership and legality. This in turn leads to changes in the regulation of urban space by planners, policymakers, police and other officials.
<a href="https://images.theconversation.com/files/332188/original/file-20200504-42935-m1o9wy.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/332188/original/file-20200504-42935-m1o9wy.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Exercising in Moore Park, Sydney, under coronavirus restrictions. What people choose to do in public spaces can influence understandings of what these spaces are for and how they are regulated. Amelia Thorpe, Author provided
Our cities won’t be the same again, but the shape of the “new normal” remains unclear. Whether COVID-19 will lead to more inclusive or sustainable cities will depend on how its disruptions are experienced.
Will shifts in the allocation and regulation of public space be understood as temporary inconveniences, or will they prompt a more fundamental re-evaluation of who “owns” the city? Might people take back the streets?<img src="https://counter.theconversation.com/content/137703/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/amelia-thorpe-15408" target="_blank">Amelia Thorpe</a>, Associate Professor in Law, <a href="https://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
This article is republished from <a href="https://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/reclaiming-the-streets-we-all-can-have-a-say-in-the-new-normal-after-coronavirus-137703" target="_blank">original article</a>.
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Reclaiming the streets? We all can have a say in the 'new normal' after coronavirus

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GUEST OBSERVATION
The COVID-19 pandemic restrictions have reminded us of the vital role public space plays in supporting our physical and mental well-being. We need to move, to feel sunlight and fresh air, and to see, talk and even sing to other people.
Lockdowns and “social distancing” have limited our participation in public life and public space. As a result, cities around the world are reporting declines in health and well-being. We are seeing <a href="https://www.forbes.com/sites/alicegwalton/2020/04/08/coronavirus-lockdown-is-taking-a-toll-on-mental-health-especially-womens-study-finds/#6b181ee02d1f" target="_blank">increases in depression, domestic violence, relationship breakdowns and divorces</a>.
What about the well-being of our cities? Avoiding walking and public transport in favour of cars <a href="https://www.theage.com.au/national/victoria/what-do-we-want-life-in-melbourne-to-look-like-on-the-other-side-20200424-p54mvw" target="_blank">could kill cities</a>.
The trajectory of the pandemic suggests physical distancing could remain in place for some time. The subtle “<a href="https://www.amazon.com/Relations-Public-Microstudies-Order/dp/141281006X" target="_blank">step and slide</a>” that people ordinarily use to negotiate their way through crowded urban spaces has given way to the very blunt act of “stop and cross”, as people try to avoid one another on <a href="https://www.theage.com.au/national/victoria/too-close-for-comfort-when-a-walk-in-the-park-is-no-walk-in-the-park-20200415-p54k46" target="_blank">footpaths that are too narrow</a>.
We need to act swiftly to retrofit our public spaces so they are both safe and support social activity. Our goal must be to avoid a long-term legacy where people fear cities and other people. This is where approaches known as <a href="https://msd.unimelb.edu.au/informal-urbanism/projects/temporary-and-tactical-urbanism" target="_blank">temporary and tactical urbanism</a> come in as a way to quickly reconfigure public spaces to create places that are both safe and social.
As COVID-19’s impacts on public life become more evident, so has the abundance of street space left vacant by the substantial drop in vehicle traffic. <a href="https://www.nytimes.com/2020/04/08/opinion/coronavirus-tips-new-york-san-francisco" target="_blank">Recognising this opportunity</a>, cities around the world have begun repurposing street spaces for people.
<h2>A global public space revolution?</h2>
Leading urban theorists, such as <a href="https://www.amazon.com/Death-Life-Great-American-Cities/dp/067974195X" target="_blank">Jane Jacobs</a> and <a href="https://www.theguardian.com/books/2013/apr/07/together-richard-sennett-review" target="_blank">Richard Sennett</a>, have long argued that social interaction is the lifeblood of cities. The COVID-19 pandemic can be seen as an attack on urbanity itself.
But <a href="https://www.washingtonpost.com/lifestyle/wellness/social-distancing-coronavirus-physical-distancing/2020/03/25/a4d4b8bc-6ecf-11ea-aa80-c2470c6b2034_story" target="_blank">social/physical distancing</a> should not preclude social interaction. Major cities around the world are responding by reclaiming street spaces for people to safely walk and cycle. They are acting quickly, because the need to increase public space for people is more urgent than ever.
How can this be done? After all, urban design proposals usually take months or years to realise. Tactical urbanism approaches overcome this by drawing on a palette of low-cost, widely available and flexible materials, objects and structures to quickly create new forms of public space.
In <a href="https://www.theguardian.com/uk-news/2020/apr/14/london-pedestrians-and-cyclist-may-get-more-space-on-roads-during-coronavirus-lockdown" target="_blank">London</a>, <a href="https://www.theguardian.com/world/2020/apr/11/world-cities-turn-their-streets-over-to-walkers-and-cyclists#maincontent" target="_blank">Berlin, Bogota, Philadelphia, Minneapolis, Vancouver, Mexico City</a> and <a href="https://www.theguardian.com/world/2020/apr/21/milan-seeks-to-prevent-post-crisis-return-of-traffic-pollution" target="_blank">Milan</a>, paint and traffic cones are being used to <a href="https://storymaps.arcgis.com/stories/9f47ef654c7841e1a8d35034088d75b7" target="_blank">create bike lanes</a>. In <a href="https://www.irishtimes.com/news/ireland/irish-news/coronavirus-dublin-city-council-to-implement-emergency-social-distancing-measures-1.4231576" target="_blank">Dublin</a>, parking spaces and loading bays are being reclaimed in the city centre to provide more space for pedestrians. At a national level, New Zealand has created a <a href="https://www.forbes.com/sites/carltonreid/2020/04/13/new-zealand-first-country-to-fund-pop-up-bike-lanes-widened-sidewalks-during-lockdown/#69c8e43a546e" target="_blank">tactical urbanism fund</a> for emergency bike lanes and footpath widening.
So what’s happening in Australia? Not much at present. Yet we <a href="https://www.theage.com.au/national/victoria/too-close-for-comfort-when-a-walk-in-the-park-is-no-walk-in-the-park-20200415-p54k46" target="_blank">face the same problems</a>, prompting <a href="https://theconversation.com/physical-distancing-is-here-for-a-while-over-100-experts-call-for-more-safe-walking-and-cycling-space-137374" target="_blank">calls for urgent action</a> to reclaim public space for walking and <a href="http://www.weride.org.au/announcement/australian-health-and-transport-experts-call-for-space-for-safer-walking-and-cycling/" target="_blank">cycling</a>.
Despite this, there has been little examination of locally specific design and implementation approaches that can rapidly deliver the urban spaces people need right now.
<h2>Making it happen</h2>
Temporary and tactical urbanism isn’t new to Australia. We’ve been doing it since the 1980s when <a href="https://www.killyourdarlings.com.au/2016/09/imagine-a-city-swanston-st-party/" target="_blank">Melbourne’s Swanston Street was transformed into a green oasis</a> overnight. This helped to reimagine the city centre as a place designed for people, which shaped <a href="https://theconversation.com/how-a-three-decade-remaking-of-the-city-revived-the-buzz-of-marvellous-melbourne-91481" target="_blank">its long-term social and economic regeneration</a>.
<a href="https://images.theconversation.com/files/207418/original/file-20180222-132674-1247hnf.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/207418/original/file-20180222-132674-1247hnf.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
The Greening of Swanston Street in 1985. Victorian Ministry of Planning
This, and other <a href="http://tacticalurbanismguide.com/guides/tactical-urbanism-volume-4/" target="_blank">more recent projects</a>, have proven temporary and tactical urbanism adds value beyond physical activity and social interaction. Successful schemes can increase the vitality of streets and neighbourhoods, engage local communities and enhance a local sense of place.
<a href="https://www.townteams.com.au/" target="_blank">Social enterprises</a> and community groups are well placed to deliver such projects, because of their enthusiasm, agility and local networks. Governments also have a crucial role in enabling other actors and maximising public benefits. Every weekday between midday and 2pm, the City of Melbourne temporarily closes Little Collins Street between Swanston and Elizabeth streets with a removable bollard, giving over the street to pedestrians – it’s that easy!
<a href="https://images.theconversation.com/files/331887/original/file-20200501-42962-11lwnih.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/331887/original/file-20200501-42962-11lwnih.JPG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Little Collins Street already becomes a place for pedestrians at lunchtime. City of Melbourne. Author provided., Author provided
Our cities’ urban spaces are full of such potential for greater flexibility, experimentation and innovation. For example, <a href="https://www.cityofadelaide.com.au/business/permits-licences/parklets/" target="_blank">on-street parking can easily be converted</a> into spaces for socialising and outdoor dining. A vacant space can become an <a href="https://www.theguardian.com/environment/bike-blog/2011/sep/01/pedal-power-open-air-cycle-cinema" target="_blank">outdoor cinema</a>.
<h2>Temporary or permanent?</h2>
The COVID-19 pandemic and its associated restrictions have created an epic social experiment on a global scale. We argue that urbanity itself is at stake. What will cities be without the social interactions that enable us to exchange ideas, opinions, values and knowledge?
Can we afford to go back to the cities designed for cars that we have spent decades reshaping for people? If we don’t act now, the social life of cities that sustains our economy, creativity and culture is at risk.
We need to counter the social impacts of COVID-19 by experimenting at the micro scale of public space. Temporary and tactical urbanism offers simple, low-cost and agile solutions. We should act quickly to make streets safe and sociable during this crisis. The long-term health of people and cities depends on it.<img src="https://counter.theconversation.com/content/137063/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/jonathan-daly-446774" target="_blank">Jonathan Daly</a>, Researcher, School of Architecture and Urban Design, <a href="https://theconversation.com/institutions/rmit-university-1063" target="_blank">RMIT University</a>; <a href="https://theconversation.com/profiles/kim-dovey-107660" target="_blank">Kim Dovey</a>, Professor of Architecture and Urban Design, <a href="https://theconversation.com/institutions/university-of-melbourne-722" target="_blank">University of Melbourne</a>, and <a href="https://theconversation.com/profiles/quentin-stevens-1044644" target="_blank">Quentin Stevens</a>, Associate Professor, School of Architecture and Urban Design, <a href="https://theconversation.com/institutions/rmit-university-1063" target="_blank">RMIT University</a>
This article is republished from <a href="https://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/we-cant-let-coronavirus-kill-our-cities-heres-how-we-can-save-urban-life-137063" target="_blank">original article</a>.
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We can't let coronavirus kill our cities. Here's how we can save urban life

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In the month of March, the import bill declined by $0.5bn, down by 1.5%, to $34.4bn. Weakness in the month was driven by volatility in transport equipment (both capital and consumer) - stripping this out, imports rose by 0.7% in March.
The export detail remains volatile, with temporary supply disruptions a factor. In the month of March, metal ores slumped by $1.2bn, largely as anticipated, as iron ore shipments were delayed by Cyclone Veronica. Coal exports rose by $0.8bn, on a rebound in volumes, while gold fell back by $0.6bn, off a high base.
For the March quarter, the ABS advise that the trade surplus widened to $14.2bn from $8.6bn in Q4, an improvement of $5.6bn.
<a href="https://www.propertyobserver.com.au/images/2019/5/7/trade%201.jpg" target="_blank">Click here</a> to enlarge: 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/5/7/trade%201.jpg" alt="">
Key to this development was higher commodity prices, which boosted export earnings. The terms of trade increased in the order of 3% in the quarter, we estimate.
Export earnings in Q1 rose by a little over 3.5%, while the import bill actually shrank, down by 1.4%.
Our preliminary calculations suggest that: export volumes expanded modestly in the quarter, up by almost 0.5%, with a sharp rebound in gold off a low base a key positive; and imports were soft in the quarter, contracting by almost 1.5%, against the backdrop of patchy domestic demand across the private sector.
<a href="https://www.propertyobserver.com.au/images/2019/5/7/trade%202.jpg" target="_blank">Click here </a>to enlarge: 
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On these preliminary calculations, real net exports likely added to activity in Q1, potentially in the order of 0.3ppts to 0.4ppts. This is an upside surprise to our forecast of +0.1ppt – albeit largely driven by falling imports (a sign of domestic weakness) rather than by strength in exports.
Such an outcome represents a turnaround from the December quarter 2018, when net exports subtracted 0.2ppts from activity as export volumes declined by 0.7%, dented by the impact of the drought and temporary disruptions in the resources sector.
<a href="https://www.propertyobserver.com.au/images/2019/5/7/trade%203.jpg" target="_blank">Click here</a> to enlarge:
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/5/7/trade%203.jpg" alt="">
Key points:
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•In March, the trade surplus remained elevated at $4.9bn, only down a little from a record high of $5.1bn for February (revised up from $4.9bn).
•The March outcome exceeded expectations (market median $4.5bn and Westpac $4.2bn).
•Imports were the main surprise, falling by a further 1.5%, rather than rebounding by 1.0% as we anticipated.
•Exports fell but by somewhat more than anticipated, down by 1.8% v's a forecast -0.6%
•For the March quarter, the ABS advise that the trade surplus widened to $14.2bn from $8.6bn in Q4, an improvement of $5.6bn.
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Andrew Hanlan is senior economist for Westpac and can be contacted <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/andrew-hanlan/3/222/430" target="_blank">here</a>. 
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Australia's trade account, surplus elevated at a near record high: Andrew Hanlan

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GUEST OBSERVATION
Redundancies are attractive to organisations in crisis. Although the payouts cost money upfront, they can reshape the remaining workforce to make it leaner and more fit for purpose.
On the other hand they can demoralise that workforce, and they are far from good for the rest of the economy.
One alternative, available to the employers of as many as 6.6 million Australians for the next six months, is <a href="https://theconversation.com/that-estimate-of-6-6-million-australians-on-jobkeeper-it-tells-us-how-it-can-be-improved-137237" target="_blank">JobKeeper</a>.
Another is being tried with apparent success by <a href="https://www.domain.com.au/group/" target="_blank">Domain Group</a>, the real estate listings and journalism firm majority owned by Nine Entertainment Holdings, which also owns newspapers including The Age and The Sydney Morning Herald.
Domain, and the real estate industry in general, has been hard hit by plummeting listings and plateauing home prices.
Project Zipline
Because it is part owned by the public and listed on the Australian Securities Exchange, it has had to explain its approach to shareholders.
Its <a href="https://shareholders.domain.com.au/DownloadFile.axd?file=/Report/ComNews/20200427/02228319.pdf" target="_blank">April 26</a> announcement notes that about 45% of its cost base relates to staff and employee-related expenses.
“We had the option of taking the standard path of reducing hours, stand downs and redundancies, chief executive Jason Pellegrino explained on the <a href="https://www.domain.com.au/group/zipline/" target="_blank">Domain</a> website.
He chose another option: <a href="https://www.domain.com.au/group/zipline/" target="_blank">Project Zipline</a>
employees were offered the opportunity to participate in a share rights program whereby they could receive a percentage of their salary package over the next six months in share rights, or alternatively elect to reduce working hours
The target is a 20% reduction in staff costs, while retaining employee talent and "momentum for the long term”.
It’ll also help align the employees and the organisational interests.
Domain’s group director for employee experience, Rosalind Tregurtha says there has been a 90% take up of the options offered.
Sacrifices at the top
The executive leadership and board are <a href="https://www.mckinsey.com/business-functions/organization/our-insights/how-to-beat-the-transformation-odds" target="_blank">role modelling</a> by taking greater proportions of their own remuneration in share rights: 30% and 50%.
It has had to work quickly so the savings can start from May.
The work has included preparing information packs for managers and employees, briefing managers, asking employees to chose options, working with <a href="https://www.linkmarketservices.com.au/corporate/home" target="_blank">Link Market Services</a> to get offers out and processing the changes for the more than 600 employees on the payroll.
Zipline is a case study of an organisation working quickly with its workers to find a solution that works.
It mightn’t work elsewhere. Other options for businesses include
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<li>
offering greater work flexibility including shortened weeks and job sharing
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freezing or limiting recruitment
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<li>
restricting or banning overtime
</li>
<li>
increasing the scope of jobs
</li>
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allowing employees to take accrued leave
</li>
<li>
directing employees to take unpaid leave under the government’s <a href="https://www.fwc.gov.au/industrial-action-benchbook/payments-relating-industrial-action/standing-down-employees" target="_blank">stand down</a> provisions
</li>
<li>
seeking voluntary redundancies
</li>
</ul>
It is important to consider, as Domain did, that while demand for their services might have slowed for a time, there is every likelihood that in the not too distant future things will pick up.
The firms that have done all they can to retain their industry knowledge and company experience will be the best placed for revival.<img src="https://counter.theconversation.com/content/137704/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/robyn-johns-159436" target="_blank">Robyn Johns</a>, Senior Lecturer in Human Resource Management and Industrial Relations, <a href="https://theconversation.com/institutions/university-of-technology-sydney-936" target="_blank">University of Technology Sydney</a>
This article is republished from <a href="https://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/coronavirus-redundancies-are-understandable-but-there-are-alternatives-137704" target="_blank">original article</a>.
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Coronavirus redundancies are understandable, but there are alternatives

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EXPERT OBSERVATION 
Last night would have been Budget night and the Australian Treasurer would have been announcing budget surpluses. Of course, coronavirus intervened, and the surpluses rightly had to be sacrificed to support Australian households, businesses and jobs. And it makes no sense to provide detailed budget forecasts given the extreme uncertainty about the impact on the economy and hence the budget for the coronavirus shutdown. So, the Treasurer has provided a statement to Parliament on the economic impact of the crisis, updated budget numbers will be provided in June and the Budget itself has been delayed to October.
As the economic impact of the crisis is well known I won’t go through that again here except to note two things from the Treasurer’s statement. First, more than 5.5 million Australian workers are now covered by the JobKeeper wage subsidy program which is coming close to the Government’s initial estimate that it would cover 6 million. Second, the Treasurer reiterated that the best way to pay back debt is through productivity enhancing reforms focussed on workforce training and education, infrastructure, cutting red tape, taxation and industrial relations reform. So, reform to help the economy recover post coronavirus will likely be the key focus in the October Budget.
This note looks at our own projections for the budget deficit, the impact on Australia’s net public debt and whether it’s affordable.
Budget deficit projections
The next table shows our rough budget deficit projections, taking the Mid-Year Economic and Fiscal Outlook projections from last December as the starting point.
<img src="https://www.urban.com.au/images/2020/5/14/1.png" alt="">
Under “policy changes” we have allowed for the three policy support packages announced through March, the health package announced in March, various industry support packages including that for childcare and bushfire spending. These are dominated by the $130bn JobKeeper program and are concentrated in this financial year and next, particularly for the period out to September. While the reopening of the economy may be coming a bit earlier than the Government had allowed for, we assume that the Government redirects some of the JobKeeper program from those who may no longer need it, to those who do, such that the full $130bn is still spent. In total and allowing for state fiscal stimulus this is resulting in a 10.6% of GDP fiscal stimulus for this calendar year, which swamps the stimulus seen in the GFC (and rightly so because the GFC posed a much smaller threat to the economy).
<img src="https://www.urban.com.au/images/2020/5/14/2.png" alt="">
The hit to the economy will mean a hit to government revenue and increased spending demands under some existing spending programs and this is shown in the line called “parameter changes.” This is a guesstimate at present, because we are yet to get a firm handle on the size of the hit to the economy and how quickly it might recover. But the negative impact on the budget is likely to be bigger next financial year than this financial year because unemployment will average far more next financial year (around 8.5%) than this financial year (around 6.3%) and that provides a guide to lost Federal revenue and increased expenses.
Put simply, the Government’s necessary fiscal support response and the hit to the budget flowing from the hit to the economy will see the budget deficit blow out to around $130bn this year and $200bn next financial year, before falling sharply from 2021-22, as support programs end and the economy recovers.
This would see the budget deficit as a share of GDP peak at around 10% of GDP in 2020-21, which would be its highest since World War 2.
<img src="https://www.urban.com.au/images/2020/5/14/3.png" alt="">
Spread over several years, this will add nearly 20% of GDP to Australia’s public debt.
But can we afford the surge in the deficit and debt?
It’s not ideal, but it is affordable. First, it needs to be stressed that the stimulus is absolutely necessary. If the Government hadn’t imposed the lockdown the healthcare system could have been overwhelmed resulting in many more deaths than the 97 recorded so far. Australia has seen 4 deaths per million people, but the UK and Italy have seen around 500 deaths per million and if that had occurred in Australia it would mean the deaths of around 12,500 people. And if the Government along with the RBA and state governments had not moved to protect jobs, businesses and incomes, the prospective hit to the economy from the lockdown would be far greater, with a much slower recovery in prospect (and probably an even bigger blow out in the budget and public debt). Looked at another way the 10% or so hit to the economy this half year required a similarly sized stimulus program to offset it.
Second, it makes sense for the public sector to borrow from households and businesses at a time when they are stuck at home and can’t spend due to the shutdown or won’t spend due to uncertainty, and for the Government to give the borrowed funds to help those businesses and individuals that are directly impacted. Using the funds to subsidise wages was a very smart move as it keeps people employed, keeps them linked to their employer and helps minimize confidence zapping unemployment headlines.
Third, the support programs have been designed to support the economy when they are most likely needed – in the June and September quarters – and to phase down thereafter as is apparent in the table above showing policy stimulus falling sharply from 2021-22. So, under current law we have not seen a permanent step jump higher in government spending. This contrasts with what seemed to happen post the GFC
Fourth, Australia’s net public debt is relatively low at 23% of GDP in comparison with the US at 84%, the Eurozone at 69% and Japan at 154%. See the next chart. And even with the projected budget deficit adding 17% of GDP to public debt by 2021, according to IMF projections Australia’s net public debt will remain relatively small at around 40% of GDP in two years’ time. So, Australia has far greater scope to do fiscal stimulus than other comparable countries.
<img src="https://www.urban.com.au/images/2020/5/14/4.png" alt="">
Fifth, the cost of borrowing for the Federal Government is very low at just 0.25% for three years and 0.95% for ten years. Of course, this is partly being facilitated by the RBA buying bonds in the secondary market, although even if it weren’t bond yields would be low anyway reflecting the massive hit to the economy from the shutdown.
And the odd thing about the RBA holding more Government bonds is that much of the interest paid on the bonds by the Government to the RBA will flow back to the Government as a dividend.
Finally, the Australian Government is borrowing to finance the deterioration in the budget deficit in Australian dollars and given the turnaround in Australia’s balance of payments from a large current account deficit to a surplus or around balance in recent years, it’s not as if we are dependent on foreign creditors risking some sort of foreign currency crisis.
The blow out in the Australian Government’s budget deficit and public debt is not great. But it’s a necessary price Australia has to pay to minimise the loss of life from the virus and at the same time minimise the hit to people’s livelihoods from the shutdown. In terms of getting the debt back down, a temporary deficit levy would be preferable to tax hikes or the cancelation of tax cuts. But I agree with the Treasurer that the best approach to getting debt back down is to grow the economy aided by a reinvigorated economic reform agenda.
Dr Shane Oliver is Head of Investment Strategy and Chief Economist at AMP Capital
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The incoming budget deficit and public debt: Shane Oliver

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A Meadow Springs, West Australia, mortgagee home is under offer.
Situated at <a href="https://www.realestate.com.au/property-house-wa-meadow+springs-133492046" target="_blank">22 Broadmoor Loop</a>, Tom and Andrea Esze of TomEsze.com are marketing the house.
Set on 521 sqm, the abode consists of four bedrooms, two bathrooms and garaging for two vehicles, with options for the home to accommodate multiple groups in a 2 bedroom each split.
Built in 2015, the marketing material describes the home as "two homes on the one title... with leasing options galore."
Last sold for $182,000, the home transacted in the pre its construction, in 2014.
The home was then marketed at $576,000 for two years running from 2015 - 2017.
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Learn more about Meadow Springs here.
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