<p>Just a week after filing plans for the final stage of its major Keira Place masterplan, <a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> has unveiled another significant housing proposal in Wollongong, this time targeting a prominent site opposite North Wollongong Station.</p>

<p>The developer has lodged a State Significant Development Application for a 38-storey mixed-use tower at <a href="https://www.apartments.com.au/new-apartments/4-4a-flinders-street-north-wollongong-nsw-2500">4-4A Flinders Street</a>, around one kilometre north of the <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place precinct</a> currently taking shape on the edge of the CBD.</p>

<p><img alt="First look: Urban Property Group plans 38-storey North Wollongong tower as Keira Place expansion gathers pace" data-entity-type="file" data-entity-uuid="2b6428f1-6405-4038-8476-897de440e90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/flinders%20podium.png?VersionId=QLqEvK0OuCEwRC47oHNftrw2B1YqaHF8" /></p>

<p>Designed by Studio.SC, the proposal comprises a 38-storey mixed-use development containing 303 apartments, including 45 affordable housing units, alongside 174 co-living residences. The scheme also includes ground-floor retail space, extensive landscaping and public domain improvements.</p>

<p>Studio.SC noted in the proposal it "outlines a vision for a landmark transit-oriented mixed-use development centred around North Wollongong Station, designed to support the city’s future growth while responding to the NSW Government’s housing and planning reforms."</p>

<p>The architecture firm said the proposal responds to the opportunities and constraints shaping future growth within the 400-metre catchment of the station and represents "a coordinated and future-focused approach to urban intensification, contributing to the long-term evolution of North Wollongong as a connected, walkable and high-density station precinct."</p>

<p>The site occupies a strategic corner bounded by Flinders Street, Station Street, Stafford Street and the Princes Highway, directly opposite North Wollongong Station.</p>

<p><img alt="First look: Urban Property Group plans 38-storey North Wollongong tower as Keira Place expansion gathers pace" data-entity-type="file" data-entity-uuid="7863adad-1f71-4022-b850-f44b252738fd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/flinders%20podium%20a.png?VersionId=WsU7av0g8_8R2tGHWxgHeFSlhu7yeY1V" /></p>

<p>The proposal follows Urban Property Group's recent submission for the second and final stage of Keira Place, which would deliver a further three buildings comprising 657 homes opposite Beaton Park. It builds on the first stage, which features 150 apartments across two towers and recently commenced construction.</p>

<p>Urban Property Group CEO Patrick Elias said breaking ground on the first stage marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.</p>

<p>"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.</p>

<p>"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."</p>

<p><strong><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/urban-property-group-unveils-trio-of-towers-for-next-stage-of-new-wollongong-precinct-keira-place">Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place</a></em></strong></p>


Joel Robinson

First look: Urban Property Group plans next major Wollongong tower

<p><a href="https://www.apartments.com.au/developers/arada">Arada</a> has wasted little time expanding its ambitions in Campsie, lodging plans for a second major project in the rapidly transforming town centre just months after unveiling its three-tower One Campsie proposal on Beamish Street.</p>

<p>The UAE-backed developer has now taken aim at one of the suburb’s most strategically positioned sites, filing a State Significant Development Application for a <a href="https://www.apartments.com.au/new-apartments/10-north-parade-campsie-nsw-2194">33-storey mixed-use tower</a> at 10 London Street and 43 North Parade, directly opposite the future Campsie Metro Station. The proposal is currently on public exhibition and represents another significant vote of confidence in Campsie's emergence as one of Sydney’s key transit-oriented growth centres.</p>

<p>Designed by <a href="https://www.apartments.com.au/architects/woods-bagot">Woods Bagot</a>, the development would deliver 156 apartments above a podium containing retail and commercial space, creating a new residential and commercial gateway to the town centre. The scheme also includes a four-level above-ground parking podium and a dedicated residential amenity floor featuring wellness and recreation facilities. At least 10 per cent of the apartments would be allocated as affordable housing for a period of 10 years.</p>

<p>The proposal occupies a 1,631 sqm site bounded by London Street, North Parade and Dispensary Lane, immediately adjoining the future Metro station precinct and just metres from Beamish Street’s retail and dining strip. According to the Urban Design Report, the project seeks to deliver "a great place that prioritises human-scaled experience and provides spatial improvements to the area."</p>

<p><img alt="First look: Arada doubles down in Campsie with 33-storey Metro-front tower plans" data-entity-type="file" data-entity-uuid="175a8324-015b-4856-abe3-ce6f23199fa7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/podium%20campsie.png?VersionId=742UGwXFhFBX4GEl6wX4PYIWREAgn6il" /></p>

<p>Woods Bagot describes the tower as a key marker within Campsie's next phase of growth.</p>

<p>"Located directly opposite the new Campsie Metro Station on North Parade, 10 London Street is a thoughtfully composed 33-storey mixed-use tower that contributes to the ongoing transformation of the town centre," the Architectural Design Report states. The report says the project is intended to provide "high-quality homes within a vibrant, connected urban environment, while helping define Campsie's future skyline."</p>

<p>A strong emphasis has been placed on the public realm. The ground floor incorporates over 500 sqm of retail space and active frontages along both London Street and North Parade, while the podium is wrapped by extensive landscaped planting intended to soften the building's scale and strengthen the pedestrian experience. The development would also widen surrounding footpaths and improve connections between the Metro station and the broader town centre.</p>

<p>Above the podium, residents would have access to more than 1,400 sqm of communal amenities, including a pool, gym and landscaped recreation spaces. A distinctive green-wall treatment extending across four podium levels forms a major architectural feature, helping differentiate the project within the emerging high-density precinct.</p>

<p>The tower's design is closely tied to the broader Campsie Town Centre Master Plan and the arrival of Sydney Metro. The Urban Design Report notes the proposal "directly supports the Campsie Town Centre Master Plan by delivering new homes in a location explicitly identified for growth, improved accessibility, and high-quality urban renewal." It adds that the project contributes to the master plan's vision for a strengthened town centre supported by thousands of new homes around the future Metro station.</p>

<p><img alt="First look: Arada doubles down in Campsie with 33-storey Metro-front tower plans" data-entity-type="file" data-entity-uuid="bfd17654-253e-489a-bade-6278d63db412" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/base%20campsie.png?VersionId=3roJPMQGs36dazpkhvpvbDDP73Ld.Ica" /></p>

<p>The application follows Arada's recently lodged One Campsie project at 124–142 Beamish Street and 16–18 Ninth Avenue, where the developer is seeking approval for 346 apartments across three towers rising 24, 32 and 39 storeys. Together, the two proposals would cement Arada as one of the most influential developers shaping Campsie's future urban form.</p>

<p><strong><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-arada-files-for-trio-of-apartment-towers-in-campsie-town-centre">First Look: Arada files for trio of apartment towers in Campsie town centre</a></em></strong></p>

<p>Arada entered the Australian market in 2024 and has rapidly assembled a significant development pipeline across Sydney. Alongside its Campsie holdings, the developer is soon to launch <a href="https://www.apartments.com.au/new-apartments/wattle-green-2-fishburn-crescent-castle-hill-nsw-2154">Wattle Green</a> in Castle Hill, and has expanded its local operations following its acquisition of construction firm Roberts &amp; Co.</p>

<p>Located around 14 kilometres south-west of the Sydney CBD, the site sits at the centre of one of Sydney's fastest-changing middle-ring precincts. The Metro conversion of Campsie Station, combined with Canterbury-Bankstown Council's master planning framework, is driving significant residential intensification around Beamish Street and North Parade, with thousands of new homes expected over coming decades.</p>


First look: Arada doubles down in Campsie with 33-storey Metro-front tower plans

<p>For the first time in a long time, Australia's inflation story is starting to look more like a landing than a fight.</p>

<p>The latest Consumer Price Index figures from the Australian Bureau of Statistics showed annual inflation eased to four per cent in May, down from 4.2 per cent in April. On the surface, that might not seem like a major move. Inflation remains above the Reserve Bank's target range and some categories continue to record stubborn price growth.</p>

<p>But the significance of this result lies less in where inflation sits today and more in what it means for where interest rates are likely heading next.</p>

<p>The biggest takeaway is that inflation continues to move in the right direction.</p>

<p>Markets had been bracing for another sticky result after a period where progress appeared to stall. Instead, headline inflation came in softer than expected, helped by falling fuel prices and easing transport costs. Annual transport inflation halved from 6.6 per cent in April to 3.3 per cent in May, while automotive fuel prices fell 11.9 per cent during the month following lower oil prices and the impact of reduced fuel excise measures.</p>

<p>While petrol prices don't solve Australia's affordability challenges, they are one of the most visible and immediate costs for consumers. Falling fuel costs feed through the economy quickly, helping ease pressure on household budgets and business operating expenses.</p>

<p>The ABS data also showed headline inflation is now sitting at its lowest annual level in several months, reinforcing the broader trend that price growth is gradually moderating.</p>

<p>That trend is important because it aligns with what many economists and lenders have been saying for the last month.</p>

<p>Prior to this week's inflation data, ANZ, NAB and Commonwealth Bank had all shifted their forecasts, now believing the Reserve Bank had likely reached the peak of the interest rate cycle. Following the May inflation release, ANZ reaffirmed that view.</p>

<p>In its latest economic update, ANZ said it expects quarterly trimmed mean inflation to come in at 3.7 per cent for the June quarter, slightly below the Reserve Bank's forecast of 3.8 per cent. Importantly, the bank said that outcome, when combined with slowing economic activity, "supports our view that the cash rate has peaked".</p>

<p>The Reserve Bank has spent the better part of three years attempting to bring inflation under control through higher interest rates. If Australia's major banks are correct and rates have now peaked, the conversation shifts from how much higher rates could go to when they might begin coming down.</p>

<p>Westpac's caution comes from underlying inflation. The trimmed mean, the measure most closely watched by the Reserve Bank, increased from 3.4 per cent to 3.6 per cent annually. Housing inflation remains elevated at 6.5 per cent, reflecting ongoing increases in rents, electricity costs and new dwelling construction.</p>

<p>Electricity prices remain particularly problematic, rising 21.1 per cent over the past year following the removal of government rebates.</p>

<p>Housing construction costs are also showing signs of renewed pressure. ANZ noted new dwelling costs rose 0.9 per cent in May and are now running at an annualised pace of 8.6 per cent over the past three months. Builders continue to face higher labour, fuel and material costs, a reminder that inflationary pressures have not completely disappeared.</p>

<p>Housing affordability has deteriorated largely because of higher interest rates rather than higher property prices alone. Even modest reductions in mortgage rates would improve borrowing capacity, increase buyer confidence and reduce repayment pressure on existing homeowners.</p>

<p>While August is far from a certainty, the latest inflation result has strengthened the view that the next move in rates is more likely to be down than up. For borrowers, buyers and the development sector, that alone represents a significant shift from the conversation that dominated much of the past two years.</p>


The inflation result the property market was waiting for

<p>Commercial property group FiveX is doubling down on its move into the residential space.</p>

<p>The group, founded by Joshua and Marko Berger more than five decades ago, has followed up its plans for a 39-storey tower on North Sydney's Alfred Street with a proposed 61-storey tower in Chatswood.</p>

<p>The new tower at <a href="https://www.apartments.com.au/new-apartments/815-pacific-highway-chatswood-nsw-2067">815 Pacific Highway</a>, which would be one of the tallest proposed in Chatswood in recent years, will comprise 490 apartments, 76 of which will be dedicated affordable housing and managed by Evolve Housing for a minimum of 15 years.</p>

<p>The project will replace the long-standing Panorama Building, originally known as the BMA Tower, a 14-storey office building completed in 1972 and designed by Hungarian-born architect Hugo Stossel. At the time of its completion, the building was the tallest structure in Chatswood and became a local landmark due to its distinctive curved form and external glass lift.</p>

<p><img alt="FiveX" data-entity-type="file" data-entity-uuid="956bd299-3864-47a0-8ea6-162b5524c5d8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-24%20at%201.02.03%E2%80%AFPM.png?VersionId=EWx7teUr7RcYrI9mgRytwppwt5AdUDtb" /></p>

<p>fjcstudio is behind the designs. Its Architectural Design Report argues the ageing commercial building no longer reflects Chatswood's role as one of Sydney's key strategic centres and that the site is ideally positioned to support significantly higher residential density.</p>

<p>"The site is located at the heart of Chatswood, within the TOD accelerated rezoning area that supports higher density development around the new Metro station," the report states.</p>

<p>"The site's role within a walkable 400-metre radius catchment is where housing, employment, retail and community uses are encouraged to cluster in support of transit-oriented living."</p>

<p><img alt="fjc" data-entity-type="file" data-entity-uuid="8d198f5e-cc71-4175-9357-be6ec7207473" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-24%20at%201.18.27%E2%80%AFPM.png?VersionId=5WUFc3IYBPvhQMBUYLCsjJhzdcVeYodE" /></p>

<p>The proposal has undergone two rounds of review by the NSW State Design Review Panel, with the design evolving through an extensive assessment process focused on design excellence, public realm outcomes, residential amenity and the integration of affordable housing.</p>

<p>fjcstudio says the residential component provides a diverse mix of apartment typologies, supporting a broad demographic and contributing to housing supply in a highly accessible location close to major transport, employment and retail infrastructure.</p>

<p>The application follows FiveX's plans for a 39-storey tower at <a href="https://www.apartments.com.au/new-apartments/275-alfred-street-north-north-sydney-nsw-2060">275 Alfred Street</a>, which it <a href="https://www.apartments.com.au/new-apartments/275-alfred-street-north-north-sydney-nsw-2060">submitted through the same NSW Government pathway</a> in December. That's for 184 apartments.</p>

<p>Recent activity in Chatswood includes Hyecorp launching its Archer Street project, Celine, and Develotek securing approval for a 34-storey tower.</p>


First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans

<p>Bridgewell Capital and SLD Development seem to be bullish on the Killara apartment market, filing plans for a second new development next to the Killara Golf Club.</p>

<p>The new plans are for 79 apartments across an amalgamated 4,989 sqm site on Buckingham Road.&nbsp;The project has been designed by BKA Architecture and is being assessed under the NSW Government's Low and Mid-Rise Housing and Infill Affordable Housing reforms. It is just 300 metres from&nbsp;Killara train station.</p>

<p>The majority of the apartments are three-bedrooms (46), with 23 two-bedroom apartments, seven one-beds, and three four-bedroom apartments. 17 of the apartments&nbsp;are proposed as affordable housing, representing 15 per cent of the project's gross floor area, allowing the development to access additional floor space and height incentives available under the NSW Housing SEPP.</p>

<p>There will be 131 resident and visitor car spaces, and more than&nbsp;1,450 sqm of communal open space. Landscaped areas would account for approximately 45 per cent of the site.</p>

<p><img alt="Killara" data-entity-type="file" data-entity-uuid="75ef5ef7-a53b-4932-a8f1-38f63169eec9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-24%20at%2011.04.00%E2%80%AFAM.png?VersionId=d_lG1A1StDaMQilljy25Fr8SF1BnAmKE" /></p>

<p>The site currently contains three detached dwellings and occupies a prominent position on the eastern side of Buckingham Road, with frontage to an area that has already begun transitioning towards higher-density housing. Existing apartment buildings of up to six storeys surround the site, while the Killara Golf Club forms its southern boundary.</p>

<p>The application has been lodged as a State Significant Development due to the affordable housing component and the scale of the project.</p>

<p>According to the design report, the proposal has been shaped by the area's evolving planning framework, which is encouraging greater housing density around transport infrastructure.</p>

<p>"The site sits along a growth area anticipated to undergo transformation in line with broader trends across New South Wales, driven by the implementation of the Low and Mid-Rise and Transport-Oriented Development State Housing Policies," the report states.</p>

<p>"Being within 800 metres walking distance to Killara Train Station, the project seeks to provide high-quality apartments designed for various family sizes, located in a vibrant landscaped setting."</p>

<p>The Upper North Shore suburb has become one of the most closely watched testing grounds for the NSW Government's housing reforms. A number of developers have moved quickly to consolidate sites around railway stations across suburbs including Killara, Lindfield, Gordon and Roseville, where the new planning settings are creating opportunities for apartment developments that would previously have been difficult to achieve.</p>

<p>The likes of Aqualand, Hyecorp, Holdmark and Vermont Property Group have projects in the region.</p>

<p>Bridgewell has several developments in the pipeline. Last September they submitted plans for <a href="https://www.apartments.com.au/news/nsw/bridgewell-capital-seeks-55-apartment-project-in-killara">55 new apartments</a> at&nbsp;23-25 Lorne Avenue in Killara, just the other side of Regimental Park from their new project. In May they filed for <a href="https://www.apartments.com.au/news/nsw/first-look-bridgewell-plots-120-apartments-and-childcare-centre-in-maroubra-town-centre">120 apartments in Maroubra</a>.</p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>


First look: Bridgewell, SLD Development double down on Killara Golf Club

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>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;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>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.</p>

<p>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).</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<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>

<p>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.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: 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.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>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.</em></p>


Every First Home Owner Grant for new property by state

<p>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.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>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.</p>

<h2>What is NatHERS?</h2>

<p>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;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>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.</p>

<h2>How NatHERS Ratings Work</h2>

<p>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.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> 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.</p>

<p><strong>Cost Savings:</strong> 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.</p>

<p><strong>Environmental Impact:</strong> 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.</p>

<p><strong>Improved Comfort: </strong>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.</p>

<p><strong>Market Value and Desirability:</strong> 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.</p>

<p><strong>Compliance with Building Codes:</strong> 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.</p>


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?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>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.</p>

<h3>Convenience and accessibility</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>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.</p>

<h3>Vibrant lifestyle and community</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>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.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>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.</p>

<h3>Enhanced security and maintenance</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>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.</p>

<h3>Live-work-play balance</h3>

<p>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.</p>

<p>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.</p>


alisonwarters@gmail.com

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

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><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></p>

<h2>Who pays Stamp Duty?</h2>

<p>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.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>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.</p>

<p>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!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<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>

<p style="line-height:1.38">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.</p>


Ellen Walker

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

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<p>The office market across was strong last year in both the Sydney CBD and metropolitan centres, however it is too early to predict the impact COVID-19 will have on prices, according to the latest report from valuation firm Herron Todd White.</p>
<p>“The two main markets in Sydney that we are watching closely this year are the CBD and Parramatta,” the April report said.</p>
<p>“They continue to dominate in terms of demand, supply and infrastructure projects.”</p>
<p>The Sydney CBD vacancy rates recorded by the Property Council of Australia (PCA) in January 2020 were 3.9 percent.</p>
<p>The firm found that tight vacancy kept rentals at record highs, particularly for prime and A grade stock, however agents began reporting softer demand for B through to D grade stock throughout 2019.</p>
<p>New approvals for office accommodation are low across the CBD, with approvals being generally focused on residential and hotel redevelopment rather than traditional office space.</p>
<p>According to the PCA, however, 154,424 square metres of new stock is due to enter the market in 2020 and 96,548 square metres in 2021.</p>
<p>“We continue to note that strong demand from owner-occupiers appears to be propelling this value growth,” the report continued.</p>
<p>The current interest rate environment is fuelling borrowing power and market sentiment across the board.</p>
<p>The current low cost of money combined with the impact of rising rents has seen a significant increase over the past two years in tenants looking to purchase to owneroccupy.</p>
<p>This appears to be a strong driver in increasing capital values as tenants looking to owneroccupy as well as owner-occupiers in general are typically less reliant on potential yields and as such, are more willing to pay a premium to secure the property they desire.</p>
<p>We expect this trend to continue this year and have already witnessed some strong sales in 2020 that would indicate that demand is still there.</p>
<p>Parramatta continues to emerge as the prime commercial precinct of the Sydney metropolitan area, underpinned by a significant investment in infrastructure and the completion of a number of development projects including the Parramatta Light Rail due for completion in 2023, the new Powerhouse Museum, upgrades to Westmead Hospital and Parramatta Square and the upgrades to the M4 Motorway, increasing connectivity and appeal of commercial space within the CBD to the greater Sydney metropolitan area.</p>
<p>“Parramatta remains the best performing metropolitan CBD in the country, with vacancy at 3.2 percent as at January 2020 (source: PCA) and increases in net face rents, primarily driven by low supply additions and the draw of more affordable rentals than the city,” the report said.</p>
<p>While 157,643 square metres is currently under construction and due to come online over the next two years, there is currently 82.27 percent pre-commitment for this space.</p>
<p>Further to this, the lack of new supply of commercial stock within the Sydney CBD has also created an increase in appeal to investors and owner-occupiers from a sales perspective, considering the comparatively lower capital outlay required to enter the market, combined with the centralised location of the commercial hub and prevailing low interest rates, making it the next sought after commercial centre.</p>
<p>“Given the performance of the locale, lack of stock and the investment in infrastructure, we consider the Parramatta commercial market to generally illustrate a positive outlook moving into 2020 with increases in net face rents, prevailing low vacancy rates and reductions in yields,” the firm concluded.</p>
<p>“We note that the emergence of the Coronavirus (Covid-19) pandemic has had a significant impact on global economic growth and the Australian economy.”</p>
<p>“We consider this will have an adverse impact on the Sydney commercial office market in general but that like all markets in Sydney it is too early to tell the impact.”</p>
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wdavis-8cCN98p7xp

Sydney office market still strong but faces tough road ahead: HTW

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<p>EXPERT OBSERVATION</p>
<p>The NSW Government has announced the first tranche of projects to be fast tracked through the Planning Acceleration Program.</p>
<p>The Minister for Planning along with the Department of Planning and Treasury deserve praise for developing strong criteria for assessment of projects and using those criteria to fast track projects which will create employment.</p>
<p>All of the projects in the first tranche released today have the support of Council and were already well progressed. Many are government sponsored projects including Snowy Hydro and projects submitted by the Department of Education.</p>
<p>We are particularly pleased that some of the projects that were caught up in the St Leonards stalemate have been progressed. This is a good start indeed.</p>
<p>We hope that this can be used as a precedent to stimulate activity in other corridors which are supported by new infrastructure including Parramatta Road (supported by WestConnex); Sydenham to Bankstown (supported by the new Metro).</p>
<p>Urban Taskforce supports the publication of a strong set of criteria for assessment of projects which have been submitted for consideration.</p>
<p>These criteria will be used to consider further tranches of projects for fast-tracking in the coming weeks and months.</p>
<p>We welcome the NSW Government’s recognition of the private sector property and development industry to the NSW economy. Representing 10% of the economy, the measures taken to support the industry are critical to tens of thousands of workers.</p>
<p>There are a number of significant projects across greater Sydney and Newcastle that can be fast-tracked to unlock construction activity, employment and provide housing without compromising the integrity of the planning assessment process.</p>
<p><strong>Tom Forrest</strong> <em>is the CEO of property development industry group Urban Taskforce.</em></p>
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Fast-tracked projects are a welcome and much-needed economic stimulus: Tom Forrest

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<div class="column"><strong>Expert Observation by Dr Shane Oliver, head of investment strategy and chief economist of AMP Capital</strong></div>
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<div class="column">As we’ve seen recently growth assets like shares have periods of bad short-term performance versus bonds &amp; cash. But they provide superior long-term returns which is essential to grow retirement savings. It makes sense for superannuation to have a high exposure to them. The best approach is to simply recognise that super and investing in shares is a long-term investment.</div>
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<p><span>This is an update of a note I wrote last November, but after the recent plunge in shares and the associated ten per cent or so loss in balanced growth superannuation funds through the March quarter, it</span><span>’</span><span>s particularly relevant now. When share markets plunge as they did into March the standard questions are: What caused the fall? W</span><span>hat’s the outlook? </span><span>And what does it mean for superannuation? The correct answer to the latter should be</span><span>“nothing really</span><span>, as super is a long-term investment and share </span><span>market volatility is normal.” </span><span>This may sound like marketing spin. But, except for those who are into trading or are close to or in retirement - shares and super really are long-term investments.</span></p>
<h2><span>Super funds, growth assets &amp; compound interest</span></h2>
<p><span>Superannuation is aimed (within reason) at providing maximum (risk-adjusted) funds for use in retirement. So typical Australian super funds have a bias towards shares and other growth assets that grow in value with the economy, particularly for younger members, and some exposure to defensive assets like bonds and cash to avoid excessive short-term volatility. These approaches aim to make the most of the power of compound interest which sees returns build on returns over time. The next chart shows the value of a $100 investment in Australian cash, bonds, shares and residential property from 1926 assuming any interest, dividends and rents is reinvested along the way.</span></p>
<p><span><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/2020/4/29/14_1.jpg" alt="" width="460" height="276"></span></p>
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<p><span>As return series for commercial property and infrastructure only go back a few decades I have used residential property as a proxy. Over the period shown since 1926 cash has returned 5.4 per cent per annum, bonds 6.9 per cent pa, property 10.7 per cent pa and shares 10.9 per cent pa. Because shares and property provide higher returns over long periods the value of an investment in them compounds to a much higher amount over long periods. So, it makes sense to have a decent exposure to them when saving for retirement. The higher return from shares and growth assets reflects compensation for the greater risk in investing in them </span><span>– </span><span>in terms of capital loss, volatility and illiquidity.</span></p>
<h2>
<span>But </span><span>investors don’t have 90 years</span><span>?</span>
</h2>
<p><span>But while the above chart covered more than 90 years of returns, our natural tendency is to think very short term. Particularly so in times of uncertainty like now. And this is where the problem starts. On a day to day basis shares are down almost as much as they are up. See the next chart. So, day to day, it</span><span>’</span><span>s pretty much a coin toss as to whether you will get good news or bad on shares. But if you just look monthly and allow for dividends, the historical experience suggests you will only get bad news around a third of the time. If you go out to once a decade, positive returns have been seen 100 per cent of the time for Australian shares and 82 per cent for US shares. So while it</span><span>’</span><span>s hard given the bombardment of financial news these days it makes sense to look at your returns less because then you are more likely to get positive returns and less likely to make rash decisions based on short term bad news.</span></p>
<p><span><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/2020/4/29/14_2.jpg" alt="" width="459" height="280"></span></p>
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<p><span>This can also be demonstrated in the following charts. On a rolling 12 month ended basis the returns from shares bounce around all over the place compared to the relative stability of cash (and bonds). See the next chart.</span></p>
<p><span><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/2020/4/29/14_3.jpg" alt="" width="456" height="269"></span></p>
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<p><span>However, over rolling ten-year periods, shares have invariably outperformed, although there have been some periods where returns from bonds and cash have done better, albeit briefly.</span></p>
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<p><span>Pushing the horizon out to rolling 20-year returns has almost always seen shares do even better, although a surge in cash and bond returns from the 1970s/1980s has seen the gap narrow. Over rolling 40-year periods </span><span>– </span><span>the working years of a typical person </span><span>– </span><span>shares have always done better.</span></p>
<p><span><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/2020/4/29/14_5.jpg" alt="" width="465" height="241"></span></p>
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<p><span>This is all consistent with the basic proposition that higher short- term volatility from shares - often reflecting exposure to periods of falling profits and a risk that companies go bust - is rewarded over the long term with higher returns.</span></p>
<h2><span>But why not try and time short-term market moves?</span></h2>
<p><span>The temptation to do this is immense. With the benefit of hindsight many swings in markets like the tech boom and bust, the GFC and maybe in the years ahead the current episode look inevitable and hence forecastable and so it</span><span>’</span><span>s natural to </span><span>think “why not give it a go?” </span><span>by switching between say cash and shares within your super to anticipate market moves. Fair enough if you have a process and put the effort in. But without a tried and tested market timing process, trying to time the market is difficult. A good way to demonstrate this is with a comparison of returns if an investor is fully invested in shares versus missing out on the best (or worst) days. The next chart shows that if you were fully invested in Australian shares from January 1995, you would have returned 8.5 per cent pa (with dividends but not allowing for franking credits, tax and fees).</span></p>
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<p><span><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/2020/4/29/14_6.jpg" alt="" width="469" height="295"></span></p>
<p><span>If by trying to time the market you avoided the 10 worst days (yellow bars), you would have boosted your return to 11.7 per cent pa. And if you avoided the 40 worst days, it would have been boosted to 17.1 per cent pa! But this is not easy as many investors only get out after the bad returns have occurred, just in time to miss some of the best days. For example, if by trying to time the market you miss the 10 best days (blue bars), the return falls to 6.3 per cent pa. If you miss the 40 best days, it drops to just 1.9 per cent pa.</span></p>
<p>The following chart shows the difficulties of short-term timing in another way. It shows the cumulative return of two portfolios.</p>
<p style="padding-left: 30px;"><span>• </span><span>A fixed balanced mix of 70 per cent Australian equities, </span>25 per cent bonds and five per cent cash;</p>
<p style="padding-left: 30px;"><span>• </span><span>A </span><span>“switching </span><span>portfolio</span><span>” </span><span>which starts off with the above but </span>moves 100 per cent into cash after any negative calendar year in the balanced portfolio and doesn't move back until after the balanced portfolio has a calendar year of positive returns. We have assumed a two-month lag.</p>
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<p><span>Over the long run the switching portfolio produces an average return of 8.6 per cent pa versus 9.9 per cent pa for the balanced mix. From a $100 investment in 1928 the switching portfolio would have grown to $185,869 compared to $595,510 for the constant mix.</span></p>
<h2><span>Key messages</span></h2>
<p><span>First, while shares and other growth assets go through periods of short-term underperformance relative to bonds and cash, they provide superior returns over the long term. As such, it makes sense that superannuation has a high exposure to them.</span></p>
<p><span>Second, switching to cash after a bad patch is not the best strategy for maximising retirement savings and wealth over time as it locks in the loss with no hope of recovery.</span></p>
<p><span>Third, the less you look at your investments the less you will be disappointed. This reduces the chance of selling at the wrong time or adopting an overly cautious stance.</span></p>
<p><span>The best approach is to simply recognise that super and investing in shares is a long-term investment. The exceptions to this are if you are really into putting in the effort to getting short- term trading right and/or you are close to, or in, retirement.</span></p>
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soliver-smf6LQXgW9

Why super and growth assets like shares have to be seen as long-term investments: Shane Oliver

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<p><strong>Expert Observation by Dr Shane Oliver, head of investment strategy and chief economist at AMP Capital</strong></p>
<p>The Australian March quarter Consumer Price Index showed headline inflation rising by 0.3 per cent over the quarter with annual inflation up by 2.2 per cent which was higher than market expectations of a 0.2 per cent quarterly increase or 1.9 per cent over the year.<br> <br>The RBA’s preferred measure of “core” inflation, as measured by the “trimmed mean” index rose by 0.5 per cent or 1.8 per cent, also above market expectations of a 0.3 per cent increase or 1.6 per cent over the year.<br> <br>Usually the inflation data is a key component of the Reserve Bank’s policy deliberations but its importance has been reduced (for now) as the impacts of the coronavirus on the economy takes hold.<br> </p>
<p><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/2020/4/29/15_1.jpg" alt="" width="443" height="280"> </p>
<p>In a pre-coronavirus world, today’s inflation data would have given the Reserve Bank confidence that its low interest rate settings were making inroads into lifting inflation, with underlying inflation showing its strongest quarterly rise since early 2018.</p>
<p>However, this has all changed because from the impacts of COVID-19 and associated shutdowns to economic activity. Inflation is expected to go backwards in the near-term (i.e. deflation) from the impacts of the virus and low inflation could persist for a while if the economic recovery is slower than expected.</p>
<p>The key points from the March quarter inflation data are: </p>
<ul>
<li>The largest upside surprise was from higher food prices, from drought and bushfire impacts (bushfires increased transport costs for some fresh produce). The largest price rises were in fruit and vegetables (+6.0 per cent) and meat and seafood (+2.05). Covid-19 panic buying was evident towards the end of March for products like rice and pasta which lifted the prices for these items.<br><br>
</li>
<li>Tobacco prices rose by 2 per cent from the tobacco tax excise increase. <br><br>
</li>
<li>There were less signs of discounting in the March quarter in clothing &amp; footwear but this is likely to be reversed in the June quarter as stores try to increase sales in the current environment.<br><br>
</li>
<li>The early signs of Covid-19 impacts were evident in higher prices for non-durable household products (up by 3.4 per cent) with rises for things like toilet paper, soap, hand sanitiser. Most of these increases are unlikely to be sustained as the surge in demand for such items has simply brought spending on them forward.<br><br>
</li>
<li>Health costs rose (+1.7 per cent) due to the way the Pharmaceutical Benefits Scheme works, which usually see seasonal rises in prices for pharmaceutical products and in medical and hospital services in the March quarter.<br><br>
</li>
<li>A large fall in fuel prices (-6 per cent) from a lower oil price reduced transport costs. Expect even lower fuel prices in the June quarter given the collapse in the oil price over recent weeks.<br><br>
</li>
<li>Recreation prices fell by 1.7 per cent (mainly due to holiday travel and accommodation) which is a usual seasonal effect after the peak holiday period in the prior quarter. There were no signs of Covid-19 impacting travel prices because the social distancing restrictions only came into effect in late March and also because the ABS would have measured the cost of travel done in March at the time it was booked which wouldn’t give enough time for price discounts to be evident.<br><br>
</li>
<li>Education prices rose by 2.6 per cent from the usual rises in school feels in the March quarter.<br><br>
</li>
<li>Insurance and financial services prices were up by 0.7 per cent over the quarter.</li>
</ul>
<p> </p>
<p><strong>Implications</strong></p>
<p>Looking ahead, June inflation is expected to be negative in Australia, possibly as weak as -2 per cent quarter on quarter or -0.5 per cent year on year which would be the biggest fall in annual consumer prices since a 1.3 per cent decline over the year to the June quarter in 1962.</p>
<p>Petrol prices (in Australia) are already down by around 35 per cent compared to the March quarter, childcare prices will fall sharply as a result of the Government subsidy up until the end of June, rents are declining, many government charges are seeing price freezes or rebates, some non-government education providers are providing discounts, communication costs will decline due to providers offering larger internet plans with no extra costs (recorded as a price fall by the ABS), finance and insurance costs are being cut and retailers are discounting in areas of weak demand.</p>
<p>While there might be some offset from higher food prices given supply constraints, below-capacity economic activity and much higher unemployment will likely keep inflation weak and well below target for several years.Inflationary pressures could rise once economic activity recovers, spare capacity is used up and unemployment falls below full employment levels helped by significant monetary and fiscal stimulus, but this is unlikely to be the case until sometime after 2022. As a result the RBA’s cash rate is likely to be stuck at 0.25 per cent for the next three years at least.</p>
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March quarter inflation higher than expected but irrelevant given the Covid-19 disruption: Shane Oliver

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<p>EXPERT OBSERVATION<strong> </strong></p>
<p class="CSbulletlv1"><span style="text-decoration: underline;">Inflation:</span> The Consumer Price Index – the main measure of inflation in Australia – rose by 0.3 per cent in the March quarter (consensus: 0.2 per cent). In seasonally adjusted terms the CPI rose by 0.4 per cent. The annual rate of headline inflation lifted from 1.8 per cent to 2.2 per cent – the strongest pace in 5½ years. </p>
<p class="CSbulletlv1"><span style="text-decoration: underline;">Underlying measures:</span> The Reserve Bank monitors three measures to derive the underlying inflation rate. The trimmed mean rose by 0.5 per cent in the March quarter (1.8 per cent annual); the weighted median rose by 0.5 per cent (1.7 per cent annual) and the CPI less volatile items rose by 0.5 per cent (2.1 per cent annual). Overall, underlying inflation rose by around 0.5 per cent in the quarter and by around 1.7 per cent over the year. Market goods and services less volatile items rose by 0.3 per cent in the quarter to be up 2.1 per cent on the year.</p>
<p class="CSbulletlv1"><span style="text-decoration: underline;">Main changes:</span> The most significant price rises in the March quarter were for food and non-alcoholic beverages (+1.9 per cent), alcohol and tobacco (+1.6 per cent), education (+2.6 per cent) and health (+1.7 per cent). The most significant offsetting price falls this quarter are automotive fuel (-6.0 per cent), domestic holiday travel and accommodation (-3.1 per cent) and international holiday travel and accommodation (-3.0 per cent).</p>
<h2>What does it all mean?</h2>
<p class="bullets">Aussies venturing out to buy essentials at supermarkets during the peak of the coronavirus (COVID-19) crisis would’ve noticed that food had become more expensive. In fact, prices of food and non-alcoholic beverages surged by an annual growth rate of 3.2 per cent in the March quarter – the strongest rate in 5½ years – propelling overall headline consumer prices higher. Why? Supply shortages due to the drought and bushfires – fruit and vegetable prices lifted sharply. </p>
<p class="bullets">The Bureau of Statistics said, <em>“There were some price effects of COVID-19 apparent in the March quarter due to higher purchasing of certain products towards the end of the quarter, as restrictions came into effect. Most notably, rises were seen in, other non-durable household products (+3.4 per cent), which includes toilet paper; personal care products (+2.2 per cent), which includes soap and hand sanitiser; and other cereal products (+4.4 per cent), which includes rice and pasta.”</em></p>
<p class="bullets">The lift in grocery prices broadly aligns with Coles’ sales report today. The supermarket chain not only reported a record 12.9 per cent lift in sales to $9.2 billion during the March quarter, but it also announced that its grocery and food prices rose by 2.6 per cent during the quarter, or by 1.8 per cent excluding tobacco and fresh foods. Why? COVID-19 panic buying saw a surge in shopper demand so the company scaled-back promotional activity with consumers preferring to purchase smaller grocery pack sizes in the frenzy.</p>
<p class="bullets">But before anyone gets too excited about the headline annual inflation rate hitting the lower end of the Reserve Bank’s 2-3 per cent target band, the demand shock from the virus crisis is about to plunge Australia into the deflationary world, a world experienced by Japan and Europe in recent years. In fact, Reserve Bank Governor Philip Lowe warned last week that, <em>“it is quite likely that year-ended headline inflation will turn negative in June. If so, this would be the first time since the early 1960s that the price level has fallen over a full year.”</em></p>
<p class="bullets"> A sharp decline in crude oil and petrol prices, supportive government measures to cap and reduce prices - such as free childcare – tepid wage growth and weaker home rental prices are all likely to be disinflationary. Given the size of the housing cost basket within the consumer price index - around 23 per cent – falling home prices, higher vacancy rates and weaker rents could persist for the rest of 2020, weighing on consumer prices. </p>
<p class="bullets">Slow wage growth and falling prices of consumer goods – such as electronics, clothing and footwear – have been a feature of low-inflation for several years now. And businesses have been reluctant to pass on the rising cost of imported goods (due to the weaker Aussie dollar) amid consumer spending caution and intense competition. The huge impact of the economic shutdown will see deflation persist for a few quarters. In fact, Commonwealth Bank Group economists are forecasting the annual headline rate to fall to just 0.5 per cent in 2020 after turning negative in the June quarter. But the annual underlying inflation measure (trimmed mean) is estimated to hold up at 1.3 per cent in 2020.</p>
<p class="bullets"><strong>RYAN FELSMAN </strong><em>senior economist at CommSec</em></p>
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Highest headline inflation in 5½ years: Ryan Felsman

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<div>There's been a fair amount of talk about negatively geared landlords, and whether they might need to sell property during the rental market disruption.<br><br>You should never judge a 20-30 year investment on what's happening right now, but it's nevertheless worth taking a look at the current state of play.<br><br>With the Airbnb sector effectively shuttered at the present time some areas have seen a 5 to 10 per cent jump in rental listings as landlords seek tenants, especially in areas that are generally popular with students, holidaymakers, or short-stay lets.<br><br>With the borders also effectively closed to New Zealanders, tourists from China and India, and international students, there's likely to be a scramble for tenants over the coming months.<br><br>On the flip side, of course, Aussies aren't heading overseas either, so the net effect is less pronounced.<br><br><div class="separator"><img src="https://1.bp.blogspot.com/-NHMwiB8le_s/Xqi_KI_OKqI/AAAAAAAA1co/f9bzKMhEbmYEpvVXqz0_K20qZL-txRQgACNcBGAsYHQ/s640/STDs.jpg" width="640" height="374" data-original-height="801" data-original-width="1370"></div>
<br>The New South Wales State Government looks set to do its part with the apartment overhang by buying up unsold new apartments from developers. </div>
<div> </div>
<div>The compensating good news for landlords is that some of the available mortgage rates have plunged over recent months.</div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-pjevvfP3Yqo/Xqfy-Yv2d1I/AAAAAAAA1bk/7w7WuVZNbwIz8t-1h7xSFw_7uqsyT_JOACNcBGAsYHQ/s640/A1.jpg" width="640" height="576" data-original-height="460" data-original-width="510"></div>
<p>The latest figures aren't available yet, but when they are they'll probably show that interest cost serviceability is back to where it was about 35 years ago.</p>
<p><img src="https://1.bp.blogspot.com/-U63M-j09Ntk/Xqi7novQO8I/AAAAAAAA1cc/OkXV1ekccmcdanXhcxsw06e9sh5RH5xYgCNcBGAsYHQ/s640/RBA.jpg" width="640" height="366" data-original-height="804" data-original-width="1405"></p>
<p>Some of the 'rack rate' variable mortgage rates are still unreasonably high for investors, but for those taking a  moment to shop around rates may now be very low indeed. </p>
<div class="separator"><img src="https://1.bp.blogspot.com/-utLoCT8JsAI/Xqfy-UAUzRI/AAAAAAAA1bg/QL_0FM-tVpoEsEb-2ahfFuCDG8rnX3L7ACNcBGAsYHQ/s640/A2.jpg" width="640" height="569" data-original-height="452" data-original-width="505"></div>
<div> </div>
<div>New owner-occupiers can secure mortgages from close to 2 per cent in some cases, while rates tend to be higher for investors. </div>
<div> </div>
<div>A lot of the statistics quoted on the number of negatively geared landlords are years out of date (the figure was 1.3 million in 2016-17, but interest rates have nosedived since then, so the figure would be lower today). </div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-ax0fxiMRIWA/XqgICpdCNzI/AAAAAAAA1cE/jhwZkE_NPqUru7XOFDfo_7zNp-ZzSB_oQCNcBGAsYHQ/s640/A1.jpg" width="640" height="372" data-original-height="803" data-original-width="1378"></div>
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<div>Even assuming flat rents, a stylised model suggests that net rental losses will now be the lowest in years.</div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-mSLzexWYa9Y/XqgIrBCLKfI/AAAAAAAA1cM/WdaAxSWcgVQrt_-KYTWnJrygMWw8HTcLACNcBGAsYHQ/s640/A2.jpg" width="640" height="378" data-original-height="804" data-original-width="1360"></div>
<div class="separator"> </div>
<div>Most investors own one rental property, and the <em>average</em> net rental losses will probably be about $1,000 to $1,500. </div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-fJOA94Z--0E/XqgI_sP-EAI/AAAAAAAA1cU/kvvfz_yAISsSMN9qI1wJB8a8PjjCAQ7egCNcBGAsYHQ/s640/A3.jpg" width="640" height="356" data-original-height="795" data-original-width="1427"></div>
<p>The detailed Australian Taxation Office statistics <em>do</em> show that many of those investors aged between 30 and 60 choose to hold an investment property with a reportable net rental loss of between $5,000 and $10,000 per annum, partly to reduce their income tax payable. </p>
<div>Generally this cohort tends to be the white collar set, earning solid incomes in relatively speaking more secure positions.<br><br><strong><span style="text-decoration: underline;">Depreciation report (MCG)</span></strong>
</div>
<div> </div>
<div>Moreover, the net rental loss reported to the ATO is not the same thing as the investor's cashflow.</div>
<div> </div>
<div>In fact it's possible to be negatively geared from a taxation perspective but still to have a positive cashflow, due to on-paper depreciation benefits and capital allowances. </div>
<div> </div>
<div>MCG's <em><strong>1000 Assets 2020</strong></em> report showed that there was a big increase in investors buying new property over a period of four years through the construction boom.<br><br>These investors tend to receive very significant depreciation benefits, but I expect there will many investors in this cohort facing negative equity as brand new property tends to...well, depreciate.</div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-LXKGk0-vSl8/Xqfy-bjRErI/AAAAAAAA1bc/uvep4GJkIOIKIe7UcB23jW7SJe_NezhnQCNcBGAsYHQ/s640/A3.jpg" width="640" height="498" data-original-height="484" data-original-width="620"></div>
<div class="separator"> </div>
<div class="separator">MCG's study also found that investors have become more aware of depreciation benefits, and as a result they're claiming deductions sooner than they used to. </div>
<div> </div>
<div class="separator"><img src="https://1.bp.blogspot.com/-bZw0gTkdc-I/Xqfy_Vt2PaI/AAAAAAAA1bo/-iZcH1CbheglY3FVRKQlrNlsWbwzZgdxACNcBGAsYHQ/s640/A4.jpg" width="640" height="402" data-original-height="798" data-original-width="1265"></div>
<div><em> </em></div>
<div><em>Source: MCG Quantity Surveyors</em></div>
<div><span style="text-decoration: underline;"><em> </em></span></div>
<div>Some property investors will choose to sell, of course.<br><br>But the number of forced sellers will be lower than otherwise would've been the case due to record low mortgage rates, while borrowers have also been extended the option to switch to interest-only loans or take a 6-month repayment holiday. </div>
<div> </div>
<div>A couple of years ago many reports suggested that the interest-only reset would lead to a spike in mortgage arrears, but owners adapted and arrears barely moved. <br><div> </div>
<div>
<strong>PETE WARGENT</strong><em> is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.</em>
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Will investors hold or sell in this troubled time? Pete Wargent

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<p>Premier global construction company, Multiplex, has completed Hengyi’s $350 million high-rise residential development, Swanston Central, delivering a new addition to Melbourne’s inner-city skyline.</p>
<p><span>Located on the former Carlton United Brewery site at 160 Victoria Street in Carlton, the 71-level Swanston Central was designed by architects Elenberg Fraser. It comprises 1,045 residential apartments, 2,500 square metres of retail space over podium levels and a 345 square metre office space on Level 22.</span></p>
<p><span>With its highest point at 257 metres above street level, Swanston Central offers residents panoramic views across Melbourne.</span></p>
<p><span>Multiplex Regional Managing Director Graham Cottam said the contractor was delighted to complete the landmark high-rise development for Hengyi.</span></p>
<p><span>“With a rich history dating back to </span><span>the mid-1800s, the delivery of Swanston Central has seen the original Carlton Brewing s</span><span>ite reborn into a vibrant vertical village,” said Mr </span><span>Cottam.</span></p>
<p><span>“</span><span>Supported by our extensive experience in high-rise construction, </span><span>we’re proud to have </span><span>delivered Swanston Central on time and to an exceptional standard for residents</span><span>.”</span></p>
<p><span>Work on the Swanston Central project spanned 3.5 years commencing on August 23</span><span>rd </span><span>2016 and according to Multiplex over 1,000 people worked on site throughout construction.</span></p>
<p><span>A range of innovative construction techniques have been used by Multiplex including the use of precast formwork to build outriggers on the face of Levels 22, 47 and 48 and the installation of the entire curtain wall behind screens to improve safety. Swivel arm technology was used to install curtain wall glass to free-standing hero columns without the need for tower cranes or mobile cranes.</span></p>
<p><span>ESD features include a 50,000 litre rainwater tank for irrigation, pool top-up and filter backwash.</span></p>
<p><span>Swanston Central features a landscaped common area plaza providing access from Victoria Street right through to Queensberry Street, with a mixture of retail and shops at Ground and Level 1.</span></p>
<p><span>Resident facilities include a lap pool, two spas, sauna, steam room and four cabana areas.</span></p>
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<p><span>Level 47 features private dining rooms, golf simulators, games rooms, a library and two cinema media rooms. An exclusive sky lounge on Level 69 provides an open plan common area that can be booked for events and parties.</span></p>
<p><span>A signature element of Swanston Central’s design is its striking interlocking glass </span><span>panels that change colour from green to silver and pink. The heritage-listed two-level Carlton United Brewery building at the front of the site has been refurbished and will be leased out to future retail or commercial tenants. It incorporates a refurbished heritage </span><span>board room from the 1800’s.</span></p>
<p><span>The site operated as a brewery for over 100 years from 1864 until 1987 when it was demolished. It was then vacant until Hengyi acquired it in 2016 and commenced construction on Swanston Central.</span></p>
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Multiplex completes $350 million Melbourne residential development 

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<p class="legacy">GUEST OBSERVER</p>
<p>The coronavirus pandemic has dramatically shifted our lives and the ways we move about our cities. Despite tight restrictions on non-essential work and outings, and on social gatherings in every state and territory, governments have listed exercise as one of four essential activities. As a result, we have seen increases in the number of people walking and cycling, including children.</p>
<p>Physical activities such as walking and cycling are perfectly compatible with physical distancing – but only with the right infrastructure. More than 100 Australian health and transport experts have signed an <a href="https://drive.google.com/file/d/1-dBhS2mhOX6y8aH6MWYfg1J483Bz8o8j/view">open letter</a> calling on governments to enact urgent measures to support safe walking and cycling and social distancing during the COVID-19 pandemic.</p>
<p><strong>Increased numbers lead to crowding</strong></p>
<p>If you have walked or ridden around your neighbourhood, you have probably noticed more people on footpaths and shared walking and cycling paths. This increase in numbers is exposing much of our walking and cycling infrastructure as inadequate. It simply doesn’t provide enough space to follow physical distancing rules, leading to <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">reports</a> of overcrowding on these paths.</p>
<p>The pandemic has highlighted the volume of street space given to motor vehicles, at the cost of space for people to walk and cycle. Given the <a href="https://www.arrb.com.au/latest-research/data-sheds-new-light-on-covid-19-effects?fbclid=IwAR2C37MlfBfz_qB6Ip6xfb2Tu5pTeYGj6baIXvKqlHA3NsMd8szdgPlmExk">far lower traffic volumes</a> on roads, cities across the globe have been reallocating road space to enable people to walk and cycle safely while adhering to physical distancing. Australian cities appear to have lagged behind.</p>
<p>The pandemic has highlighted the <a href="https://theconversation.com/coronavirus-reminds-us-how-liveable-neighbourhoods-matter-for-our-well-being-135806">importance of our local neighbourhoods</a> and the need to provide safe space locally for walking and riding, particularly for our children. As many Australians are staying home, most of our physical activity occurs on the streets and paths around our homes.</p>
<p>Therefore, we must focus our efforts on our neighbourhoods, local streets and shopping centres, where residents need safe and easy opportunities to be active. This includes providing safe routes to children’s schools, activity centres and other hubs.</p>
<p><strong>Experts call for action</strong></p>
<p>The call by more than 100 health and transport experts for infrastructure to enable safer walking and cycling has been supported by key organisations including the Heart Foundation, Public Health Association of Australia, the Australasian College for Emergency Medicine, the Australasian College of Road Safety, the Royal Australasian College of Surgeons Trauma Committee, Kidsafe, the Australasian Injury Prevention Network, Doctors for the Environment Australia, The Committee for Sydney and The Committee for Adelaide.</p>
<p>Across the world we see many examples of the rapid roll-out of social distancing infrastructure to support cycling and walking during the COVID-19 pandemic:</p>
<ul>
<li>
<p><a href="https://www.forbes.com/sites/carltonreid/2020/04/22/paris-to-create-650-kilometers-of-pop-up-corona-cycleways-for-post-lockdown-travel/#995399754d40">Paris</a> is rolling out 650km of emergency bicycle lanes</p>
</li>
<li>
<p><a href="https://www.theguardian.com/world/2020/apr/21/milan-seeks-to-prevent-post-crisis-return-of-traffic-pollution">Milan</a> has announced 35km of streets will be transformed for walking and cycling</p>
</li>
<li>
<p><a href="https://www.theguardian.com/world/2020/apr/10/oakland-california-slow-streets-coronavirus-us">Oakland</a> is allocating 10% of the city’s streets for walking and cycling</p>
</li>
<li>
<p><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/#5aad1f07546e">New Zealand</a> has announced significant funding to help councils create more people-friendly spaces in towns and cities.</p>
</li>
</ul>
<p>These are just a few examples. We must also consider lowering the default urban speed limit to 30km/h and reducing traffic on residential streets and around local business areas.</p>
<p><strong>Australia lagging behind</strong></p>
<p>Despite the urgent need for connected networks of walking and cycling infrastructure in Australia, we have not seen a similar response from federal, state and territory governments.</p>
<p>At the moment, local councils often don’t have the authority to make changes locally or take road space without the approval of the state or territory government. We need these governments to recognise the need for rapid action and provide temporary delegation powers to local councils to enable quick infrastructure changes to support safe walking and cycling. This has happened in New Zealand and the UK.</p>
<p>The roll-out of this infrastructure will also be critical in reactivating the economy when physical-distancing measures are relaxed.</p>
<p>Financial and planning experts have <a href="https://www.theage.com.au/politics/victoria/the-road-to-recovery-are-victoria-s-mega-projects-still-worth-it-20200423-p54mja">recommended against investing in major road projects</a>. Instead, they recommend smaller-scale projects that focus on sustainable modes of transport. Such projects will enable people to travel to work and school using transport modes that are both safe and healthy.</p>
<p><strong>A turning point for our cities</strong></p>
<p>Public transport typically <a href="https://www.infrastructure.gov.au/infrastructure/pab/soac/files/2015_SoAC_full_report.pdf">moves up to half of all people</a> travelling to work in some city centres. However, physical distancing is often a challenge on public transport. As restrictions are eased, shifting even a proportion of these passengers to walking or cycling trips will have infection-control advantages that limit transmission.</p>
<p>If there is not a significant shift to cycling or walking, private car use is likely to increase. The results will be increased congestion and pollution and reduced community amenity.</p>
<p>Never before have we seen such a shift to active modes as our population has sought to stay healthy and active during the COVID-19 pandemic. Our immediate priority must be to tackle the inadequacies of current walking and cycling infrastructure to enable physical distancing.</p>
<p>Beyond this, we must look to the future. To promote active transport, we need more space that encourages these modes. We need space for health.</p>
<p>This is one moment in time to undo the wrongs of past transport policies that promoted the use of private cars and harmed population health and the environment. We must use this opportunity to future-proof our cities, invest in active modes of transport and ensure we provide safe and equitable mobility solutions for people today and for generations to come.<img src="https://counter.theconversation.com/content/137374/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;"></p>
<p><span><a href="https://theconversation.com/profiles/ben-beck-54">Ben Beck</a>, Senior Research Fellow, School of Public Health and Preventive Medicine, <em><a href="https://theconversation.com/institutions/monash-university-1065">Monash University</a></em>; <a href="https://theconversation.com/profiles/billie-giles-corti-4363">Billie Giles-Corti</a>, Distinguished Professor and Director, Urban Futures Enabling Capability Platform, and Director, Healthy Liveable Cities Group, <em><a href="https://theconversation.com/institutions/rmit-university-1063">RMIT University</a></em>, and <a href="https://theconversation.com/profiles/rebecca-ivers-137088">Rebecca Ivers</a>, Professor of Public Health; Head of School, Public Health and Community Medicine, <em><a href="https://theconversation.com/institutions/unsw-1414">UNSW</a></em></span></p>
<p>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/physical-distancing-is-here-for-a-while-over-100-experts-call-for-more-safe-walking-and-cycling-space-137374">original article</a>.</p>
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Over 100 experts are calling for more safe walking and cycling space

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<p class="legacy">GUEST OBSERVER</p>
<p>Amidst a global pandemic, some people are starting to dream big about infrastructure projects to help get Australia moving again. The decades-old dream of an Australian fast train is <a href="https://amp.smh.com.au/politics/federal/labor-backs-economic-game-changer-high-speed-rail-as-part-of-pandemic-recovery-20200418-p54l24">back in the headlines</a>. But, as alluring as it sounds, the federal opposition’s idea for a bullet train from Melbourne to Brisbane is not a good use of a generation’s worth of infrastructure spending.</p>
<p>After the coronavirus crisis, there may be good reasons to fast-track infrastructure to create jobs and stimulate the economy. But it remains as important as ever that funding go only to worthy projects. A bullet train does not fit the bill.</p>
<p><strong>No silver bullet</strong></p>
<p>Federal Labor <a href="https://www.smh.com.au/politics/federal/labor-backs-economic-game-changer-high-speed-rail-as-part-of-pandemic-recovery-20200418-p54l24">claims</a> the train would be an “economic game-changer” for the regions in its path. But a <a href="https://www.infrastructure.gov.au/rail/publications/high-speed-rail-study-reports/files/HSR_Phase_2-Main_Report_Low_Res.pdf">study</a> into the train, commissioned by Labor itself in government in 2010, found no evidence for this.</p>
<p>Any regional development was too uncertain, the authors concluded, to be considered in their cost-benefit analysis. In fact, they found the project could damage towns along the route:</p>
<p><em>The history of the impact of transport improvement in Australian towns is that they concentrate activity in the larger centres and create commuter towns lacking in higher level services. Without concerted efforts to the contrary, this is also a likely outcome of the introduction of HSR [high-speed rail].</em></p>
<p>Of course, as advocates will be quick to point out, the study did conclude total benefits would outweigh costs by a considerable margin: $2.30 in benefit for every $1 of cost. But this rosy calculation was based on a series of assumptions that are either outdated or inappropriate. As our upcoming report on fast rail will explain in more detail, it’s unlikely the train’s benefits would exceed its costs if a rigorous independent assessment were carried out today.</p>
<p>The benefits are also narrowly concentrated. The biggest winners would be business travellers between Melbourne, Sydney and Brisbane. Wider benefits to society accounted for only 3% of the total, and the effect on economic growth was expected to be minimal.</p>
<p>That’s because the train would take a very long time to build. According to the study, the project would only be “shovel ready” 15 years after funding was committed. This makes it completely ineffective as a timely stimulus during a downturn.</p>
<p>Advocates also argue the train would reduce emissions by taking high-emitting planes out of the sky. But a net reduction won’t be achieved for many years – maybe decades – because constructing the line would create so many emissions.</p>
<p>If built, this train would be the most expensive infrastructure project in Australian history. The study estimated the price tag at A$114 billion – A$130 billion in today’s dollars. As our chart shows, this is enough to pay for an entire generation’s worth of infrastructure.</p>
<p><a href="https://images.theconversation.com/files/330286/original/file-20200424-126800-jhqvr2.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/330286/original/file-20200424-126800-jhqvr2.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a></p>
<p><em> <span class="caption">Projects are not presented as an alternative to the train but provide a point of reference for the scale of spending required for the high-speed rail project. Projects in yellow have active government funding commitments. Figures indicate total project funding costs, including private contributions. Figure for the fast train is in 2019 dollars.</span> <span class="attribution"><span class="source">Source: Based on most recent figures from Department of Infrastructure, Transport, Regional Development and Communications, Infrastructure Australia, NSW, Victorian and Queensland governments, Brisbane City Council, AECOM, ABS</span>, <span class="license">Author provided</span></span></em></p>
<p><img src="https://images.theconversation.com/files/330891/original/file-20200427-28119-1gi471o.PNG?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt="" width="335" height="349"></p>
<p><strong>So what should be done?</strong></p>
<p>It is true current low interest rates would make borrowing to pay for such a large project cheaper than ever before, and fast-tracking infrastructure may be justified to aid economic recovery. But that doesn’t give governments a blank cheque to spend on whatever they like. The crisis does not absolve government of its responsibility to scrutinise projects to decide whether they are worthwhile.</p>
<p>A good place to start is by identifying the problem you want to solve.</p>
<p>If regional development is the goal, other options are available to governments that are more likely to be effective than a bullet train. <a href="https://www.infrastructurevictoria.com.au/wp-content/uploads/2019/03/IV_30_Year_Strategy_WEB_V2.pdf">Infrastructure Victoria</a> and <a href="https://insw-sis.visualise.today/documents/INSW_2018SIS_BuildingMomentum_Summary.pdf">Infrastructure NSW</a> both identify better digital connectivity as a pressing need for regional and rural areas. The <a href="https://www.smh.com.au/politics/federal/nbn-urged-to-intervene-as-pandemic-tests-broadband-connections-20200316-p54ain">current strain</a> on the national broadband network as many of us try to work from home is a good reminder of the link between connectivity and productivity.</p>
<p>If governments do want to focus on transport, “smaller picture” projects, though not as glamorous, tend to deliver more bang for buck, as <a href="https://grattan.edu.au/report/remarkably-adaptive/">previous Grattan work</a> has argued.</p>
<p>Projects that can be fast-tracked to start construction soon are also more likely to support economic recovery. Infrastructure Australia’s <a href="https://www.infrastructureaustralia.gov.au/sites/default/files/2020-02/current_priority_list_%20february_2020.pdf">priority list</a> suggests a range of transport projects and initiatives that are much further developed, including improving the Sydney-Canberra rail link. And the priority list includes projects that benefit all states and territories, not just the big three on the east coast.</p>
<p>The coronavirus crisis has upended many of our assumptions about “normal operating procedure” for governments. But it doesn’t mean we throw the old rule book out the window. Governments should only spend public money on projects that have clear and tangible benefits to society – not on grand “nation-building” projects that are big on style but low on substance.<img src="https://counter.theconversation.com/content/136834/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;"></p>
<p><span><a href="https://theconversation.com/profiles/marion-terrill-169480">Marion Terrill</a>, Transport and Cities Program Director, <em><a href="https://theconversation.com/institutions/grattan-institute-1168">Grattan Institute</a></em> and <a href="https://theconversation.com/profiles/tom-crowley-1041697">Tom Crowley</a>, Associate, <em><a href="https://theconversation.com/institutions/grattan-institute-1168">Grattan Institute</a></em></span></p>
<p>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/look-beyond-a-silver-bullet-train-for-stimulus-136834">original article</a>.</p>
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Look beyond a silver bullet train for stimulus: Grattan Institute

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<p class="legacy">GUEST OBSERVATION</p>
<p class="legacy">Air quality on Australia’s roads matters. On any given day (when we’re not in lockdown) people meet, commute, exercise, shop and walk with children near busy streets. But to date, air quality monitoring at roadsides has been <a href="https://www.propertyobserver.com.au/https://www.mdpi.com/2073-4433/10/4/217">inadequate</a>.</p>
<p>I and my colleagues wanted to change that. Using materials purchased from electronics and hardware stores for around A$150, we built our own air quality monitors.</p>
<p>Our <a href="https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0231778">newly published research</a> reveals how our devices detected particulate pollution at busy intersections at levels ten times worse than background levels measured at official air monitoring stations.</p>
<p>Our open-source <a href="https://journals.plos.org/plosone/article/file?id=info%3Adoi/10.1371/journal.pone.0231778.s001&amp;type=supplementary">design</a> means citizen scientists can make their own devices to measure air quality, and make the data publicly available.</p>
<p>This would provide more valuable data about city traffic pollution, giving people the information they need to protect their health.</p>
<p><strong>Particulate matter: a tiny killer</strong></p>
<p>Everyone is exposed to <a href="https://www.tandfonline.com/doi/full/10.3109/08958378.2011.593587">airborne particulate matter</a> emitted by industry, transport and natural sources such as bushfires and dust storms.</p>
<p>Particulate matter from traffic is a mixture of toxic compounds, both solid and liquid. It’s a well-known health hazard, particularly for children, the elderly, pedestrians, cyclists and people working on or near roads.</p>
<p>Particulate matter smaller than 2.5 micrometres in diameter, referred to as PM2.5, is particularly harmful. To put this in context, a human hair is about <a href="http://npi.gov.au/resource/particulate-matter-pm10-and-pm25">100 micrometres</a> in width.</p>
<p>When inhaled, these fine particles can damage <a href="https://www.atsjournals.org/doi/full/10.1164/rccm.201404-0613ED">heart and brain function, circulation</a>, <a href="https://www.atsjournals.org/doi/full/10.1164/rccm.201410-1875OC">breathing</a> and the <a href="https://www.sciencedirect.com/science/article/pii/S100107421732764">immune and endocrine systems</a>. They have also been linked to <a href="http://npi.gov.au/resource/particulate-matter-pm10-and-pm25">cancer</a> and <a href="https://www.sciencedirect.com/science/article/pii/S0013935115300207">low birth weight</a> in newborns.</p>
<p><strong>Do-it-yourself air monitoring</strong></p>
<p>Highly reliable equipment to measure air quality has <a href="https://www.propertyobserver.com.au/https://europepmc.org/article/PMC/5677343">traditionally been expensive</a>, and is not deployed widely.</p>
<p>Official air quality monitoring <a href="https://www.mdpi.com/1424-8220/19/1/189/htm">usually</a> takes place open spaces or parks, to provide an averaged, background reading of pollution across a wide area. The monitoring stations are not typically placed at pollution sources, such as power stations or roads.</p>
<p>However there is growing <a href="https://www.sciencedirect.com/science/article/abs/pii/S1352231011002299">evidence</a> that people travelling outdoors near busy city roads are exposed to high levels of traffic emissions.</p>
<p><img src="https://images.theconversation.com/files/331238/original/file-20200429-110761-ygbw42.jpeg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=237&amp;fit=clip" alt=""></p>
<p><em> <span class="caption">An air quality monitor built by the researchers and painted purple, attached to a light pole in Liverpool, Sydney.</span> <span class="attribution"><span class="source">Author supplied</span></span></em></p>
<p>Air quality monitors can be bought off the shelf at low cost, but their readings are not always reliable.</p>
<p>So I and other researchers at the University of Wollongong’s SMART Infrastructure Facility made our own monitors. They essentially consist of a sensor, weatherproof housing, a controller and a fan. Anyone with basic electronics knowledge and assembly skills can make and install one. The monitor connects to the internet (we used <a href="https://www.thethingsnetwork.org">The Things Network</a>) and the software required to run it and collect the data is available for free <a href="http://doi.org/10.5281/zenodo.3627394">here</a>.</p>
<p>The weatherproof housing cost about A$16 to make. It consists of PVC plumbing parts, a few screws and small pieces of fibreglass insect screen, which can be bought at any hardware store.</p>
<p>Sensors can be bought from electronics retailers for little as A$30, but many are not tested, calibrated or overseen by experts and can be <a href="https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0231778">inaccurate</a>. We tested three, and chose the Novasense SDS011, which we bought for A$32.</p>
<p>A controller is needed to run the monitor and send data to the internet. We bought ours from an online retailer for under A$60. A fan, needed to circulate air through the housing, was bought from Jaycar for A$14.</p>
<p>Accounting for wiring and a few other parts, our monitors cost under A$150 each to make - ten times cheaper than mid-grade commercial detectors – and produce reasonably accurate results.</p>
<p><strong>What we found</strong></p>
<p>Following community meetings, we deployed our sensors at nine key locations and intersections around Liverpool in Western Sydney, a region which has traditionally suffered from poor air quality.</p>
<p>Our monitors have been in place since March 2018, placed close to pedestrian height on structures such as light poles, shade awnings or walls.</p>
<p>They have detected roadside measurements of PM2.5 at values of up to 280 micrograms per cubic metre in morning peak traffic. This is more than <a href="https://journals.plos.org/plosone/article?id=10.1371/journal.pone.0231778">ten times</a> the readings at the nearest official monitoring station. The severity of the pollution and how long it lasts depends on how bad the traffic is.</p>
<p>These findings are <a href="https://www.propertyobserver.com.au/https://www.mdpi.com/2073-4433/10/4/217">comparable</a> to other studies of busy roads.</p>
<p><img src="https://images.theconversation.com/files/331244/original/file-20200429-110761-wu324r.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></p>
<p><em> <span class="caption">Pollution from vehicle emissions can have serious health consequences.</span> <span class="attribution"><span class="source">Dean Lewins/AAP</span></span></em></p>
<p><strong>Breathing easier</strong></p>
<p>Our experience of roadside air quality can be improved in a number of ways.</p>
<p>Obviously, exposure to air pollution is worst at peak traffic times, so plan your travel to avoid these times, if possible.</p>
<p>Pollution levels <a href="https://www.propertyobserver.com.au/https://www.mdpi.com/2073-4433/10/4/217">drop quickly</a> with distance from busy roads and can be at near background levels just one block away. So try to detour along quieter back streets or through parks.</p>
<p>Barriers, such as dense roadside vegetation, <a href="https://www.sciencedirect.com/science/article/pii/S1352231017303151?via%3Dihub">can shield pedestrians</a> from pollution. Children in prams are <a href="https://www.sciencedirect.com/science/article/pii/S0160412019345593">more exposed</a> to traffic pollution than adults, as they are closer to the level of vehicle exhaust pipes. Pram covers can <a href="https://www.sciencedirect.com/science/article/pii/S0160412019345593">reduce infants’ exposure</a> by up to 39%.</p>
<p>Of course, the best way to reduce air pollution from traffic is to have fewer vehicles on our roads, and cleaner fuel and engines.</p>
<p>In the meantime, we hope our low-cost technology will prompt citizen scientists to develop their own sensors, producing the data we need to breathe easy in city streets.</p>
<p><span><a href="https://theconversation.com/profiles/hugh-forehead-1047887">Hugh Forehead</a>, Research Fellow, <em><a href="https://theconversation.com/institutions/university-of-wollongong-711">University of Wollongong</a></em></span></p>
<p>This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/air-quality-near-busy-australian-roads-up-to-10-times-worse-than-official-figures-137227">original article</a>.</p>
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