A trio of Queensland property groups have unveiled plans for a $300 million mixed-use redevelopment of the former Noosa Bowls Club site, a proposal that would deliver more than 200 new homes in one of the Sunshine Coast's most supply-constrained markets.

Kilter Property, Frank Developments and Calile Malouf Investments are behind the plans for the 1.8-hectare site at <a href="https://www.apartments.com.au/new-apartments/99-noosa-drive-noosa-heads-qld-4567">99 Noosa Drive</a>, which would transform the long-vacant site into a new residential precinct featuring 208 apartments, retail, hospitality and public space.

The proposal comes as Noosa continues to grapple with housing affordability and a shortage of permanent accommodation, particularly for key workers. The site's location in Noosa Junction, close to shops, public transport and employment, aligns with the direction of Noosa Council's Housing Strategy, which encourages higher-density housing within established activity centres rather than continued urban expansion.

The draft plans include 48 affordable-by-design apartments and 48 rooming accommodation units aimed at key workers. Around 2,000 sqm of ground-floor retail and food and beverage space would activate the street frontage, alongside a new public town square and landscaped open space.

<img alt="Noosa" data-entity-type="file" data-entity-uuid="2dd02f53-1360-4e51-801e-bfd61a6c980e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-26%20at%208.44.34%E2%80%AFPM.png?VersionId=x1iNs3BSMN6Jy7YUwaBZMHRrrKX2hMpy" />

&nbsp;

Frank Developments Founder and Director Frank Licastro said the development would continue the company's focus on architecturally-led residential projects while addressing one of the region's biggest challenges.

"Not only will this project exude a sense of luxury, it will also enhance not only the built environment but also the surrounding community," Licastro said.

"Noosa's success relies on the people who live and work here. Providing well-designed accommodation for key workers is critical to supporting the local economy and ensuring the Shire can continue to thrive."

Kilter Property Co-Founder Huw Williams said the focus was on delivering additional permanent housing while creating a mixed-use destination that benefits both residents and the wider community.

"Our focus is on delivering a well-considered mixed-use project that provides more permanent housing options, supports local workers and businesses, and delivers an exceptional product for the local market," Williams said.

"The redevelopment vision aligns with the long-term evolution of Noosa Junction as a vibrant activity centre, creating a destination that enhances the area's character while delivering significant economic and community benefits."

Calile Malouf Investments, best known for its role in Brisbane's James Street precinct and The Calile Hotel, will bring its place-making experience to the project. The company recently commenced construction on The Calile Noosa hotel and says the residential development will complement its growing investment in the region.

CMI Director Cal Malouf said the aim was to create a walkable precinct combining housing, retail and hospitality while remaining true to Noosa's character.

"We see a similar opportunity in Noosa to deliver a vibrant, walkable destination that combines exceptional housing, hospitality and retail in one integrated project," Malouf said.

Brisbane-based Cavill Architects has been appointed to design the project.

Joel Robinson

Noosa Bowls Club to be redeveloped into mixed-use apartment precinct

One of Brisbane's last major riverfront redevelopment opportunities has taken a significant step forward, with Lendlease selected as the Queensland Government's preferred development partner for the former Visy site in South Brisbane.

The seven-hectare industrial site, positioned between South Bank and West End and 1.3 kilometres from the Brisbane CBD, will be transformed into a mixed-use precinct expected to deliver more than 4,000 new homes alongside extensive public open space and riverfront parkland.

The project is one of the largest urban renewal opportunities currently planned in Brisbane and is expected to play a key role in accommodating the city's growing population ahead of the 2032 Olympic and Paralympic Games.

Plans for the precinct include a network of riverfront promenades and boardwalks, new public plazas, parkland, amphitheatre-style gathering spaces and shared pedestrian and cycling links designed to reconnect the long-isolated site with the Brisbane River.

The Queensland Government is targeting delivery of the first homes and key public spaces before the 2032 Games, allowing the precinct to begin contributing new housing and public amenity well before the broader masterplan is complete.

The redevelopment is also expected to support more than 3,000 jobs across planning, construction and ongoing operations.

For Lendlease, the appointment adds another major urban regeneration project to its Queensland portfolio. The developer has operated in the state for more than 70 years and has delivered a number of large-scale mixed-use precincts in partnership with government.

Lendlease Development CEO Claire Johnston said the project represented one of Brisbane's most significant redevelopment opportunities.

"The transformation of the former Visy site represents a rare opportunity to reimagine one of Brisbane's most significant riverfront locations, deliver thousands of much-needed homes, and create long-term legacy," Johnston said.

"In partnership with the Queensland Government, we have the opportunity to create a new riverside destination that will help shape Brisbane's growth and how people experience the city for decades to come.

"This is exactly the type of large-scale, city-shaping development that will provide lasting benefits for Queensland, bringing together housing, jobs and world-class public spaces."

Deputy Premier and Minister for State Development, Infrastructure and Planning Jarrod Bleijie said the riverfront transformation would deliver a thriving new community precinct.

“The Crisafulli Government is delivering this golden opportunity to unlock a riverfront jewel for all Queenslanders,” Deputy Premier Bleijie said.

“This is a once-in-a-generation moment to reshape a significant slice of Brisbane and deliver lasting benefits – thousands of new homes, and public spaces for all Queenslanders to enjoy well beyond the 2032 Olympic and Paralympic Games – unlike Labor’s plan which would have delivered zero benefits and zero new homes.

“Queensland is well and truly open for business and through partnership with the private sector, we are accelerating delivery while ensuring strong housing, community and economic outcomes."

Early works on the precinct are expected to commence in April 2027.

Lendlease selected to deliver transformative South Brisbane riverfront precinct

Eddy Haddad's <a href="https://www.apartments.com.au/developers/level-33">Level 33</a> is levelling up its approved Wollongong development, as the coastal city south of Sydney continues to prove popular in the high-density development space.

Level 33, a longtime developer in the Wollongong area, has gone through the NSW Government's Housing Delivery Authority to upsize its approved two-tower development on the corner of Crown Street and Gladstone Avenue, just 100 metres from Wollongong Station.

The developer currently has approval for 252 apartments across two buildings rising to 19 storeys. It is now seeking approval for 33 and 38-storey towers that would deliver 467 apartments, including 67 affordable homes.

Designed by <a href="https://www.apartments.com.au/architects/bka-architecture">BKA Architecture</a>, the development would comprise apartments above a three-level podium with around 1,100 sqm of retail space, along with basement parking for 448 vehicles.

According to the Urban Design Report by BKA, the proposal has the capacity to "reinforce the precinct's identity by strengthening links between health, education, and transport services, while also contributing to Wollongong's ongoing evolution as a key regional centre."

Wollongong is somewhat in vogue. Between Level 33 and Urban Property Group, the two developers have several thousand apartments planned across the city.

Level 33 is currently delivering Easterly Wollongong, one of its most boutique projects to date with just 21 high-end apartments, as well as Atchison &amp; Kenny, a 329-apartment development due for completion later this year.

The developer plans to redevelop the 13,088 sqm WIN Grand megasite into <a href="https://www.apartments.com.au/new-apartments/crown-square-216-238-keira-street-wollongong-nsw-2500">Crown Square</a>, a new $500 million precinct with nearly 600 apartments. It also has more than 900 apartments planned for the former Bunnings Warehouse site at the intersection of Gipps and Flinders streets.

Urban Property Group is also playing a major role in the city's transformation. Its five-tower Keira Place precinct will deliver more than 800 homes, and it has recently lodged plans for a further 300 apartments near Wollongong Station.

First look: Level 33 upsizes Wollongong apartment towers

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.

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.

<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" />

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.

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."

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."

The site occupies a strategic corner bounded by Flinders Street, Station Street, Stafford Street and the Princes Highway, directly opposite North Wollongong Station.

<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" />

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.

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.

"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.

"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."

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>

First look: Urban Property Group plans next major Wollongong tower

<a href="https://www.apartments.com.au/developers/arada">Arada Australia</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.

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.

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.

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."

<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" />

Woods Bagot describes the tower as a key marker within Campsie's next phase of growth.

"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."

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.

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.

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.

<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" />

The application follows Arada Australia'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 Australia as one of the most influential developers shaping Campsie's future urban form.

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 Australia files for trio of apartment towers in Campsie town centre</a>

Arada Australia 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.

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.

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

For the first time in a long time, Australia's inflation story is starting to look more like a landing than a fight.

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.

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.

The biggest takeaway is that inflation continues to move in the right direction.

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.

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.

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.

That trend is important because it aligns with what many economists and lenders have been saying for the last month.

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.

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".

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.

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.

Electricity prices remain particularly problematic, rising 21.1 per cent over the past year following the removal of government rebates.

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.

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.

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.

The inflation result the property market was waiting for

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GUEST OBSERVATION
A plan to provide homeless people with overnight beds and shelter in car parks might sound like a good idea but it does little to solve their problem in the long term.
There are other proven ways we can help those sleeping rough to break out of the homelessness cycle. And Australia certainly has the wealth to back such schemes.
That’s why it’s important to treat homeless and roofless people as more than charity cases.
A bed for the night
The charity <a href="https://beddown.org.au/" target="_blank">Beddown</a> started a two-week trial with Secure Parking to invite people sleeping rough to spend the night on inflatable mattresses <a href="https://www.brisbanetimes.com.au/national/queensland/car-parks-transformed-into-pop-up-accommodation-for-homeless-people-20190927-p52vgt" target="_blank">in a car park in Brisbane’s CBD</a>. It hopes to run similar trials in Melbourne and Sydney.
The mattresses-in-car-parks idea adds to similar charitable models in Australia that include <a href="https://orangesky.org.au/" target="_blank">mobile laundries and showers</a> for people who are homeless, as well as <a href="https://www.sleepbus.org/" target="_blank">buses fitted out with beds</a>.
These charitable endeavours receive almost unanimous <a href="https://www.kidsnews.com.au/humanities/beddown-trial-provides-sweet-dreams-and-a-good-nights-sleep-for-people-experiencing-homelessness/news-story/c1b2924ff9af53125257dc3a4fc036a3" target="_blank">positive attention</a> <a href="https://7news.com.au/news/qld/brisbane-carpark-turned-into-pop-up-shelter-for-the-homeless-is-changing-lives-already-c-502732" target="_blank">from the media</a>.
<a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2017-01-24/young-australians-of-the-year-offer-advice-to-2017-nominees/8208554" target="_blank">Some of the creators</a> of these charities even receive prestigious national awards.
How to really end homelessness
Instead of pop-up beds in car parks and mobile laundries and showers, which all start with the best of intentions, as a society we can and should immediately end homelessness for people sleeping rough.
This is not utopian nor is it unrealistic. We have <a href="https://www.propertyobserver.com.au/https://www.journals.uchicago.edu/doi/pdfplus/10.1086/676318" target="_blank" title="Exiting Unsheltered Homelessness and Sustaining Housing: A Human Agency Perspective">rigorous evidence</a>, based on research with programs in Australia’s capital and regional cities, that demonstrate <a href="https://www.sacredheartmission.org/docman/publications/26-publications-sustaining-exits-from-long-term-homelessness-48-month-evaluation-2015/file" target="_blank">we can permanently end homelessness</a> for people on the streets and those who have experienced chronic homelessness.
The evidence even shows how we can end homelessness for <a href="https://onlinelibrary.wiley.com/doi/full/10.1111/hsc.12835" target="_blank" title="Evidence for an integrated healthcare and psychosocial multidisciplinary model to address rough sleeping">people who are sleeping rough</a>.
The results show between 80% and 90% of people who are supported to exit rough sleeping through <a href="https://www.ahuri.edu.au/policy/ahuri-briefs/what-is-the-housing-first-model" target="_blank">Housing First programs</a> sustain their housing for at least 12 months.
Three things are critical.
The first is assertive street outreach that systematically works to identify and support people to get off the streets. Some models consist of clinicians working in street outreach teams to help overcome the health barriers to people exiting the streets.
Second is the accessibility and availability of long-term and affordable housing. People need to access housing as a tenant, not as a client of a conditional program. The availability of housing is essential to ensure assertive outreach is able to offer people what they need.
Third is a flexible model of integrated social support and health care for people after they are housed. The ongoing support needs to be driven by the tenant, not mandated, and available for as long as required.
Action saves money
When we do not change our systems and practices to enable people sleeping rough to access housing, we waste money responding to the consequences of our failed policy decisions.
<a href="https://theconversation.com/supportive-housing-is-cheaper-than-chronic-homelessness-67539" target="_blank">Australian research</a> using government administrative data showed an average annual saving to government services of A$13,100 per person for ending their homelessness with permanent supportive housing.
When people are housed they use less criminal justice and health services than when living on the streets.
Given the evidence and technical knowledge we have for ending homelessness, it is important to consider whether charity models such as Beddown and others that offer temporary solutions run the risk of adverse unintended consequences.
The uncritical praise and celebration these endeavours attract can let governments off the hook for their responsibility to provide affordable housing to homeless people.
These <a href="https://www.feantsaresearch.org/download/think-piece-12032277176126500690.pdf" target="_blank" title="Charity and Justice: A Reflection on New Forms of Homelessness Provision in Australia">charitable measures can distract from work</a> to permanently end homelessness and they normalise homelessness as a social fact.
Furthermore, <a href="https://www.hpw.qld.gov.au/Housing/PartnershipInitiatives/DignityFirstFund/Pages/default.aspx" target="_blank">some of these models</a> receive direct government funding.
When reflecting on mattresses in car parks for people who are homeless, we need to ask ourselves, can we do better? The evidence shows we can.
A lucky country for some
The Australian government proudly proclaims our <a href="https://www.austrade.gov.au/International/Invest/Resources/Benchmark-Report" target="_blank">28 years of uninterrupted economic growth</a> as a record for developed nations.
<a href="https://www.credit-suisse.com/about-us-news/en/articles/news-and-expertise/global-wealth-report-2018-us-and-china-in-the-lead-201810" target="_blank">Credit Suisse says</a> Australians have the highest median average wealth per adult in the world, ahead of Switzerland.
So we clearly have both the wealth and technical knowledge to end homelessness, particularly for the <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/2049.0" target="_blank">estimated 8,200 people</a> the Australian Bureau of Statistics identified as sleeping rough on the 2016 Census night.
Providing mattresses in car parks may make volunteers and the public feel good, but we have to recognise that people who are homeless access this resource as charity recipients, who may feel inferior, especially when they cannot reciprocate.
If we don’t provide enough access to housing, one of the consequences is that people who are homeless become dependent on the goodwill of volunteers who provide bedding and washing facilities.
Rough sleepers need to be seen as people who require housing to enable them to control the conditions of their lives. Charities and their motivated volunteers are well positioned to innovate and push governments to do what they have otherwise been unwilling to do: create housing for all Australians.<img src="https://counter.theconversation.com/content/125235/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;">
Cameron Parsell, Associate Professor, School of Social Science, The University of Queensland.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/beds-in-car-parks-dont-solve-australias-rough-sleeping-problem-125235" target="_blank">original article</a>.
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Beds in car parks don’t solve Australia’s rough sleeping problem

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Houses that sold for less than their previous purchase price over the June 2019 quarter were typically held by the owner for 5.8 years, according to the latest data from CoreLogic's June quarter Pain &amp; Gain report.
The report found units sold at a loss over the quarter were typically held by their owners for 5.7 years. Conversely, houses sold for a profit had typically been held for 10.0 years and units 8.8 years.
Throughout the combined capital cities, loss-making resales of houses had typically been held for 4.6 years compared to 5.1 years for loss-making resales of units.
Those capital city houses resold for a profit had typically been held for 10.5 years compared to 9.1 years for units.
<img src="https://www.urban.com.au/images/2019/10/29/Resales%20HOLD.JPG" alt="">
Houses sold at a loss in Sydney and Melbourne typically had a much shorter hold period than other capital cities. For units sold at a loss, only those in Hobart and Canberra had a median hold period of less than a decade.
In terms of profit-making resales, the median hold periods for houses were longer in Darwin than they were elsewhere and the shortest in Sydney.
For units, Perth and Darwin once again had much longer median hold periods than elsewhere with Sydney, Melbourne and Hobart having the shortest hold periods.
"The trend towards longer holding time in Perth and Darwin for profit–making resales reflects the ongoing weak housing market conditions of the past decade," the report said.
"In regional Australia, houses resold for a loss were typically held for 7.6 years compared to 9.3 years for those sold at a profit.
"For regional unit markets, the average hold period for resales at a loss (9.2 years) was actually longer than for those resold at a profit (7.5 years).
"For houses resold at a loss, the typical hold period was shortest in regional NSW and regional Victoria and longest in regional SA.
"For loss-making unit resales hold periods were shortest in regional NSW and regional Victoria and longest in regional WA.
"For houses reselling at a profit, typical hold periods were much greater than elsewhere in regional areas of SA and Queensland.
"For units selling at a profit, hold periods were longest in regional SA and regional WA."
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Homes resold at a loss were held 5.75 years on average: CoreLogic Pain & Gain Report

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Data shows that investors continue to be more likely to resell their properties at a loss compared to owner occupiers, according to the latest data from CoreLogics Pain &amp; Gain report for the June quarter.
They found that over the second quarter of 2019, 11.3% of properties that were owned by owner occupiers resold at a loss compared to 17.4% of investment properties.
Across each of the major regions, except for regional Victoria and regional Tasmania, a greater share of investors resold their properties at a loss than owner occupiers.
Throughout the combined capital cities, 11.5% of owner occupier properties that were resold over the second quarter of 2019 resold for a loss compared to 18.1% of investor owned properties.
Click to <a href="https://www.propertyobserver.com.au/images/2019/10/29/Resales%20OO%20vs%20I.JPG" target="_blank">open in new window</a>:
<img src="https://www.urban.com.au/images/2019/10/29/Resales%20OO%20vs%20I.JPG">
In Melbourne (5.0% vs 13.5%), Brisbane (8.3% vs 24.3%) and Canberra (4.6% vs 21.0%) investors were more than twice as likely to resell a property at a loss than owner occupiers during the quarter.
In most of the remaining capital cities, the differential in share of loss-making resales between owner occupiers and investors was fairly small.
Across the regional areas of the country, investors were more likely to resell a property for a loss (15.8%) than owner occupiers (11.1%).
The gap between owner occupied and investor owned properties reselling at a loss was generally quite small.
"Clearly, any property owner will aim to make a profit from the sale of their property," the report said.
"In a falling market owner occupiers may be more prepared to sell at a loss if they are purchasing their next home at an equivalent or greater discount.
"Conversely, investors, because of taxation rules, would seemingly be more prepared to incur a loss because they (unlike owner occupiers) can offset those loses against future capital gains.
"If home values fall, investors may be more inclined to sell at a loss and offset those losses which in turn could result in more supply becoming available for purchase at a time in which demand for housing remains below average due to recent weak conditions and tighter credit availability however, these trends have started to reverse over recent months."
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Investors more likely than owner occupiers to resell property at a loss: CoreLogic Pain & Gain Report

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Over the June 2019 quarter, resales of Darwin properties generated $25.7 million in profits and $15.6 million in losses, according to the latest findings from CoreLogic's Pain &amp; Gain report.
Based on these figures, Darwin generated 0.2% of national profit and 2.1% of the total value of losses.
<img src="https://www.urban.com.au/images/2019/10/29/Resales%20HOB%201.JPG" alt="">
Each region of the city has recorded a high proportion of resales at a loss with at least one in two resales over the quarter in Darwin and Palmerston at a loss, while around one in five resales were at a loss in Litchfield.
The share of units resold at a loss recorded a steady rise over the quarter while there was a slight drop in the share of houses resold at a loss.
Click <a href="https://www.propertyobserver.com.au/images/2019/10/29/Resales%20HOB%202.JPG" target="_blank">here</a> to enlarge:
<img src="https://www.urban.com.au/images/2019/10/29/Resales%20HOB%202.JPG" alt="">
The Pain &amp; Gain report also examined other Australian capital cities like <a href="/news/wa/quarter-of-australias-loss-making-property-resales-occurred-in-perth-corelogic-pain-gain-report">Perth</a> and <a href="/news/tas/hobart-property-resale-losses-remain-low-despite-market-slowdown-corelogic-pain-gain-report">Hobart</a>, as well as trends such as <a href="/expert-insights/investing/investors-more-likely-than-owner-occupiers-to-resell-property-at-a-loss-corelogic-pain-gain-report">investors being more likely to resell property at a loss than owner occupiers</a>.
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50% of Darwin resales made a loss: CoreLogic Pain & Gain Report

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EXPERT OBSERVER
The CoreLogic Home Value Index results for October out today confirm a 1.2% rise in national dwelling values over the month, delivering the fourth straight month of rising values.  
The October result was the largest month-on-month gain in the national index since May 2015.
The recent gains come after a broad-based decline in housing values, with the national index declining 8.4% between October 2017 and June 2019.  
The positive October result takes national dwelling values 2.9% off their June 2019 floor, however values remain 5.7% below their peak, highlighting that despite the recent gains, home values are at a similar level to where they were three years ago.  
<img src="https://www.corelogic.com.au/sites/default/files/2019-11/index_results_as_at_20191031.png" width="600" height="283">
The strongest growth conditions continue to be centered in Melbourne and Sydney, however dwelling values trended higher across most of the capital cities as lower mortgage rates and improved credit availability spurred on buyer demand.  
Dwelling values were up across every capital city apart from Perth over the month, and based on the rolling three-month change, the only capitals where values fell were Perth (-1.7%) and Darwin (-1.2%).  
The stronger rebound in Melbourne and Sydney can be attributed to a blend of factors; tighter labour market conditions and stronger population growth relative to the other capitals, coupled with the stimulatory effect of the lowest mortgage rates since the 1950’s, and improved access to credit.  
Stamp duty exemptions for first home buyers purchasing under specific price points have added additional stimulus to housing demand.  
<img src="https://www.corelogic.com.au/sites/default/files/2019-11/change_since_peak_20191031.png" width="600" height="473">
The recovery trend in Melbourne overtook Sydney in October, with dwelling values surging 2.3% higher over the month; the largest month-on-month gain since November 2009.  
Melbourne housing values have recovered 6.0% since moving through a trough in May 2019, while Sydney values are up 5.3% since the recent May low. The smaller capitals have delivered a mixed performance, although the general theme is one of improving conditions.  
The rolling three-month change in Brisbane housing values (+1.1%) was the highest since December 2015, Adelaide (+0.1%) posted the strongest rolling quarter since December 2018, while Hobart (+1.0%) and Canberra (+2.4%) recorded the largest three month rise in values since March 2019 and May 2017.  The downwards trend in Perth and Darwin home values has continued, however both markets are showing an improvement in the trend rate of decline.  
The rolling three-month trend in Perth housing values recorded the smallest decline in fourteen months (-1.7%) and Darwin dwelling values posted a rare monthly rise in October.  
Both cities have seen dwelling values consistently trending lower since mid-2014, with Darwin down a cumulative 31% and Perth values 22% lower.  
Perth is now recording the lowest median house value of any capital city ($451,800) and Darwin house values are a close second with a median of $468,300.  
Unsurprisingly, the Northern Territory and Western Australia are also showing the highest proportion of first home buyer activity, with first time buyers not weighed down by negative equity and with the ability to take advantage of very affordable housing in these regions. 
TIM LAWLESS is the CoreLogic Head of Research
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Property values see fourth month of consecutive growth: Tim Lawless

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EXPERT OBSERVATION
An increase in investor activity in the latter half of 2019 has stirred the interest of first home buyers and owner-occupiers as they return to the property market.
Last year, RiskWise Property Research detailed the effect investors had on the market and how their response to market forces affected that of owner-occupiers.
When the “investor bulls” left the market so too did the energy which drives it.
Investors were always significantly more sensitive than owner-occupiers to changes in out-of-pocket expenses, driven by interest rate fluctuations, changes in legislation or other events.
At the moment investor interest is aroused, and we are seeing more activity. And when this market is going up this has a very material impact on the residential market, particularly in Sydney and Melbourne.
The impact of investor activity on the housing market has been clearly demonstrated over a prolonged period which included the global financial crisis, the boom and subsequent downturn in resources construction, and increases and decreases to mortgage rates.
Right now, thanks to low interest rates, more relaxed credit restrictions, the election results (ruling out the feared taxation changes), APRA's changes to the floor assessment and tax cuts, we are seeing a return in confidence in the market and, consequently, for higher clearance rates and higher prices.
Improved auction clearance rates and consumer confidence are creating a very clear trend, that will consequently lead to price increases and a rise in auction clearance volumes, as sellers expect stronger demand for their properties and, therefore, are more confident to put them on the market.
The Westpac Consumer Confidence Index on House Price Expectations Index saw a dramatic rise from October last year to October 2019 of 36.1 per cent. Since May it has risen a whopping 54.4 per cent, with a 5.9 per cent rise in October alone. The biggest gains over the last two months were in NSW at 12.5 per cent and Victoria at 16.6 per cent.
Investor activity reached its recent peak in NSW at 46.6 per cent in Jan 2017 and over the past two years has fallen to 32 per cent. In Victoria it went from 35.5 per cent in March 2017 to 26.7 per cent in August 2019. And while these state figures are well correlated with those in Sydney and Melbourne, investor activity is slowly recovering.
The RBA's three interest rate cuts and other improvements have led to improved serviceability and lower out-of-pocket costs for investors and this is likely to drive a significant increase in investor activity.
CoreLogic figures for October show the nation's median dwelling value lifted 0.9 per cent to $524,744 in September, with median property values in Sydney and Melbourne jumping 1.7 per cent last month, reaching $805,424 and $634,913 respectively.
While the potential of taxation changes had diminished investor activity in the market, the election results ensured this particular risk had been removed.
However, construction defect faults in Sydney and Melbourne high rises meant investors were targeting more family-suitable homes.
Also, the potential taxation changes put forward by Labor exposed investors to a tangible risk over investment properties not suitable for owner-occupiers, especially as they would also have created primary and secondary markets, significantly impacting dwelling prices.
We must also take into account that some areas in Sydney and Melbourne have significant unit oversupply and underperform the market which again drives investors towards properties that enjoy a more stable demand, particularly properties which are more suited to families.
He said the number one indicator for market sentiment was investor lending finance (excluding refinancing).
If you see a material increase in investor activity, you will also see the annual rate of dwelling price growth accelerate significantly.
The bottom line is that the more investors there are in the market, the stronger price growth.
DORON PELEG is the RiskWise CEO
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Investors return to the market provides a much-needed boost: RiskWise's Doron Peleg

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EXPERT OBSERVER
The Reserve Bank Board meets on November 5 next week.
There is little chance that the Board will decide to cut the cash rate at that meeting.
Westpac confirms its forecast which was “refreshed” on July 24 that the Board would cut the rate by 25 basis points at the October meeting (done) and the February meeting in 2020.
Markets are pricing in a probability of a miniscule 4% for a November move.
However it was not always like that.
Back on October 4, I wrote, “we cannot concur with the markets pricing in a 50% probability of a follow up move in November".
There are a number of reasons for this caution.
Firstly, markets should understand that central banks will usually bias their comments on days on which they make policy changes to justify the decision. We saw some examples of that approach in the Governor’s Statement.
For example, he has, for no reason that is justified by the data, adopted a bolder objective than had been the case before by aiming for “full employment” rather than the more modest, “reduce unemployment” that we saw in September.
With the unemployment rate trending away from his full employment target and, by his own admission, "forward-looking indicators of labour demand indicate that employment growth is likely to slow from its recent fast rate" the introduction of that full employment target as a substitute for the more realistic “reduce unemployment” seems curious and is probably less significant than markets may have assessed.
We also think the RBA will be mindful of the response of the Westpac Melbourne Institute Consumer Sentiment Index to the consecutive cuts in June/July. Following the cut in July the Index fell by 4.1%. There was an apparent “spooking” of the consumer around the policy action.
With the RBA seeing the consumer as the key to the growth outlook, a “back to back” series of rate cuts leaving limited scope to cut further and risking a similar response from the consumer would counsel against that November move.”
Since that note we saw the Westpac MI Consumer Sentiment Index fall by 5.5% in response to the October rate cut, providing further evidence of the fragility of Confidence to low rates. Under such circumstances consecutive rate cuts would seem to be a significant policy mistake.
Apart from the arguments I put forward on October 4 we have also seen an absence of downside surprises in both the Employment and Inflation reports with both the unemployment rate falling modestly from 5.3% to 5.2% and the trimmed mean annual inflation rate holding steady at 1.6%.
Looking further out, markets have turned against prospects for a December rate cut with probabilities falling from 80% back on October 4 to 25%.
We concur with that assessment but are surprised that market pricing for February has tumbled from 100% on October 4 to 50% today.
Read full report <a href="https://westpaciq.westpac.com.au/wibiqauthoring/_uploads/file/Australia/2019/November/er20191101BullRBAonHoldNov.pdf">'RBA on hold in November' (PDF 73kb)</a>
BILL EVANS is the Chief Economist at Westpac 
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RBA on hold in November, 2020 growth and inflation forecasts unchanged: Bill Evans

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<div class="storysegment2 segmentContentFull">
Dubbed the “rate cut whisperer­” for his foresight in tipping RBA moves, Westpac chief economist Bill Evans says there will be no Melbourne Cup Day rate cut.
Despite the downbeat economic climate, Evans says the Reserve Bank of Australia will sit on their hands tomorrow.
“There is little chance that the board will decide to cut the cash rate,” Evans (below) advised­ Westpac clients.
While few economists think there is any probability of a November move, Evans said he was “surprised” that the market pricing for a February cut had recently tumbled.
His next forecast rate cut — the fourth since June — is for the February 2020 meeting, when Evans fears the unemployment rate will be trending away from the central bank’s full employment target.
He said the RBA was “mindful” of the recent movement in the Westpac Melbourne Institute Consumer Sentiment Index.
The index suggests that, following the consecutive rate cuts in June/July, there had been an ­apparent “spooking” of retail consumers.
While most economists had stridently tipped interest rates to be on hold during 2019, Evans was the first of the big bank economists to break from the pack in ­seeing the need for rate cuts.
Evans has maintained for several months that “there is ample evidence” that the economy is weak.
“But this is not a ­recession with the associated extreme pain for households, businesses and institutions, as experienced in the early 1990s, and 1974 and 1982-83 before that,” he said.
“Fiscal policy has considerable scope to act quickly if the recession signals strengthen; there will be a Budget surplus in 2019-20 and debt-to-GDP ratio at the federal level is low.”
Evans, who joined Westpac as the chief economist in 1991, had previously worked in the RBA’s research ­department.
Meanwhile, Sydney’s weekend auction clearance rate dipped to 79 per cent — the first time below 80 per cent since late September.
There were 672 auctions with 510 results captured and 404 properties sold.
Agents say there have been few signs of obvious hesitancy in the market where 16,000 properties have changed hands since spring began.
“Sydney has been the strongest capital city over the past quarter,” realestate.com.au chief economist Nerida ­Conisbee noted, tipping that “the supply-demand imbalance is reflective of an early cycle that will lead to strong price rises in premium suburbs”.
Last month Conisbee said: “The current correction looks like it is coming to an end. Nervousness about access to finance was the main factor driving a complete shift in sentiment towards ­housing.”
This article was first published in the Daily Telegraph.
 
</div>
 
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Bill Evans, the rates ‘whisperer’ says the best bet is no RBA Cup Day cut

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EXPERT OBSERVER
The Australian Bureau of Statistics data on housing approvals for September 2019 indicates that they are lower than in June 2013.
The continuing drop in dwelling approvals in New South Wales is a big worry for the housing industry and needs to be addressed by government urgently.
The September dwelling approvals were 3,670 which is a drop of 46 percent since the high point of 6,744 approvals in July 2016. We are now at the level of approvals of June 2013 when there were 3,777 new dwelling approvals.
NSW is now below Victoria’s home approvals, which has a smaller population, yet their September home approvals were 4,247 compared to the NSW approvals of 3,670.
The major drop in housing approvals has been in apartments where only 1,617 approvals occurred in September 2019, compared to 2,490 as recently as April 2019, and 3,882 two years ago in September 2017. This represents a 58 percent drop in higher density approvals over a two-year period.
We are aware of some developers having to lay off staff due to the downturn and this will flow on to the builders and their supply chain. The NSW Government must be concerned about the impact of the housing downturn on jobs.
The good news in the ABS data indicates a big jump in non-residential building approvals in September 2019 with $1,570,637,000 value of the approvals which is the highest amount ever in New South Wales.
The continuing drop in dwelling approvals in NSW must be reversed by government policy supporting a simpler planning system. The NSW Productivity Commission recently stated that planning approvals in NSW took twice as long as in other states. Clearly the slow and complex planning system must be streamlined to help support the supply of new housing for the state’s growing population.
The Urban Taskforce urges the NSW Government to develop a more streamlined process for housing supply particularly for large projects where local infrastructure can be funded by the project.
CHRIS JOHNSON is the CEO of Urban Taskforce
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NSW housing approvals the lowest since 2013: Chris Johnson

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GUEST OBSERVATION
The New South Wales Bureau of Crime Statistics and Research (BOCSAR) recently claimed Sydney’s alcohol licensing regulations, commonly known as lockout laws, reduced non-domestic assaults by 13% in the CBD.
Its calculation relied on a decision to allocate 1,837 of these offences to both Kings Cross and the CBD – that is, double-counting the data.
<a href="https://www.parliament.nsw.gov.au/ladocs/submissions/63631/Submission%20734%20-%20Centre%20for%20Translational%20Data%20Science,%20University%20of%20Sydney.pdf" target="_blank">Our analysis</a> found this decision was critical to the conclusion that assaults decreased in the CBD. For every other choice about the areas to which offences data were allocated and type of analysis we found no decrease.
<img src="https://images.theconversation.com/files/298452/original/file-20191024-119433-7qnb4k.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
Map of Sydney and the entertainment precincts as used by BOCSAR in its analysis: blue – CBD entertainment precinct; red – Kings Cross entertainment precinct; green – nearby displacement areas; yellow – outer displacement areas.
<a href="https://www.parliament.nsw.gov.au/ladocs/submissions/63631/Submission%20734%20-%20Centre%20for%20Translational%20Data%20Science,%20University%20of%20Sydney.pdf%5D" target="_blank">Our findings</a> highlight an important question: how do the choices of data collection, pre-processing and analysis affect policy decisions?
The allocation of crimes to areas is just one of several choices made when using data to assess policy impacts. Other choices include how to measure violent crime, what time period to consider and the geographical extent of the areas to include. The question is: if other choices were made, would the results affect a <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2019-09-08/sydney-lockout-laws-rolled-back/11489806" target="_blank">decision to repeal or continue the laws</a>?
Our findings point to the need to follow a couple of principles when using data to inform policymaking. First, the institution that collects data and the institution that analyses the data should be independent of each other. Second, we need as much transparency about the data and its analysis as possible.
So what exactly did the analyses show?
BOCSAR chose to use monthly non-domestic assaults from 2009 onwards. There is nothing wrong with these choices, but others could have been made.
For instance, why from 2009 onwards, not from 2005? Why monthly, not daily? Why reported non-domestic assaults, not reported assaults causing grievous bodily harm? Why divide the area into the CBD and Kings Cross only?
One way of assessing the impact of such choices is to use different subsets of data, different types of data pre-processing and different statistical and/or machine-learning techniques. If the conclusion still remains the same, then our decision is robust to this source of variability. If not, we need to understand why.
For the Kings Cross precinct, the analysis by the Centre for Translational Data Science at the University of Sydney showed the conclusion remained unchanged irrespective of the frequency and period over which data were collected and the analysis performed. Non-domestic assaults had declined following the introduction of the lockout laws in 2014.
For the CBD the reverse was true. Only if we make exactly the same choices as BOCSAR, in particular allocating 1,837 crimes to both the CBD and King Cross, could we conclude non-domestic assaults had decreased very slightly.
Under all other variations of the analyses, including data, methodology and spatial allocation of that data, we found no decrease. Non-domestic assaults in the CBD had been decreasing since 2008 and, if anything, more slowly after the lockout laws took effect.
So why was the inclusion of 1,837 crimes so critical to the conclusions about the CBD?
Using data provided by BOCSAR, we plotted the most likely location of those 1,837 crimes. Figure 1 shows these crimes occurred mainly in Kings Cross, an area in which the crime rate had fallen since 2014. We say “most likely location” because we have yet to receive the additional data we requested from BOCSAR to help us locate exactly where these crimes occurred.
<a href="https://images.theconversation.com/files/298427/original/file-20191023-119429-qgf5xh.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/298427/original/file-20191023-119429-qgf5xh.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Counts of crimes (per SA1 region) that were assigned to both the CBD and Kings Cross. Centre for Translational Data Science, Author provided
With the removal of those 1,837 crimes from the CBD, we detected no decrease in non-domestic assaults. But BOCSAR apparently did. After removing those crimes from the CBD, BOCSAR released an <a href="https://www.bocsar.nsw.gov.au/Documents/BB/2019-Report-Effect-of-lockout-and-last-drinks-laws-on-assaults-BB142.pdf" target="_blank">updated report</a> to a <a href="https://www.parliament.nsw.gov.au/committees/listofcommittees/Pages/committee-details.aspx?pk=260" target="_blank">parliamentary inquiry into Sydney’s night-time economy</a>. This report claimed assaults in the CBD decreased by 4% (much less than the original 13%).
The committee then asked for our <a href="https://www.parliament.nsw.gov.au/ladocs/other/12591/Centre%20for%20Translational%20Data%20Science.pdf" target="_blank">comments</a>. We found the report did not provide a confidence interval for this decrease. Yet the report made a virtue of reporting uncertainty estimates for other quantities and elsewhere it claimed “statistically significant” results.
We replicated BOCSAR’s analysis and found the change in crime could have been as low as a 12% decrease and as high as a 6% increase. In other words, the result is “statistically insignificant”.
What are the implications for making policy?
Why does this matter? There are two reasons.
First, the danger in not explaining, quantifying and reporting uncertainty is that the public loses trust in data-driven policymaking. Only if conclusions acknowledge and explain the uncertainty inherent in inferring complex quantities from data can we make robust and explainable policy decisions that build trust with the public.
Second, if we don’t accept and report uncertainty we could stop looking for other explanations. We might then fail to achieve an outcome that everyone wants: a reduction in violence and a healthy night-time economy.
How do we proceed from here? We’d make two recommendations:
<ol>
<li>
The institution that collects and curates the data should be distinct, informed but independent from the institution/s that analyse the data.
</li>
<li>
There should be as much data transparency as possible, which would enable different groups to perform different types of analyses, using different sources of data.
</li>
</ol>
We are almost certain these different groups would produce different findings, but the subsequent discussion could provide insights that move us closer to more robust and acceptable policy decisions.
To <a href="https://www.brainpickings.org/2012/08/27/richard-feynman-on-the-role-of-scientific-culture-in-modern-society/" target="_blank">quote</a> Nobel Prize-winning physicist Richard Feynman: "If we will only allow that, as we progress, we remain unsure, we will leave opportunities for alternatives … to make progress, one must leave the door to the unknown ajar."
The <a href="https://www.parliament.nsw.gov.au/ladocs/inquiries/2519/Report%20-%20Sydneys%20night%20time%20economy.pdf" target="_blank">parliamentary committee’s recommendation</a> that BOCSAR and the Centre for Translational Data Science work together more closely appears to do just that. We look forward to an ongoing collaboration to further our understanding of the drivers of violent crime.<img src="https://counter.theconversation.com/content/125227/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;">
Sally Cripps, Professor of Statistics, Director of Centre for Translational Data Science, <a href="http://theconversation.com/institutions/university-of-sydney-841" target="_blank">University of Sydney</a>.
Roman Marchant, Senior research fellow and lecturer, <a href="http://theconversation.com/institutions/university-of-sydney-841" target="_blank">University of Sydney</a>.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/sydney-lockout-laws-review-highlights-vital-role-of-transparent-data-analysis-125227" target="_blank">original article</a>.
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