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

<html><body>
GUEST OBSERVATION
Two-thirds of tenants in Australia rent through a real estate agent. A national shortage of private rental housing forces these tenants to impress the real estate agent to secure a property – their application needs to stand out from other applications.
An analysis of articles on leading online real estate sites www.realestate.com.au and www.domain.com.au identifies six aspects of interactions between the real estate agent and tenant that affect a tenant’s ability to secure a rental property. <a href="https://www.tandfonline.com/doi/abs/10.1080/02673037.2019.1621271?journalCode=chos20" target="_blank">My research</a> reveals the power of the agent over the tenant. Agents strongly stigmatise certain tenant characteristics during the property search.
These real estate articles typically fail to recognise the systemic issues of housing shortages in Australia. As <a href="https://theconversation.com/affordable-housing-lessons-from-sydney-hong-kong-and-singapore-3-keys-to-getting-the-policy-mix-right-123443" target="_blank">owner-occupied housing becomes more unaffordable</a> and <a href="https://theconversation.com/focus-on-managing-social-housing-waiting-lists-is-failing-low-income-households-120675" target="_blank">public housing becomes less available</a>, a variety of household types are competing in a high-demand private rental market.
Households have differing economic, cultural and social capital. This puts some applicants for a rental property at a disadvantage. But real estate sites present the issue of secure rental housing as an individual problem that can easily be overcome once a tenant understands how to highlight their desirable characteristics when applying for a rental property.
How do agents assess tenants?
When assessing a rental application, the two most important qualities a real estate agent looks for are a tenant’s ability to pay the rent on time and their ability and/or willingness to care for the rental property.
In addition, a tenant’s ability to impress the real estate agent matters. My research identifies six aspects of interactions between agent and tenant that affect the ability to secure a rental property:
<ol>
<li>responsibility – positive reference/s from previous agents and/or landlords help demonstrate this</li>
<li>making an impression – dress appropriately and be on time for inspections, engage with the agent and present an easy-to-read, error-free application form</li>
<li>established relationships – a previously established relationship with the agent or landlord improves the tenant’s chances</li>
<li>honesty – tenants are encouraged to be honest with their agent about their lifestyle</li>
<li>flexibility – be flexible about lease length and the cost of rent</li>
<li>creative thinking – for example, bringing cupcakes to a rental inspection.</li>
</ol>
Through these interactions, tenants can highlight their desirable characteristics while downplaying their undesirable characteristics.
Selection process reinforces disadvantage
The ability to make a good impression on the agent, however, is largely based on a variety of factors that place some tenants at a disadvantage.
For example, tenants are advised that several lifestyle factors may hamper their ability to secure a property. These include pets, dependent children, age, a negative rental history and other potential housemates.
These findings match those of an <a href="http://shelter.org.au/site/wp-content/uploads/The-Australian-Rental-Market-Report-Final-Web.pdf" target="_blank">Australian survey of private renters</a>, commissioned by Choice, National Shelter and the National Association of Tenant Organisations. It found 50% of renters have experienced discrimination in the private rental sector. This includes discrimination on the basis of: pets (23%), receiving government payments (17%), age (14%), having young children (10%), being a single parent (7%), race (6%), needing to use a bond loan (5%), gender (5%), disability (5%) and sexuality (2%).
Further, when it comes to making an impression, some tenants are at a significant advantage. For example, factors such as English proficiency and the ability to “dress to impress” are often a reflection of economic and cultural capital.
The articles assume that presenting an application form with no spelling and grammatical errors is simply a matter of taking a little extra care. However, a newly arrived migrant may find this difficult, not because of laziness but because they may not yet be proficient in English.
The articles also highlight a tenant’s willingness to be flexible as important. Flexibility is presented in the following ways:
<ul>
<li>where demand for properties is high, tenants are advised to offer more rent</li>
<li>when a tenant has no rental history, they are advised to offer to pay rent in advance</li>
<li>tenants are also advised to cater to the needs of the real estate agent and landlord by being flexible about the length of the lease.</li>
</ul>
Tenants’ ability to be flexible in these ways varies greatly. For example, not all tenants have the means to offer more rent or pay rent in advance. The ability to be flexible about lease length also differs depending on individual circumstances.
My research shows the process of securing a rental property could reinforce the disadvantage of some tenants. This raises an important question. When private rental housing is the only option, what happens to those tenants who fail to impress the real estate agent?
Bronwyn Bate, PhD Candidate, Urban Research Program, Western Sydney University.
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/looking-to-rent-a-home-6-things-that-will-help-or-hinder-you-123753" target="_blank">original article</a>.
</body></html>

j.ballantyne1990-6AQqhLzZaK

Looking to rent a home? Six things that will help or hinder you

<html><body>
GUEST OBSERVATION
Two seemingly unrelated but important things happened in Melbourne last week. One was a memorial service for David Yencken AO; the other was the exhibition opening of the Future Park Design Ideas Competition. The connection between the two is that both gave us radical ideas for Melbourne’s open space.
David Yencken was a visionary man who had a profound impact on Victoria and Melbourne. He was responsible, among many things, for the transformation of <a href="https://www.travelvictoria.com.au/southbank/" target="_blank">Southbank</a> and co-founding <a href="https://pursuit.unimelb.edu.au/articles/merchant-builders-celebrating-a-fifty-year-legacy" target="_blank">Merchant Builders</a>. But one of his wildest ideas was the 1985 <a href="https://www.killyourdarlings.com.au/2016/09/imagine-a-city-swanston-st-party/" target="_blank">Greening of Swanston Street</a>, when vehicle traffic was closed and a weekend street party was held right in the middle of Melbourne.
As the secretary (chief executive) of the Ministry for Planning and Environment, Yencken had been charged with changing perceptions of the city by rethinking its public spaces. At a time before <a href="https://theconversation.com/a-day-for-turning-parking-spaces-into-pop-up-parks-65164" target="_blank">pop-up parks</a> and <a href="https://theconversation.com/look-out-behind-the-bus-stop-here-come-guerrilla-gardeners-digging-up-an-urban-revolution-29225" target="_blank">guerrilla gardening</a>, his radical idea demonstrated what was possible for the inner city and sowed the seed of the <a href="https://www.mup.com.au/blog/melbourne-urban-transformation" target="_blank">idea of closing Swanston Street to traffic</a>.
The project was <a href="https://www.smh.com.au/national/the-man-who-helped-re-imagine-melbourne-20190705-p524mc" target="_blank">not without controversy</a> – it was costly and came in for political criticism as a stunt. But looking back to a time when inner Melbourne was underutilised and dominated by traffic, we can see how that radical idea sparked the imagination about what was possible for the city centre.
<a href="https://images.theconversation.com/files/207418/original/file-20180222-132674-1247hnf.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/207418/original/file-20180222-132674-1247hnf.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
The Greening of Swanston Street in 1985. Victorian Ministry of Planning
Future Park fires imaginations and debate
This is just what the <a href="https://msd.unimelb.edu.au/be150/competitions/futurepark" target="_blank">Future Park competition</a> needs to achieve. The open competition held by the University of Melbourne and the Australian Institute of Landscape Architects has attracted global interest, with 123 entries from 20 countries.
The brief was simple but provocative. Designers were to find space within 10 kilometres of the city centre and design a future park that responds to the challenges of Melbourne today. The design responses from the 31 shortlisted entries ranged from manufactured lagoons to urban wildlife corridors and street transformation parks that Yencken would be proud of.
<a href="https://images.theconversation.com/files/296120/original/file-20191009-3935-24915r.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/296120/original/file-20191009-3935-24915r.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Melbourne from Past to Last, a vision of a city street park. Future Park Design Ideas Competition, Author provided
The first wave of media coverage on the competition inspired a range of public comments about Melbourne’s open space. For example, from the <a href="https://www.theage.com.au/national/victoria/visions-of-utopia-lagoons-floating-pods-among-future-park-entries-20190929-p52vzc" target="_blank">online comments in The Age</a>:
"Royal Park is a massive area of underutilised space. Driving down Elliott Av it’s just an open wasteland. Grassland and scattered gum trees does not make a welcoming “park”.
"How about bulldozing the eyesore known as Federation Square and putting a park in its place?
"These designs forget to include the things that make it a Melbourne park, graffiti, vandalism, weeds and the homeless.
"Architects and landscapers rarely, if ever, have a grasp on what will work for people … they are too busy trying to be creative, and not busy enough trying to make people happy."
What the public comments show us is that there is no single or obvious solution to our parks and public spaces. Some people like it busy, some people like the quiet. Some want European trees and others desire native plantings. It’s complicated, and each of these opinions make valid points.
Just like Yencken’s Greening of Swanston, there will always be debate about what makes good public space. And that is exactly why we need more radical ideas – some might call them “crazy” – for our cities.
We know the future of our cities will be complicated. Like it or not, there will be more people, a changing climate and increasing pressure on infrastructure and services.
Wicked problems call for radical thinking
These messy issues are often described as <a href="https://theconversation.com/too-many-wicked-problems-how-science-policy-and-politics-can-work-together-8990" target="_blank">wicked problems</a>. Popular in public policy and management, the term is used to explain problems with debatable cause and effect. Critically, the lack of agreement about wicked problems produces conflicting goals towards resolution.
Obviously, we need science, governance and planning, but finding solutions to wicked problems will also require creativity and collaboration. We need debate and we need ideas that can expand our imagination about what our cities can be. This is why it is so important that the competition entries for the Future Park explore new and outrageous possibilities.
Ideas throughout the shortlisted entries include plans for a new NBN: the National Biodiversity Network, which creates ecological corridors across the country. Others propose transforming schools into parkland; parks designed for bees; designs that return darkness to our urban landscapes; and sculpting new islands as rising sea levels engulf our coastline.
<a href="https://images.theconversation.com/files/296122/original/file-20191009-3910-wjyu19.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/296122/original/file-20191009-3910-wjyu19.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Multi-deck parks: as cities grow and space becomes ever more precious, urban parks replace car parks. Future Park Design Ideas Competition, Author provided
As design solutions, these ideas reflect the challenges of our world today. While many of these schemes are technically, socially or economically unfeasible, they remind us of the power of thinking outside of the box. Importantly, the competition format puts all of these ideas together in one place for us to think about and discuss.
In Australia, we have a <a href="https://theconversation.com/architecture-competitions-are-risky-but-we-can-build-on-that-29476" target="_blank">limited culture of “open design competitions”</a> for either built projects or speculative solutions. But design competitions provide opportunities for new voices and discovering unexpected solutions within these wild ideas.
Radical ideas are important and so is having the freedom to voice them. Especially as a way of expanding the discussions we need to have about the challenging future.
The Future Park competition winners will be announced on Friday, October 11, at the <a href="https://www.aila.org.au/imis_prod/TSATP/Home/TSATP/Default.aspx?hkey=39717070-b978-492a-b2d6-c59aab8cd866" target="_blank">2019 International Festival of Landscape Architecture</a> in Melbourne. The <a href="https://msd.unimelb.edu.au/be150/events/the-future-park-design-ideas-competition-the-square-and-the-park-exhibition" target="_blank">Future Park exhibition</a> is at Dulux Gallery, Melbourne School of Design, University of Melbourne, from October 4 to November 1.<img src="https://counter.theconversation.com/content/124772/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
Wendy Walls, Lecturer in Landscape Architecture, University of Melbourne.
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/why-we-need-crazy-ideas-for-new-city-parks-124772" target="_blank">original article</a>.
</body></html>

Why we need ‘crazy’ ideas for new city parks: Wendy Walls

<html><body><div class="storysegment2 segmentContentFull">
One of Queensland’s richest cattlemen, David Camm, has purchased Highgate, a historic $2.8 million home in the Brisbane suburb of Clayfield.
The home, at 117 Adelaide St, was built in 1920 and features six bedrooms, two bathrooms, a double garage, and a pool.
It sits of a 1,712 square metre block, and has 277 square metres of internal floor space over two floors.
Designed by renowned architect Richard Gailey, the home was formerly owned by Elizabeth Hart, who was the second woman to be admitted as a solicitor in Queensland.
David Camm, who heads the Camm Agricultural Group, has consistantly ranked on Queensland Rich Lists.
He owns at least 10 properties in the the sunshine state.
The median house price in Clayfield is $1.09 million, making it Brisbane's 10th most expensive suburb.
</div></body></html>

Wealthy Queensland Camm cattle family purchases historic Brisbane home

<html><body>
Noosa-based Altum Property Group has exchanged contracts to acquire the leasehold for Great Keppel Island from Terry Agnew's Tower Holdings.
It is subject to approval from the Queensland government.
The real estate developer made the move after a previous $50 million sale, to Wei Chao Pty Ltd in October last year, did not proceed to settlement.
It is understood the new buyers have negotiated an extended settlement period.
The island, which lies 12 kilometres from coast of Yeppoon, has approval for a $400 million major development including a hotel, eco-tourism villas, apartments, a marina, and a ferry terminal.
The previous decaying resort on the island was demolished last year.
The Queensland government has reportedly committed $30 million for common-user power and water infrastructure connections to Great Keppel Island, in the interest of boosting tourism.
Altum's group has no track-record of delivering tourism projects.
During the 1990s, Great Keppel was a famed party destination known by the slogan "Get Wrecked on Keppel".
</body></html>

Great Keppel Island set to be sold again

<html><body><div>
EXPERT OBSERVER
It's all happening in Brisbane CBD... there's not too much downing of tools or time for smoko around here at the moment!
So while residential construction is now slowing towards multi-year lows, there's plenty happening in the commercial and infrastructure space.
One of the major broadsheets reported this week on its front page that traffic controllers on the Queen's Wharf project are set to earn more than $194,000 per annum, including 10 hours per week of paid overtime.
Meanwhile, including overtime carpenters are expected to earn around $240,000 per year for a 46-hour week.
All of which will feed itself back into Brisbane's economy over the next few years.
We looked at some of the major projects and what they might mean for Brisbane at our buyer's agency website <a href="http://allenwargent.com.au/why-you-wont-recognise-brisbane-5-years-from-now-3-minute-video/" target="_blank">here</a>. 
<img src="https://1.bp.blogspot.com/-KtQy-K-vC5c/XaPSuPvLbHI/AAAAAAAAyQE/_x0BT6JdDHMFnjRj2rciTcjtK8Svzv69gCNcBGAsYHQ/s640/QW.jpg" width="640" height="320" data-original-height="800" data-original-width="1600">
PETE WARGENT 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>. 
</div></body></html>

pwargent-M4siyDbqQY

Commercial construction booming in the Brisbane CBD: Pete Wargent

<html><body>
EXPERT OBSERVER
Since I first looked at “Five great charts on investing for income” two years ago, the Australian cash rate has halved, 10-year bond yields have fallen by two thirds and interest rates have resumed falling globally.
Ever lower interest rates and periodic turmoil in investment markets provides an ongoing reminder of the importance of the income (cash) flow or yield an investment provides.
The environment of low interest rates is challenging for those relying on investment income to fund their living costs and investing for income can seem daunting. So this note looks at five charts I find useful in understanding investing for income.
Chart #1 Alternatives to bank deposits 
The income yield an investment provides is basically its annual cash flow divided by the value of the investment. 
For bank deposits, the yield is simply the interest rate, eg bank 1-year term deposit rates in Australia are about 1.3% and so this is the cash flow they will yield in the year ahead. 
For ten-year Australian Government bonds, annual cash payments on the bonds (coupons) relative to the current price of the bonds provides a yield of 1% right now. 
For corporate debt, it’s a margin above government bond yields and depends on the riskiness of the company but is currently averaging around 2% in Australia. 
For residential property, the yield is the annual value of rents as a percentage of the value of the property. On average in Australian capital cities it is about 4.2% for apartments and around 2.8% for houses. After allowing for costs, net rental yields are about 2 percentage points lower. 
For unlisted commercial property, yields are around 4.9%. 
For infrastructure investment it averages around 4%, but franking credits could add 0.45% to this. 
For a basket of Australian shares represented by the ASX 200 index, annual dividend payments are running around 4.3% of the value of the shares. Once franking credits are allowed for, this pushes up to around 5.6%. The next chart shows the yield available on a range of investments both now and in December 2009 for comparison.
<img src="https://www.urban.com.au/images/2019/10/15/Olivers%20charts%201.JPG" alt="">
Key messages: First, the yield on bank deposits and government bonds is woeful. Second, there are alternatives to cash when it comes to yield or income, notably shares, property and infrastructure but even here yields have generally trended down (albeit less so for shares). Of course, investors need to allow for risk. Bank deposits have close to zero risk but any move to higher-yielding investments does entail taking on risk.
Chart #2 The gap between yields on different assets provides a guide to value
The next chart shows average yields on Australian shares and unlisted commercial property relative to the one-year term deposit rate since 2000. With share and property yields not plunging to the degree bank deposit rates have, the gap between the former and latter is extremely wide. In fact, the share yield is in its historic range. All things equal, this suggests commercial property and Australian shares continue to provide better value. The same applies to unlisted infrastructure.
<img src="https://www.urban.com.au/images/2019/10/15/Olivers%20charts%202.JPG" alt="">
Key message: comparing yields provides a guide to relative value, and shares and unlisted commercial property remain very attractive relative to bank deposits.
Chart #3 Shares can provide stronger growth in income with less volatility than bank deposits
Investing in shares entails the risk of capital loss, but can offer a higher and less volatile income flow over time. The next chart compares initial $100,000 investments in Australian shares (ASX 200) and one-year term deposits in December 1979 and the income they have provided over time (before franking credits are allowed for in the case of shares).
The term deposit would still be worth $100,000 (red line) and last year would have paid roughly $2200 in interest (red bars). By contrast the $100,000 invested in shares would have grown to $1.31 million (blue line) now and last year would have paid $47,792 in dividends before franking credits (blue bars).
The point is that dividends tend to grow over time (because profits and hence an investment in shares tends to rise in value) and are relatively stable compared to income from bank deposits, which vary with interest rate settings.
Over the period the worst decline in dividend income from shares was a 32% decline between 2009 and 2011, whereas the income from bank deposits plunged 68% between 1990 and 1994 and by 65% between 2011 and this year. And it’s set to plunge even more given the falls in term deposit rates since June. Once franking credits are allowed for, the comparison would become even more favourable towards shares.
<img src="https://www.urban.com.au/images/2019/10/15/Olivers%20charts%203.JPG" alt="">
Key message: shares come with the risk of capital loss, but a welldiversified portfolio of Australian shares can provide stronger growth in income with less volatility in that income than bank term deposits.
The key question investors focused on income (or cash flow) need to ask is what is most important: stability in the value of their investment or a higher, more sustainable income flow than bank deposits offer? But if investors do go down the share path, it’s critical to have a well-diversified portfolio of shares paying high and sustainable dividend yields.
Look for stocks that have a reliable track record of growing those dividends and that have dividends that are not threatened by things like excessive gearing
Chart #4 A bird in the hand is worth two in the bush
A high and sustainable starting point yield provides some security during volatile times. Since 1900, dividends (prior to allowing for franking credits) have provided just over half of the 11.8% average annual return from Australian shares and as can be seen in the next chart their contribution has been stable in contrast to the capital value of shares.
<img src="https://www.urban.com.au/images/2019/10/15/Olivers%20charts%204.JPG" alt="">
Dividends are relatively smooth over time because most companies hate having to cut them as they know it annoys shareholders, so they prefer to keep them sustainable.
Key message: a high and sustainable income yield for an investment provides some security during volatile times. It’s a bit like a down payment on future returns.
Chart #5 Yield provides a guide to future returns
The income yield an investment provides is a key building block in its total return, which is determined by the following.
 Total return = yield + capital growth
Generally speaking, the higher the yield an investor invests at, the higher the return their investment will likely provide. This is self-evident in the case of bank deposits because the yield is the return (assuming the bank does not default on its deposits – which is very unlikely in Australia given government protections).
It can be seen in relation to bonds in the next chart, which shows a scatter plot of Australian ten-year bond yields since 1950 (along the horizontal axis) against subsequent ten-year bond returns based on the Composite All Maturities Bond Index (vertical axis).
Over short-term periods, bond prices can move up and down and so influence short-term returns, but over the medium term the main driver of the return a bond investor will get is what bond yields were when they invested. If the yield on a ten-year bond is 5%, then if you hold the bond to maturity your return will be 5%.
Of course, a portfolio of bonds will reflect a range of maturities and so the relationship is not perfect, but it can be seen in the next chart that the higher the starting point bond yield, the higher the subsequent return
<img src="https://www.urban.com.au/images/2019/10/15/Olivers%20charts%205.JPG" alt="">
When bond yields are high, they drive high bond returns over the medium term and vice versa.
For example, when Australian tenyear bond yields in January 1982 were 15.2% it’s not surprising that returns from bonds over the subsequent ten years were 15.4% per annum. Similarly, when bond yields were just 3.1% in January 1950, it’s no surprise that returns from bonds over the next ten years were 3.1%.
At 1% now, we are off (the bottom of) the chart meaning record low bond returns for the next decade. Similar, albeit less perfect, relationships exist for other asset classes – the higher the yield, the higher the subsequent return. As always, there are some risks investors must watch out for.
At the individual share level, a very high dividend yield may be a sign of a “value trap” – where current profits and dividends may be fine but there is an impending threat to the company and so the share price is low. Second, high distributions may also be unsustainable if they are being paid for out of debt and reflect excessive gearing or high-risk investments.
There is no free lunch. 
Key message: while returns have been solid lately, low investment yields do warn of lower returns ahead – most notably from government bonds.
Dr Shane Oliver Head of Investment Strategy and Chief Economist AMP Capital
</body></html>

soliver-smf6LQXgW9

Revisiting 5 great charts on investing for cash flow or income: Shane Oliver

<html><body>
SPONSORED POST
The previous 12-18 months have seen undeniably challenging conditions throughout Melbourne’s residential development market, leading to a significantly reduced level of development site transactions and even the failure of some prominent development companies.
However, a sudden surge of transactions over the past two months has been indicative of an abrupt confidence boost amongst the city’s development sector from early August onward. 
Three recent interest rate cuts, a shortage of projects being delivered across Melbourne, very tight rental markets, 75%-80% weekend auction results, and record ongoing population growth, are all factors putting immense pressure on the housing sector and giving developers the confidence to snap up sites, and ready themselves for a new wave of construction activity.
The ABC reported that, “The biggest winners from low interest rates will be those taking out a mortgage to buy a home,” with Savills Melbourne having already experienced a significant uplift in residential development site sales, coinciding with the return to 80% weekend auction clearance rates.
“Over the past eight weeks or so, the market for development sites right across Melbourne has completely rebounded with developers again scrambling to secure high quality sites with or without planning permits,” said Clinton Baxter, State Director at Savills Melbourne.
“Melbourne’s population is set to continue its remarkable growth of well over 100,000 people per annum, requiring in excess of 40,000 dwellings to be constructed each and every year.  With construction activity falling off a cliff last year, pressure within the housing market has built up incredibly quickly, and the market has roared back to life since the first week of August.” 
Mr Baxter reported that sites suitable for boutique development, catering to owner-occupiers and empty nester buyers, are in highest demand, followed by infill townhouse sites. “We’ve sold 27 development sites during the past eight weeks for a total of $145 million, with many others currently in negotiation.”
“The leafy inner eastern municipalities of Boorondarra and Stonnington remain firmly at the top of the list for developers, followed by bayside areas in and close to Brighton,” he said.  
“Asian developers, especially those from China, are back in the market in a very big way and actively scouting for suitable purchase opportunities,” said Mr Baxter. “Box Hill and Glen Waverley are particularly popular within these groups, and our recent sale in Burwood saw the top 11 bidders all being of Chinese background.”
According to Savills research, approximately 60 percent of Savills Melbourne development site sales in 2019 have been to either local Asian or off-shore Asian developers, with the highest demand being for smaller projects of 10-50 units. 
“Smaller projects are more easily sellable,” said Savills Asian Services Director Benson Zhou. “And there’s more likelihood of construction funding being readily available.” 
Mr Baxter also commented that, “A demand for student housing and accommodation within walking distance of the major universities, particularly in Carlton and the northern CBD, remains at fever pitch with a significant lack of housing to cater to the fast-rising international student population.”   
He reported an acute shortage of sites available to this market sector, resulting in escalating land values.  
“And it’s not just student housing that’s seen growth,” said Mr Baxter. “Aged care developers are increasingly active in their pursuit of large suburban sites suitable to fully integrated aged care facilities. Ryman from New Zealand is the most active player, with multiple recent land purchases in the middle suburbs.”
“On average land values have jumped 10-20% in just 8 weeks in inner and middle ring suburbs as developers again compete to secure high quality sites.” 
“Melbourne’s residential development sector is leaping out of its short slump!” 
Savills is a leading global real estate service provider offering the full spectrum of services from strategic advice to managing assets and projects and transacting deals. Clinton Baxter is a State Director of Savills CBD and Metropolitan Sales. To learn more about Savills, visit <a href="http://www.savills.com.au/" target="_blank">savills.com.au</a>.
</body></html>

jrobinson-rf4aSBido9

Melbourne’s residential development sector rapidly rising out of slump: Savills

<html><body>
Data released by SQM Research has revealed the national residential vacancy rate edged lower to 2.1% in September 2019, down from 2.2% in August, with the number of vacancies dropping in most cities. 
The SQM Research data suggest the number of vacancies Australia-wide sat at 71,404 properties.
Sydney’s vacancy rate dropped to 3.2% in from 3.4% in August with 22,762 properties available for rent.
Melbourne’s vacancy rate was steady at 2.0% with 11,599 rental properties available while in Brisbane, the vacancy rate fell to 2.3% in September from 2.5% with 7,880 properties available for rent.
<a href="https://www.propertyobserver.com.au/images/2019/10/15/vacancies%20.jpg" target="_blank">Click here </a>to enlarge:
 <img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/15/vacancies%20.jpg" alt=""> 
Source: SQM Research
SQM’s calculations of vacancies are based on online rental listings that have been advertised for three weeks or more compared to the total number of established rental properties.
SQM considers this to be a superior methodology compared to using a potentially incomplete sample of agency surveys or merely relying on raw online listings advertised. 
Canberra’s rental market remained tight, with the vacancy rate falling to 1.0%, down from 1.2%.
Hobart’s rate rose was steady at 0.6%.
Perth’s vacancy rate edged lower to 2.7% from 2.9% in August, but is well down from 3.6% a year ago.  
Darwin’s vacancy rate was steady at 2.9%, but well down from 3.6% a year ago. Adelaide's fell slightly to 0.9% from 1.0%.
Louis Christopher, Managing Director of SQM Research, said: “It was a better month for leasing in August, especially in the cities of Brisbane, Perth, Adelaide and Canberra.
 “Sydney also had a relatively good month as well, but vacancies in Sydney still remain elevated and are still predicted to rise before the year is over. Perth and Brisbane are likely to continue to record falls in vacancies over the short to medium term due to current low dwelling completion activity verses increased underlying demand.”
Asking Rents
Despite the rise in vacancies, capital city asking rents for houses were steady over the month to 12 October 2019 at $544 a week.
Unit asking rents, however, fell 0.7% to $435 a week. Over the year, asking rents for houses rose fell 1.4% while unit asking rents slipped 0.5%. 
Despite the upward pressure on the vacancy rate and falling rents in Sydney, the asking rent for a three-bedroom house in Sydney remains the highest nationwide at $672 a week and $496 a week for two-bedroom units.
Asking unit rents were down 0.3% in Sydney over the month while asking house rents fell 0.6%.
Asking rents in Melbourne for houses rose 2.0% over the month to $527 a week while asking rents for units fell 1.0% to $411.
<table style="width: 324px;" border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td colspan="6" valign="top" width="324">
SQM Research Weekly Rents Index
</td>
</tr>
<tr>
<td colspan="2" valign="top" width="171">
Week ending 12 Oct 2019
</td>
<td valign="top">
Rent
</td>
<td valign="top">
Chg on prev wk
</td>
<td valign="top">
Rolling month % chg
</td>
<td valign="top">
12 mth % chg
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Sydney
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
671.6
</td>
<td valign="top" nowrap>
-0.6  
</td>
<td valign="top" nowrap>
-0.7%  
</td>
<td valign="top" nowrap>
-6.0%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
496.3
</td>
<td valign="top" nowrap>
-0.3  
</td>
<td valign="top" nowrap>
-0.3%  
</td>
<td valign="top" nowrap>
-3.2%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Melbourne
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
527.0
</td>
<td valign="top" nowrap>
2.0  
</td>
<td valign="top" nowrap>
0.4%  
</td>
<td valign="top" nowrap>
0.5%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
411.0
</td>
<td valign="top" nowrap>
-1.0  
</td>
<td valign="top" nowrap>
-1.8%  
</td>
<td valign="top" nowrap>
1.2%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Brisbane
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
462.4
</td>
<td valign="top" nowrap>
-1.4  
</td>
<td valign="top" nowrap>
-0.8%  
</td>
<td valign="top" nowrap>
2.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
379.2
</td>
<td valign="top" nowrap>
-0.2  
</td>
<td valign="top" nowrap>
0.3%  
</td>
<td valign="top" nowrap>
2.6%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Perth
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
443.0
</td>
<td valign="top" nowrap>
0.0  
</td>
<td valign="top" nowrap>
0.6%  
</td>
<td valign="top" nowrap>
4.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
336.7
</td>
<td valign="top" nowrap>
0.3  
</td>
<td valign="top" nowrap>
-0.3%  
</td>
<td valign="top" nowrap>
4.8%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Adelaide
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
396.5
</td>
<td valign="top" nowrap>
-0.5  
</td>
<td valign="top" nowrap>
-0.7%  
</td>
<td valign="top" nowrap>
2.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
309.6
</td>
<td valign="top" nowrap>
0.4  
</td>
<td valign="top" nowrap>
-0.8%  
</td>
<td valign="top" nowrap>
3.6%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Canberra
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
615.2
</td>
<td valign="top" nowrap>
2.8  
</td>
<td valign="top" nowrap>
2.0%  
</td>
<td valign="top" nowrap>
-1.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
462.1
</td>
<td valign="top" nowrap>
-0.1  
</td>
<td valign="top" nowrap>
0.6%  
</td>
<td valign="top" nowrap>
4.4%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Darwin
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
519.1
</td>
<td valign="top" nowrap>
-4.1  
</td>
<td valign="top" nowrap>
1.2%  
</td>
<td valign="top" nowrap>
2.8%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
381.6
</td>
<td valign="top" nowrap>
-0.6  
</td>
<td valign="top" nowrap>
0.4%  
</td>
<td valign="top" nowrap>
-3.8%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Hobart
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
435.4
</td>
<td valign="top" nowrap>
-2.4  
</td>
<td valign="top" nowrap>
-1.7%  
</td>
<td valign="top" nowrap>
2.3%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
403.6
</td>
<td valign="top" nowrap>
4.4  
</td>
<td valign="top" nowrap>
-2.1%  
</td>
<td valign="top" nowrap>
11.7%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
National
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
442.0
</td>
<td valign="top" nowrap>
-1.0  
</td>
<td valign="top" nowrap>
0.0%
</td>
<td valign="top" nowrap>
0.2%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
363.0
</td>
<td valign="top" nowrap>
-2.0  
</td>
<td valign="top" nowrap>
-0.8%  
</td>
<td valign="top" nowrap>
2.3%  
</td>
</tr>
<tr>
<td rowspan="2" valign="top" width="81">
Cap City Average
</td>
<td valign="top" nowrap>
All Houses
</td>
<td valign="top" nowrap>
544.0
</td>
<td valign="top" nowrap>
2.0  
</td>
<td valign="top" nowrap>
0.0%
</td>
<td valign="top" nowrap>
-1.4%  
</td>
</tr>
<tr>
<td valign="top" nowrap>
All Units
</td>
<td valign="top" nowrap>
435.0
</td>
<td valign="top" nowrap>
0.0
</td>
<td valign="top" nowrap>
-0.7%  
</td>
<td valign="top" nowrap>
-0.5%  
</td>
</tr>
</tbody></table>
Source: <a href="http://www.sqmresearch.com.au/" target="_blank" style="text-align: left;">www.sqmresearch.com.au</a>
</body></html>

National vacancy rate dips in September to 2.1 percent: SQM Research 

<html><body>
The Castlereagh Club has sold its 4 level stratum commercial premises within the Victoria Tower Residential complex.
Situated at 197 Castlereagh Street, the 2,622 sqm premises sold for approximately $19.85 million to a private investor on a 6.5% yield.
The property comprises squash courts, two levels of basement dedicated to a gymnasium, ground floor bar &amp; poker machines and a restaurant and 12 carparking spaces on Level 1.
It was developed by Leda Holdings in 1995 after purchasing the air space above the former Catholic Club (now the Castlereagh Club) and developing new premises for the Club which they have occupied since completion.
Sold on a lease back arrangement, The Castlereagh Club retains the head lease over the entire premises and has licensed the gymnasium to World Gym (approximately 60% of NLA) and Lynn Shanghai Restaurant.
The Club retains control of the 18 gaming machines on the ground floor and the Level 1 Bar adjacent to the restaurant.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/10/14/Castlereagh%20Club%202.jpg" alt="">
The sale was brokered by Colliers International Tom O’Neill and Vince Kernahan in conjunction with Henderson and Horning’s William Mulvihill and Bill Rees.
“The campaign saw very strong interest from local and offshore high net worth investors and funds who recognise the exceptional growth prospects for the property being surrounded by new projects which are adding valuable amenity. These include the proposed Sydney Metro Stations and the towers that will sit above them -the Pitt Street North office tower and the Pitt St South “build to rent” tower.” said Tom O’Neill, Manager, Investment Services at Colliers International who introduced the buyer.
“The Club has repositioned the property and rebranded the club reopening the upstairs bar and restaurant after having just undertaken complete refurbishment of the building and securing Wold Gym to occupy 1600sqm” said will Mulvihill who introduced World Gym.
</body></html>

Sydney’s Castlereagh Club sold for $20 million as a lease back

<html><body>
The Sunshine Coast industrial market continued to strengthen during 2019, accotding to the latest report from valuation firm Herron Todd White.
They found that while there have been very few highprofile sales settled to date, underlying fundamentals continue to improve. We have seen further land developed in the Aura estate south of Caloundra with land prices of $250 to $300 per square metre generally being achieved.
The majority of larger sheds being constructed in this area are to be owner-occupied with strata development seeing values in the $2,000-plus per square metre range.
The lack of further land development in the Kawana and Kunda Park precincts is driving rental levels higher.
The HTW valuers said, "some recent rentals that we are aware of include a circa 1,500 square metre modern shed at $135 per square metre gross per annum and a circa 2,600 square metre modern shed at $131 per square metre gross per annum."
"This shows general rental growth of circa 15 per cent over the past threeyear period for similar quality product."
"Rentals are also increasing for smaller strata titled holdings with recent achieved rents in the $150 to $180 per square metre gross per annum range across the Sunshine Coast."
"Yields are generally in the 5.5 to seven per cent range for smaller strata stock which appeals primarily to owner- occupiers."
"These returns are not attractive to investors generally, though owneroccupiers are seeing this as a good alternative to leasing given lending rates are typically sub-five per cent across the market," they concluded.
</body></html>

Latest Expert Insights

The inflation result the property market was waiting for

Guides

Editor's Picks

Guides

Developments

New apartments

New townhouses

News

Latest Expert Insights

The inflation result the property market was waiting for

Guides

Editor's Picks

Receive the latest news stories to your inbox

Guides

Developments

New apartments

New townhouses

News