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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Travel website, Luxury Escapes has signed a 5-year lease at Market Lane in South Melbourne.
They are taking residence over 1,590 sqm of office floor space.
The deal brokered by Chris Meehan and Matt Cosgrave of Colliers International.
Joining Luxury Escapes will be owner, developer and builder, Hickory Group, which is taking up tenancy and moving its headquarters into the building at 68 Clarke Street.
Architect Elenberg Fraser has designed the building.
Market Lane features a ground floor laneway with retail concessions, underneath a central atrium.
Boasting a 5-star NABERS rating and a 4-star Green Star rating, Market Lane features landscaped terraces, indoor and outdoor working spaces, electric car charging stations, electric bike charging facilities, and high tech building management.
Only a short walk to the main commercial districts on Clarendon St and South Melbourne Market, Market Lane is also located with swift access to Melbourne's CBD.
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Travel website Luxury Escapes signs South Melbourne lease

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The Brisbane office market remains a target for the global flexible workspace operators with the city already recording approximately 16,000 sqm of commitments across CBD and metro regions in the first half this year., according to Colliers International.
“Major players in this space such as IWG and WeWork are expanding within Brisbane as the competitive rents allow them to make a bigger footprint for less capital expenditure,” said Nick Davies, Associate Director of Tenant Advisory at Colliers International."
“We are also an attractive location given the large number of small businesses operating in Queensland as well as a substantial amount of project related requirements from Engineering and Resources sector."
“Colliers International is forecasting flexible workspace operators to take up approximately 28,250sqm of space in the CBD this year. There are reports of operators that are in the process of negotiating new locations across the CBD and as well as metro locations."
“Despite the lack of available large scale contiguous space, flexible workspace operators are still expected to contribute to the reduction of the city’s vacancy rate through 2019 and well into 2020."
“With a substantial number of new office developments which have been approved or looking for pre-commitment, operators will be looking to take pre-commitment for this space that is due for completion around the late 2021 to late 2022, such as Midtown Centre, 80 Ann Street and 360 Queen Street just to name a few."
“Fortitude Valley has several new projects that are seeking pre-commitment and landlords are willing to provide highly favourable deal terms to secure long-term tenants,” said Mr Davies. 
Simon van Grootel, Development Director Australia at IWG said they are seeing a huge rise in demand for larger scale solutions from 50 – 500 work stations coming through weekly across the country.
“These are forming part of a national strategy for many of our corporate customers who not only value the national and global network we provide, but also need the scale across multiple locations to quickly satisfy the frequent spikes and subsequent reductions in head count space. 
“With Brisbane a key growth city that has matured significantly over the past 5 years, we anticipate that more companies will grow their presence here driven by strong migration and a skilled labour force. Our Spaces brand which is larger footprint offering, demonstrates our confidence in this with new centres opening in Melbourne, Perth and Sydney in the next 6 months with further announcements coming soon.”  
As per Colliers International research statistics collated in February 2019 Brisbane is the Australian capital city with the largest percentage of flexible workspace occupancy of CBD stock at 2.8%.
There are 32 flexible workplace centres across Brisbane CBD totalling 63,104sqm with the average desk cost of $550 per month. 
Brisbane has reached its lowest vacancy in five years, with flexible workspace operators directly contributing to the take up in space.
Flexible workspace transactions have a significant impact on the reported vacancy rate as they account for pure absorption and are not typically leaving behind older tenancies.
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Major flex space companies expand into Brisbane: Colliers International

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Goldfields’ $300 million, 24-level office tower on Chapel Street in South Yarra has opened its arms to prospective tenants. 
Works have just commenced on the PCA A-Grade tower at 627 Chapel Street.
It has been billed as "South Yarra’s most significant commercial development in generations," set for completion by September 2021.
 Goldfields Chief Operating Officer, Lachlan Thompson said, "a landmark development, it is the largest commercial project to hit South Yarra in decades and will change the landscape of the Melbourne office leasing market, delivering over 24,000 sqm of A-Grade commercial transport and amenity-rich space in a traditionally residential location."
“With an approximate floorplate range of 900 sqm to 1250 sqm, coupled with a building design that easily allows for interconnecting staircases, we’ve had strong interest from larger businesses with two to three-year views on their lease expiries seeking space in the 3000 sqm to 6000 sqm range."
“At the same time, we’re already seeing enquiries from smaller businesses, looking for space in the 900 sqm to 1200 sqm range, who traditionally start searching for their next home about 12 – 15 months from their lease expiry.
“This is due to the fact that current leasing options for these prospective tenants are very limited, and we expect demand from the SME market segment to strengthen even further over the next six months as we get closer to our September 2021 completion date,” he said.
<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/2019/8/19/Goldfields%20Office%20Tower%202.jpg" alt="">
Adam Spencer-Shirley, Director of Office leasing – Victoria, at Cushman Wakefield, said Goldfields’ decision to speculatively develop the site was not only a vote of confidence in the strength of the Melbourne office leasing market, but also offered genuine certainty for potential tenants.
“With no pre-commitment required to commence construction as a result of the developer’s speculative approach, prospective tenants can have complete confidence that the project will be delivered by the September 2021 deadline,” said Mr. Spencer-Shirley.
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$300 million South Yarra office tower commences construction, seeks lessors

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The minutes of the RBA's meeting for August highlighted the turnaround in the housing market.
"The evidence that conditions in housing markets were showing signs of a turnaround had strengthened in July," the RBA members noted.
He suggested that in Sydney and Melbourne house prices had increased, with housing turnover appearing to have reached a trough.
They noted that auction clearance rates had risen further.
The minutes noted a slightly slower, but noticeable, turnaround in housing market conditions outside of Sydney and Melbourne.
"Outside the two largest cities, housing market conditions had shown tentative signs of improvement; prices had risen in Brisbane, while the pace of decline had slowed in Perth," the minutes read.
There's hope from the RBA that the house price decline could also trigger the downward trend of consumption. 
"Signs of a recovery in some established housing markets suggested that the dampening effect of declining housing prices on consumption could dissipate earlier than had previously been assumed.
Members observed that it could take some time for the stabilisation of conditions in the established housing market to translate into a pick-up in construction activity.
"Leading indicators suggested that dwelling investment was likely to decline further in the near term," the members said.
Residential building approvals had declined further over May and June and were around their lowest levels in six years.
The RBA members continued to state that they expect an extended period of low interest rates as they seek sustained progress towards full employment and the desired inflation target.
Again they said that would consider a further easing if necessary to support sustainable growth in the economy.
To read the full August RBA meeting minutes, <a href="/news/strengthened-property-turnaround-evidence-seen-by-rba-august-rba-minutes">click here</a>.
 
 
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Housing market conditions outside of Sydney and Melbourne show tentative sign of improvement: RBA August meeting minutes

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Mortgage arrears are on the rise across the country, according to Westpac.
In their quarterly Capital, Funding and Credit Quality update, Westpac research has pointed to an increase in arrears across the board.
Their 30+ day delinquencies have jumped by 25 bps over the last quarter and 90+ day delinquencies has risen from 82 bps to 90, reflecting a near two percent hike.
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Westpac has the highest financial figure when it comes to past due loans greater than 90 days compared to the rest of the big four banks.
They've suggested a greater proportion of principal and interest loans in the portfolio is contributing to a higher delinquency profile.
<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/2019/8/20/Westpac%20mortgage%20arrears%201.jpg" alt="">
Western Australia have been the main driver in the uptick in national mortgage arrears since the end of the mining downturn, however there are rises across most capitals and territories.
NSW delinquencies are up to 71 bps, but remain below the portfolio average.
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Westpac mortgage delinquencies hit two decade high

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While Clermont locals are celebrating the approval of the controversial Adani mine in Queensland’s Galilee Basin, property investors should be careful before entering the market, according to RiskWise Property Research.
The $2 billion Carmichael coal mine, one of Australia's largest thermal coal mines, will comprise six open-cut pits and five underground mines covering about 447sq km.
Adani states it will produce between 10 to 15 million tonne per year of coal, with an option to increase this to 27 million tonnes.
Employment creation figures have been disputed with Adani claiming there will be between 1500 and 1800 ongoing jobs, while Nationals MP Brigid McKenzie last year stated it would be as few as 100.
The recent sign-off by Queensland State Government on the mine's groundwater management plan was cause for celebration among ‘locals’ in the town of Clermont, 160km southeast of the site.
<a href="http://www.riskwiseproperty.com.au/" target="_blank">RiskWise</a> CEO Doron Peleg said while this might make it look like an attractive option for property investors, the economy of Central Queensland had been in decline “at an alarming rate” since the end of the mining boom.
He said, overall, investments in mining towns carried a higher level of risk. <a href="http://www.riskwiseproperty.com.au/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable"> </a>
“Our research has found that when you apply an in-depth risk-return approach with a macro-overview, and review this over three years, many ‘hotspot’ areas have significantly underperformed the market,” Mr Peleg said. “This has most certainly resulted in many investors losing money, often having negative equity, particularly in regional and mining areas.
“Only 37 per cent of houses and 33 per cent of units of the Top 100 2014 Property Hotspots, many in mining areas, performed as well as the market benchmark over a three-year period, which means that, overall the 2014 Hotspots, performed significantly lower than the benchmark. And the results were also similar for the 2011 and 2012 Hotspots.”
He said a comprehensive analysis on region, location, suburb growth, property type and features helped identify and accurately assess the risks and the projected returns.
“The second issue is that other macro-factors were probably not taken into consideration. For example, property investment in mining towns is strongly correlated to movements in the commodities market."
"This was demonstrated following the recent mining boom when business investment in these towns was poor, leading to poor economic growth, a weak job market, low population growth, and therefore, poor capital growth in many so-called ‘Hotspots’ in Western Australia and Queensland."
“When it comes to Clermont, there has been a huge decline in dwelling prices. According to CoreLogic’s data, over the past five years, house prices decreased by 29 per cent and for units an incredible 65.5 per cent."
“You then have to also consider that Clermont is really in the middle of nowhere and far from employment hubs."
The closest is the city of Mackay and that is 500km away. This does not set it up for good property fundamentals and consequently increases the risk for negative capital growth, despite the Adani mine getting the go ahead.”
Mr Peleg said this placed Clermont into the high-risk bracket when it came to property investment, for the same reason Central Queensland and Western Australia suffered after the end of the last mining boom.
“These areas experienced negative capital growth on a major scale, with some such as Gladstone – Biloela experiencing price reductions of 28.7 per cent for houses and 39.9 per cent for units in the past five years.
“We need to learn from this and not make the same mistakes made in mining towns in the past.”
Visit <a href="http://www.riskwiseproperty.com.au/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">www.riskwiseproperty.com.au</a>
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Riskwise warns against mining town property investment following Adani approval

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EXPERT OBSERVER
The July Labour Force Survey was a robust update on employment (+41.1k) but with participation hitting a new record high at the same time, unemployment remained sticky at 5.2%. Given this strength in participation, even if employment growth continued to outperform expectations from here, it is hard to see unemployment getting down to 5% any time soon, let alone getting down to the RBA’s natural rate of 4.5%.
This matters for wages, even more so given that the underemployment rate (those who are working who desire and are able to work more hours) didn’t improve as much as unemployment did through 2018. Underemployment was trending higher earlier this year compared to unemployment until the surprise drop in June. But in July, underemployment bumped higher to 8.4%, still better than 8.6% in May but this lift did lock in a trend drift higher.
Given rising participation and rising underemployment, we were not surprised to see another soft wages update from the June quarter Wage Price Index (WPI). In the June quarter the WPI lifted 0.6% vs market expectations for a 0.5% rise and up slightly from the 0.5% rise in the March quarter. This held the annual rate flat at 2.3%yr which is a modest lift from the low of 1.9% in 2017 but can hardly be described as a breakneck pace.
The June quarter wage print was 0.61% at two decimal places with a 0.54% rise in private sector wage rates and a very solid 0.82% rise in public sector wages, the largest quarterly rise in public sector wages since Q1 2014. But this followed the smallest quarterly rise in public sector wages since March 2000 of 0.45% in the March quarter, highlighting greater than normal volatility in this series.
The ABS noted that in the June survey, the most significant contribution to wage growth in the public sector component came from health care and social assistance, with Victoria reporting a number of large increases as employees there had their pay adjusted to ensure wage parity with other states.
Victorian public sector wages grew 1.5%, there was a more average rise in Queensland of 0.5% while NSW reported a below average increase of 0.2%. In the year to June, public sector wages have been growing at 2.6%yr.
Contrast the lift in public wages against the flattening pace in private sector wages. Private sector wages printed a rise of 0.54% in each of the last two quarters seeing the annual pace ease back to 2.3%yr from 2.4%yr in March which was the fastest pace since December 2014.
Overall, we have to admit the pace of growth in private sector wages has been very disappointing. We have found that private sector wages have a good relationship with underutilisation (unemployment plus underutilisation) with a lag of around two quarters.
Which then leads to an ongoing conundrum: why are wages growing so slowly in NSW, the state that previously had underutilsation that was well below the national average (thus the tightest labour market) since the second half of 2015?
Contrast this with WA, the state that has had the highest rate of underutilisation and is now experiencing well below average wage outcomes. Yet wages in the state of Victoria have been more responsive to changes in labour market conditions.
The recent modest acceleration in the pace of wages growth in Victoria to 2.9% maps nicely against the decline in underutilisation from late 2016 to early 2018. Since the second half of 2018 underutilisation has started to drift higher again suggesting the acceleration in wage inflation should moderate in Victoria (excluding any effect from public sector wage equalisation) as we move through 2019.
It is a puzzle as to why NSW wages have underperformed the tightness in labour market conditions, so we can't be confident how far labour market tightness in Victoria will lift wages. We also have to take care when considering how much of the Victorian pressure on wages will be passed onto other states.
Read the full report: <a href="https://westpaciq.westpac.com.au/wibiqauthoring/_uploads/file/Australia/2019/August/er20190819BullLabourForce.pdf" target="_blank">'Australian July Labour Force' (PDF 179kb)</a>
JUSTIN SMIRK is ‎a senior economist for Westpac 
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Employment remains robust but unemployment and wages are unmoved: Justin Smirk

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EXPERT OBSERVER
Real estate consumers often fixate on the idea that individual suburbs will do better than their neighbours. I’m constantly asked for my opinion of one suburb or another, on the basis that the target location has special qualities and it will out-perform others.
The reality is that it’s rare for one suburb to star while its neighbours under-perform. Market performance tends to happen in clusters, with a group of suburbs with similar qualities being influenced by the same factors, such as a major new piece of infrastructure.
So at Hotspotting we tend to think in terms of Local Government Areas. Our quarterly editions of The Price Predictor Index focus primarily on municipalities, looking for patterns of growth within clusters of suburbs.
The list below, my estimation of the leading LGAs in the nation for rising buyer demand, may surprise because of the number of precincts within Adelaide that feature – but if you study the numbers and the trends, it’s evident that Adelaide is the most consistent of markets and has more momentum that other capital cities.
It has a number of precincts with above-average price growth and the potential for future strong performance.
Here, then, is my national top 10 municipalities in terms of growth momentum (listed in alphabetical order):-
Belconnen ACT 
I regard Canberra as the strongest real estate economy in Australia, with the nation’s highest average incomes and the lowest unemployment. It is challenging Victoria for the No.1 ranking on population growth, it has low vacancies and it often leads on rental growth. The Belconnen District is Canberra’s No.1 jurisdiction for suburbs with rising sales activity. This precinct has a number of affordable suburbs, vacancies are well below 1%, rental yields are solid and some suburbs have grown their median prices 6-7% in the past 12 months. 
Bendigo VIC 
Bendigo is now the leading market in Victoria in terms of the number of suburbs with rising demand, having overtaken other strong markets like Geelong and Ballarat. It’s attracting both home-buyers and investors out of Melbourne, chasing affordability and/or better rental yields in a growth centre. Many Bendigo suburbs have median prices in the $300,000s, emphasising the city’s affordability. Bendigo is rising because of its own inherent strengths - including a strong and diverse economy - and its strong links to Melbourne. 
Brisbane North QLD 
The Brisbane North precinct (the northern suburbs of the Brisbane City Council area) is the most active part of the Brisbane market, which is poised for stronger growth. This middle-ring area has 10 suburbs with rising sales demand, including Alderley where quarterly sales have been 28-37-48-50-52 in the past year or so: its median prices have risen 5% for houses and 22% for units. Other growth suburbs include Boondall, Chermside West, Everton Park, Kedron, McDowall, Sandgate, Stafford, Stafford Heights and Wavell Heights. These are all middle-market areas with median prices in the $600,000s and $700,000s. 
Charles Sturt SA 
The Charles Sturt LGA extends north-west from central Adelaide out to the beaches and includes a range of good suburbs, including eight where sales activity is rising steadily. They include inner-city Brompton (where quarterly sales have been 23, 32, 38 and 50) as well as middle-market suburbs like Findon, Seaton, Flinders Park (quarterly sales 22, 25, 25, 32, 35 and 38), Woodville South and Fulham Gardens. Henley Beach and West Beach also have growth momentum. Good price growth is happening in this area, including Henley Beach South (median house price up 15% to $985,000). 
Joondalup WA 
The Joondalup LGA continues to be a stand-out for its steadiness and resilience against the Perth downturn and is poised to lead the city’s market recovery. It now has eight suburbs with rising sales momentum, which makes it No.1 in Perth and among the best of the nation’s LGAs. The suburbs of this LGA are based around the Joondalup CBD, which is a centre for infrastructure and services for Perth’s north. Growth markets include Burns Beach, Duncraig, Edgewater, Greenwood, Joondalup, Mullaloo and Padbury, many of which offer good affordability. 
Marion SA 
The Marion LGA, a middle-market area in the south-west of Adelaide which has been a market leader for the past 18 months, is once again a standout market. It has nine suburbs with rising sales patterns, including Ascot Park, Edwardstown, Glengowrie, Hallett Cove, Marion, O’Halloran Hill and Seacombe Gardens. Warradale makes our National Top 50 list of rising suburbs, with quarterly sales of 30-36-41: its median house price of $595,000 is typical of the Marion LGA’s middle-ring affordability. 
Melville WA 
The City of Melville in Perth’s inner south is one of the precincts leading the market fightback in the WA capital. It has seven growth markets and seven consistent performers. Suburbs with rising sales demand include Attadale, Bull Creek, Kardinya, Leeming, Mt Pleasant and Palmyra - some of which are million-dollar suburbs but most are middle-market areas. The star is Willagee, which makes our National Top 50 list with quarterly sales of 25-39-46-51 - and the latest quarter also shows sign of growth in the median house price ($520,000). 
Port Adelaide Enfield SA 
The Port Adelaide Enfield LGA emerged in 2018 as an up-and-coming market in the SA capital - and continues to be one of the busiest precincts in Adelaide. Our latest survey reveals seven suburbs with rising activity, including Croydon Park, Dernancourt, Greenacres, North Haven, Rosewater and Royal Park. Dernancourt features in our National Top 50 list. This precinct is being boosted by major local events, including the massive program of building vessels for the Australian Navy and ongoing development around the port. The Osborne Naval Shipyard is undergoing a $535 million upgrade to accommodate the building of 40 new Defence craft; 500 public servants are being moved here; and a new rail spur is proposed to link the Port’s commercial centre and the Dock One residential precinct to the Adelaide CBD. 
Onkaparinga SA 
As we have observed many times, Onkaparinga always features prominently in our analysis of the Adelaide market. It currently has seven suburbs with growth momentum – including Aldinga Beach (where quarterly sales have been 54-63-67-70), which features in our National Top 50 list of supercharged suburbs. Other growth markets include Christies Beach, Hackham, Happy Valley, Old Reynella and Seaford. This LGA ticks a lot of boxes for investors: it has lifestyle, affordability, improved transport links, economic growth drivers, population growth and proximity to major jobs nodes. 
Sunshine Coast QLD 
The Sunshine Coast continues to be the strongest of the Queensland markets, both in terms of rising sales activity and price growth. It’s rising while the more high-profile Gold Coast market is falling. The Sunshine Coast has 10 suburbs with rising buyer demand and another 13 have consistent sales activity. Landsborough and Little Mountain feature on our National Top 50 list. Over 60% of Regional Queensland markets have median prices higher than a year ago. Of the higher growth markets, 21 have increased by more than 10%, and 10 of those 21 locations are Sunshine Coast suburbs, led by Eumundi (28%), Sunshine Beach (15%), Twin Waters (15%) and Wurtulla (15%). 
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Australia's top 10 property price growth areas in 2019: Hotspotting's Terry Ryder

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GUEST OBSERVATION
Legend has it that, when asked by US President Richard Nixon in 1972 what he thought about the impact of the French Revolution, Chinese Premier Zhou En Lai replied: “it’s too early to say”.
Waiting for progress on wages and unemployment in Australia may not be a multi-century enterprise (the French Revolution was in 1789) but Reserve Bank Governor Philip Lowe’s <a href="https://rba.gov.au/speeches/2019/sp-gov-2019-08-09" target="_blank">testimony</a> to the House of Representatives Standing Committee on Economics on Friday was reminiscent of Zhou’s caution:
"In the central scenario that I have sketched today, inflation will be below the target band for some time to come and the unemployment rate will remain above the level we estimate to be consistent with full employment.
"While this remains the case, the possibility of lower interest rates will remain on the table. The board is prepared to ease monetary policy further if there is additional accumulation of evidence that this is needed to achieve our goals of full employment and inflation consistent with the target. Time will tell."
That was a week ago, but since then “<a href="https://youtu.be/VhkmB5OzvQ0" target="_blank">old man time</a>” has given us two less than completely encouraging pieces of information.
Wage growth isn’t really climbing
On Wednesday the Bureau of Statistics released the June quarter <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6345.0" target="_blank">Wage Price Index</a> which showed wages rising 0.6% for the quarter and 2.3% on the year.
It provides two things to worry about.
First, wage growth isn’t rising. Annual growth has remained unchanged for three quarters.
<a href="https://images.theconversation.com/files/288130/original/file-20190815-136208-8bizez.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/288130/original/file-20190815-136208-8bizez.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6345.0" target="_blank">ABS 6345.0</a>
Second, the growth that is there is driven more by the public sector (0.8% over the quarter) than the private sector (0.5%).
As the Bureau’s chief economist Bruce Hockman puts it:
"Wage growth continues at a steady rate in the Australian economy on the back of strong public sector growth over the quarter. The most significant contribution to wage growth this quarter came from the public sector component of the health care and social assistance industry, where a number of large increases were recorded in Victoria under a plan to ensure wage parity with other states"
Things might improve when and if the Reserve Bank interest rate cuts of June 5 and July 2 start changing the way consumers and employers think.
But the Reserve Bank cash rate has been at a record low of 1.5% since September 2016. All through those three years Governor Lowe has told us to be patient, that soon wage growth will climb and unemployment will fall.
We’ve had little progress on wages, and since January none on unemployment.
Unemployment isn’t really falling
On Thursday the bureau followed up with the latest <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6202.0" target="_blank">unemployment figures</a>.
Although job creation was strong in July – 24,600 jobs were added to the economy, 15,100 of which were full-time – the trend unemployment rate ticked up to 5.3%, from 5.2%.
The “trend” is a smoothed out extension of the way the way the Bureau of Statistics algorithm thinks the rate is going.
<a href="https://images.theconversation.com/files/288128/original/file-20190815-136186-f1ybgp.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/288128/original/file-20190815-136186-f1ybgp.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
<a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6202.0" target="_blank">ABS 6202.0</a>
In part it is going up because more people not previously regarded as unemployed are looking for work (and not finding it).
It isn’t necessarily a bad thing, but it is also exactly what would be expected when wage growth was sluggish. Households are doing what they can to assemble more income.
The world economy is in trouble
Global economic conditions are concerning. This week Europe’s second-biggest economy <a href="https://www.destatis.de/EN/Press/2019/08/PE19_304_811" target="_blank">Germany</a> announced that its economy shrank by 0.1% in the second quarter of 2019, putting it on track to meet what some people call the technical definition of a recession.
Figures out of China regarding industrial production were also worrying, with factory output climbing more slowly than at any time in the last 17 years.
The US stock market climbed 1.5% on Tuesday after the Trump administration announced it would delay some of its new tariffs on China, but slid twice that amount the next day on the news from Germany and China.
The fall in stocks led to a flight to the relative safety of government bonds. This caused the yield on 10 year US government bonds to fall below that of the 2 year bonds, a so-called “inverted yield curve” of the kind usually seen before a recession. The last time the US yield curve inverted was before the US Great Recession of 2008.
None of this is good for Australia. With roughly 20% of our economy powered by exports, we need the countries we export to to be doing well.
As Reserve Bank deputy governor Guy Debelle put it in a <a href="https://rba.gov.au/speeches/2019/sp-dg-2019-08-15" target="_blank">speech</a> on Thursday:
"Australia also has significant exports to China in both tourism and education. To date, these have been broadly unaffected by the slowdown in the Chinese economy. But a further significant slowing in the Chinese economy and household incomes would clearly pose a risk."
There’s no telling how low rates will go
There have been plenty of <a href="https://theconversation.com/no-surplus-no-share-market-growth-no-lift-in-wage-growth-economic-survey-points-to-bleaker-times-post-election-110315" target="_blank">competing views</a> about the state of the Australian economy over the past few years.
Not long ago most economists who thought interest rates would move <a href="https://theconversation.com/no-surplus-no-share-market-growth-no-lift-in-wage-growth-economic-survey-points-to-bleaker-times-post-election-110315" target="_blank">thought they would rise</a>. The Reserve Bank governor suggested the same.
But its increasingly clear that <a href="https://www.afr.com/policy/big-project-spending-a-good-way-to-kickstart-stagnant-economy-20150819-gj2i7v" target="_blank">secular stagnation</a> is gripping advanced economies around the world. In response, the US Federal Reserve has recommenced cutting rates and markets predict it will cut <a href="https://rba.gov.au/speeches/2019/sp-ag-2019-08-13" target="_blank">another full percentage point</a> by this time next year.
Markets also expect the European Central Bank, Bank of Japan, and the Reserve Bank to cut rates significantly.
The Bank’s “<a href="https://theconversation.com/rba-update-governor-lowe-points-to-even-lower-rates-121690" target="_blank">house position</a>” on unemployment is that we can go down to 4.5% before worrying about triggering inflation (not that there’s much sign of that happening).
Another way to say that is that unemployment has to reverse course and get down to a barely-precedented 4.5% before there’s much hope of the Reserve Bank meeting the inflation target it is meant to be aiming for.
Perhaps the most important question facing the Australian economy is how aggressively the bank will act to attempt to get it there and to keep the economy afloat. Time will tell.
Richard Holden, Professor of Economics, UNSW.
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/vital-signs-amid-talk-of-recessions-our-progress-on-wages-and-unemployment-is-almost-non-existent-121813" target="_blank">original article</a>.
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Amid talk of recessions, our progress on wages and unemployment is almost non-existent

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GUEST OBSERVATION
Soon after the election Treasurer Frydenberg flagged there would be an inquiry into retirement incomes. Since then, no details have emerged.
But there is gossip around Canberra there might be some action in the next couple of weeks on a review that would report before the end of 2020.
This issue, with compulsory superannuation its pointy end, and that of industrial relations, on which minister Christian Porter is doing a stocktake, have common threads in political terms.
They will test the clout of powerful interests outside the parliament, and of backbench activists within the Coalition. Meaning, they will test the Prime Minister.
In another life, Peter Collins was a NSW Liberal treasurer and opposition leader. These days, he’s deputy chair of Industry Super Australia, which he previously chaired for six years.
Collins told a Rice Warner summit on superannuation in Canberra on Monday that Scott Morrison had the opportunity to “reset the relationship” with industry and public sector superannuation funds, after the negativity of the Turnbull government - which was preoccupied with trying to curb union power in the industry funds. (It was less than pleased when the industry funds emerged from a Productivity Commission inquiry a good deal shinier than the retail funds.)
Collins also recounted how a few weeks ago, US Commerce Secretary Wilbur Ross had invited IFM Investors, the infrastructure investment vehicle for many industry funds (and overseas pension funds of a similar nature), to join the US Investment Advisory Council. This is described as “established by the Secretary of Commerce to solicit private sector advice on the promotion and retention of foreign direct investment” to the US.
It seemed the US administration had a rather more positive attitude to industry and public sector funds than the Coalition government.
Collins also points to the scope, under a “reset relationship” for these funds to do more on the infrastructure front in Australia. “There is no other pot of gold” for infrastructure, he says.
Not surprisingly, these funds are hanging out for the terms of reference for the retirement inquiry, in particular how they impact on the legislated rise due to start from mid-2021, to take the superannuation guarantee gradually from the current 9.5% to 12% by 2025.
The Productivity Commission saw the need for “an independent public inquiry into the role of compulsory superannuation in the broader retirement incomes system”. Others question the case for an inquiry when the various policy settings appear to be in place.
The PC has reported on necessary administrative reforms. Changes have already been made to the tax treatment of superannuation. Overhaul of the aged pension system doesn’t seem on the radar.
And, crucially, the rise in the super guarantee is baked into law - and, Morrison says, into Coalition policy.
But some are suspicious (and others hopeful) the retirement inquiry could pave the way for the government to seek to defer the July 2021 rise, and then put to the 2022 election the proposition that workers should be able to get the money through wage increases rather than having it locked away.
This would also set up a convenient issue for wedging Labor, which would be committed to the guarantee increasing. It’s easy to see the line – it could be portrayed as another case of the ALP wanting to “increase taxes” rather than giving employees their money.
If it all sounds too Machiavellian, it is worth remembering the Coalition has form on the issue.
The Howard government proposed workers should be able to “opt out” of the compulsory scheme and receive wage increases instead, although this didn’t go ahead. The Abbott government deferred rises until 2021.
New Liberal senator Andrew Bragg, who addressed Monday’s conference (although he avoided the guarantee issue for political reasons) is one of a number of Coalition backbenchers who oppose the rise to 12%. They are looking to the inquiry to leverage change.
They have an ally in the Grattan Institute, which argues the increase to 12% should be abandoned, maintaining “it would effectively compel most people to save for a higher living standard in retirement than they enjoy during their working lives”.
The temptation for scrapping the rise, or having some “opt out” system, becomes stronger when wages are flat – a problem reinforced by the latest figures this week.
But there is a strong counter case that such a course would be bad in practical and policy terms.
There’s no certainty workers would actually get the extra money, or all of it, in wage increases. Attempting to compel that would be complex and fraught.
More importantly, failure to strengthen further the compulsory system would disadvantage many individual retirees in the future and be an added burden on a later generation of taxpayers, as more people would be pushed onto full aged pensions.
While many Liberals don’t like the compulsory aspect of the super guarantee, it’s the history of the scheme (one of Paul Keating’s legacies) and most particularly the unions’ role - and the flow-on power that gives unions - that really rile them.
One would think, however, that much about compulsory superannuation fits with Liberal philosophy, which emphasises self reliance.
Admittedly the argument for workers having immediate access to their money, at a time of life when they face their most severe cost-of-living pressures, is seductive. But it short term thinking, from the points of view of both individuals and governments.
Much of the debate is being conducted around modelling, stretching out decades, calculating the competing financial implications for low income workers. But modelling, with its assumptions, carries a degree of false precision. It also represents one-dimensional thinking.
People on low incomes are naturally going to spend any extra money rather than save it. Yet for these people savings are what they need for the long term. This applies especially for women, for whom more, not fewer, ways should be found to augment their superannuation.
Forced saving might be unpleasant in the moment, but valued at the time of a more comfortable and secure retirement. Promises of the money being used for wage increases carry political appeal for a government now, but future governments would benefit if the aged pension burden is contained by a healthily growing compulsory super scheme.<img src="https://counter.theconversation.com/content/121956/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">
Michelle Grattan, Professorial Fellow, University of Canberra.
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/grattan-on-friday-how-guaranteed-is-a-rise-in-the-superannuation-guarantee-121956" target="_blank">original article</a>.
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