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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Joint venture, LEPC9, has lodged its first development application within its master plan-approved site, currently the Nine Network’s headquarters in Willoughby on Sydney’s lower north shore.
The DA includes provision for 40 apartments and associated parking as well as the creation of a public piazza at the corner of Scott Street and Artarmon Road. 
It is being designed by architects of CHROFI, and <a href="/expert-insights/investing/channel-nines-willoughby-hq-site-comes-to-market">the development is being offered to market</a>.
The site received concept approval earlier this year in January 2019 for 460 apartments across ten mid-rise buildings; public piazzas and an extensive publicly accessible open green space.
The DA submission by LEPC9 is the next stage of the approval process while negotiations progress with a number of parties from the expressions of interest process. 
It is projected that construction will commence in 2021.
In the erstwhile Channel Nine will continue to lease the site until a later point next year. 
Colliers International National Director, Development Sites, Residential, Guillaume Volz said despite contrary speculation in the media, demand for the site has intensified and negotiations are continuing with parties on the site well over $220 million. 
“It is a complex project/site and this has resulted in protracted negotiations as parties continue to develop their understanding of this significant trophy site,"
“Market drivers such as the further interest rate cut to 1 per cent by RBA as well as signs of the Sydney market recovering and gearing up for the next cycle, have contributed to the continued strong interest in the site,”Mr Volz concluded.
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j.ballantyne1990-6AQqhLzZaK

Stage 2 DA lodged for Channel Nine's Willoughby headquarters

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EXPERT OBSERVATIONS
Geordan Murray, a Senior Economist at HIA, said the home lending figures released by the ABS today show the number of loans to households building new homes grew modestly in May.
Overall housing finance commitments for construction and purchase of new homes grew in the month of May by a modest 2.3 per cent but remain 11.7 per cent lower than the same month last year.
The credit squeeze that emerged from mid-2018 has seen lending for the construction of new homes contract sharply.
This month’s data suggests that these conditions have started to ease.
The improvement in lending in May is stronger than we had anticipated and reflects an increased level of borrowing from first home buyers.
This is the strongest month of borrowing by first home buyers this year.
There has been an improvement in housing market sentiment in the weeks following the federal election.
When combined with the RBA’s rate cuts and easing of APRA restrictions, there is cause to be optimistic that lending activity could improve as the year progresses.
However REIA President Adrian Kelly believes the May 2019 Lending to Households and Business figures released today by the Australian Bureau of Statistics show the number of loans for housing, excluding refinancing, continues to decline, but at a slower rate.
Mr Kelly said, overall the figures for May 2019 show, in trend terms that the number of owner-occupied finance commitments, excluding refinancing, decreased by 0.5 per cent –the twenty first consecutive month of decreases and the lowest since August 2012.
The value of investment housing commitments, excluding refinancing, decreased by 1.5 per cent in May. This is down 27.8 per cent from a year ago and is at its lowest level since March 2009.
The number of loans to first home buyers increased by 0.8 per cent and is the highest since November 2018 whilst the proportion of first home buyers, as part of the total owner-occupied housing finance commitments increased in May to 18.8 per cent from 18.2 per cent in April.
Whilst the total number of finance commitments for May show a continuing, but modest, decline it needs to be remembered that the Federal election was held in the middle of the month with considerable uncertainty regarding the outcome and concern about changes to property taxation and its impact should there be a change in Government. 
With the post election boost in confidence in the real estate market as evidenced by higher levels of enquiry, two cuts in interest rates and changes in APRA’s requirements May will most likely mark the bottom of the lending cycle.
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Conflicting opinions on the strength of housing lending strength: HIA & REIA

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The Sydney suburb of Randwick is set to be host to the highest volume of auctions this weekend.
It has eight properties set to go under the hammer, according to CoreLogic.
Pascoe Vale in Melbourne also has eight properties going to auction, followed by Reservoir, also in Melbourne, which has seven.
This week, the number of auctions scheduled to take place across the combined capital cities is expected to fall, with 789 currently being tracked by CoreLogic, down from the 953 auctions held last week at final results.
Both Melbourne and Sydney are expected to see a decrease in activity of 17% this week, with 322 homes scheduled for auction across Melbourne, while Sydney is set to host 297 auctions, decreasing on the 388 and 359 auctions held last week respectively.
The smaller auction markets will also see a lower volume of homes auctioned week on week with the exception of Brisbane where auction volumes are set for an increase.
Total auction volumes are also down on a year ago as this time last year a higher 1,178 homes went under the hammer across the combined capital cities over the same week.
<img src="https://www.urban.com.au/images/2019/7/11/CL%20JULY%2011-1.JPG" alt="">
The busy auction weekend in Randwick sees <a href="https://www.realestate.com.au/property-house-nsw-randwick-131374058" target="_blank">36 Cook Street</a> (pictured top) offered for sale.
The classic full brick 1890's Victorian terrace has four bedrooms and two bathrooms.
<img src="https://www.urban.com.au/images/2019/7/11/CL%20JULY%2011-3.JPG" alt="">
Another example of the breadth of auctions taking place in Randwick is <a href="https://www.realestate.com.au/property-apartment-nsw-randwick-131416414" target="_blank">3/2 Ethne Avenue</a> (pictured above).
The two bedroom, one bathroom apartment has a price guide of $725,000.
<img src="https://www.urban.com.au/images/2019/7/11/CL%20JULY%2011-4.JPG" alt="">
A third property going to auction in Randwick this week is <a href="https://www.realestate.com.au/property-apartment-nsw-randwick-131361990" target="_blank">5/76 Wentworth Street</a> (pictured above).
The three bedroom, one bathroom villa has a price guide of $620,000 to $670,000.
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Randwick set to be busiest weekend auction hotspot

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EXPERT OBSERVER
The ABS data showed that at the end of the March quarter, household net worth was $10.243 trillion.
While a large figure, household wealth has now fallen for two consecutive quarters and is -0.7% lower year-on-year. The $10.243 trillion in net worth is madeup of $12.701 trillion in assets and $2.458 trillion in liabilities. The recent fall in the value of assets at a time in which liabilities have continued to rise has led to the fall in net worth.
The Reserve Bank (RBA) analyses this data to produce a number of valuable ratios, including: debt, assets and interest payments to household disposable income.
These ratios highlight the impact of high levels of debt at a time in which asset values have fallen but the debt has not fallen at the same pace.
We’ve seen the ratio of household debt to disposable income continue to climb over the quarter, reaching a new historic high of 189.7%. The rise in household debt relative to incomes has certainly slowed; however, it continues to edge higher.
The ratio of housing debt to disposable income is recorded at 140.1% and was unchanged over the quarter. While it was unchanged over the quarter, it remains at an historic high level, highlighting that households remain very sensitive to the cost of mortgage debt.
Turning to the ratio of household assets to disposable income, it was recorded at 927.0% in March 2019. The ratio peaked at 961.7% in December 2017 and has trended lower since. The ratio of housing assets to disposable income peaked at 529.6% in December 2017 and as at March 2019; it was recorded at 483.5%.
The reduction in housing values has coincided with the period in which the ratio of household and housing assets has fallen which is no wonder when you consider housing accounts for around half of the value of household assets. 
It's also important to consider is that while the value of assets are falling there has been no reduction in the ratios of debt to income which highlights that asset depreciation has been greater than debt reduction. As a result, the ratio of household debts to assets is at 20.5%, the highest it has been since December 2014 and the ratio of housing debt to assets is at 29.0%, the highest it has been since June 2013.
Despite the lowest interest rates since the 1960s, the ratio of interest payments to disposable income has trended higher years. As at March 2019 the ratio was recorded at 9.1% and although it has been steady for three quarters, interest payments relative to disposable income has trended higher on an annual basis
Furthermore, the ratio of interest payments to disposable income was last this high in September 2013. It is a similar story for the ratio of housing interest payments to disposable income, which is also trending higher, recorded at 7.6%, which is the highest ratio since June 2013.
With interest rates at generational lows there was perhaps, some expectation that households would use the low rates to pay off some debt however that has largely not occurred. With asset values recently falling the data shows that debt pay off has not been as rapid as the declines leading to a reduction in household wealth.
This data is to March 2019 and by the end of June 2019, there were some tentative signs that the declines in dwelling values were starting to level. While this means that there is likely to be a further decline in household wealth over the June quarter, it also suggests there is unlikely to be a meaningful reduction in household debt levels.
As such, household debt levels are likely to remain amongst the highest in the world. At the same time, the value of household assets remain substantially higher than the value of the debt. The cause for concern will be what happens if economic conditions deteriorate materially, leading to weaker labour market conditions and potentially creating some challenges around servicing such high levels of debt as unemployment rises.
Another medium to long-term consideration is a scenario where interest rates eventually start to rise. Households are generally able to service high levels of household debt while interest rates are at record lows, but eventually (probably not for at least several years) interest rates will rise.
If household debt levels remain high relative to incomes under a higher interest rate environment, the result could be weakness in household spending (as households dedicate more of their income towards servicing their debt) and potentially higher levels of financial stress amongst heavily leveraged households.
CAMERON KUSHER is the head of research for the Australian branch of CoreLogic
Kusher regularly posts on the <a href="https://www.corelogic.com.au/news" target="_blank">CoreLogic website</a>.
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ckusher-ujnxiKuFQs

Australian Household wealth falling while debt remains: Cameron Kusher

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Rental prices for Sydney houses and units fell over the June quarter and are down year-on-year, the recorded fall broke a 15 year record for annual rental prices in Sydney, according to Domain's latest quarterly rental report.
Sydney unit rents fell by 0.9 per cent in the quarter and 4.5 per cent over the year. Despite this fall, Sydney remains the most expensive capital city to rent a unit by a significant margin. Ongoing strong construction of new housing has weighed on rents, and also contributed to the vacancy rate increasing to 3.2 per cent in June, up from 2.4 per cent one year ago.
Rents held up the best on the Central Coast and on Sydney's north shore, but fell in other Sydney regions. Due to significant property price falls over the past year, rental yields have risen slightly in Sydney.
Domain found, despite experiencing a fall in rental prices, Canberra remains the nation's most expensive capital to rent a house, followed by Sydney. Canberra unit rents have grown 18 per cent over the past three years, despite an apartment construction boom.
Weekly rents for houses in Darwin have now fallen from $700 in 2014 to $490, while Darwin unit rental prices have dropped over the past five years from $570 to $385.
Perth remains the most affordable capital city to rent a house in Australia.
<img src="https://www.urban.com.au/images/2019/7/11/Domain%20q2%20rental%20report.JPG" alt="">
Melbourne
Domain said, "Melbourne house rents fell 2 per cent in the June quarter, but remained unchanged over the year at $430 per week, while unit rents increased by 2.4 per cent over the year. Rent on a typical unit has grown 14 per cent over the past five years to $420,  despite the city's biggest apartment construction boom occurring during this time."
:House rents also increased 13 per cent during this timeframe." "Strong population growth, which has averaged 2.6 per cent a year since 2013, has created ongoing demand for rental properties. Melbourne's vacancy rate remains low, but has increased to 1.7 per cent from 1.3 per cent a year ago." "Over the past year, house rents grew fastest in the Mornington Peninsula and in Melbourne's inner-south, but were unchanged in Melbourne's eastern suburbs. Rents grew by more than 5 per cent in most regional cities over the past year." "Rental yields have risen for houses and units due to significant price falls over the past year."
Brisbane 
Domain researchers said, "rental prices for houses in the Greater Brisbane region fell in the June quarter but remained unchanged year-on-year."
"Unit rental prices were unchanged over the quarter but grew by 2.7 per cent over the year."
"The typical house is now rented at $400 per week and a typical unit $380 per week."
"Unit rentals have held up well in recent years, even as a large supply of new apartments have been built."  "Brisbane's rental vacancy rate fell from 2.6 per cent to 2.2 per cent over the past year, which is a sign of a strengthening rental market." "House rents were steady in most parts of Brisbane over the past 12 months, but unit rents increase 6 per cent in the inner city."
"House and unit rents grew by about 2 per cent on the Gold Coast and the Sunshine Coast." "Rental yields for Brisbane units have risen slightly due to prices falling over the past year, whereas yields for houses have been steady."
Adelaide
According to the report, "house rents in Adelaide fell 1 per cent in the June quarter, but increased by 2.7 per cent over the year. Unit rents increased by 1.7 per cent over the year."
"The typical unit in Adelaide rents for $305 per week, which is the cheapest across all capital cities."
"Adelaide's vacancy rate remains low, and has declined to 1 per cent from 1.2 per cent a year ago." "Rents increased modestly in most parts of Adelaide, but in the north of the city house and unit rents remained flat." "Rental yields have risen modestly for units, but yields for houses have been steady."
Perth
Domain experts wrote, "Rental prices for both Perth houses and units have increased over the past year."
"House rents increased by 4.3 per cent over the year to $365 per week, which is $15 above the low points reached in 2017 and 2018."
"Nonetheless, Perth is still the most affordable capital to rent a house. Unit rents increased by 3.3 per cent in the quarter to reach $310, the highest since 2016." "Over the past 12 months, rents for houses and units increased in all areas of Perth, except for the south east." "In another sign of a strengthening rental market, Perth's rental vacancy rate has declined from 3.8 per cent to 3 per cent over the past year. Perth's rental market is rebounding off the back of an improving Western Australian economy and a pick-up in population growth." "Rental yields have risen for Perth houses and units due to price falls over the past year and rents rising."
Hobart
Domain analysts stated, "Hobart's rental market is under significant pressure. House rents increased by 9.8 per cent over the year, and unit rents increased by 5.6 per cent."
"House rents have now increased from $350 to $450 per week since 2016 (a 30 per cent rise), while units have jumped $80 to $380. Hobart's rental vacancy rate also remains extremely low, at only 0.4 per cent in June 2019 (this means there were only an estimated 110 vacant properties in Hobart on June 30)." "Despite the rapid growth in rents, Hobart still remains quite affordable compared to other capital cities. New housing construction is increasing -- Tasmanian building approvals are 26 per cent higher than the previous year -- which should help slow rental price growth in the coming year." "Rents increased strongly in all parts of Hobart over the past year, but particularly in the south and west parts of the city. Launceston rents also grew by 10 per cent in the past 12 months." "Due to strong property price growth, rental yields only increased modestly for houses and were steady for units."
Canberra
Domain said, "Canberra has retained the title as the most expensive capital city to rent a house."
"Canberra house rents fell 3.5 per cent in the June quarter, but were unchanged over the year at $550 per week, while unit rents increased by 4.4 per cent over the year and now sit at $470."
"Unit rents have now grown 18 per cent over the past three years, which has occurred despite Canberra's ongoing apartment construction boom." "Strong population growth, which has averaged 2 per cent a year for the past two years, has created ongoing demand for rental properties. Canberra's rental vacancy rate remains low, but has increased over the past year to 1.3 per cent (from 0.8 per cent)." "Rents increased in all Canberra districts over the past year, except for house rents in North Canberra, which fell slightly." "Rental yields for Canberra houses and units have risen modestly due to prices falling over the past year."
Darwin
In regards to Darwin, Domain experts stated, "Darwin house rents fell by 2 per cent over the past year, while unit rents fell by 3.8 per cent."
"Weekly house rents have now fallen from $700 in 2014 to $490, while units have dropped from $570 to $385."
"Following strong population growth during the mining boom, Darwin's population has declined, which has meant less demand for rental properties."
"Darwin's vacancy rate has fallen recently, but remains elevated at 3.5 per cent." "Rental yields have fallen for houses but remained steady for units."
Key findings from <a href="https://www.domain.com.au/research/rental-report/june-2019/" target="_blank">Domain's Q2 Rental Report</a>: Houses
<ul>
<li>Despite experiencing a fall in rental prices, Canberra remains the nation's most expensive capital to rent a house, followed by Sydney. </li>
<li>Rental prices for houses in the Greater Brisbane region fell in the June quarter, but remained unchanged year-on-year.</li>
<li>It is more expensive to rent a house in Hobart than Melbourne. Hobart remains the fourth most expensive city to rent a house behind Canberra, Sydney and Darwin.</li>
<li>Weekly rents for houses in Darwin have now fallen from $700 in 2014 to $490, reflecting less demand as the city’s population decreases.</li>
<li>Adelaide house rents continued to rise in the June quarter, with gross yields remaining steady.</li>
<li>Perth remains the most affordable capital city to rent a house in Australia.</li>
</ul>
Units
<ul>
<li>Sydney remains the most expensive capital city to rent a unit, despite prices falling by almost 5 per cent over the year.</li>
<li>Melbourne house rents remained unchanged over the year at $430 per week, while unit rents increased 2.4 per cent over the year. </li>
<li>Brisbane unit rents increased by 6 per cent in the inner city, and by 2 per cent on the Gold Coast and the Sunshine Coast.</li>
<li>While Adelaide unit rents have increased by 1.7 per cent over the year, the typical unit rents for $305 per week, making it the cheapest across all capital cities.</li>
<li>Canberra unit rents have grown 18 per cent over the past three years, despite an apartment construction boom.</li>
<li>Darwin unit rental prices have dropped over the past five years from $570 to $385.</li>
</ul>
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Annual Sydney rents fell the biggest amount in 15 years: Domain

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Over the first half of 2019, the Gladstone residential property market has continued to show positive signs, according to the latest Herron Todd White (HTW) residential report.
"We have seen minor capital growth of 5% to 10% in some market sectors and some locations in the region," the valuation firm said. 
The report suggests that this growth is certainly not across the entire market however it definitely continues the momentum from 2018 in a positive way.
The market is still being driven by its affordability, with limited new employment opportunities in the region.
A recent sale was a West Gladstone four bedroom house with views towards Mt Larcom and the harbour.
It has been sold for $335,000.
Located at <a href="https://www.realestate.com.au/sold/property-house-qld-west+gladstone-128014414" target="_blank">12 Piper Street</a> (pictured below), the house comes with four bedrooms, separate carpeted lounge room, entertaining area or rumpus room, and tiled outdoor area.
<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/2019/7/1/west%20gladstone%202.jpg" alt="">
"We expect affordability to be the driving factor of our market for the foreseeable future," HTW said. 
Rental levels have continued to rise across 2019.
A fully renovated two bedroom house at West Gladstone has recently been listed for $200 per week. 
Located close to the city, the house at <a href="https://www.realestate.com.au/property-house-qld-west+gladstone-404988845" target="_blank">16 Fowler Street </a>(pictured below) comprises two bedrooms, lounge room, separate dining room, new kitchen and sunroom. 
<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/2019/7/1/west%20gladstone.jpg" alt="">
In most cases rents are jumping 10% per week each time a six-month lease is renewed or commences.
Vacancy rates are hovering around the 3% mark and have remained relatively stable so far this year.
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Gladstone market showing some positive signs: HTW residential 

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GUEST OBSERVATION
Open and shut. Most Australians would be worse off over their lifetimes if compulsory super contributions were lifted.   
Compulsory superannuation was <a href="http://www.keating.org.au/shop/item/the-story-of-modern-superannuation-31-october-2007" target="_blank">sold</a> to Australians on the basis that it would make us better off.
But as the government prepares for an <a href="https://www.afr.com/news/policy/tax/retirement-incomes-face-review-20190524-p51qsi" target="_blank">independent inquiry</a> into retirement incomes, <a href="https://blog.grattan.edu.au/" target="_blank">new Grattan Institute research</a> finds that increasing compulsory contributions from 9.5% of wages to 12%, as has been legislated, would leave many Australian workers poorer over their entire lifetimes.
They would sacrifice a significantly increased share of their lifetime wage in exchange for little or no increase in their retirement income.
The typical worker would lose about A$30,000 over her or his lifetime.
More compulsory super means lower wages
Superannuation delivers higher incomes in retirement at the expense of lower incomes while working.
Yet the superannuation lobby usually presents <a href="https://www.afr.com/personal-finance/superannuation-and-smsfs/australians-don-t-want-a-dickensian-retirement-20190530-p51sq5" target="_blank">only one side of the pact</a>, urging an increase in compulsory super to get the higher retirement incomes while ignoring the income that workers have to forgo to get them.
Compulsory super contributions are paid by employers. But <a href="https://blog.grattan.edu.au/2019/04/do-superannuation-increases-come-out-of-workers-wages/" target="_blank">they appear</a> to come out of funds the employers would otherwise have spent on wages.
This means increases in compulsory super come at the expense of wage increases – something that was acknowledged when compulsory super was set up (indeed, it was <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/saturdayextra/unfair-super/3231046">part of the reason it was set up</a>) and has been <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/radionational/programs/saturdayextra/unfair-super/3231046">acknowledged</a> by advocates of higher contributions, including the former opposition leader Bill Shorten).
Grattan Institute calculations suggest that lifting compulsory super to 12% by 2025 will take up to <a href="https://theconversation.com/20-billion-per-year-thats-how-much-higher-superannuation-could-take-from-wages-116353" target="_blank">A$20 billion a year</a> from workers’ pockets. For most, the trade-off isn’t worth it.
The reality is that most Australians can already look forward to a <a href="https://theconversation.com/why-we-should-worry-less-about-retirement-and-leave-super-at-9-5-106237" target="_blank">better living standard in retirement</a> than they had while working – even if they <a href="https://insidestory.org.au/the-reassuring-truth-about-retirement-incomes/" target="_blank">interrupt their careers</a> to care for children. Workers with interrupted employment histories lose super in retirement, but get larger part-pensions.
The poorest Australians get a clear pay rise when they retire: the age pension is worth more than their after-tax income while working.
Other Grattan Institute research finds retirees are <a href="https://grattan.edu.au/report/money-in-retirement/" target="_blank">more comfortable financially</a> than any other group of Australians and are much less likely to suffer financial stress than working-age Australians.
It needn’t lead to better retirement
So what about Middle Australia?
Despite the “<a href="https://www.smh.com.au/money/investing/save-early-and-often-to-harness-the-power-of-compound-interest-20180201-h0rvwq" target="_blank">magic</a>” of compound returns, just about all of the extra income from a higher super balance at retirement would be offset by lower pension payments, due to the pension assets test.
It is always possible the pension rules will change, but it isn’t usually regarded as wise to assess proposals on the basis of changes that haven’t happened and aren’t being suggested.
Pension payments themselves would also be lower under a 12% superannuation regime. They are <a href="https://www.dss.gov.au/our-responsibilities/seniors/benefits-payments/pension-rates" target="_blank">benchmarked to wages</a>, which would be lower if employers have to put more into super.
The graph below shows that the big winners from higher compulsory super would be the wealthiest 20% of Australian earners, who would benefit from extra super tax breaks and would be unlikely to receive the age pension anyway.
Higher compulsory super redistributes income from the middle to the top. Middle earners would be no better off.
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<a href="https://images.theconversation.com/files/283240/original/file-20190709-44472-ai5pg0.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/283240/original/file-20190709-44472-ai5pg0.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Over a lifetime, it could be a net loss
As higher compulsory super would leave Middle Australians no better off in retirement, but poorer while working, it follows that it would make them poorer over their entire lives.
How much poorer? We calculate that, after adjusting for inflation, the typical (median) 30-year-old Australian worker earning A$58,000 today would lose about 2.5% of wages each year and get less than a 1% boost to retirement income.
As a result, that person’s lifetime income would be almost 1% lower – about A$30,000 lower.
A post published on the <a href="https://blog.grattan.edu.au/?p=901&amp;preview=true" target="_blank">Grattan Blog</a> today gives more detail on the method we used to calculate the impact of higher compulsory super on lifetime incomes.
<a href="https://images.theconversation.com/files/283187/original/file-20190709-51273-1u9ttt7.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/283187/original/file-20190709-51273-1u9ttt7.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
And it would cost the budget
Higher compulsory super might be justified if it saved the budget money on the pension – because those savings could be used to compensate middle-income earners via lower taxes or more services.
But in fact, higher super would cost the budget.
Our modelling shows that lifting compulsory super to 12% of wages would cost taxpayers an extra <a href="https://grattan.edu.au/report/money-in-retirement/" target="_blank">A$2 billion to A$2.5 billion</a> per year in super tax breaks, <a href="https://grattan.edu.au/report/super-tax-targeting/" target="_blank">overwhelmingly</a> directed at high-income earners.
Those extra super tax breaks would <a href="https://treasury.gov.au/sites/default/files/2019-03/super_charter_report.pdf" target="_blank">dwarf</a> any budget savings on the age pension until about 2060 – by which time there would be 80 years of budget costs from compulsory super to pay back before the whole exercise saved the government money.
Here’s the bottom line, worth keeping in mind in the lead-up to the independent inquiry: it’s hard to think of a policy less in the interests of working Australians than more compulsory super.<img src="https://counter.theconversation.com/content/120002/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Brendan Coates, Program Director, Household Finances, Grattan Institute
Owain Emslie, Associate, Grattan Institute
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/super-shock-more-compulsory-super-would-make-middle-australia-poorer-not-richer-120002" target="_blank">original article</a>.
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More compulsory super would make middle Australia poorer, not richer: Grattan Institute

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GUEST OBSERVATION
Australians need better solutions for coping with the warmer climate of the future (and present). 
Australian houses use <a href="http://www.lowcarbonlivingcrc.com.au/resources/crc-publications/crclcl-project-reports/rp1017e-validating-and-improving-basix-energy" target="_blank">significantly more electricity</a> to stay warm or cool than estimated during the design stage.
To design a new house in Australia, the building needs to meet the national construction code. One way to do this is by using software to simulate the building’s thermal efficiency, to see if it meets the minimum requirements of the national house energy scheme. The scheme divides Australia geographically into 69 different climate zones and requires new houses to be thermally appropriate for their environment.
Unfortunately, this software does not properly take into account our warming weather. Our <a href="http://www.lowcarbonlivingcrc.com.au/resources/crc-publications/rp1041-improving-thermal-performance-dwellings-carbon-positive-and" target="_blank">recent report</a> found the climate assumptions used by the government drastically underestimate the length and heat of summers in the near future.
In fact, buildings that perform best for heat waves predicted by 2030 are actually banned by the government’s building code. We urgently need to update our building codes to cope with our changing climate.
Understand the future local climate
We took Richmond in New South Wales as an example to understand the effect a changing climate might have on building performance. By taking predictions from <a href="http://www.exemplary.com.au/download/CSIRO%20Future%20climate%20data%20100%20solar%20sites%20-%20Exemplary%20-%20Final.pdf" target="_blank">CSIRO’s medium greenhouse gas emissions scenario</a>, we analysed Richmond’s likely weather for every week of 2030.
The future outlook, shown below, is strikingly different from the <a href="http://www.nathers.gov.au/nathers-accredited-software/nathers-climate-zones-and-weather-files" target="_blank">weather files</a> used to determine whether houses meet the minimum thermal performance requirement of the National Construction Code. In 2030, Richmond will experience a warm period almost four times longer than predicted by the official weather file.
<a href="https://images.theconversation.com/files/283169/original/file-20190708-51312-1i18f0d.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/283169/original/file-20190708-51312-1i18f0d.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
Author provided
Design for the future
Based on the future climate scenario, the design strategy for buildings in Richmond should focus on well shaded and insulated buildings to avoid any heat gain in the warm period, but should also harness sunlight to warm up the indoors in the cool period.
The warm period will last from December to March, when keeping the house cool is the priority. Passive solar heating, such as northern windows and well-insulated walls, floor and ceilings, are important during the May to September cool months, while direct ventilation is largely all that’s needed during the mostly comfortable April and October to November.
To test how houses will perform in a hotter future, we modelled a house in Richmond using AccuRate software. We found a design and construction solution that performed well (achieving 7.6 stars out of 10) for the 2030 scenario failed to meet a <a href="https://www.basix.nsw.gov.au/iframe/images/BASIX_Thermal_Comfort_Protocol_July17_rev1_Nov2017.pdf" target="_blank">heating threshold</a> that is legally required in NSW. In effect, the house that makes the most sense for the immediate future, could not be built.
These thresholds for heating and cooling are based on assumptions that are out of step with current conditions, let alone the future. Between 2016 and 2018 Richmond’s annual average temperature was 17.8℃, whereas the <a href="http://www.lowcarbonlivingcrc.com.au/resources/crc-publications/rp1041-improving-thermal-performance-dwellings-carbon-positive-and" target="_blank">NatHERS weather file</a> assumes it to be 16.7℃. This difference is set to increase.
In a 2019 amendment, the National Construction Code adopted NSW’s approach to heating and cooling thresholds to <a href="https://www.abcb.gov.au/Resources/Publications/Education-Training/NatHERS-heating-and-cooling-load-limits" target="_blank">other climate zones</a> in other states. The heating threshold puts a restraint on designing buildings that are optimised to mitigate extreme heat events.
This highlights the limitation of out-of-date climate files, and the current regulation that acts as a barrier to developing energy efficient designs for a future warmer climate.
Build to perform
A 2013 <a href="https://www.energy.gov.au/publications/evaluation-5-star-energy-efficiency-standard-residential-buildings" target="_blank">CSIRO study</a> found that houses with higher star ratings using more energy in summer.
One of the reasons is the trade-offs on the thermal performance of one building component against another in the Nationwide House Energy Rating Scheme (NatHERS) software. For example, a window without shading on the western façade is acceptable in a NatHERS simulation, whereas the same window would not be allowed if a <a href="https://www.abcb.gov.au/Resources/Tools-Calculators/Glazing-Calculator-NCC-2014-Volume-Two" target="_blank">glazing calculator</a> developed by the National Construction Code were used to demonstrate the thermal performance of a house.
Other issues are trade workmanship, such whether a building is airtight. Airtightness in residential buildings is ignored in the national construction code. However, considerable energy savings can be achieved if a house can be made airtight.
<a href="https://images.theconversation.com/files/283170/original/file-20190708-51262-8pfb7c.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/283170/original/file-20190708-51262-8pfb7c.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
 (Author provided)
Similarly, missing or displaced insulation in the ceiling, as shown above, can cause significant discomfort and additional heating and cooling costs. We all, from builders to homeowners, need to understand insulation must be carefully installed and cannot be moved later, or even well designed buildings will become inefficient.
Windows are the main option for ventilating most houses. However, if you live in a high-pollution or noisy area, or in a place with very little wind, open windows might not be desirable or practical. Consequently, households may not be getting enough fresh air to maintain a healthy indoor environment. A mechanical ventilation system, which uses little energy, is an ideal alternative.
The current weather files and heating thresholds used to develop minimum building standards are inadequate for our warming climate. Our report presents a framework for designing and building houses that consider climate change. We hope to see further research on other Australian population centres, so we can develop a comprehensive overview to help us build energy efficient and healthy houses for the future.<img src="https://counter.theconversation.com/content/120072/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Anir Kumar Upadhyay, Lecturer in Built Environment, UNSW
Chris Lockhart Smith, Director - ecodweller, UNSW
Krishna Munsami, PhD student, 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/houses-for-a-warmer-future-are-currently-restricted-by-australias-building-code-120072" target="_blank">original article</a>.
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Houses for a warmer future are currently restricted by Australia's building code

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There are certainly opportunities in the current 2019 market to pay less than the prior selling price.
But is there really such a thing as buying a bargain when it comes to property? And where are they?
This series of articles looks are specific examples of sale price or asking price falling. 
We take a look at where and if possible why this is happening.
We came across this property for consideration.
A three bedroom Collingwood Park, Queensland house located 12 kilometres from Ipswich CBD has seen its listing reduced by $60,000 over 400 days before finding a buyer.
In February 2018 the vendors sought $329,000, however after reducing the asking price three times they finally accepted $269,000, a price slightly lower than what they had purchased the property for in 2015.
Four years ago, in 2015, the property traded for $275,000, up on what it sold for in 2007 when it transacted for $250,000.
Judy Eddy of Action Realty marketed the listing.
Situated at <a href="https://www.realestate.com.au/sold/property-house-qld-collingwood+park-129971938" target="_blank">64 Goss Drive</a>, the three bedroom, one bathroom home features an open plan living arrangement and a new kitchen.
Set on 686 square metres the listing said, "this home is cheap as chips and perfect for a first home buyer or investor".
Last listed as a rental in 2012, it sought $310 per week.
An increase on the asking rental price in 2010 of $285 per week and the listed rental price in 2007 and 2008 of $250 per week.
According to the listing, the rental return on this home could be $310.00 - $320.00 per week.
<img src="https://www.urban.com.au/images/2019/7/10/Collingwood%20Park%202.JPG" alt="">
Property Observer advise that it is up to you to determine if the offering is a truly beneficial bargain.
Remember buying at the bottom of the cycle is fraught – as you can't really precisely pick the bottom nor know just how long until you see some price growth.
Be aware you could be buying a poor quality property in an area with ongoing issues of oversupply of stock.
The oversupply could be also putting downward pressure on rents.
Other price declines could be because the vendor needs a quick sale or paid way over the top on its last purchase chase.
Property Observer suggests property purchasing really does need to be a very well considered proposition with a long-term mindset.
As a part of this series, we've already had a look at properties in <a href="/expert-insights/buying/bargain-property-at-mount-eliza-home-at-2-million-discount">Mount Eliza</a>, <a href="/expert-insights/buying/bargain-property-in-central-geelong-sale-price-dips-after-one-year">Central Geelong</a> and <a href="/expert-insights/buying/bargain-property-in-east-perth-near-new-apartment-makes-150-000-loss">East Perth</a>.
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Bargain property in Collingwood Park? House sold for a small loss

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Over the March 2019 quarter, resales of residential properties in Perth created $904 million worth of resale profits which accounted for 6.3% of resale profits nationally.
But Perth also created $145 million in loss making resales, accounting for 25% of all losses nationally.
<a href="https://www.propertyobserver.com.au/images/2019/7/9/perth%201.jpg" target="_blank">Click here </a>to enlarge
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/9/perth%201.jpg" alt="">
Source: CoreLogic
The regions of the city with the fewest resales at a loss over the quarter were: Peppermint Grove, Nedlands and Murray, while the highest share of resale losses were in Perth, Rockingham and Mundaring.
<a href="https://www.propertyobserver.com.au/subscribe" target="_blank"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/Subscriber%20strip%20ad.jpg" alt=""></a>
Perth has continued to see values fall over the quarter and subsequently resale losses have also risen, a trend likely to continue.
<a href="https://www.propertyobserver.com.au/images/2019/7/9/perth%202.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/2019/7/9/perth%202.jpg" alt="">
Source: CoreLogic
To buy the full CoreLogic Pain &amp; Gain report, <a href="https://www.corelogic.com.au/reports/pain-and-gain" target="_blank">click here</a>.
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