<p>Kew has long been regarded as one of Melbourne's premier residential suburbs. It's a location defined by its grand period homes, leafy streets and some of the city's most prestigious schools, yet it has often sat just outside the spotlight cast on neighbouring Hawthorn and Camberwell.</p>

<p>Increasingly, however, buyers are recognising that Kew offers much of what draws people to those suburbs, with a quieter residential setting, exceptional amenity and long-term owner-occupier appeal.</p>

<p>Within a few minutes' walk, residents can access Kew Junction, one of Melbourne's most established village centres. Cafés, bakeries, restaurants, supermarkets, boutique retailers and everyday services are all on the doorstep, with local favourites including Centonove, Adeney Milk Bar Cafe, and Frank &amp; Harri creating the type of walkable lifestyle that has become increasingly difficult to find in Melbourne's inner east. Beyond the immediate neighbourhood, Glenferrie Road's renowned shopping and dining precinct in Hawthorn and the retail, dining and entertainment offerings of Camberwell Junction are both just a short drive or tram ride away.</p>

<p>The suburb is equally well connected. Tram routes 48 and 109 provide direct access to the CBD, while High Street and Cotham Road connect residents to the wider inner east.&nbsp;Nearby access to the Eastern Freeway also places the Yarra Valley, Mornington Peninsula and Melbourne Airport within easy reach, adding another layer of convenience for weekend travel.&nbsp;It's a rare combination of connectivity and tranquillity, where quiet residential streets sit just moments from some of Melbourne's most established shopping and lifestyle precincts.</p>

<p>For families, Kew remains one of Melbourne's most tightly held addresses. Carey Baptist Grammar School, Xavier College, Methodist Ladies' College, Trinity Grammar, Ruyton Girls' School and Genazzano FCJ College are all nearby, while the Yarra River parklands, walking trails and sporting clubs provide another layer of lifestyle appeal.</p>

<p>It's within this established pocket that developer Ricdanic is delivering <a href="https://www.apartments.com.au/new-apartments/wimba-ave-kew-9-11-wimba-avenue-kew-vic-3101">Wimba Ave</a>, a boutique collection of just 13 residences across two buildings named after its location on the tree-lined Wimba Avenue,&nbsp;within one of Kew's most prestigious pockets where homes have been known to sell up to and above $8 million.</p>

<p>[smartcode_project:default project_id=140755 project_image_fid=354809]</p>

<p>The residences prioritise the space that buyers are increasingly searching for but struggling to find in established suburbs. Living areas extend beyond five metres in width, ceiling heights range from three to five metres, and apartments open onto private gardens averaging around 125 sqm. Selected residences also feature balconies of approximately 60 sqm, while premium inclusions include Miele appliances, double-glazed windows, EV readiness, fully electric systems and a 7.2 NatHERS energy rating.</p>

<p>Architect Chris Idle says opportunities to deliver homes of this scale within established suburbs have become increasingly uncommon.</p>

<p>"There are very few opportunities to do these kinds of developments in leafy, established suburbs," he says. "To get this level of amenity, natural light, and architectural freedom in such a setting is extremely rare."</p>

<p>[smartcode_project:default project_id=140755 project_image_fid=366267]</p>

<p>The architecture draws on Kew's established character through the use of handmade Krause bricks, while landscaping by John Patrick introduces 23 plant species, including nine native varieties, creating an environment which focuses just as much on nature as it does the building.</p>

<p>Construction on Wimba Ave is well underway by renowned high-end builder Sinjen, with completion expected in late 2027. Prices start from $2.22 million.</p>

<p>[smartcode_project_cta:default project_id=140755]</p>


Joel Robinson

The enduring appeal of Kew's tree-lined streets and village lifestyle

<p>"For me, it's the location." That was the first thing Chris pointed to when reflecting on why he and his wife Marita decided to purchase at Candela Ivanhoe, the under-construction new apartment development by Salter Brothers in the heart of the north-eastern M​elb​ourne​ suburb. ​</p>

<p>"We've lived here before… everything is here," Chris said.</p>

<p>"Our doctor is around the corner, there's dentists, pilates, everything we need, restaurants, fast food places, two train stations, Ivanhoe and Darebin, both in walking distance. You don't need anything else."</p>

<p><iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/X8K0Bozug7A?si=Puwc6vx_ZO0qQZF8" title="YouTube video player" width="560"></iframe></p>

<p>Just 10 kilometres from Melbo​urn​e's CBD, Ivanhoe combines direct city connectivity with the amenity of an established village community. Residents have access to highly regarded schools, expansive parklands, public transport, and a thriving retail and hospitality precinct centred around Upper Heidelberg Road, all within a neighbourhood that has retained its leafy character despite its proximity to the city.</p>

<p><a href="https://www.apartments.com.au/new-apartments/candela-ivanhoe-40-upper-heidelberg-road-ivanhoe-vic-3079">Candela Ivanhoe</a> sits within the heart of this established landscape, positioned just moments from Ivanhoe Village and within walking distance of many of the suburb's most sought-after amenities.</p>

<p>[smartcode_project:default project_id=342 project_image_fid=364553]</p>

<p>From Candela, residents can access cafés, grocers, wine bars, restaurants and essential services on foot, while Ivanhoe Station and Darebin Station provide direct connectivity across Mel​bour​ne. The development is also surrounded by some of the suburb's best-known lifestyle destinations, including Pinkie, Laurent, Enni, Docasa and Woodfire Pizza e Cucina, alongside Ivanhoe Plaza, Woolworths, pharmacies and specialty retailers.</p>

<p>Green space is another defining feature of the suburb. Darebin Parklands, Ivanhoe Park, Nellie Ibbot Park and the Yarra River trail network provide extensive opportunities for recreation, while Ivanhoe Golf Course and Ivanhoe Tennis Club continue to underpin the area's long-established lifestyle appeal.</p>

<p>The suburb's education offering further strengthens demand. Ivanhoe Grammar School, Ivanhoe Girls' Grammar School, Mary Immaculate Primary School and Ivanhoe Primary School have helped establish the area as one of Melbou​​rne's most sought-after schooling precincts, attracting families and downsizers alike who want to remain connected to the area.</p>

<p>[smartcode_project:default project_id=342 project_image_fid=357510]</p>

<p>While location was the priority for Marita and Chris, the project itself also needed to meet their expectations.</p>

<p>"Whilst location was paramount, I was also looking at design of the environment and Candela ticked every box," Marita said.</p>

<p>"We're just thrilled with our choice."</p>

<p>[smartcode_project:default project_id=342 project_image_fid=336455]</p>

<p>Developed by <a href="https://www.apartments.com.au/developers/salter-brothers">Salter Brothers</a>, Candela Ivanhoe has been designed to complement its village setting, with an emphasis on generous floorplans, natural light and practical everyday living.</p>

<p>Residents will have access to a range of shared amenities, including a communal rooftop garden and dedicated residential lounge, complemented by a ground-floor café and lifestyle wellbeing centre, helping foster the sense of community already emerging among future owners.</p>

<p>That approach has resonated strongly with the market. More than 90 per cent of purchasers at Candela Ivanhoe are owner-occupiers, with buyers ranging from downsizers and second-home buyers to young families and first home buyers, creating a genuinely multi-generational community of grandparents, parents and children. It reflects a broader shift across Melbo​​urne's apartment market, where buyers are increasingly prioritising neighbourhood quality, lifestyle amenity and long-term liveability.</p>

<p>Currently under construction by Ironside, Candela Ivanhoe comprises 58 apartments. Candela Ivanhoe is scheduled for completion in the coming months, and residents can move in from September. One to four bedroom residences, prices from $649,000 and limited opportunities remaining.</p>

<p>[smartcode_project_cta:default project_id=342]</p>


Location and lifestyle drive demand at Candela Ivanhoe

<p>As apartment buyers increasingly look beyond the four walls of their residence, the quality and depth of shared amenity has become a defining factor in how developments are designed and experienced, particularly in the high-rise, new apartment development space.</p>

<p>In Southbank, where high-density living continues to evolve, developers are placing greater emphasis on creating environments that support wellbeing, connection, and convenience as part of everyday life.</p>

<p>That approach sits at the heart of <a href="https://www.apartments.com.au/new-apartments/aura-at-melbourne-square-7-hoff-boulevard-southbank-vic-3006">AURA</a>, the latest residential tower in <a href="https://www.apartments.com.au/developers/osk-property">OSK Property</a>’s $3.5 billion Melbourne Square precinct. Rising 67 storeys above Hoff Boulevard, the 673-apartment development has been conceived around what OSK describes as a “vertical wellness ecosystem”, a layered collection of amenities that extends throughout the building rather than being confined to a single podium level.</p>

<p>[smartcode_project:default project_id=151921 project_image_fid=370263]</p>

<p>The amenity offering begins on the seventh level within the AURA Club, a dedicated resident hub focused on health, relaxation, and daily convenience. Here, residents will have access to an indoor swimming pool, cold plunge, spa, sauna, and steam room, alongside a fully equipped gym, reformer Pilates studio, and yoga room.</p>

<p>The wellness facilities are complemented by a range of spaces that acknowledge the changing ways people live and work. Work-from-home lounges and co-working areas sit alongside a library, music room, games room, cinema facilities, and open-air terrace spaces, providing residents with flexible environments that can adapt throughout the day.</p>

<p>[smartcode_project:default project_id=151921 project_image_fid=367468]</p>

<p>Beyond the internal amenity, AURA introduces a series of Japanese-inspired gardens that form a quieter counterpoint to the tower’s social spaces.</p>

<p>Landscaped retreats feature curated outdoor dining, tranquil courtyard seating, fire pit, and a tea house pavilion. Rather than functioning as simple recreational areas, the gardens have been designed as places for reflection and informal gathering, drawing on principles of balance, nature, and calm that underpin the project's broader design philosophy.</p>

<p>[smartcode_project:default project_id=151921 project_image_fid=367810]</p>

<p>The social amenity continues to evolve as residents move higher through the building. Levels 49 and 50 house the Meridian Club, where a lounge bar, conservatory spaces, and private dining rooms take advantage of elevated city views. At the summit of the tower, the exclusive Cumulus Club spans Levels 66 and 67, offering additional lounges, private dining, and meditation and treatment rooms positioned above Melbourne’s skyline.</p>

<p>For OSK Property, the extensive amenity offering reflects a broader focus on wellbeing as a core component of apartment living rather than an added feature.</p>

<p>“Aura stands tall as an exemplar of holistic wellness – its focus on social, physical and mental health culminate in a building that is calming, restorative and relaxing, where residents will have their own sanctuary within the well-connected and sought-after Southbank,” says OSK Property CEO Chong Boon Woon.</p>

<p>[smartcode_project:default project_id=151921 project_image_fid=367796]</p>

<p>AURA’s amenity strategy extends beyond the tower itself through its integration with the wider Melbourne Square precinct.</p>

<p>Residents will have direct access to Kennedy Park, Southbank’s 3,745 sqm landscaped public park, alongside a full-line Woolworths supermarket, childcare centre, hospitality venues, and approximately 1,600 sqm of additional retail planned within AURA’s lower levels. Together, these elements create a highly connected residential environment where daily needs, recreation, and wellness are woven into the fabric of the community.</p>

<p>[smartcode_project:default project_id=151921 project_image_fid=370253]</p>

<p>As Melbourne’s apartment market continues to mature, developments are increasingly judged by the lifestyle they provide beyond individual residences.</p>

<p>Through its combination of wellness facilities, landscaped retreats, social clubs, and precinct-wide amenity, AURA represents a shift toward a more comprehensive model of vertical living, one where shared spaces play as significant a role as the homes themselves.</p>

<p>[smartcode_project_cta:default project_id=151921]</p>


AURA elevates amenity living at Melbourne Square

<p>Builder-developer Scion is the latest to target Sydney's booming Hills Showground Metro precinct, filing plans for more than 100 apartments within walking distance of the station.</p>

<p>Scion has lodged a concurrent rezoning and State Significant Development Application for <a href="https://www.apartments.com.au/new-apartments/27-33-middleton-avenue-castle-hill-nsw-2154">27–33 Middleton Avenue</a>, where it plans to replace four existing homes with an 11 and 14-storey mixed-use development comprising 109 apartments, six affordable housing dwellings, and a ground-floor café.</p>

<p>Designed by BHK Architects, the proposal includes three levels of basement parking with 174 spaces, more than 1,200 sqm of communal open space, and extensive landscaping across the 3,791 sqm site.</p>

<p>The development has been designed as two buildings connected by a recessed wintergarden spine, with the 14-storey building positioned to the south and the 11-storey building to the north.</p>

<p><img alt="Scion" data-entity-type="file" data-entity-uuid="64dc359d-736b-43b8-87a8-70a8285cab47" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-25%20at%208.47.01%E2%80%AFPM.png?VersionId=PXh.m8id_aevBPHEckPf88wQ2RQThPos" /></p>

<p>The apartment mix has been weighted towards owner-occupiers, with 13 one-bedroom apartments, 55 two-bedroom residences, 31 three-bedroom apartments, six three-bedroom lofts, and four four-bedroom homes. Six apartments will be dedicated as affordable housing in line with the NSW Housing SEPP.</p>

<p>According to the Architectural Design Report by BKH, the proposal seeks to create "a place-responsive architecture" inspired by the natural landscape surrounding Cattai Creek, while strengthening the public domain through landscaping, active frontages and a neighbourhood café.</p>

<p>Atlas Urban, in its Urban Design Report, says the proposal takes a different approach to increasing density around Hills Showground Station by favouring a more slender, vertically articulated built form over a conventional mid-rise outcome. The report argues this allows for greater deep soil planting, improved solar access and a better public domain outcome, while still delivering additional housing close to rapid public transport.</p>

<p>The site sits around 500 metres from Hills Showground Metro Station, within a precinct earmarked for significant residential intensification following the opening of the Sydney Metro Northwest line. Planning documents accompanying the application note that Greater Sydney's population has grown by more than one million people since planning for the precinct first began, reinforcing the need to accelerate housing delivery around existing transport infrastructure.</p>

<p>Scion is expanding its development pipeline which also includes <a href="https://www.apartments.com.au/new-apartments/chatham-west-ryde-2-6-chatham-road-west-ryde-nsw-2114">Chatham in West Ryde</a>, 62 apartments which are approaching completion. They also have a State Significant Development Application with the NSW Government's Housing Delivery Authority for <a href="https://www.apartments.com.au/new-apartments/96-anzac-avenue-west-ryde-nsw-2114">145 apartments on Anzac Avenue</a>, also in West Ryde.</p>


First look: Scion plots Castle Hill apartment development near Hills Showground Metro Station

<p><a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>&nbsp;has unveiled its scaled-back plans for a pair of towers rising up to 49 storeys directly opposite Bella Vista Metro Station.</p>

<p>The builder-developer will deliver 674 apartments and a new mixed-use hub at the gateway to the station precinct.</p>

<p>The State Significant Development Application has been lodged under the Housing Delivery Authority pathway for the 6,979 sqm site at <a href="https://www.apartments.com.au/new-apartments/9-11-mawson-avenue-bella-vista-nsw-2153">9-11 Mawson Avenue</a>, with the apartments sitting above a mixed-use podium. Initial plans were for closer to 900 apartments across two 40-storey towers.</p>

<p>Located around 30 metres from the Bella Vista Metro Station entrance, the development is intended to act as a catalyst for the long-planned Bella Vista Station Precinct, transforming a vacant site into a transit-oriented residential and commercial destination.</p>

<p>Planning documents describe the project as delivering "a high-density mixed use destination that combines housing, retail and community-serving uses in a highly accessible setting."</p>

<p><img alt="First look: Urban Property Group plans 674-apartment Bella Vista towers opposite Metro station" data-entity-type="file" data-entity-uuid="21c08216-589e-490d-ad08-2d88b6fa62d9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bella%20vista%20podium.png?VersionId=3TnwjjQCNwTsmyQRaWnFrLTSAF0CJeka" /></p>

<p>Designed by <a href="https://www.apartments.com.au/architects/turner-studio">Turner</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/arcadia-landscape-architecture">Arcadia</a>, the project comprises 674 apartments, including 102 affordable housing dwellings representing 15 per cent of the residential floor space. The housing mix spans studios, one, two and three-bedroom apartments, alongside a collection of townhouse-style residences integrated into the podium levels. The development also includes specialist disability accommodation and an elevated provision of adaptable and liveable housing.</p>

<p>The mixed-use podium has been designed to create an active urban centre around the Metro station, incorporating a 1,423 sqm supermarket, a 3,029 sqm gym, specialty retail spaces, a 100-place childcare centre and a publicly accessible "city room" community space. A secondary laneway, active frontages and landscaped public areas are intended to improve pedestrian connectivity through the site and strengthen links between the station precinct and surrounding neighbourhood.</p>

<p>In the project's design report, Turner said the proposal responds to Bella Vista's emerging role as a higher-density centre within Sydney's north-west growth corridor.</p>

<p>"The project transforms a strategically located site into a high-density mixed use destination that combines housing, retail and community-serving uses in a highly accessible setting," the report states.</p>

<p>"Active frontages, a publicly accessible city room, a secondary laneway and a mix of uses including a local supermarket, child care centre and gym create a more complete and socially useful urban environment for residents, workers and the wider community."</p>

<p><img alt="First look: Urban Property Group plans 674-apartment Bella Vista towers opposite Metro station" data-entity-type="file" data-entity-uuid="0fde6220-82de-4f6a-9b63-d0fd8157acc9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/bella%20vista%20da.png?VersionId=7hEmuSutH8plTd_RqqdmPu055F6qe554" /></p>

<p>Urban Property Group has been one of the busiest developers across Greater Sydney this year.</p>

<p>The developer is progressing around 1,000 apartments across <a href="https://www.apartments.com.au/news/nsw/first-look-urban-property-group-plans-next-major-wollongong-tower">two projects in Wollongong</a>, with several thousand more homes in the pipeline across Newcastle, Castle Hill, Little Bay and Penrith.</p>


First look: Urban Property Group plans 674-apartment Bella Vista towers opposite Metro station

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


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

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

<p>The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.</p>

<p>While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.</p>

<p>It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.</em></p>


Every First Home Owner Grant for new property by state

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


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

Staff Writer

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

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


alisonwarters@gmail.com

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

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


Ellen Walker

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

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


The inflation result the property market was waiting for

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<p><span>Mona Vale has a median house price of $1.7 million, which is fairly consistent with the median house price of the Northern Beaches LGA of $1.75 million as at October 2018, according to a recent Herron Todd White (HTW) residential report. </span></p>
<p><span>The report stated Mona Vale has seen an annual median house price decline of 2.86 per cent while the Northern Beaches LGA has recorded a 4.37 per cent decline (source: RP Data).</span></p>
<p><span>Dwellings in this price range will typically be constructed between the 1960s and 1990s, located on the western side of Barrenjoey and Pittwater Road and are reasonably well finished. </span></p>
<p><span>The entry level into the Mona Vale housing market is around the $1.2 million mark, while anything beachside (eastern side of Pittwater and Barrenjoey Road) generally starts at $2 million.</span></p>
<p>A recent example of a property which sold around the median price is <a href="https://www.realestate.com.au/sold/property-house-nsw-mona+vale-129583226" target="_blank">53 Parkland Road, Mona Vale</a> (pictured above), which sold for $1.81 million in December 2018.</p>
<p>The sale consists of a circa 1980s, renovated, two-storey, five-bedroom, three-bathroom dwelling on 702 square metres of land, on a slightly busy road.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/3/7/mona%20vale%202.jpg" alt=""></p>
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<p><span>According to the HTW report, Mona Vale has a median unit price of $937,500, in comparison to the Northern Beaches LGA of $882,000 as at October 2018. Mona Vale has seen an annual decline of 1.32 per cent in comparison to the Northern Beaches LGA which recorded a 3.63 per cent decline (source: RP Data).</span></p>
<p><span>"Options at the median price level will typically range from an older (1950s to 1970s) two- bedroom, one-bathroom unit in an east side location to a modern two-bedroom, two-bathroom unit situated in less a desired location.</span></p>
<p><span>"The yields are typically higher for new stock</span> and require less maintenance from an investor standpoint, however we have seen greater capital growth in prime beachside locations, as stock levels remain consistent, they are more popular from a buyer standpoint and there is additional scope to create value through renovation works in older buildings," said the HTW valuer. </p>
<p><a href="https://www.realestate.com.au/sold/property-unit-nsw-mona+vale-129384654" target="_blank">9/20 Park Street, Mona Vale</a> (pictured above) sold for $800,000 in November 2018 (leasing for $670 per week at 4.36 per cent). The sale is a 2007 constructed, two- bedroom, two-bathroom unit located in the heart of Mona Vale Village.</p>
<p><span>"The property is larger and more modern compared to other Mona Vale units in </span>this price range, although these benefits are at the expense of a slightly less desired location," said the valuer. </p>
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j.ballantyne1990-6AQqhLzZaK

Mona Vale prices more stable than overall Northern Beaches: HTW residential

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<p><span>Paddington is well regarded as a result of it being a well-preserved conservation area for Victorian architecture which is in demand and a lack of supply, according to a recent Herron Todd White (HTW) residential report.</span></p>
<p><span>The valuation firm took a look at the way to a blue-chip address at an affordable price across the nation. </span> </p>
<p><span>It suggests close proximity to quality schools, the CBD and Bondi Junction only broadens the appeal of Paddington. </span></p>
<p><span>The median house price in Paddington for 2018 was $2.31 million, with the median unit price coming in at $915,000, according to CoreLogic data. </span></p>
<p><span>A recent sale at just under the median price was 32 Napier </span>Street (pictured in title) which sold in January for $2.13 million. The property is a renovated Victorian terrace with three bedrooms, two bathrooms and rear single carport on a 158 square metre lot.</p>
<p>At the unit median price, 1/56 Ormond Street, an updated, 68 square metre, two-bedroom, one-bathroom Art Deco unit with no parking, sold in January for $915,000.</p>
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<p><span>"Looking at cheaper or entry level options, units provide the best option," says the HTW valuer. </span></p>
<p><span> An original 1970s, 43 square metre, one-bedroom, one-bathroom unit at 206/176 Glenmore Road (pictured below) sold in January for $617,500. The unit did have a car space although you are compromising on size, condition and the period appeal that other properties in the area provide.</span></p>
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<p><span>Another example is that of 29/8 Bennetts Grove Avenue (pictured below) which sold for $880,000 in February. It is a split-level two-bedroom, one-bathroom unit with a nice outlook and parking. Surprisingly, it’s in liveable condition, although ideally you would want to update.</span></p>
<p><span>"With this unit you are again forgoing the period appeal and size for a two-bedroom unit, with the living area around 60 square metres," says the valuer.</span></p>
<p><span><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/4/19/paddo%203.jpg" alt=""></span></p>
<p><span>"Are the compromises worth it? Absolutely, if you want to be in the heart of the action. You’re buying into a premium and highly liveable suburb for well under a million dollars, with the added bonus of </span>a parking space. Even a basic renovation would greatly increase the appeal of these units." </p>
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<p><span>The report notes when it comes to units, the quality of the complex makes a big difference. Unit blocks of owner- occupiers are typically more well maintained and have facilities such as pools, gyms, visitor parking and concierge. Often period blocks with a high number of owner-occupiers are well preserved, further enhancing their value.</span></p>
<p><span>"The dwelling market within the inner city is largely dominated by owner-occupiers, however some investor activity does occur. Those properties targeted by investors tend to be on smaller parcels of land and often forgo parking. If they are terrace properties they commonly have a narrower frontage.</span></p>
<p><span>"As one would expect, investors target lower maintenance, higher yielding properties, often leaving out extras such as common amenities, larger yard, parking or updates to improve their overall return on investment."</span></p>
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Complex quality is significant factor for Paddington investment's: HTW residential

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<p><span>Northbridge is a highly regarded suburb with a mix of housing styles, with the most prestigious properties positioned on waterfront land and orientated to incorporate expansive Middle Harbour views, according to a recent Herron Todd White (HTW) residential report.<br></span></p>
<p><span>Northbridge is an established suburb located approximately 6.5 kilometres north of the Sydney CBD, on Sydney’s Lower North Shore.</span></p>
<p><span>On the affordability scale, Northbridge does not often get a mention, having a median house price in 2019 of $3.2 million, according to CoreLogic data. </span></p>
<p><span>"It must be noted however that this median price is down from $3.49 million in 2017, although still not quite in the affordable category for the majority," says the valuation firm. </span></p>
<p><span>"Obviously some serious sacrifices are going to have to be made if you want to live in Northbridge on a beer budget. Waterfront positioning and expansive water views are out of the question, </span>with thoroughfare roads and dated dwellings being the compromises that will have to be made." </p>
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<p>A very recent sale occurred in Northbridge in January of this year which presents a very good example of such a property.<a href="https://www.realestate.com.au/sold/property-house-nsw-northbridge-129262682" target="_blank"> 27 Strathallen Avenue, Northbridge</a> (pictured above) sold on 23 January 2019 for $1.7 million after being on the market for a reported 140 days (RP Data).</p>
<p><span> Strathallen Avenue is a main thoroughfare and the sale comprised a dated circa 1920 dwelling in need of a full renovation. It is also noted that the allotment of this property is of slightly irregular shape and is terraced at the rear, reducing the overall usability of the land.</span></p>
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<p><span>"Entry level properties within such a well-regarded suburb, such as 27 Strathallen Avenue at almost half of the median price in Northbridge, surely must have long-term prospects," says the valuation firm. </span></p>
<p><span>The main thoroughfare cannot be removed, but the allotment could be better utilised with development of the dwelling to incorporate the above-mentioned irregularities. </span>There is also rear street access to the property, reducing the access issues of being positioned on a main road and also providing the potential to add a studio at the rear (subject to council approval).</p>
<p>"If these positive attributes can be capitalised upon, then it is worth making the sacrifices to be within this champagne suburb on a beer budget," they concluded.</p>
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Entry level properties within Northbridge have long term prospects: HTW residential

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<p><span>Oatley is a quiet, well-regarded suburb in the St George area, positioned on the northern foreshores of the Georges River, just to the south-west of Hurstville, and approximately 18 kilometres south of the CBD according to a recent Herron Todd White (HTW) residential report.</span></p>
<p><span>The report notes it benefits from a train station on the Illawarra line, a popular shopping strip and bus services, along with close proximity to the major shopping precinct at Hurstville. A</span>ll these attributes make Oatley a suburb great for families and popular for both owner- occupiers and investors.</p>
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<p><span>The median house price for Oatley in 2018 was $1.65 million, while the median unit price was $805,000, according to CoreLogic data. </span></p>
<p>A sale just above that median price was of <a href="https://www.realestate.com.au/sold/property-house-nsw-oatley-129749714" target="_blank">26 Douglas Haig Street</a> (pictured in title), which sold in November for $1.821 million. The property comprised an updated, 1960s, single storey brick home with three bedrooms, two bathrooms, garage, carport and inground pool on 697 square metres of land.</p>
<p>"Oatley is a suburb of extremes when it comes to property prices, with large waterfront homes achieving $3 million-plus and in some cases $4 million-plus, while at the other end of the scale, there are a number of unit complexes which provide opportunities for first home buyers and investors," says the valuation firm. </p>
<p>Entry level for an original 1960s two bedroom, one bathroom unit with one car garage is between $650,000 and $700,000, with most of these complexes located within close proximity to the railway station and shops.</p>
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<p>At the entry level for houses, <a href="https://www.realestate.com.au/sold/property-house-nsw-oatley-128945898" target="_blank">9 Boundary Street </a>(pictured below) sold in November for $900,000. The sale provided a small 1960s, single level, weatherboard home with three bedrooms and two bathrooms in updated condition with carport and above ground pool.</p>
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<p><span>The compromise here however was a smaller than average block of land at 487 square metres and being located on a busy local thoroughfare and further from the railway station and shopping precinct. </span></p>
<p><span>"This type of property can provide a good opportunity in a declining market as prices for </span>properties with secondary attributes often see the largest declines. Whilst that makes these types of properties slightly riskier, they are still a good option if they are located in a popular suburb such as Oatley," concluded the report. </p>
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Oatley a suburb great for both owner-occupiers and investors: HTW residential 

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<p><span>A fully-tenanted commercial investment at </span><a id="LPlnk131032" href="http://ecomms.raywhite.com/collect/click.aspx?u=jRYOrR8N39R+6hBQZ7yXMt0Z3VIjNMZGYZ9AJxvuvdkNII7lm4eJwDcXJgdMTOUQ7l8a5O1Fa9c=&amp;rh=ff004b55ab2124e4ad6066184c4c855d12713ed1" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">2053-2059 Moggill Road</a><span> in Kenmore, Brisbane has been listed for sale.</span><br><span> </span><br><span>The property comprises two adjoining, refurbished buildings and is targeted at a new owner wanting a ‘set and forget’ investment.</span><br><span> </span><br><span>Opposite the Kenmore School and adjacent to council’s Park ‘n’ Ride facility, these two traffic generators ensure a continuous flow of foot-traffic past the retail tenancies.</span><br><span> </span><br><span>The asset is marketed by Ray White Commercial Queensland Retail Sales father and son duo Stephen and Elliot Kidd.</span><br><span> </span><br><span>Mr Stephen Kidd said the multi-tenanted site provided a diversified income stream with a WALE of 3.5* years.</span><br><span> </span><br><span>“The complementary tenancy mix combined with long-term tenants, some having occupied the space for up to 18 years, will particularly appeal to potential buyers,” he said.</span></p>
<p><span><span>“The tenants in-place are Brisbane West Real Estate (BWRE), Spicy Affair Restaurant, Melrose-Keys Lawyers, Masala Café and Australian Pet Welfare Foundation.</span><br><span> </span><br><span>“The property provides a strong, multi-sourced income stream, and will be sold for less than $5 million.</span><br><span> </span><br><span>“All tenancies at the site, except for BWRE, have been extensively refurbished in recent times and the precinct underwent a major council upgrade of footpath and landscaping.</span><br><span> </span><br><span>“It’s a great opportunity for an astute investor to secure an income underpinned by security bonds and directors guarantees.”</span></span></p>
<p><span><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/5/9/kenmore%202.jpg" alt=""><br><span> </span><br><span>Mr Elliot Kidd said Kenmore was an affluent suburb of Brisbane and is within the highly sought-after ‘middle ring’ and was only 9km south-west of the CBD.</span></span></p>
<p><span>“Kenmore Village is also currently undergoing expansion work so it’s a great time for a buyer to invest in the Kenmore suburb," he said.</span><br><span> </span><br><span>“It has an average income nearly 65 per cent above the Queensland average, so it’s no surprise that over 80 percent of dwellings are owner-occupied.”</span></p>
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Fully tenanted commercial property for sale in Brisbane's Kenmore

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<p>EXPERT OBSERVER</p>
<p>Last month we said that there was seemingly something for everyone in the latest labour force data. And the same conclusion can be made again.</p>
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<p>There was good job growth in the month, albeit focused on part-time jobs.</p>
<p>The jobless rate didn’t budge. But the proportion of working age Aussies in the job market (participation rate) hit record highs.</p>
<p>Admittedly the data covered the election period and that may account for the skew to part-time workers.</p>
<p>Clearly there are temporary jobs created each three years for election-related roles.</p>
<p>A big question for the Reserve Bank is whether it believes that lower interest rates can truly drive the national jobless rate to 4.5 per cent or whether structural factors will impede progress.</p>
<p>NSW, Victoria, the ACT and the Northern Territory have jobless rates of 4.6 per cent or lower but next best is South Australia at 5.7 per cent.</p>
<p>So the ball is back in the Reserve Bank’s court. We know that interest rates are being driven by the job market.</p>
<p>So does the Reserve Bank follow the June rate cut with another move in July or does it wait a little longer – perhaps August after the late July inflation data?</p>
<p><a href="https://www.propertyobserver.com.au/images/2019/6/13/commsec%201%20.jpg" target="_blank">Click here</a> to enlarge: </p>
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<div class="column">We continue to favour August for the next rate cut. There certainly is no rush.</div>
<div class="column"> </div>
<div class="column">The economy lost momentum late in 2018/early in 2009 due to the US-China trade stoush. Other countries have similarly experienced softer growth.</div>
<div class="column"> </div>
<div class="column">Australia has also experienced slower growth in 2019 as both businesses and consumers awaited the election result.</div>
<div class="column"> </div>
<div class="column">With a clear election result obtained, the economy should gain pace from here.</div>
<div class="column"> </div>
<div class="column">The Reserve Bank doesn’t seem to see any barriers to further rate stimulus.</div>
<div class="column"> </div>
<div class="column">‘Full employment’ is now defined as a jobless rate near 4.5 per cent. And inflation is set to stay at lower levels for longer.</div>
<div class="column"> </div>
<div class="column">That assumption was backed by today’s data showing plunging airfares in June.<br><p>Certainly stimulus is coming from lower interest rates, the minimum wage decision, the upcoming tax cut and some loosening of home lending policy from the regulators.</p>
<p>A lower Aussie dollar is also supporting activity in the economy. Sydney home prices have lifted 0.3 per cent from recent lows with Melbourne prices up 0.2 per cent.</p>
<p><strong>What do the figures show?</strong></p>
Employment rose for the 12th straight month, up by 42,300 in May after a revised 43,100 increase in jobs in April (previously reported as a 28,400 increase in jobs).</div>
<div class="column"> </div>
<div class="column">Full-time jobs rose by 2,400, but part-time jobs rose by 39,800. Economists had tipped an increase in total jobs of around 15,000.</div>
<div class="column"> </div>
<div class="column">Annual job growth rose from 2.5 per cent to a 14-month high of 2.9 per cent (decade average 1.7 per cent).<br><p>Hours worked fell by 0.3 per cent in the month to be up 2.1 per cent over the year. In trend terms, hours worked rose 0.2 per cent to be up 2.5 per cent on the year.</p>
The unemployment rate was steady at 5.2 per cent in seasonally adjusted terms. In trend terms the jobless rate was steady at 5.1 per cent.</div>
<div class="column"> </div>
<div class="column">The participation rate rose from 65.9 per cent to a record high of 66.0 per cent. In trend terms the participation rate rose from 65.8 per cent to a record high of 65.9 per cent.</div>
<div class="column"> </div>
<div class="column">Unemployment across states in May: NSW 4.6 per cent (April 4.6 per cent); Victoria 4.6 per cent (4.8 per cent); Queensland 6.2 per cent (5.9 per cent); South Australia 5.7 per cent (6.1 per cent); Western Australia 6.3 per cent (6.1 per cent); Tasmania 6.4 per cent (6.8 per cent). In trend terms, Northern Territory 4.5 per cent (4.5 per cent); ACT 3.9 per cent (3.8 per cent).</div>
<div class="column">
<br>State/Territory jobs: In seasonlly adjusted terms, the largest increase in employment was in New South Wales (up 38,500 persons), followed by Victoria (up 28,600 persons) and Queensland (up 7,800 persons).</div>
<div class="column"> </div>
<div class="column">The only decrease were in Western Australia (down 4,000 persons) and Tasmania (down 400 persons)</div>
<div class="column"> </div>
<div class="column">The working age population rose by 26,000 in May to 20.56 million.</div>
<div class="column"> </div>
<div class="column">Over the year the working age population rose by 356,100 – a 91⁄2-year high – or 1.76 per cent, but this is still down from the record 2.36 per cent annual growth in December 2008.</div>
<div class="column"> </div>
<div class="column">The monthly trend underemployment rate increased 0.1pt to 8.5 per cent. The monthly trend underutilisation rate increased 0.1pt to 13.6 per cent.<br><p>The monthly seasonally adjusted underemployment rate increased 0.1pt to 8.6 per cent. The monthly underutilisation rate remained steady at 13.7 per cent.</p>
<p><strong>Domestic airfares</strong></p>
Business class airfares fell by 0.2 per cent in June after falling by 1 per cent in May. Business class airfares are down 9.6 per cent on a year ago – falling at the fastest annual rate in six years.</div>
<div class="column"> </div>
<div class="column">And the actual fares stand at the lowest level in four years. In smoothed terms, business class airfares fell by 1.3 per cent in June to be down 9.3 per cent on the year.</div>
<div class="column"> </div>
<div class="column">
<a href="https://www.propertyobserver.com.au/images/2019/6/13/commsec%202.jpg" target="_blank">Click here</a> to enlarge:</div>
<div class="column"><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/2019/6/13/commsec%202.jpg" alt=""></div>
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<a href="https://www.propertyobserver.com.au/images/2019/6/13/commsec%203.jpg" target="_blank">Click here </a>to enlarge: </div>
<div class="column"><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/2019/6/13/commsec%203.jpg" alt=""></div>
<div class="column"> </div>
<div class="column">Discount airfares are volatile month-to-month. In June, fares rose by 15.2 per cent after falling by 25.9 per cent in May.</div>
<div class="column"> </div>
<div class="column">Discount airfares are down 5.9 per cent over the year to June. In smoothed terms, discount airfares fell by 1.9 per cent in June to be down 3.1 per cent on the year – the biggest fall in the annual growth rate in three years. Fares are the lowest in two years.</div>
<div class="column"> </div>
<div class="column">Restricted economy airfares rose by 0.7 per cent in June after falling by 0.5 per cent in May. In smoothed terms, restricted economy fares rose just 0.2 per cent in June to be up by 5.3 per cent on the year.</div>
<div class="column"> </div>
<div class="column">
<a href="https://www.propertyobserver.com.au/images/2019/6/13/comm%20sec%204.jpg" target="_blank">Click here </a>to enlarge: </div>
<div class="column"><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/2019/6/13/comm%20sec%204.jpg" alt=""></div>
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<a href="https://www.propertyobserver.com.au/images/2019/6/13/commsec%205.jpg" target="_blank">Click here</a> to enlarge:</div>
<div class="column"><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/2019/6/13/commsec%205.jpg" alt=""></div>
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<div class="column"> </div>
<div class="column"><strong>Why is the data important?</strong></div>
<div class="column"> </div>
<div class="column">The Labour Force estimates are derived from a monthly survey conducted by the Bureau of Statistics.</div>
<div class="column"> </div>
<div class="column">The population survey is based on a multi-stage area sample of private dwellings (currently about 22,800 houses, flats, etc.) and a sample of non-private dwellings (hotels, motels, etc.).</div>
<div class="column"> </div>
<div class="column">The survey covers about 0.24 per cent of the population of Australia and includes all people over 15 years of age, except defence personnel.</div>
<div class="column"> </div>
<div class="column">If more people are employed, then there is greater spending power in the economy. But at the same time companies may adjust the work hours of employees.</div>
<div class="column"> </div>
<div class="column">If employees work less hours, and therefore get paid less, then spending power in the economy is reduced.</div>
<div class="column"> </div>
<div class="column">The Bureau of Infrastructure, Transport and Regional Economics (BITRE) releases data on domestic and international aviation each month.</div>
<div class="column"> </div>
<div class="column">The data is useful in tracking consumer spending and airline performance as well as broader economic activity.</div>
<div class="column"> </div>
<div class="column"><strong>What are the implications?</strong></div>
<div class="column"> </div>
<div class="column">CommSec is pencilling in another rate cut for August.</div>
<div class="column"> </div>
<div class="column">But we are looking for significant debate about whether there is value in cutting rates much further.</div>
<div class="column"> </div>
<div class="column">The southeastern corner of Australia is arguably at or near full-employment. But there is a huge gap to the other states.</div>
<div class="column"> </div>
<div class="column">The Reserve Bank Governor has a super-important speech in a week’s time: “The Labour Market and Spare Capacity”. Aussies will be hanging on every word.</div>
<div class="column"> </div>
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<a href="https://www.propertyobserver.com.au/images/2019/6/13/commsec%206.jpg" target="_blank">Click here</a> to enlarge:</div>
<div class="column"><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/2019/6/13/commsec%206.jpg" alt=""></div>
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<a href="https://www.propertyobserver.com.au/images/2019/6/13/commsec%207.jpg" target="_blank">Click here</a> to enlarge:</div>
<div class="column"><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/2019/6/13/commsec%207.jpg" alt=""></div>
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<p><span><em>Craig James is the chief economist at <a href="https://www.comsec.com.au/default.aspx" target="_blank">CommSec</a>.</em> </span></p>
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Australia's two-speed job market: CommSec's Craig James

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<p><span>EXPERT OBSERVATION</span></p>
<p><span>The Australian Institute of Architects has welcomed the incoming Morrison government’s acknowledgement of the importance of housing and urban policy and infrastructure, as it renewed its call for a focus on building safety, sustainability and effective design.</span></p>
<p><span>With the introduction of a dedicated Minister for Housing – the Assistant Treasurer Michael Sukkar – and the elevation into Cabinet of the Minister for Population, Cities and Urban Infrastructure - Alan Tudge - the Institute said it highlighted the critical nature of these policy areas for the health, wellbeing and quality of life of all Australians.</span> </p>
<p><span>The Institute has also applauded the creation of an Assistant Ministry for Community Housing, Homelessness and Community Services, under the leadership of Luke Howarth, in light of Australia’s affordable and social housing challenges. </span> </p>
<p><span>A focus on sustainability is also to be commended, with the appointment of Minister for Energy and Emissions Reduction Angus Taylor.</span></p>
<p><span>Australia’s growth challenge should generate benefits for the country if met with planned and well-integrated solutions.</span> </p>
<p><span>We welcome the focus on cities and housing as key areas that with considered policy, design and delivery can create real impact for everyday Australians.</span> </p>
<p><span>The importance of planning and the interconnection of infrastructure and housing solutions </span><span>is well understood by architects, who work across scales and devise solutions to these complex issues in their daily practice.</span></p>
<p><span>This is the key to creating integrated, effective cities where all people can benefit– if we get it right.</span></p>
<p><span>In the lead-up to the election, the Institute had called for the integration of housing with infrastructure services and the strengthening of the role of the Minister for Cities.</span></p>
<p><span>We look forward to working with Minister Tudge in his expanded role. </span></p>
<p><span>We will continue to push for design and sustainability benchmarks and a national architecture policy in urban policy.</span></p>
<p><span>The Institute has worked collaboratively with these Ministers in their previous roles and looks forward to engaging with them and other Ministers again to build effective policies for the Australian future.</span></p>
<p><span>The Institute will continue to push for increased safety measures for the building and construction industry, in line with the Shergold Weir <em>Building Confidence</em> report last year, to maintain the integrity of our national standards.</span></p>
<p><span>Nationally consistent building standards can also generate strong carbon emissions reductions – the Australian Sustainable Built Environment Council estimates development and construction could drive up to 28 per cent of the nation’s 2030 target – and the Institute will continue to support decarbonisation across industries.</span> </p>
<p><span>Ongoing action on climate change through a plan for net zero carbon buildings by 2040, and fair and open procurement policies are also key priorities for the Institute.</span></p>
<p><span>As the new government sets it priorities for the term ahead, the Institute will continue its work to create solutions for Australia’s built environment that benefit the communities, while championing our professionals and effective design.</span></p>
<p><em>Professor Helen Lochhead is the National President of the Australian Institute of Architects</em></p>
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Housing and urban focus welcome in new ministry: Helen Lockheed 

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<p>The Sunshine Coast has reached the peak of market position on the HTW commercial office property clock for June, according to valuation firm Herron Todd White latest report.</p>
<p>HTW also stated that both Melbourne and South East NSW both remained in the peak position.</p>
<p>Meanwhile the Mid North Coast dropped a notch to the starting to decline market position, joining Gold Coast, Lismore and Coffs Harbour.</p>
<p>Echuca and Alice Springs have remained unmoved in the declining market position. While South West WA remains near the bottom of the market.</p>
<p>Three capital cities remained in a bottom of the market position, Darwin, Perth and Hobart.</p>
<p>They are joined by Cairns, Gladstone, Launceston, Mackay Rockhampton and Townsville.</p>
<p>Click <a href="https://www.propertyobserver.com.au/images/2019/6/7/June%20Office%20Clock%20HTW.JPG" target="_blank">here</a> to enlarge.</p>
<p><img src="https://www.urban.com.au/images/2019/6/7/June%20Office%20Clock%20HTW.JPG" alt="" width="923" height="815"></p>
<p>Emerald and Toowoomba have joined Adelaide and Mildura in the start of recovery position.</p>
<p>Ballarat held steady as a rising market while Sydney, Brisbane and Geelong are a notch above in the approaching peak of market position.</p>
<p>The HTW report authors said, "Commercial real estate had mixed results across the country in the past six months, but among the options for buying in this sector, office holdings are considered one of the safer choices."</p>
<p>"That said, not all office markets are the same."</p>
<p>"This month’s submissions paint a picture of varying performance so far this year," they concluded</p>
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Sunshine Coast's office market reaches peak of market: HTW June Office Clock

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<p>Luxcon Group has confirmed that Harris Farm Markets will be the anchor tenant of their $75 million Rose Bay development The Aristocrat of Rose Bay</p>
<p>Construction on The Aristocrat is underway and on track for completion in early 2020.</p>
<p>Occupying the full ground floor, the store will serve as the backbone to the emerging Rose Bay Village precinct along Old South Head Road.</p>
<p>Alongside this announcement a further selection of residences within The Aristocrat at <a href="http://www.biller.com.au/4431518/" target="_blank">62A Dover Road</a> have been released. </p>
<p>A number of apartments in the project have been sold since the launch in late 2018, including one of three luxury penthouses.</p>
<p>Designed by PBD Architects, and the second in Luxcon’s ‘Limited Edition Collection’ portfolio, The Aristocrat of Rose Bay features 24 two and three bedroom residences and penthouses. </p>
<p>The two bedroom apartments come with one parking space and are being offered at the <span>$1.85 million price point, while the three bedroom apartments which come with two parking spaces are being offered for around <span>$3.5milliion</span></span></p>
<p>The residential facilities on offer include, a sparkling lap pool, relaxation cabanas and landscaped garden with outdoor exercise area. </p>
<p>Managing Director of Luxcon Group, Ilya Melnikoff, said, “the Aristocrat is offering the complete luxury lifestyle package in a unique development."</p>
<p>"I think it will change the face of this neighbourhood village and hope will create precedent to what streetscape should look like in terms of quality of architecture."</p>
<p>Selling agent Paul Biller said he's confident that The Aristocrat will become one of the most sought-after addresses "not just in Rose Bay but in Sydney”</p>
<p>Luxcon are currently offering a virtual reality experience at their display suite, this offers clients the ability to 'walk around' their future home.</p>
<p>A <a href="https://www.propertyobserver.com.au/https://vimeo.com/338591867" target="_blank">teaser</a> of the virtual reality experience is also available, <em>(Password: lux123)</em>.</p>
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Harris Farm Markets to anchor The Aristocrat in Rose Bay

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<p>With Sydney CBD office vacancy tightening to 4.1% as of January, CBD office rentals have continued to drastically increase over the past two years and remain at record highs, according to the latest Commercial Property Market Report from Herron Todd White.</p>
<p>The property valuation firm found, owner-occupiers remained the dominant market participants when it comes to strata office stock, as they attempt to reduce their occupancy costs and invest in what is anticipated to remain a strong market into the foreseeable future.</p>
<p>The combination of owner-occupiers looking to secure office assets combined with the lack of available stock on the market has seen capital values for B and C grade strata office stock continue to increase, with building records continuing to be commonplace.</p>
<p>HTW analysts noted Noonan Property’s April 2019 sale of the 95 square metre Suite 202 at 234 George Street for $1.585 million (reflecting $16,684 per square metre of lettable area) to an owner-occupier who had apparently missed out on a number of other suites in previous weeks highlights the strength of the market force of owner-occupiers."</p>
<p>"Prior to this sale, the last suite to sell in this building and a superior overall asset was the 110 square metre Suite 802, which sold in March 2018 for $1.66 million, reflecting $15,091 per square metre."</p>
<p>"We anticipate owneroccupiers will remain the driving force of values for strata stock throughout the CBD for the foreseeable future, with rents anticipated to remain strong and supply remaining at a minimum in the short term," they said.</p>
<p>With completion of the Wynyard upgrade and Light Rail project along George Street progressing, construction noise beginning to reduce and hoardings starting to be removed, the future of Wynyard and George Street is beginning to take shape.</p>
<p>They consider the face lift to both Wynyard and the overall streetscape of George Street (along with the obvious transformation in accessibility through the CBD) will only further increase the appeal of offices in these precincts.</p>
<p>The southern precinct of the CBD is also anticipated to benefit from increased accessibility following the opening of the Light Rail, seeing the precinct become fully integrated into the prime CBD areas. With vacancy at 6.9% as at January 2019 (source: Property Council Australia) and rents significantly lower than those of the city core, the southern precinct shows the most potential for growth over the short term.</p>
<p>The valuers noted, "outside of the CBD, Parramatta remains the best performing secondary CBD in the country, with vacancy at 3% as at January 2019 (source: Property Council Australia), primarily driven by low supply additions and the draw of more affordable rentals than the CBD."</p>
<p>"While 148,000 square metres is currently under construction across four sites and is all due to come online over the next two years, pre-commitment for this space is at 90%, so vacancy is unlikely to soften significantly."</p>
<p>"The opening of the Metro North West Line on 26 May provides a significant increase in accessibility to the secondary office precincts of Norwest and Macquarie Park, as well as an additional line of access to Chatswood, increasing the overall appeal of these secondary precincts."</p>
<p>"Across Sydney, we are seeing strength in the commercial office market that is encouraging given the softening of the residential market. The strength of the market has been primarily driven by limited stock and infrastructure improvements and is anticipated to remain strong for the time being," they concluded.</p>
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