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.

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.

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.

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.

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.

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.

[smartcode_project:default project_id=140755 project_image_fid=354809]

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.

Architect Chris Idle says opportunities to deliver homes of this scale within established suburbs have become increasingly uncommon.

"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."

[smartcode_project:default project_id=140755 project_image_fid=366267]

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.

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.

[smartcode_project_cta:default project_id=140755]

Joel Robinson

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

"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. ​

"We've lived here before… everything is here," Chris said.

"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."

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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.

<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.

[smartcode_project:default project_id=342 project_image_fid=364553]

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.

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.

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.

[smartcode_project:default project_id=342 project_image_fid=357510]

While location was the priority for Marita and Chris, the project itself also needed to meet their expectations.

"Whilst location was paramount, I was also looking at design of the environment and Candela ticked every box," Marita said.

"We're just thrilled with our choice."

[smartcode_project:default project_id=342 project_image_fid=336455]

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.

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.

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.

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.

[smartcode_project_cta:default project_id=342]

Location and lifestyle drive demand at Candela Ivanhoe

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.

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.

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.

[smartcode_project:default project_id=151921 project_image_fid=370263]

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.

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.

[smartcode_project:default project_id=151921 project_image_fid=367468]

Beyond the internal amenity, AURA introduces a series of Japanese-inspired gardens that form a quieter counterpoint to the tower’s social spaces.

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.

[smartcode_project:default project_id=151921 project_image_fid=367810]

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.

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.

“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.

[smartcode_project:default project_id=151921 project_image_fid=367796]

AURA’s amenity strategy extends beyond the tower itself through its integration with the wider Melbourne Square precinct.

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.

[smartcode_project:default project_id=151921 project_image_fid=370253]

As Melbourne’s apartment market continues to mature, developments are increasingly judged by the lifestyle they provide beyond individual residences.

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.

[smartcode_project_cta:default project_id=151921]

AURA elevates amenity living at Melbourne Square

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.

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.

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.

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.

<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" />

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.

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.

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.

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.

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.

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

<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.

The builder-developer will deliver 674 apartments and a new mixed-use hub at the gateway to the station precinct.

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.

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.

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."

<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" />

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.

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.

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.

"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.

"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."

<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" />

Urban Property Group has been one of the busiest developers across Greater Sydney this year.

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.

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

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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A Port Lincoln, SA mortgagee house has been listed for sale at a $45,000 reduction on it's previous sale price.
The two bedroom one bathroom house is currently listed with an asking price of $145,000.
Shane Merchant of Kemp Real Estate holds the listing.
Situated at <a href="https://www.realestate.com.au/property-house-sa-port+lincoln-131097966" target="_blank">13 Ellen Street</a>, the home was built in 1950.
Set on 830 sqm, the listing notes that the home would most likely require renovation.
Last sold in 2005, the home transacted for $190,000.
<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/2019/1/Subscriber%20strip%20ad.jpg" alt=""></a>
The median price for a home in <a href="/news">Port Lincoln</a> is $305,000 according to CoreLogic, which calculate its annual change in median price over the past 10 years as -1.2%.
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j.ballantyne1990-6AQqhLzZaK

Port Lincoln, SA mortgagee house listed for $45,000 reduction on previous sale price

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The Star Sydney complex has unveiled the design for its Grand Foyer, part of the group’s $65 million update to its Pyrmont entrance.
The group bills the Grand Foyer as “the world’s first permanent indoor light and interactive digital art foyer in an integrated resort”.
The $22 million installation is “part light, part water and part digital art gallery”.
<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/2019/5/7/The%20Grand%20Foyer%20The%20Star%20Sydney%20-%208.jpg" alt="">
Other inclusions to the property in the transformation project include a brand-new bar, luxury retailers and a new arrival experience.
The Star Sydney Chief Operating Officer, Dino Mezzatesta, said the work was part of the group’s plans to impress guests.
“Architecture, contemporary art and technology have converged to form an iconic showpiece that delivers a unique, unexpected and dynamic arrival experience for our guests,” said Mezzatesta.
“The new Grand Foyer includes a 25-metre-long, 8K resolution crescent shaped screen which will showcase the works of emerging and established Australian artists, university students, cinematographers and animators. 
“The screen content reacts dynamically to the real-world environment and human movement, encouraging guest interaction.               
“Inspiration behind the artworks was drawn from The Star’s proximity to the busy Sydney Harbour shoreline – and the constant ebb and flow of human activity within the Pyrmont area. 
“Alongside the digital canvas, is the first sculptural water installation of its design in the Southern Hemisphere – the ‘Aquatique’ artwork of falling water.
“The integration of Aquatique, LED screens, lasers, lighting and live performances is a world first for an entertainment precinct.” 
The work is being done in collaboration with lighting specialists Ramus Illumination, who was responsible for the permanent outdoor projection system at The Star Gold Coast.
Headed by Bruce Ramus, the firm has also created designs for artists including U2 and David Bowie, as well as events such as The Academy Awards, The Grammys and the Super Bowl Halftime Shows. 
“With The Star Sydney Grand Foyer arrival experience, we wanted to design an experience full of compelling encounters that enrich the journey. We envisioned a beautiful, unifying space that embraces and welcomes all people, and we believe we’ve achieved this,” said Ramus.
“We’ve turned light into an expressive platform in the form of the digital canvas. Through this, light animates to tell the story of the local environment, it is the light, movement and artistic expression of the community that shares the wider story of The Star and Sydney.”
The Grand Foyer work has been timed with the rebrand of Astral Towers and Residences to The Star Grand Hotel and Residences, following a $100 million investment to its hotel rooms and suites.
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Star Sydney unveils $22 million Grand Foyer interactive light installation design

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Prices are going backwards on South Yarra's Fawkner Street where a new home development site was passed in on a $2.5 million vendor bid last Saturday, having traded for $2.6 million in 2017.
<a href="https://www.realestate.com.au/property-house-vic-south+yarra-130914522" target="_blank">The 1980s three bedroom home</a> on 335 square metres has approvals secured by the Lumiere Group's Greg Adshead and Nathan Foley.
It's for a design by Megowan Architectural and intended to sit in gardens landscaped by Jack Merlo (pictured below).
<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/2019/5/31/fawk%201.jpg" alt="">
RT Edgar agent Mark Wridgway was signally $2.4 million to $2.5 million in pre-auction guidance, with a $2.65 million reserve revealed post auction.
Wridgway's lengthy onsite auction spiel mentioned everything except the recent shooting murder in nearby Fawkner Park.
The auction attracted Marshall White agent Marcus Chiminello who has a nearby 518 sqm listing.
It is the investment offering of the Sitch family who have it back for sale with a $4 million to $4.4 million guide, after having sliced off a slither of land for their neighbouring holding, just eight months after they paid $4,571,000 for the home marketed as South Yarra's finest single level Victorian heritage home.
 
 
 
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jchancellor-FAypfDUnLy

Prices in reverse at Fawkner Street, South Yarra 

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The property services group Oliver Hume has added more than $1.5 billion worth of new project land and apartment sales to its pipeline since Christmas.
The company’s developer clients are planning to bring a host of new projects to the market over coming months. 
So far in 2019 the company has been appointed to advise on 10 new projects by eight different developers across Melbourne and South East Queensland. The projects have a total sales value in excess of $1.5 billion.  
Oliver Hume Chief Operating Officer Julian Coppini (pictured below) said the new appointments reflected the company’s proven ability to understand a range of markets and provide developers with research and insights that deliver clear competitive advantage.
<img src="https://www.urban.com.au/images/2019/4/26/Julian%20Coppini.jpeg" alt="">
“In tight markets, understanding consumer trends is absolutely critical,” Coppini said.
“With more than 40 projects across the country in our portfolio we can deliver unmatched insights into not just the sales and marketing strategy but underlying project planning.
“Developing the correct product mix for the local market based on the latest demographic research, having an effective display village strategy and access to a large network of builders are just some of the areas where we add value and why more developers are choosing Oliver Hume.”  
In Victoria, the new appointments include 72 apartments at the East Side Village project at Hawthorn East (pictured top), 220 homesites ($55 million) at Maddingley for developer Werribee Vale Developments and an infill project at Greenvale with projected total sales of $9 million.  
The company is also preparing to launch two major new masterplanned communities in 2019 for long term client Villawood at Lara (1,179 lots, $300 million) and Sunbury (2,000 lots, $800 million). 
In Queensland, the company this year has been appointed to sell the balance of Tribeca’s $25 million OTTO project at Coomera; the $135 million, 600-lot Carver’s Reach project at Park Ridge for Golden Gate Property; the Arcadia Park Ridge project for developer Goldengrove; and a soon-to-be-launched project at Ripley. 
The company is also preparing to launch a major marketing campaign for Oliver Hume Property Fund’s The Verge project at Logan Reserve.  
Coppini said that despite recent softer market conditions in Melbourne and Sydney, developers were still bringing new projects to market. 
“The Melbourne and Sydney markets have been under pressure for the last nine months but we are still seeing quality developers, with good product, bring new projects to market,” he said.
“Developers that are able to adapt to the market and compete strongly are still well positioned to attract financeable buyers.
“In Victoria, where prices and volumes have been under the most pressure, there has been a distinct pivot by buyers to focus on small blocks and townhouse product. These more affordable options present less finance and valuation risk and are selling as fast as they can be made available.”
He said townhouses were becoming the preferred option for many buyers across inner, middle and outer Melbourne areas as the provide an affordable alternative to established housing. 
In Queensland, where the market has remained relatively stable over the last 12 months, the company has secured a number of new local developers as clients and extended its relationship with Defence Housing Australia (DHA). 
“With strong interstate migration, a stable economy and plenty of new infrastructure on the way we are quite optimistic about the South East Queensland market and that is manifesting in the number of developers pushing ahead with new projects,” Coppini said.
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Property services group Oliver Hume wins $1.5 billion of new projects

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GUEST OBSERVATION
The real estate agents of the land will be toasting the departure of upstart disruptor Purplebricks who are packing up and going home to Britain. Crisis over. No more nasty TV commercials playing to a nations’ already healthy distrust of traditional agents.
But it’s not that simple. Real estate agents still rank 27 out of 30 professions in terms of respect and reputation – below politicians and just above car sellers.
Purplebricks lost because they were even worse. They correctly targeted the problem – agents who will do anything to get you to sell your house so they can clip the ticket with fat commissions. A system which inherently mis-aligns incentives between provider and customer. Have you noticed now is always a “great time to sell” regardless of whether the market is going up, down or sideways? Yes, because it’s always a great time for an agent to trouser a healthy commission. Hence why the profession is held in such low esteem by its customers.
Purplebricks was a “disruptor” to use the favourite word from my second home, Silicon Valley. And they correctly belled the cat on the problem with the status quo. But their problem is they replaced it with something worse. You paid them whether or not they successfully sold your house. Now a problem that plagues the industry at the best of times – agents “buying your business” by giving you an inflated idea of what your house will sell for – had no constraints to hold it back. At least a traditional agent has to do what the industry euphemistically calls “vendor management” – talking you back down to the price it will actually sell at or they won’t get paid on commission. Purplebricks didn’t even need to do that – if your property didn’t sell at the (inflated) price they told you it would, they were paid anyway. All care but no responsibility. Indeed, a total lack of responsibility.
Too little too late they changed and near doubled their fee to include a second half that only got paid if you sold. And then they too got in the business of “vendor management” – indeed they had competitions internally to see who could talk their clients down by the largest discount to the original asking price. It wasn’t a good look when that became public!
So, I expect we’ll see a series of triumphant “I told you so” pieces in the real estate industry press celebrating the departure of the young bull and triumph of the old ones.
My counsel, having seen this movie in countless other industries over the last 30 years? Don’t celebrate too hard folks, the voting public still has a huge problem with the real estate industry – its incentives and its ethics. Winter is still coming. Just not quite yet. Not that the current market slowdown hasn’t been hard enough for a commission driven industry.
Amazon was not the first online retailer. Google was not the first search engine. Tesla was not the first electric car. Change will come, but not, as always, without some false starts. No less an authority than MacQuarie Bank – who banks more than half the industry - have told them so at a major conference late last year. Data and digital disruption will come, margins will compress, customers will demand transparency. It’s only a question of when and how those realities come to pass.
And if it’s true in real estate sales, all the more so in the poor cousin of the industry – rental property management. The quiet achiever of the real estate industry has been treated as a cash cow by the sales agents who own the agencies for decades now. It’s the only thing that is keeping many agencies alive in the current downswing.
But the incentives here are also misaligned. If the agent tells an owner they will get an (inflated) rental price for their property in order to secure the business, who pays for the error? The owner – with an empty unlet property until they are also “managed” back to a realistic price. If the agent doesn’t stay on top of their brief and collect the rent from a recalcitrant tenant, who hurts from the error? Not the agent again – the owner.
The message from Purplebricks is clear – the status quo is not OK – the customers are not happy – and just because one “disruptor” with an even more mis-aligned business model than the old guard failed, do not assume winter isn’t coming. It will. The good agents know this and are working on how they can build a sustainable model that is aligned with the interests of their clients. Those who don’t adapt will die. I just can’t tell you when yet.
That’s why some more innovative new participants in the industry are starting to do things differently by genuinely putting owners first, offering guarantees that if agents don’t quickly find a new tenant or collect the rent on time, then the agent, not the owner bears the cost.
Evan Thornley is the co-founder, investor and executive chair of new style agency LongView. 
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jrobinson-rf4aSBido9

Winter still coming for real estate agents despite Purplebricks departure

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The hotelier Justin Hemmes has sold his family's longstanding landmark building, Wirrara in Potts Point ahead of tonight's auction.
The corner building had been listed for sale with an $11 million plus guide through Allan Levy from Metro Commercial inconjunction with the local R&amp;W office, but Hemmes was actually hopeful of $13 million, which would reflect a 4 percent yield.
The building's listing coincided with the lease of Arida formally expiring this August.
Through the years, as the Hemmes family expanded their fashion and restaurant business, they also started buying up the buildings in which they operated their different businesses. His parents opened a Thai tea café within their Sydney CBD fashion building in the early 1970s.  
One of their first Merivale coffee shops was this one in Potts Point.
Justin Hemmes' late father, Mr John bought the property at 61-63 Macleay Street for $1.428 million in 1988.
The offering was a rare offload by the hotelier.
Set in the corner of Macleay Street and Challis Avenue, the mixed-use freehold investment located features four large apartments and two retail shopfronts. 
It boasts Merivale’s Fish Shop at street level and the Arida clothing retail outlet next door. 
<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/2019/5/8/Hemmes2.jpg" alt="">
Justin Hemmes, who hosted Prime Minister Scott Morrison’s campaign fundraiser at his Vaucluse estate on Monday night, has acknowledged the Potts Point premises needed some rectification works.
But the hotel baron will soon have his hands full with a mooted $1 billion redevelopment of his recently expanded Ivy, George Street site in the CBD.
He has not lodged any plans, but intends to redevelop the site with an office tower and a hotel, in partnership with investors.
There is current $520,950 total rental income with $328,550 from the Potts Point shops and $192,400 from the four upstairs units per annum. 
The luxury retailer of international clothing brands and distinctive interiors has been on a five year lease at $158,000 a year.
It has been trading there, in one name or another, for almost two decades.
The neighbouring Hemmes-run restaurant The Fish Shop has been on a $170,000 a year lease which Hemmes could continue subject to the next owners' wishes.
It has been many restaurants through the decades including Juillet's, Moran, Giraffe, Clochemerle, Lotus and Merivale.
At one point the building was leased by Thelma and Terry Clune, the gallerists, who are best associated with the adjacent acclaimed Yellow House. 
The total internal 741 sqm area comprises 300 sqm of the ground floor. 
There are $10,000 estimated council rates, $93,000 water rates and $55,000 land tax. 
The property is part of the Santa Fe row of 1905 Queen Anne style terraces that once ran from 45 to 63 Macleay Street.
It is part of the surviving half of a set of 10 terraces, designed by architect Maurice B Halligan, some of them demolished to make way for the Chimes.
One of the terraces, also in a neglected state, is the Holiday Inn, which is owned by the Benjamin family.
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Justin Hemmes sells longtime Potts Point retail building pre-auction

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Port Adelaide's iconic Portland Hotel premises has been listed for sale for the first time in over a decade.
The <a href="https://www.commercialrealestate.com.au/property/286-commercial-road-port-adelaide-sa-5015-2014996691" target="_blank">Commercial Road property</a> last sold in 2006 when it fetched $2.3 million, $300,000 up from its $2 million trade just two years earlier.
The Portland Hotel was established in 1886.
The ground floor comprises a sports bar with pool table, a bistro lounge, TAB, alfresco area and a gaming lounge with 33 machines.<a href="http://commercialpropertysearch.savills.com.au/ad924a0c-5a44-e911-80dd-005056816dfc/Sale/Port-Adelaide/286-Commercial-Rd"> </a>It is serviced by the main kitchen.
Upstairs there are 14 bedrooms, a communal kitchen and an office.
<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/2019/5/8/Portland2.jpg" alt="">
Savills agents Rob Williamson and Steve Bobridge are marketed the freehold corner property with a long term lease 5+5+5+5+5+5 years
It has a current net rental of $235,000 per annum with a building area of 1,155 sqm.
 
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Savills list Port Adelaide's Portland Hotel

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The waterfront Circular Quay premises of Guylian Belgium Chocolate Café has been listed for sale.
The rare freehold property comes with price expectations of up to $35 million.
Property records show the asset is owned by Kazal Bros, run by businessman Karl Kazal, one of the brothers of the prominent Kazal property-developing family.
Mr Kazal owns several other lots in the Opera Quays complex. 
The sale includes <a href="https://www.realcommercial.com.au/property-retail-nsw-sydney-503162790" target="_blank">lots 10, 11 and 54 of Opera Quays</a>, which have been offered for the first time.
Lots 10 and 11 comprise 120 sqm of net lettable area and are supported by two outdoor licenced areas.
<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/2019/5/7/Guylian1.jpg" alt="">
They can be purchased separately or in one line, with vacant possession with potential leaseback of the retail space to Guylian.
Lot 54, the Guylian retail space, also has office suites above the space.
<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/2019/5/7/Guylian3.jpg" alt="">
Cushman and Wakefield agents Anthony Bray and Ryan Cross are marketing the property.
Last month another waterfront space along the Circular Quay Wharf, which is currently tenanted by Buckleys Craft Beer Bar, was listed for sale.
In 2017, the Kazal family sold the Buckley's Bar site in the Bennelong Building at Circular Quay for $21.5 million, a deal also brokered by Mr Bray and Mr Cross.
The buyer of the Opera Quays property will be able to purchase the site with vacant possession or opt for a lease-back arrangement with a five-year term and five-year option with an initial net rent of $600,000 per annum.
<a href="https://www.realcommercial.com.au/property-retail-nsw-sydney-503162790"> </a>
 
<h2 class="PrimaryDetails_headline_W569Z"> </h2>
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Opera Quays home of Guylian Belgium Chocolate Café listed

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Geelong, one of the nation's strongest performing property markets, has begun its price decline, according to property valuation firm Herron Todd White.
Both its houses and units have slipped into the starting to decline bracket in the May property clock, along with the north-east New South Wales city of Tamworth.
The prices are down for their 2017 peak, although no apparent signs of loss taking.
There was however no price growth at 403/8 Gheringhap Street Geelong which recently fetched $465,000, the same off the plan price paid in 2011 for the two bedroom apartment.
It was currently tenanted to at $420.00 per week until October with the agent advising it was "well priced for this type of property considering the location and the rental return."
The nearby $430,000 apartment at 701/8 Gheringhap Street Geelong sold at the lower end of its guidance.
The seventh floor one bedroom unit was listed with $429,000 to $459,000 price guidance, having last sold at $380,000 in 2013.
There was also little price growth at the three bedroom town house at 39 Alexandra Avenue Geelong.
It sold recently at $1.05 million, having traded at $1.02 million in October 2017.
Despite the start in declining prices, Herron Todd White noted there was an ongoing severe shortage of property in relative to rental demand.
The demand for new houses is strong, but the volume of house sales is declining.
Property Observer noted a drop in the auction clearances rates last August, from <a href="/expert-insights/buying/geelongs-auction-clearance-rates-drop-from-80-percent-to-50-percent">80 percent to 50 percent</a>.
Earlier this year <a href="/expert-insights/buying/troubling-resales-39-of-melbourne-and-geelong-s-land-market-stock-rpm-real-estate">more than a third</a> of Melbourne and Geelong land lots were being sold are resales.
It was only late last year that CoreLogic's Cameron Kusher's research found Geelong <a href="/expert-insights/buying/geelong-leads-regional-property-markets-in-houses-and-units-corelogic">leading the way in house and unit markets</a>.
Last December HTW noted Geelong, the second largest Victorian city outside of Melbourne, was defying the emerging downward market trend amid a tightening of lending rules favouring regional markets and first home owner grants for regional areas as the twin major buoyant factors.
Bucking the decline trend with its recent $570,000 sale was the two bedroom house at 1/17 Brownbill Street, at well above the $470,000 to $510,000 price guidance.
The Geelong decline extends to its house and land.
"Although the Geelong market has cooled, we are still seeing construction values stacking up against comparable properties sold, however this may not be the case moving forward," HTW said in their May review.
To enlarge HTW's housing property clock, <a href="https://www.propertyobserver.com.au/images/2019/5/8/May-Clock1.jpg" target="_blank">click here</a>.
<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/2019/5/8/May-Clock1.jpg" alt="">
"There are concerns about the market slowing in Geelong, with longer days on market, increased stock levels and changes in lending policy in the wake of the royal commission into banking," HTW noted.
"There are still good opportunities in the current climate."
Geelong currently has a number of large englobo developments with land for sale.
First home buyers are being drawn to land developments in Armstrong Creek, Torquay, Drysdale and Ocean Grove.
Around 30 to 40 percent of sales within new developments are first home buyers.
Developers are selling 350 sqm blocks for $430,000, with building rates in the Geelong region varying from $1,200 to $1,500 per sqm for a standard volume build, increasing to anywhere between $2,000 and $5,000 per sqm for a custom build.
Herron Todd White questioned, in the current property climate, whether purchasing land in a new development is a good idea for first home buyers.
"Typically, land within these locations doesn’t have as high capital return due to the oversupply levels," they said.
They added affordability will likely be a key factor, with the more established residential areas often having a higher entry point of value, but the rewards are greater.
"Often it’s the established areas that tend to have a higher return on value due to the fact that a modern dwelling is constructed within a location closer to established infrastructure.
Geelong units have also started to decline, joining the Central Coast and Coffs Harbour, as well as the Gold Coast. Tamworth too has seen it move from the peak of the market into a declining market.
To enlarge HTW's unit property clock, <a href="https://www.propertyobserver.com.au/images/2019/5/8/May-Clock2.jpg" target="_blank">click here</a>.
<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/2019/5/8/May-Clock2.jpg" alt="">
 
 
 
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Geelong house and apartment prices now in decline: HTW property clock

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EXPERT OBSERVER
As this year’s federal election fast approaches and Scott Morrison and Bill Shorten campaign throughout the nation, the state of the national property market continues to be a key matter of contention. 
The Labor Party has pledged to make sweeping changes to negative gearing and capital gains tax whilst the Liberals have suggested they will be relying on the Reserve Bank of Australia to cut interest rates – which could come as early as this week - in a bid to regenerate market activity. 
But what both parties have yet to fundamentally address is just how much the property industry serves the economy, and the policies that are required to ensure the market can continue to be an important driver for the economy as it once was, and help fund the major infrastructure projects that both parties have pledged to deliver should they be elected come May. 
Take for example Labor’s planned changes to negative gearing, which on the surface look to be a win for first home buyers – albeit at the expense of investors who play a vital role in providing rental stock and therefore are critical to the economy - and, according to ALP calculations, would save $2.9b in tax concessions over four years. 
Alternative projections however, paint a different picture. Labor’s proposed changes will be grandfathered, so current investment properties will not be affected by the changes – no savings to the country’s purse pocket to be had there. Meanwhile both the state and federal governments’ ‘anti-investment’ sentiment has all but eradicated investors from the market altogether since sweeping regulatory changes took effect in 2017. 
Tighter lending restrictions coupled with declining construction rates mean first home buyers are unlikely to produce the same momentum that investors once did, so it’s doubtful this activity will generate the economic impact that is required over the long-term. 
In fact, if former Liberal treasurer Joe Hockey is to be believed, a similar play in the early 1980s under the Hawke Government led to rent increases that impacted household earnings, therefore affecting buyers’ ability to enter the market altogether, which ultimately led to negative gearing being reinstated in 1985. 
But why should this worry the voters? Without the significant cashflow generated from the property market, infrastructure projects become difficult to fund, carrying a heightened risk of a budget deficit blow out or new taxes to cover the costs. Layer that on top of already declining consumer confidence and a languishing property market, we will see sentiment plummet even further, quickly – carrying with it all the markers of a major recession. 
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Instead of focusing on handouts and short-term strategies in an effort to lure voters, what we need is a long-term outlook and a set of bold policies to encourage cash inflow into Australia at an international level. 
A plan to support first home buyers while cutting off investors or vice versa, all the while turning our backs to capital injections from international markets, will no longer cut it - without addressing the bigger picture, the mounting bill for major infrastructure projects both planned and underway, will soon become too big to ignore. 
Ever since the property boom peaked in 2017 and sweeping federal regulatory changes were introduced, ‘international investment’ has become a dirty word. So much so that both major parties have completely backed away from any policies that would relax these restrictions and once again entice foreign capital, for fear of incurring the wrath of voters. 
It’s the elephant in the room that neither party has addressed. 
But what many fail to realise is that this same foreign capital led to sustained development activity, providing much-needed cashflow into the country – which has subsequently helped to fund many of the projects that are currently underway - as well as generating countless construction jobs and economic prosperity, all of which are now steeply on the decline. 
When Canada enforced similar restrictions to overseas cashflow in 2018 after a sustained property boom where prices rose over 300 per cent1 in 15 years, the effects on their housing market were swift, causing a significant chain of reactions that are still, painfully, at play. 
House prices in Vancouver have decreased close to 8 per cent on the previous year, while sales volumes have slowed to the lowest rates in 30 years. Housing analysts first speculated that this would encourage an uptake of first home buyers finally getting their foot in the door, however the stringent lending restrictions at a local level means these buyers are still unable to get into the market despite the price correction.2 
Sound familiar? 
In fact property prices in Vancouver are on the decline so quickly, analysts are forecasting that soon home owners in high-risk pockets could owe more on their mortgages than there is value in their homes, creating a catastrophic negative equity environment, the likes of which we last experienced in the lead up to the Global Financial Crisis in 2008. And that’s where things start to get very scary. 
A controlled reintroduction of foreign capital in Australia is not to say there should not be stringent prudential regulations in place to safe-guard the way in which this investment flows and where it is directed. The days of large-scale high rise developments selling overwhelmingly to foreign investors are behind us, and so should they remain.
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If managed correctly, there are a myriad of ways offshore capital can be encouraged into the economy. This would avoid placing such upward pressure on residential property prices, thus allowing our local home buyers the opportunity to gain a foothold into the market while protecting our economic outlook into the future. 
What we need is a policy that relaxes restrictions enough for local buyers to access the market and allows Australia to once again court overseas investment while supporting the economy as we spend up big funding infrastructure upgrades across the country. We need strong leadership in this space where decisions should be made to drive our economy forward, rather than what appeals to a small contingent of voters in the short-term. 
Without a robust policy to encourage local sales and open the doors to international capital, what our major political parties will gain in the short-term, the everyday Australian will lose out in the long-term.
Leonard Teplin is the director of projects at the <a href="https://www.marshallwhite.com.au/agent/leonard-teplin/" target="_blank">Melbourne-based Marshall White</a>.
 
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