Buying into a masterplanned community often means committing to a vision still years from taking shape. At <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>, that vision is already visible.

Residents have moved into the completed first stage, landscaped spaces are established, and the next chapter is now underway. Stage 1 has been completed and settled, with Stage 2 now selling off-the-plan.

Designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a>, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> combines attainable apartment living with sustainability initiatives rarely seen at this price point, including rooftop solar, battery storage and a resident EV-sharing program.

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Located on Schofi​elds Road, just moments from Tal​lawong Metro Station and Schof​ields Train Station, <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been designed to appeal to a broad mix of buyers, from first-home purchasers looking for a foothold in Sy​dney's property market to downsizers seeking a connected, low-maintenance lifestyle.

<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> has been conceived as a thoughtfully planned masterplanned community that will evolve over multiple stages, with buyers now able to secure one, two and three-bedroom apartments within a neighbourhood that is already beginning to establish its identity.

One of the project's defining features is its focus on sustainability. Solar energy systems, battery storage and future EV charging infrastructure have been incorporated throughout the development, reflecting a long-term approach to both environmental performance and everyday convenience.

Sustainability sits at the centre of the development's vision, with solar energy systems, battery storage and future EV charging infrastructure integrated throughout the community.

That emphasis on future-ready living extends beyond the technology. Landscaped communal gardens, outdoor gathering spaces and plans for a future retail precinct aim to create a neighbourhood where residents can access daily conveniences without travelling far from home.

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The apartments themselves have been designed with liveability front of mind. Rather than chasing maximum density, the focus has been placed on creating practical homes with generous natural light, usable layouts and strong connections to outdoor space.

Importantly, these design principles have been applied consistently across the one, two and three-bedroom apartment offerings.

The appeal of <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> is also closely linked to its location within Syd​ney's rapidly evolving north-west growth corridor. Over the past decade, major infrastructure investment has transformed the area, with new transport links, business precincts and community facilities reshaping suburbs like Talla​wong and Schofiel​ds.

The agent says buyers are increasingly recognising the area's long-term potential.

"Typical buyers that we're finding across <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> especially are your first-home buyers, your investors, your upsizers as well as your downsizers," Hawes says.

Connectivity remains one of the project's strongest drawcards. Residents have access to both Tallaw​ong Metro Station and Schofi​elds Train Station, providing links to the Sydn​ey CBD, Norw​est Business Park, Macquari​e Park and other major employment hubs. Retail centres including Rous​e Hill Town Centre and Sch​ofields Village are also nearby, alongside schools, parks and future healthcare infrastructure.

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For Stage 1 resident Roji, it is the balance between convenience and comfort that has defined the experience of living at Kew.

"For me, it's a balance of quality and convenience," she says. "Everything I need is right here."

"If I wanted to catch the train, Scho​fields Station is just around the corner. Tallaw​ong Metro connects me to the city."

More importantly, she says, the development has delivered something that cannot be measured in floorplans or specifications.

"<a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> feels like home."

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As Stage 2 enters the market, that lived experience may be one of the project's strongest selling points. Buyers are not purchasing into an untested concept or a future promise. They are joining a community that is already taking shape.

Ongoing investment in transport, retail, healthcare and public open space continues to strengthen the appeal of Syd​ney's north-west growth corridor, while <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a>'s established first stage provides buyers with a tangible sense of the community's future direction.

For a limited time, buyer can secure a new home at <a href="https://www.apartments.com.au/new-apartments/kew-tallawong-23-27-schofields-road-tallawong-nsw-2762">Kew Tallawong</a> with just a $10,000.

[smartcode_project_cta:default project_id=149637]

Joel Robinson

Kew Tallawong: A growing community taking shape in Sydney's north-west

<a href="https://www.apartments.com.au/developers/freecity">Freecity</a> has received development approval for its 51-storey mixed-use tower at 153-157 Walker Street, North Sydney, set to be one of the tallest mixed-use residential-led buildings in one of Sydney’s most sought-after commercial and residential addresses.

Lodged as a State Significant Development Application (SSDA) through the Housing Delivery Authority (HDA) pathway and approved by the NSW Department of Planning, Housing and Infrastructure following a comprehensive public exhibition and submissions process, <a href="https://www.apartments.com.au/new-apartments/153-walker-street-north-sydney-nsw-2060">the project</a> will deliver 296 apartments, alongside a 170-room, luxury hotel, activated retail and significant public domain improvements.

Situated just 200 metres from Victoria Cross Metro Station, on one of the largest developable sites in North Sydney, the development will rise to 234 metres, making it one of the tallest buildings in the suburb. With an end value of approximately $1.5 billion, the project responds directly to the NSW Government’s mandate to accelerate housing delivery in well-located, transit-connected areas.

<img alt="Freecity gets green light for mixed-use residential and hotel tower in North Sydney" data-entity-type="file" data-entity-uuid="192ec455-94bf-4e01-83ef-922b1b269d67" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Freecity%20-%20Walker%20Street%20North%20Sydney%201%20RESIZED%20.jpg?VersionId=Bzqp0SBHCDvLAHjA4QXkjuGoOEIh73Jl" />

The apartment mix will cater to a broad range of buyers, with 65 studio and one-bedroom apartments, 139 two-bedroom residences, 35 three-bedroom apartments, 48 four-bedroom homes, and nine penthouses. Residents will have access to a dedicated amenity level on Level 33, featuring a swimming pool with views towards the Harbour Bridge, Sydney Opera House and North Sydney CBD, as well as a gym, library, shared kitchen, lounge and outdoor entertaining areas.

The hotel will occupy the lower six levels of the building and include meeting and function spaces, a wellness centre with gym, yoga studio, swimming pool and sauna, further strengthening North Sydney's growing hospitality offering.

At ground level, the development has been designed to improve pedestrian connections through the precinct. More than 700 sqm of retail space will activate the street frontage, while a landscaped through-site link connecting Walker Street, Little Walker Street and Doris Fitton Park will provide new public open space with seating, paving and extensive native landscaping.

Freecity Group Co-Founder and Joint CEO Tony Sun said the project represents one of the most significant development opportunities currently available in North Sydney.

"This is one of the most significant development sites in North Sydney and it comes at a pivotal moment for the precinct," Sun said.

"North Sydney is undergoing a genuine transformation, and this project will contribute housing the city urgently needs while creating a landmark destination."

Executive Director of Development Michael Romano said demand for both residential and hotel accommodation would continue to strengthen as the Metro precinct matures.

"The structural demand for high-quality housing and hotel accommodation in North Sydney is compelling, and will only grow as the precinct continues to evolve around the new Metro station," Romano said.

Architectus has designed the tower, orientating the apartments to maximise views towards Sydney Harbour while introducing a sculpted façade intended to respond to light, wind and the surrounding skyline.

Architectus Principal Marko Damic said the design sought to create a tower that contributes to the public realm as much as the skyline.

"We wanted to design a tower that doesn't just sit in the skyline but actively participates and contributes to city life," Damic said.

First look: Freecity gets green light for mixed-use apartment and hotel tower in North Sydney

<a href="https://www.apartments.com.au/developers/abadeen">Abadeen</a> and <a href="https://www.apartments.com.au/developers/perifa">PERIFA</a> have celebrated the topping out of <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf,</a> marking a significant milestone in the delivery of one of Syd​ney's most anticipated waterfront communities.

Located on Sydney's harbourfront at <a href="https://www.apartments.com.au/developments/putney-nsw-2112">Putney</a>, the project has now reached its highest structural point, with construction progressing strongly towards completion in 2027. 
&nbsp; 
The milestone was celebrated on-site with project partners Phoenix Property Investors, Mitsubishi Estate Asia, Versatile Construction, <a href="https://www.apartments.com.au/architects/sjb-architects">SJB</a>, consultants and stakeholders, to recognise the collective effort behind the transformation of the historic waterfront site into a vibrant new residential, marina and lifestyle destination.

[smartcode_project:default project_id=13962 project_image_fid=362240] 
&nbsp; 
<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will deliver a mix of waterfront residences and terraces, complemented by a private 36-berth marina, waterfront dining opportunities and a revitalised foreshore designed to reconnect the community with the river's edge. 
&nbsp; 
Abadeen Executive Chairman and Founder Justin Brown said the project represented a rare opportunity to create the next chapter in Sydn​ey's long history of successful waterfront precincts. 
&nbsp; 
"Throughout Sydney, some of the city's most sought-after addresses have emerged from carefully considered waterfront precincts such as Woolloom​ooloo Wharf, Walsh Bay and Breakfast Point," Brown said.

[smartcode_project:default project_id=13962 project_image_fid=362566] 
&nbsp; 
"What makes these places so successful is that they become much more than residential developments," Brown said.

"They bring together homes, hospitality, marina facilities, public spaces and a strong sense of community in locations where future supply is incredibly limited."

Brown has long described absolute waterfront land in Sy​dney as "finite."

"Once these opportunities are developed, they are rarely replicated. That's why Syd​ney's waterfront precincts have consistently demonstrated strong demand and long-term value growth over many decades. 
&nbsp; 
"<a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is one of the few remaining opportunities to secure a residence within a masterplanned waterfront community that combines direct water access, marina ownership opportunities and a genuine village lifestyle just moments from the Sy​dney CBD."

[smartcode_project:default project_id=13962 project_image_fid=362564] 
&nbsp; 
PERIFA Founder and Managing Director Fabrizio Perilli said the project reflected a shared commitment to delivering exceptional places that create long-term value for residents and the broader community. 
&nbsp; 
"The topping out milestone is a significant achievement for the Versatile Group and a testament to the collaboration between all project partners, consultants and contractors involved," Perilli said. 
&nbsp; 
"Beyond the residences themselves, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> will establish a new waterfront destination that celebrates the history, character and lifestyle of this unique location while creating a lasting legacy for future generations."

[smartcode_project:default project_id=13962 project_image_fid=291195] 
&nbsp; 
Construction is being delivered by <a href="https://www.apartments.com.au/builders/versatile">Versatile Construction</a>, with structural works now substantially complete across the precinct. Attention will progressively shift to the construction of the waterview terraces, apartment façades, services and interior fit-out works over the coming months. 
&nbsp; 
With limited residences and marina berths remaining, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> continues to attract strong interest from owner occupiers and downsizers seeking a premium waterfront lifestyle within close proximity to Putne​y Village, Rh​odes, Top Ry​de and the Syd​ney CBD. 
&nbsp; 
As one of the last opportunities to secure a residence within a new masterplanned waterfront community on Sy​dney Harbour, <a href="https://www.apartments.com.au/new-apartments/putney-wharf-harbourfront-precinct-20-waterview-street-putney-nsw-2112">Putney Wharf</a> is expected to remain a highly sought-after address for years to come.

[smartcode_project_cta:default project_id=13962]

Abadeen, PERIFA, top out Putney Wharf harbourfront precinct

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]

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.

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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."

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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

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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The beachfront Base Backpackers on Magnetic Island has hit the market.
Tenanted to Base Backers of Tourism Adventure Group, the property at 1 Nelly Bay Road sits on a near 1.1 hectare site fronting the water.
The main building occupies a total area of 1,244 sqm and the accomodation is in huts and campsites.
<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/2018/11/19/Base3.jpg" alt="">
There are a total of 186 beds, 11 campsites, a commercial kitchen and a swimming pool.
Savills Hotels senior executive Christian Tsalikis says the offering will stand as a secure investment, underpinned by the lease to Base Backpackers. 
“Tourism Adventure Group owns and operates 28 backpackers across Australia and New Zealand through their three brands – BASE, NOMADS, and UNITED,” Mr Tsalikis said. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/19/Base4.jpg" alt="">
Tsalikis is handling the marketing with Leon Alaban, Savills Hotels director, who said the unparalleled location attracts both international and domestic tourists who want to experience the best of what Queensland has to offer.
“The offering provides investors with the ideal beachfront asset, a solid covenant with a lease to Base Backpackers, who operate a business that procures an excellent trading history."
Offers to purchase close December 5.
 
 
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jrobinson-rf4aSBido9

Base Backpackers on Magnetic Island hits the market

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The former Bondi Junction commercial space of the Traditional Chip Shop is being offered with no rental payments until next year.
The Traditional Fish Shop had had a brand new lease term of 10 x 10 years when the property at 1/78 Bronte Road sold two years ago for $1.74 million.
They were paying $104,000 per annum for the lease. The shop has been up for lease since May when it was asking $93,600 per annum.
<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/2018/11/19/chip2.jpg" alt="">
The two level property, which was marketed as recently built when sold in 2016, has 165 sqm space including the loading dock and storage area.
It is equipped with a grease trap, cool rooms and freezer.
The Brit-targeted Traditional Chip Shop was set up by an Irish couple living in Sydney. 
TV chef Colin Fassnidge, from Dublin, was on hand at the official opening in 2015.
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Bondi Junction's former Traditional Chip Shop space offering free rent until 2019

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The home of Blender Gallery on Paddington's Elizabeth Street has sold with approved plans for a major renovation.
The commercial terrace at <a href="https://www.realcommercial.com.au/property-retail-nsw-paddington-502978750" target="_blank">16 Elizabeth Street</a> features a freestanding two level studio at the rear of its 100 sqm site.
Plans approved earlier this year allow for three separate rental revenues with approval to renovate and add off-street parking.
<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/2018/11/19/Blender2.jpg" alt="">
Last traded for $1,325,000 in 2016, BresicWhitney Darlinghurst agents Ivan Bresic and Michael Seally were asking $1.55 million following its unsuccessful auction campaign. 
They initially sought $1.6 million.
Blender Gallery was established in 2001 and sells prints and iconic images of music and musicians over the last 50 years.
<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/2018/11/19/Blender3.jpg" alt="">
Blender Gallery has become the major brand in fine art music photography in Sydney, Australia.
Blender Gallery is the official Australian representative of Rockarchive.com based in the UK and The Morrison Hotel Gallery of the USA.
 
 
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Elizabeth Street Paddington gallery with David Bowie mural sold

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EXPERT OBSERVER
The announcement that Sydney Markets will move from Flemington to the Aerotropolis in Western Sydney means the existing Flemington site could become a new type of development.
Sydney’s markets were originally in Haymarket close to Darling Harbour but as the city grew they moved west to Flemington closer to the then centre of Sydney at Parramatta.
With Sydney now planned to have three city centres the announcement that the markets will move further west to be part of the third city at the Aerotropolis completes their move to the areas of growth.
This will leave a large site at Flemington ripe for redevelopment.
The Urban Taskforce has asked Sydney architect Tony Owen to develop an exciting vision for the redevelopment of the Flemington site in a manner that retains a number of market uses.
Tony Owen’s proposal (pictured above and below) sets a new standard for urban renewal by incorporating greenery throughout the new built form.
<img src="https://www.urban.com.au/images/2018/11/19/Greenery.JPG" alt="">
Buildings are dripping in greenery and lower height buildings have green roofs that are used for agriculture that could include cows grazing and free range chickens.
There is another great benefit of the proposal in that all the greenery will reduce the heat build up on the site and manage water run off better as well as cleaning the air.
Flemington 2036 is a glimpse into how urban development will occur in the future. The main residential accommodation is in green towers that overlook the shared facilities and markets in the middle of the site.
Tony Owen has cleverly located the tall buildings nearest the highway and commercial areas with lower buildings near existing residential areas.
The amazing potential of the Flemington site is that a whole community can live and work there with 10,000 residents and 4,000 workers all coming together in a park like environment.
What Tony Owen's vision demonstrates is that urban environments can be green and connected to Urban Agriculture. The whole Flemington village will be self sustainable with the food grown on the site.
The Flemington site is well located between the Sydney CBD and the growing city of Parramatta and it has its own railway station.
There is the option of providing a new station on the proposed Metro West line to further connect the site to jobs in Parramatta and in the Sydney CBD.
Redevelopment of a large site like the Flemington Markets must be a leading example of a new approach to urban living.
CHRIS JOHNSON is the CEO of Urban Taskforce
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cjohnson-8xfqfuuCSq

When Flemington Markets relocate to the Aerotropolis the site can become a new green urban village: Chris Johnson

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Adelaide delivered the strongest weekend auction result of all the capital cities - and also had one of the notable sales at $5.2 million.
It was a seven bedroom Tennyson beachside mansion sold by the Shahin family, owners of Peregrine Corporation, one of the state's biggest petrol convenience store operators.
The three-storey 2010-built home at <a id="x_mcntLPlnk705040" class="x_mcntOWAAutoLink" href="https://www.realestate.com.au/property-house-sa-tennyson-123662606" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">81 Seaview Road Tennyson</a> (above and below) had been for sale on and off for four years through almost a dozen different agents, The Sunday Mail reported.
It's initial asking price was $5.9 million for the home with sea views from most of its 1000 sqm 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/2018/11/19/tenny2.jpg" alt="">
It was built after the 755 sqm block was bought for $1.95 million in 2009.
"The scope of architectural bravery invested sets a new benchmark in design and functionality," Sotheby's selling agent Grant Giordano said.
The Indaily website reported the home had been designed to emulate “a luxury cruise liner.”
Adelaide's clearance rate was 64 percent, according to CoreLogic, well ahead of the next best selling capital which was Sydney on 48.5 percent.
Click here <a href="https://www.propertyobserver.com.au/images/2018/11/19/CL-Nov19.jpg" target="_blank">to enlarge.</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/2018/11/19/CL-Nov19.jpg" alt="">
The national national clearance rate sat at 45 percent but is expected to fall below 45 per cent for the third consecutive week.
<div class="x_mcntcq-article-content-paras x_mcntsection">
Last week's final auction clearance rate fell to its lowest level since 2012 at 42.7 percent.
Melbourne delivered a weakened result with a 43.5 per cent preliminary clearance rate from its 1400 auctions. 
<div>Melbourne was host to 1,411 auctions down from the 1,732 auctions this time last year.</div>
<div> </div>
<div>The top sale was <a id="x_mcntLPlnk363034" class="x_mcntOWAAutoLink" href="https://www.realestate.com.au/sold/property-house-vic-hawthorn-129567206" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">21 Kinkora Road, Hawthorn</a> (below) was $6.1 million with two bidders seeking the offering.</div>
<div> </div>
<div><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/2018/11/19/hawt1.jpg" alt=""></div>
<div> </div>
<div>The six bedroom 1920s home on 1570 sqm had been listed with $5 million to $5.5 million price guidance.</div>
<div> </div>
<div>It was announced on the market at $5.7 million, but the buyers agent Mal James suggested the sale price reflected a 15 percent dip in land price on 2016/2017 results.</div>
<div> </div>
<div>AMP Capital chief economist Shane Oliver told Fairfax Media that Melbourne was "starting to look even weaker than Sydney."</div>
<div> </div>
<div>Melbourne also had the nation's cheapest sale when <a id="x_mcntLPlnk797433" class="x_mcntOWAAutoLink" href="https://www.realestateview.com.au/real-estate/8-177-north-road-elsternwick-vic/property-details-sold-residential-12187721/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">8/177 North Rd, Gardenvale</a> was sold for $250,000 pre-auction.</div>
<div> </div>
<div>The top floor one bedroom 1960s unit with 38 sqm space last sold in 2008 for $180,000.</div>
<div> </div>
<div>The revamped childhood home of former North Melbourne coach Denis Pagan failed to sell at weekend auction.</div>
<div>
The auction offering at <a id="x_mcntLPlnk598448" class="x_mcntOWAAutoLink" href="https://www.realestateview.com.au/real-estate/140-station-street-carlton-vic/property-details-buy-residential-12182925/" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">140 Station Street, Carlton</a> (below) was a new townhouse incorporated by developers into the original weatherboard home of the Pagan family.
<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/2018/11/19/CARL.jpg" alt="">
The three bidders stopped at $2.125 million.
It is now for sale at $2.2 million.
</div>
<div>The Herald Sun reported Melbourne auction numbers will remain high until mid-December, with close to 1000 next weekend despite the Victorian state election.</div>
</div>
<div class="x_mcntcq-article-content-paras x_mcntsection">
Sydney, with 874 auctions scheduled, returned a preliminary clearance rate of 48.5 per cent.
It was less active than the same week last year when 1,061 homes were taken to auction across the city. 
"The final auction clearance rate for Sydney has been below 45 per cent for three of the past four weeks, and it’s likely that we will see that again this week as final results are collected," CoreLogic auction analyst Kevin Brogan said.
<div>Last November the clearance rate across Sydney was recorded at 54.8 per cent.</div>
<div> </div>
<div>Sydney's top sale was <a id="x_mcntLPlnk569352" class="x_mcntOWAAutoLink" href="https://www.realestate.com.au/property-house-nsw-mosman-129570438" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">13 Cyprian Street, Mosman</a> (below), which sold for $4,925,000.</div>
<div> </div>
<div><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/2018/11/19/mos1.jpg" alt=""></div>
<div> </div>
<div>The deceased estate was offered to the market for the first time in 57 years.</div>
<div> </div>
<div>Brisbane's clearance rate sat at the weakest on the east coast at 40 percent.</div>
<div> </div>
<div>There was $4.275 million sale at <a id="x_mcntLPlnk201837" class="x_mcntOWAAutoLink" href="https://www.realestate.com.au/property-house-qld-bardon-129601450" target="_blank" rel="noopener noreferrer" data-auth="NotApplicable">34 Satinwood Court, Bardon</a> through Ray White.</div>
<div> </div>
<div>There were five local registered bidders who sought the five-bedroom house set on 3519 sqm.</div>
<div> </div>
<div>There were 2,753 homes taken to auction across the capitals, up from 2,386 over the previous week, although much lower than the 3,390 auctions were held across the combined capital cities this time last year when there was a 60.9 success rate per cent.</div>
</div>
 
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j.ballantyne1990-6AQqhLzZaK

Adelaide star in weekend auctions

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GUEST OBSERVATION
The financial services royal commission resumes for its final round of hearings on Monday, and reappearing before Justice Hayne will be the chief executives each of the big six institutions he has in his sights: the Commonwealth Bank, Westpac, AMP, Macquarie, ANZ, and the National Australia Bank.
At issue are shocking abuses of trust, and when the government responds after receiving the report in February it will be under pressure to introduce tighter rules that more closely regulate bankers’ behaviour.
There’s another, better, path it could follow. It could loosen the rules and treat bankers more like doctors.
Crude attempts to regulate behaviour fail
We trust doctors, not because their behaviour is tightly regulated but because it is self-regulated. As professionals they strive to be trustworthy, in the same way as citizens who don’t cheat on their social security claims, or restaurant customers who don’t eat without paying.
A regulation imposed on top of a relationship of trust can ruin it.
In a famous study titled A Fine Is A Price, economists Uri Gneezy and Aldo Rustichini examined what happened when an Israeli daycare centre attempted to impose fines on parents who picked up their children late.
Surprisingly, the trial of the fine resulted in more, rather than fewer, late pickups.
In the eyes of the late parents, the fine changed late pickups from bad behaviour into an acceptable outcome of cost-benefit analysis. They simply interpreted the fine as a babysitting cost, and weighed it against the benefit of arriving when it suited them. Moral motivations were crowded out.
Doctors take vows
Professionals with ethics take vows to honour their duty to their clients, even where the costs of doing so are greater than the benefits of not doing so.
Service providers who don’t take ethics seriously weigh the costs and benefits of acting in the interests of their clients versus acting in their own interests. This ‘moral optimization’ may take account of ethics, but only if it pays.
Many financial services workers don’t take ethics seriously partly because they have been trained in economics or finance – disciplines which teach that cost-benefit analysis applies to everything.
A start would be to train them better. Their teachers could listen to the words of the creator of much of the theory used to justify performance pay, Michael Jensen of Harvard:
"We teach our students the importance of conducting a cost-benefit analysis in everything they do. In most cases, this is useful – but not when it comes to behaving with integrity."
When integrity is at stake it is better to replace moral optimization with moral prioritization, by giving priority to moral principles like telling the truth or looking after vulnerable clients.
Money changes things
Recent research on the psychological power of money suggests that financial market participants are at risk of negative ethical tendencies when money is used as an incentive, or even when they are just reminded of its importance, so-called money priming.
Money is used as an incentive to in order overcome the so-called principal-agent problem in which agents, (workers or chief executives) are tempted to put they own interests ahead of those of the firm they work for.
It can work, but if high-powered financial incentives communicate that the recipient’s only goal should be to maximise profit, then a culture of material self-interest takes hold, constrained at best by the letter of the law. And this crowds out other interests, such as those of their customers.
This means high-powered financial incentives can solve one kind of untrustworthiness, but only by creating another.
Professionals such as doctors and teachers solve the principal agent problem in another way: through ethics.
Banking could be a profession
Rather than further regulation, we propose a greater focus on ethics through a program of professionalisation, including:
<ol>
<li>
Establishing an interim professional body run by outsiders who come with a proven ethic of serving the public in fields such as education or health. After five years the finance industry can apply to the government to staff and run the body itself, subject to performance.
</li>
<li>
A winding back of regulation in order to signal that “you are professionals who have to take responsibility for ethical judgements”. The professional body could stand down senior managers deemed not to be showing commitment to the new culture.
</li>
<li>
A fundamental change of bonuses so that they become incentives for ethical behaviour. We suggest an automatic bonus payment of 10-20% of total pay. It could be withheld for two reasons: either poor financial performance of the firm, or an ethical breach. In effect, it would be a negative bonus. Multiple ethical breaches would result in the loss of professional status and employment.
</li>
</ol>
Regulation hasn’t worked
Automatic bonuses remove the extreme money priming of the finance industry, and they can be helpful in maintaining employment in the event of a downturn. They can simply be reduced instead of laying off staff, as happened during the global financial crisis.
Boosting regulation and boosting the capability of regulators, as many say they want, could work against developing the ethics and the trust that makes other professions work.<img src="https://counter.theconversation.com/content/106927/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Warren Hogan, Industry Professor, University of Technology Sydney and Gordon Menzies, Associate Professor of Economics, University of Technology Sydney
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/a-tip-for-bankers-ahead-of-the-royal-commission-be-more-like-doctors-106927" target="_blank">original article</a>.
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A tip for bankers ahead of the royal commission: be more like doctors

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The Perth property where the body of a mother of two was found buried in the backyard in September has been listed for December auction.
Ahmed Seedat was charged with the murder of his wife Fahima Yusuf, the mother of two children, after her body was found at their Weston Street, Carlisle property.
Under the WA Real Estate and Business Agents and Sales Representatives Code of Conduct 2016 regulation 24, the listed agent must make reasonable efforts to verify all facts material to the transaction.
Listing agent Jared Rayner told the local paper the Weston Street property was no longer a crime scene and its history would not be hidden from buyers.
“Because it’s a material fact of the transaction, we must acknowledge that to any person who does want to purport a contract,” he said.
“It’s open public information as well, however, I would still be disclosing because we don’t know what really happened there other than a body was found in the backyard.”
Seedat is next scheduled in court on November 28.
The Pulse Property Group has marketed the property as mortgagee in possession.
<a href="https://www.realestate.com.au/property-house-wa-carlisle-129835546" target="_blank">The 2005-built four bedroom home</a> last traded at $865,000 in 2014.
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Perth crime scene auction listing comes with full disclosure

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Sydney's vacancy rates have edged 0.1 percent higher, according to research from the Real Estate Institute of New South Wales.
REINSW President Leanne Pilkington said the October 2018 REINSW Vacancy Rate Survey saw metropolitan Sydney vacancy rates up 0.1 percentage points to 2.9 per cent. 
“There has been a slight slowing in those seeking rental accommodation in Inner and Middle Sydney while the Outer Sydney market saw interest increase,” Pilkington said.  
Click here <a href="https://www.propertyobserver.com.au/images/2018/11/16/Sydney-vacancy.jpg" target="_blank">to enlarge.</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/2018/11/16/Sydney-vacancy.jpg" alt="">
“Inner Sydney rose 0.4 percentage points to 2.8 per cent, Middle Sydney increased 0.1 percentage points to 3.2 per cent and Outer Sydney fell 0.1 percentage points at 2.8 per cent.” 
In the Hunter, vacancy rates slipped 0.3 percentage points at 1.6 per cent, with Newcastle down 1.1 percentage points at 1.8 per cent off the back of a stronger market.
Click here <a href="https://www.propertyobserver.com.au/images/2018/11/16/Vacancy2.jpg" target="_blank">to enlarge.</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/2018/11/16/Vacancy2.jpg" alt="">
The Illawarra fell 0.1 percentage points despite Wollongong being up 0.1 percentage points to 2.2 per cent. 
 
Across regional areas, Albury remained steady at 2.2 per cent, New England rose 0.3 percentage points to 2.5 per cent and the South Coast fell 0.1 percentage points at 1.8 per cent.
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Rental availabilty in Sydney Metro rises 

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EXPERT OBSERVER
Regional NSW is now one of the most compelling growth markets in Australia. There are locations right across the state with growing sales activity and many places are delivering double-digit annual price growth.
Regional NSW continues to move in the opposite direction to Sydney. While there are now few rising markets in the state capital, there are growth locations spread across the regions of NSW: a record 39 local government areas have rising markets.
Queanbeyan on the ACT border (above) is the leading precinct, as it continues to stand out as an affordable growth alternative to Canberra. The LGA of Queanbeyan-Palerang has seven Rising Steadily suburbs/towns. Quarterly sales in Queanbeyan (the suburb) have been 39, 40, 50, 59, 38 and 62 in the past 18 months. Many locations in this precinct have had double-digit annual price growth, headed by Crestwood (up 18%).
Newcastle and nearby LGAs also form a compelling growth precinct. Suburbs in the City of Newcastle have had very strong price growth (many have risen between 10% and 20% in the past 12 months).
Now the momentum has shifted to neighbouring Lake Macquarie (which has five suburbs with strongly rising demand) and locations in the nearby Hunter Region (including Maitland, Cessnock, Singleton and Muswellbrook) and neighbouring Port Stephens. Jointly the Newcastle/Hunter region has 19 suburbs with rising markets.
The Maitland LGA has five of them, including Rutherford (median $400,000) where quarterly sales have been 64, 75, 70, 91, 83, 99, 96, 81 and 102 in the past two years, while Aberglasslyn (median $470,000) has recorded 27, 37, 41 and 48 sales in the past year. Both locations have recorded 6% rises in their median prices, with further growth expected. 
Muswellbrook and Singleton continue to improve after the previous downturn caused by over-development and a downturn in the coal industry. Muswellbrook’s quarterly sales have risen from 41 to 52 to 57 to 74 to 83– and its median price has risen 11% over 12 months to $305,000.
Many suburbs in the Lake Macquarie LGA have had strong annual price growth, including Belmont (up 13%), Edgeworth (up 12.5%), Warners Bay (12.5%) and Swansea (15.5%).
Port Stephens just outside Newcastle is also producing growth markets, with demand rising in Medowie, Corlette and Shoal Bay, and solid markets also in Nelson Bay, Salamander Bay and Raymond Terrace. Many of these locations have had double-digit annual price growth, including Nelson Bay (up 17%) and Medowie (up 12%).
Others to stand out as above-average markets in Regional NSW include Albury, Armidale, Bathurst, Dubbo, Gunnedah, Lismore, Orange, Tamworth and Wagga Wagga. Sales in Casino in the Richmond Valley area have been 62, 65, 63, 71, 74 and 91 in recent quarters, with the median price up 14% to $285,000.
A number of regional towns that would normally not attract much attention from investors are rising, including Broken Hill, Glen Innes, Gloucester, Inverell, Kempsey, Kyogle, Leeton, Malua Bay, Mudgee and Tumut.
Quarterly sales in Inverell have been 52, 56, 56, 69, 69, 60 and 81, with the median price rising 16% to $275,000 in the past 12 months.
Areas which were among the Regional NSW growth stars previously, but have now levelled out with plateau markets, include locations close to Sydney which caught a ripple effect from the city boom, such as the Blue Mountains, the lifestyle towns of Wingecarribee Shire (the Southern Highlands) as well as Wollongong and nearby locations. 
Other previous growth stars now past their peaks include Port Macquarie, Coffs Harbour and the Tweed region – but all remain solid markets with prices rising.
The Central Coast LGA, which has been busy for 2-3 years, is still producing growth markets, although it has a greater number of plateau markets. Many Central Coast locations have recorded strong price growth in the past 12 months – including Point Frederick (up 15%), Kincumber (15%), Wamberal (17%) and Gwandalan (13%).
Other regions delivering big price movements include Ballina in the north-east of the state, where Ballina, East Ballina, Lennox Head and West Ballina (up 28%) have lifted significantly the past year. 
Other north-eastern areas with rising prices include Kyogle (up 15%), Lismore (12%) and Casino (14%).
Terry Ryder is the founder of hotspotting.com.au
<a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a>
twitter.com/hotspotting
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terryryder-YECXbqmri2

Queanbeyan leads the 39 rising growth areas in regional New South Wales: Hotspotting's Terry Ryder

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There are four indicators to focus on to determine home price trends over the next six months, according to CBA analysis. 
Housing finance demand, auction clearance rates, foreign residential demand and consumer sentiment about price expectations will be key considerations across the market as CBA Global Markets Research forecasts prices are likely to continue to deflate from record highs.
“The evidence suggests that dwelling prices will continue to deflate in the very near term,” said CBA Senior Economist Gareth Aird.
“There will be significant variations between capital cities and indeed suburbs within the same cities, but the broader trend should be one of continuing mild price declines.”
<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/2018/11/15/1.jpg" alt="">
Source: Commbank Research
<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/2018/11/15/2.jpg" alt="">
Source: Commbank Research
What about interest rates?
As long as the downturn in the housing market remains divorced from the broader economy, which continues to perform relatively well, the Reserve Bank of Australia (RBA) will continue to signal that that cash rate is “more likely to go up than down”, Aird said.
Changes in mortgage rates impact the demand for credit, which is captured in the flow of new lending.
New lending is driven by the supply and demand for credit, Aird explained, and the latest Australian Bureau of Statistics (ABS) data indicated the flow of housing credit continues to fall and the pace of the decline has accelerated.
“Credit to investors has been trending down for the past one-and-a-half years, but it’s the shift downwards in lending to owner-occupiers that’s behind the recent acceleration,” he said.
Tighter lending standards have played a part, but they “are not the primary driver of the acceleration in the downward trend of housing finance”.
“Rather, the demand for credit has declined because momentum in the market has come off and household expectations of property price appreciation have declined.”
<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/2018/11/15/3.jpg" alt="">
Source: Commbank Research
<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/2018/11/15/8.jpg" alt="">
Source: Commbank Research 
Auction clearance rates
After strong gains in home sale prices in many parts of Australia over the past five years, the country’s auction clearance rate has been on a downward trend throughout 2018, dipping recently to between 40-45%.
“The latest auction clearance rates imply that dwelling prices in Sydney and Melbourne will weaken further over the very near term,” Aird said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/15/5.jpg" alt="">
 
Source: Commbank Research
<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/2018/11/15/4.jpg" alt="">
Source: Commbank Research
Foreign demand
Foreign investment in Australian property has waned over the past two years, after a lift in state government-levied stamp duty to foreign investors and tighter capital controls out of China.
“The decline in foreign investor demand is consistent with a further easing in dwelling prices over the near term,” Aird said, and currently there’s “no evidence to suggest a rebound in foreign investor demand”.
<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/2018/11/15/6.jpg" alt="">
Source: Commbank Research
Great expectations
Consumer sentiment surveys have proved to be a “useful near-term indicator of the annual change in dwelling prices”.
However, Aird explained the self-fulfilling aspect: “If households expect prices to weaken, then demand for credit will fall and prices will correct lower. The reverse is also true when households expect price growth to accelerate.”
Currently, house price expectation indicators point to dwelling prices continuing to deflate over the near term, he said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/15/7.jpg" alt="">
Source: Commbank Research
<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/2018/11/15/9.jpg" alt="">
Source: Commbank Research
<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/2018/11/15/10.jpg" alt="">
Source: Commbank Research
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