ASX-listed developer <a href="https://www.apartments.com.au/developers/stockland">Stockland</a>&nbsp;is continuing its push back into the new apartment market, filing plans for a prominent gateway site between Collingwood and East Melbourne.

The development giant, which moved back into the new apartment space when it announced Stanton Place in Sydney's Rosebery and have since filed plans for a 50-storey tower, are jumping into the off the plan Melbourne market.

They are hoping to create a mixed-use neighbourhood precinct for <a href="https://www.apartments.com.au/new-apartments/79-81-victoria-parade-collingwood-vic-3066">79-81 Victoria Parade</a>, replacing an existing commercial building with a scheme by <a href="https://www.apartments.com.au/architects/john-wardle-architects">Wardle</a>&nbsp;for 478 apartments,&nbsp;ground-floor retail, new public open spaces and a publicly accessible pedestrian laneway.

<img alt="First look: Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site" data-entity-type="file" data-entity-uuid="72dbbca9-3918-4073-afad-a0c0c35be8e7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%20pers.png?VersionId=bzMVUKKxvwuNK1m0v_td126Rgct32uk_" />

The design report identifies the public realm as a central driver of the proposal.

"Collingwood has limited access to high-quality parks and public open space, and the proposal delivers valuable new areas for respite, social interaction and fine-grain retail activity."

The development would deliver a diverse mix of housing, including studio, one, two and three-bedroom apartments alongside townhouse-style residences. Two basement levels are proposed beneath the development, providing resident and retail parking as well as extensive bicycle facilities.

Wardle's design draws heavily on Collingwood's industrial character, using articulated building forms, brickwork and robust materials inspired by the suburb's warehouse and manufacturing heritage. The built form has been broken into a series of smaller volumes to better respond to the surrounding streetscape while extensive communal gardens, rooftop amenities and shared resident spaces are integrated throughout the project.

<img alt="First look: Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site" data-entity-type="file" data-entity-uuid="7b2135ed-65df-4253-ad53-f216f06bd467" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/stockland%20podium.png?VersionId=l1B6Hqn8zs772VxH6L1fDPg0KHshan9v" />

The planning documents describe the existing office building as offering little engagement with the public realm, with the redevelopment intended to create a more permeable and active neighbourhood destination.

"The proposed scheme presents a significant opportunity to deliver a vibrant retail plaza and a local neighbourhood hub serving both existing and future Collingwood residents."

The 79–81 Victoria Parade site occupies a strategic location about 1.5 kilometres east of Melbourne's CBD, at the threshold between Collingwood and East Melbourne. It is well served by tram services along Victoria Parade and sits within walking distance of St Vincent's Hospital, Fitzroy Gardens, the Fitzroy activity centre and a broad range of employment, retail and hospitality destinations.

Joel Robinson

Stockland plans new mixed-use neighbourhood precinct for Collingwood gateway site

An 1880s timber cottage that has survived Kangaroo Point's transformation from riverside suburb to high-density apartment precinct is set to become the centrepiece of <a href="https://www.apartments.com.au/developers/zephyr">Zephyr Group</a>'s proposed Banksia development.

Rather than see the locally heritage-listed Alpha Cottage as an obstacle to navigate, plans integrate the landmark home into a new 18-storey residential tower, giving one of the suburb's oldest surviving residences a new role as the project's communal hub.

The development application covers a 1,177 sqm amalgamated site at 127-133 Lambert Street and 30 Shafston Avenue, where Zephyr Group plans to deliver 64 apartments above three basement levels. Designed by <a href="https://www.apartments.com.au/architects/joe-adsett-architects">Joe Adsett Architects</a>, the proposal carefully weaves the retained heritage cottage into a contemporary residential scheme, with the tower elevated above the historic building to preserve its presence within the Lambert Street streetscape.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="f9dc5bdb-d691-4c60-bf2b-c3ed405a3e75" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Banksia.png?VersionId=Jh4bjlewU.o8HXWt0V4KaFA_lPcF7KWM" />

Named after the native Australian Banksia flower, the project draws inspiration from its distinctive form through curved balconies, sculpted planter boxes and cascading subtropical landscaping that soften the building's profile.

As the design report explains: "The tower's identity is defined by its feature facade, drawing direct inspiration from the Banksia wildflower. The building departs from traditional rigidity through the use of elegant, GRC-moulded planter boxes that appear as if shaped by the breeze."

Plans propose 64 apartments, comprising 32 two-bedroom and 32 three-bedroom residences, across an 18-storey tower. Residents would have access to rooftop amenities including a swimming pool, spa, gym, sauna, private cinema, dining spaces and landscaped recreation areas, while more than half the site is dedicated to planting and open space.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="16041b5f-033e-47fa-8fbe-9886e072c1f2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/pool.png?VersionId=kpx5w4EbLx0_TdWfDoD1vrSs0_cZ5Ao1" />

The heritage component is the defining feature of the proposal. Constructed in the early 1880s and occupied from at least 1883, Alpha Cottage is recognised by Brisbane City Council as an important surviving example of Kangaroo Point's nineteenth-century residential development and as a representative transverse-gable timber cottage. Despite extensive redevelopment across the peninsula, the building has retained a high degree of its original form and internal fabric.

As part of the redevelopment, the cottage will be carefully relocated a short distance within its original allotment to facilitate construction before being returned to a prominent position along Lambert Street. Original verandah elements will be dismantled, catalogued and reinstated, while significant internal features, including timber flooring, wall linings, joinery, doors, windows and hardware, will be retained. Later additions, including the enclosed rear verandah, will be removed to better reveal the building's original form.

Once restored, Alpha Cottage will accommodate the building manager's office, mail room and parcel facilities, providing an active everyday use that supports its long-term conservation rather than preserving it as a static display. The heritage strategy also maintains landscaped space around the building, allowing it to remain visually distinct beneath the new tower.

<img alt="First look: Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage" data-entity-type="file" data-entity-uuid="43b027e1-576e-4624-a66c-7cc54ea8b7be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/banksia%20tower.png?VersionId=2W6E2yfkj2AQlWlLeV986grA5zB9f817" />

The Heritage Impact Assessment concludes that "the proposal secures the ongoing occupation, maintenance and conservation of Alpha Cottage," finding the development would result in "no more than a minor impact on the cultural heritage significance" of the building while ensuring its long-term future.

Joe Adsett Architects have designed the tower to sit above the heritage building rather than overwhelm it, creating a clear visual separation between old and new. The development's flowing balconies, integrated planting and organic façade respond to Brisbane's subtropical climate while complementing the restored cottage below.

Banksia occupies a prominent corner in Kangaroo Point within walking distance of the Kangaroo Point Bridge, Brisbane River, ferry services, QUT, the CBD and the Woolloongabba precinct. The site also benefits from direct access to active transport infrastructure and sits within an area earmarked for continued higher-density residential growth.

Zephyr Group's Banksia to wrap new Kangaroo Point tower around 1880s Alpha Cottage

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.

[smartcode_project:default project_id=149637 project_image_fid=351027]

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.

[smartcode_project:default project_id=149637 project_image_fid=351031]

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."

[smartcode_project:default project_id=149637 project_image_fid=351024]

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]

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

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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Rental prices varied across Australia’s capital cities over the March quarter, with most showing either increased or flattened growth, according to Domain’s Quarterly Rental Report.
Sydney and Brisbane house rents, and Perth unit rents remained flat over the quarter.
Only Canberra house rents, and Darwin house and unit rents recorded a decline over the quarter.
“Stricter lending standards and varied economic activity within each capital city continued to produce different market conditions over the March quarter,” said Domain's Dr Nicola Powell. “Hobart was by far the stand-out city this quarter, delivering the only double-digit annual growth for both house and unit rents.
"Looking forward, as tighter lending conditions and serviceability requirements impact investors’ ability to secure finance, they may set their sights on more affordable markets.
"Regardless of where they fall on the affordability spectrum, tenants in most capital cities continue to face highly competitive rental markets.”
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/11/Domain%20March%20Qtr%202018%20-%20House%20Rent%20Table_preview.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/2018/4/11/Domain%20March%20Qtr%202018%20-%20House%20Rent%20Table_preview.jpg" alt="">
Gross rental yields for units increased in every capital city over the March quarter. Canberra was the only capital city to record a decline in gross rental yields for houses. Hobart was the top performer for house rental yields at 5.15%, followed closely by Darwin at 5.06%. Darwin and Canberra were the top performers for unit rental yields, at 5.89% and 5.84% respectively. Sydney and Melbourne continued to deliver the weakest gross rental yields for houses and units. 
Capital city markets 
<ul>
<li>Sydney</li>
</ul>
Median weekly house rents in Sydney remained stable over the March quarter at $550 per week. House rents also remained flat over the year.  Sydney unit asking rents increased 0.9% over the March quarter to $550 per week. While the final quarter of 2017 saw a rental price decline for units, median weekly unit rents are now back on par with house rents, a trend that first appeared in 2017. Sydney continued to record the highest weekly median house and unit rents of all capital cities over the March quarter. “Sydney’s unit rental growth over the March quarter is particularly noteworthy, although it may be a result of the season as students and professionals relocate for work and study. It may also indicate that some prospective investors are struggling to settle on off-the-plan purchases under current lending requirements. “Stricter lending standards could impact the market further, resulting in decreased investor activity and a tighter rental market. However, with building completions tracking to record highs, rental pressure may begin to alleviate in the coming months if the lending criteria is met by investors,” said Domain Data Scientist, Dr Nicola Powell.
<ul>
<li>Melbourne</li>
</ul>
Melbourne’s rental conditions continued to strengthen during the first quarter of 2018, with median weekly house and unit rents reaching record highs.  House rents increased 1.2% over the March quarter to reach $430 per week, an annual increase of 2.4%. Following two consecutive quarters of unchanged growth, median unit rents in Melbourne increased 2.5% over the quarter and 3.8% over the year, reaching $410 per week.  “Melbourne’s rental market continues to climb, likely a result of the city’s rapid population growth helping to create a fiercely competitive rental market. Although the value of building completions has been at record highs over the past few years, the faster than anticipated population growth has helped to absorb available rental supply. If investor activity continues to retreat in line with tightening lending requirements rental stock may further deplete,” said Domain Data Scientist, Dr Nicola Powell.
<ul>
<li>Brisbane</li>
</ul>
Median weekly house rents in Brisbane remained stable over the March quarter at $400 per week, a 1.2% year-on-year decline. Despite the lack of growth, Brisbane’s house rents delivered the third highest gross rental yields of all Australian capitals over the March quarter. Unit rents in the Sunshine State’s capital improved for the first time in a year, jumping 1.4% over the March quarter to reach a weekly median of $375. “Brisbane remains a tenant’s market, and the city’s increased unit stock is providing tenants with greater choice. This means tenants are likely to shift toward newer apartments and use bargaining power to negotiate lower rents. The added unit stock has had a strong impact on both unit and house rental conditions, as rental prices fall year-on-year. “While all signs point to a decrease in investor activity in the coming months, Queensland has the highest internal population flow in Australia, which may improve rental demand and help to turn the tide in favour of investors,” said Domain Data Scientist, Dr Nicola Powell.
<ul>
<li>Canberra</li>
</ul>
Following a record high achieved last quarter, Canberra’s median weekly house rents fell 1.9% to $530 over the March quarter, the first negative quarterly movement since September 2014. However, median house rents in Canberra recorded a 6% year-on-year increase, the second highest annual growth of all capital cities. Weekly unit rents in Canberra increased for the second consecutive quarter, reaching a median of $450, reflecting a 4.7% quarterly jump and an annual increase of 5.9%. Unit rents in Canberra achieved the highest gain of all capital cities over the quarter, and are now back on par with the city’s all-time high achieved in December 2011. “Units are the biggest sector of Canberra’s rental market, and the drop in house rents over the March quarter may be a reflection of the type and quality of rental stock leased in Canberra during the first quarter of the year. “Despite booming development activity, Canberra’s annual house and unit rental price movements have been on the incline since 2015, suggesting weakened investor activity and increased demand in the region. It remains to be seen whether rates and land tax increases, coupled with changes in lending standards and serviceability, will further tighten Canberra’s rental market this year,” said Domain Data Scientist, Dr Nicola Powell.
<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/2018/4/11/Domain%20March%20Qtr%202018%20Rental%20Report%20-%20Asking%20Rents%20QOQ%20Graph_preview.jpg" alt=""> 
<ul>
<li>Hobart</li>
</ul>
Median house rents in Hobart reached a record high of $420 per week, a 6.3% increase over the quarter and a remarkable 15.1% year-on-year growth. This reflects Hobart’s highest annual growth on record for houses, as well as the highest annual increase of all Australian capitals this quarter. Likewise, Hobart’s unit rents also reached a record high median over the quarter, jumping 2.9% to reach $350 per week. Annually, median weekly unit rents in Hobart spiked 14.8%, the strongest annual performance of all capital cities. Hobart was the only capital city to deliver double-digit annual growth for both houses and units. “Surging population growth across Tasmania has driven strong economic performance in Hobart and contributed to another impressive quarter of rental market activity. Annually, unit rents in the Tasmanian capital have been on the uptick since December 2013, and median house rents are now only $10 behind Melbourne. “Further rental growth in Hobart is dependent on a rise in supply, as recent building approvals and affordable housing proposals offered by the Tasmanian government start to take shape. The availability of affordable rental stock is key to loosening Hobart’s rental market,” said Domain Data Scientist, Dr Nicola Powell.
<ul>
<li>Perth</li>
</ul>
The median weekly house rent in Perth grew 1.4% to $355 over the March quarter, marking the first quarterly growth in almost five years. However, house rents in Perth fell 4.1% year-on-year and have continued to decline annually since 2014, although the rate of fall has eased. Weekly unit rents in Perth remained flat over the quarter and over the year, sitting at a median of $300 per week. This follows four consecutive quarters of no price movement for the Western Australian capital.  “Following a prolonged period of price declines and a rise in listings, the rental market in Perth is showing signs of stability.  “Perth remains the most affordable rental market for houses and one of the most affordable rental markets for units, and its recent rise in gross rental yields may start to entice investor activity in the coming months,” said Domain Data Scientist, Dr Nicola Powell. 
<ul>
<li>Adelaide</li>
</ul>
Following two quarters of consecutive growth, median house rents in Adelaide jumped 1.4% over the March quarter to $375 per week, a record high in the South Australian capital. This reflects an annual increase of 4.2%. Weekly unit rents reached $300 for the first time over the March quarter, following a quarterly and annual increase of 1.7%. “Adelaide continues to show consistent rental market growth over the March quarter. While economic conditions in Adelaide are softer than other markets, the affordability and gross yield potential may entice investor activity in 2018,” said Domain Data Scientist, Dr Nicola Powell. 
<ul>
<li>Darwin</li>
</ul>
The median weekly rental price for houses in Darwin fell 3.6% both over the March quarter and over the year, dropping to $530. Despite the decline, weekly house rents in Darwin are the second highest of all capital cities after Sydney, and on par with Canberra. Weekly unit asking rents in Darwin also decreased over the March quarter, falling 1.2% to $410, a 2.4% annual decline.  “As in previous quarters, Darwin’s rental market continues to deliver strong yields for both houses and units, with Darwin’s unit market yields the highest of all capital cities this quarter. “Rental stabilisation depends on the overall economic health of the region. Darwin’s rental market continues to be affected by the local economy, shifts in investments, and population changes, which is reflected in the capital city’s decline in median rental price,” said Domain Data Scientist, Dr Nicola Powell.
<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/2018/4/11/Domain%20March%20Qtr%202018%20Rental%20Report%20-%20Asking%20Rents%20YOY%20Graph_preview.jpg" alt="">
 
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j.ballantyne1990-6AQqhLzZaK

Sydney and Melbourne weakest for gross rental yields: Domain Rental Report

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GUEST OBSERVATION
Loneliness is a hidden but serious problem in cities worldwide. Urban loneliness is connected to population mobility, declining community participation and a growth in single-occupant households. This threatens the viability of our cities because it damages the social networks they rely on.
One response to these trends involves “third places”. These are public or commercial spaces that provide informal opportunities for local people to mix socially on neutral ground.
The concept of third place, developed by Ray Oldenburg, is distinct from first and second places. A first place is the private space of home. Second places are where people spend significant time, often formally. These include schools, universities and workplaces.
Common examples of third places in cities include community gardens, libraries, public swimming pools, cafes, men’s sheds, farmers’ markets and dog parks.
Researchers at the Cities Research Institute are investigating whether these “third places” can reduce urban loneliness. Here, we report and discuss some insights from that work.
How can third places reduce loneliness?
There is growing understanding of the negative outcomes and costs associated with loneliness. These include fractured communities, declining trust, stress, depression and disease. Clearly this is neither desirable nor sustainable.
More than a century ago the sociologist George Simmel observed how mobility disrupts social connection and creates isolation. The urban migrant leaves behind their own social ties and often struggles to connect to their new community. This challenges both the migrant and their new neighbours.
Third places can help by creating or enhancing a sense of community on a smaller, more human scale – a relief from the overwhelming sensory experience of a large and unfamiliar city. The village-like feeling of third places can reduce people’s anxieties and make them more comfortable with trying a new social experience.
Third-place interactions encourage conversation in a homely atmosphere. Regulars who are local to the area often help with this.
In third places, people are free to come and go without obligation. The status and backgrounds of users are largely irrelevant. These places are generally designed to be accessible, accommodating and inviting for all ages, low-profile, comfortable and conversational.
Third places bring people together based on shared spaces, which become more important than individual histories. This can reduce wariness of strangers and create social connections. Third places can lead to more resilient and better-connected communities, building up social capital, while reducing loneliness.
Providing quality third places
There are steps that can be taken to design and safeguard third places. Local councils and urban planners have important roles, given their central place in directing land uses.
Perhaps the most important thing is to understand the valuable social capital that successful third places offer. Once planners understand the value of third places, they can actively work to support them.
Walkability is an important factor. Third places encourage familiarity through repeated incidental interactions between locals, both regulars and newcomers. Ideally, people connect within their local neighbourhoods. Being able to visit without needing a car can encourage more people to use a place.
Space for third places can be designed into neighbourhoods and urban areas. Sections of parkland can be given over to public facilities such as outdoor gym equipment, dog parks or skate parks. Dedicated trading areas can be provided for farmers’ markets.
Third places are most effective when they encourage interactions between locals. Providing facilities and activities creates a purpose to interactions and reasons to start chatting.
Local councils can support citizen-led activities such as community gardens and men’s sheds. They can also provide activities such as Tai Chi classes.
Protecting existing third places is as important as providing new ones. For example, a local council may be tempted to allow housing to take over the site of a community garden. While there may some be reasons to support that idea, it should be carefully considered against the loss of social capital and the risk of entrenching social isolation.
Valuing and promoting third places
We live in an age of urban mobility with no historical comparison. Many of us have been strangers in a new city. Loneliness is an unwelcome and growing feature of this urban mobility. Third places offer a useful and tested model for reducing loneliness by improving community.
Yet many city dwellers see these spaces but don’t use them. In this sense, perhaps the biggest barrier is our willingness to make the time to seek out and participate in third places. For those people who do, banishing loneliness could be one of the greatest benefits.
Tony Matthews, Lecturer in Urban and Environmental Planning, Griffith University
Joanne Dolley, PhD Candidate, Griffith University
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/many-people-feel-lonely-in-the-city-but-perhaps-third-places-can-help-with-that-92847" target="_blank">original article</a>.
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Many people feel lonely in the city, but perhaps 'third places' can help with that

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GUEST OBSERVER
Funding for Specialist Disability Accommodation (SDA) under the National Disability Insurance Scheme (NDIS) is expected to support 28,000 people, 6% of all NDIS participants. However, the NDIS has provided limited information about the demand for this specialist housing. Now a newly published study has found the existing supply of SDA needs to grow by 60% to house the 28,000 people the NDIS expects to fund.
The report identified another 33,200 people with very high support needs who “may require SDA on top of the 17,500 already in this form of housing. Of these 33,200 people, 6,200 people are under 64 residing in aged care.”
These are among the insights revealed in the government-funded report by the Summer Foundation, the Australian Housing and Urban Research Institute (AHURI) and SGS Economics &amp; Planning.
It is important to understand the nature and scale of demand, given that SDA is expected to account for NDIS spending of A$700 million a year when the scheme is fully implemented. The transformation from grants-based funding to a market-based system in which people with disabilities control their own funding is predicted to create a A$5 billion disability housing market over the next five years.
What is SDA?
Specialist Disability Accommodation ensures the housing requirements of people with extreme functional impairment or very high support needs are delivered.
SDA payments cover a wide range of housing options, depending on the individual’s needs. By including the payment in the individual’s support plan, the person with disability should have choice and control over where they live and who they live with.
Of course, this depends on a fully functioning, mature and competitive market in which providers compete to provide housing to NDIS participants. SDA payment rates have been set to cover the cost of capital and to incentivise a new market.
What are the key findings?
Comparing existing SDA places with the NDIS’s current projected demand across the country, the study found the supply of such housing needs to grow by 60%. The largest required rate of increase, 120%, is in the ACT. New South Wales requires the most new SDA places (3,290).
The study found the greatest demand in locations with the highest population growth. As an illustration, in southwestern Sydney, the NDIS is expected to increase the current 137 SDA places to 492. That’s 360% growth in disability housing in the area.
The results highlight the differences in people living in current SDA (mainly government-funded group homes) and the population representing the potential demand for SDA.
People in the potential demand group have a far younger age profile. More than two-thirds are under 45 years and half of them are under 34. People now living in SDA have a median age of 42.
The potential demand group also has a very different disability profile. Those living in SDA are predominantly people with intellectual disability. The potential demand group still has a significant proportion of people with intellectual disability, but physical and neurological disabilities become more prevalent. This profile suggests the future SDA cohort will need much more highly accessible housing.
The qualitative component of the study highlights that people who are eligible for SDA have aspirations for housing that is very different from where they live now. Their housing preferences are unlikely to be met by the dominant group home model – most want to live on their own or with friends in a share-house arrangement.
This highlights the need for apartment-style living where people can live independently in their own home with easy access to on-site support.
NDIS pricing encourages these developments. It will provide more than A$107,000 a year for a two-bedroom apartment in addition to the NDIS participant’s rent contribution.
What do the findings mean for policy?
This study provides much-needed insights into the SDA market, which will help potential providers better understand future demand.
However, the study’s predictions of the amount of new SDA housing to be constructed are likely to be underestimates. The study’s underlying assumption is that the current stock will continue to provide housing. In practice, much of the existing SDA stock will need to be redeveloped or replaced to be competitive in a market-based system.
The decommissioning of old stock will also help Australia to meet its obligations under Article 19 of the UN Convention on the Rights of Disabled Persons. This states: 
"Persons with disabilities have the opportunity to choose their place of residence and where and with whom they live on an equal basis with others and are not obliged to live in a particular living arrangement."
Group home living arrangements are inconsistent with this because they force people with disabilities to live with others who, in most cases, they have not chosen.
Recent government inquiries have also shown that group homes are rife with abuse and neglect. Last year over 100 academics wrote an open letter to the prime minister in support of a royal commission into the abuse, with some calling for group homes to be phased out.
When the NDIS is fully rolled out and participants have the freedom to move out of outdated and segregated group homes, they will be seeking a very different type of housing arrangement than they were forced to endure before the NDIS.
This report shows that developers have a significant opportunity to capitalise on the unmet demand. They can achieve sizeable returns while also having a positive impact on the lives of people with disabilities.
How was the study conducted?
In the absence of official NDIS data, the Summer Foundation study analysed data from state-funded disability service systems. The Australian Institute of Health and Welfare (AIHW) compiled this data in the Disability Services National Minimum Data Set. The analysis used data from before the transition of most areas to the NDIS, providing a comprehensive snapshot of people using state-funded disability services.
Likely shortfalls in SDA supply were modelled by distributing the expected supply of 28,000 NDIS-funded accommodation places and comparing that to current populations. In addition to identifying areas with major shortfalls, the analysis modelled potential demand from existing service users with very high support needs who were living in other settings, mainly the family home with ageing parents. This included young people living in nursing homes.
George Taleporos, Adjunct Senior Research Fellow, Living with Disability Research Centre, La Trobe University
<img src="https://counter.theconversation.com/content/93479/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">The author wishes to acknowledge the contribution of Robin Zakharov, senior policy adviser at the Summer Foundation.
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/ndis-needs-the-market-to-help-make-up-at-least-60-shortfall-in-specialist-disability-housing-93479" target="_blank">original article</a>.
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NDIS needs the market to help make up at least 60% shortfall in specialist disability housing: George Taleporos

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The Reserve Bank of Australia has quietly called for tenders from real estate agents to sell its Melbourne offices.
It is a B-grade, 15-storey tower on the corner of Collins and Exhibition streets.
No agency has yet been chosen, Fairfax Media reported.
The Bank now occupies only 10% of the building.
Reserve Bank staff occupy about 300 square metres on the top floor of 60 Collins Street.
All tenants in the building occupying the remainder of the 12,000 square metres of lettable space have been notified in writing of the forthcoming sale.
The building contains a high security strongroom vault used for storing gold bullion and exchanging bank notes which has now been transferred to a newly built facility the bank’s note printing works in Craigieburn on the Hume Freeway on Melbourne’s outskirts.
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jrobinson-rf4aSBido9

RBA looking to offload Melbourne office

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A four bedroom house in Port Kennedy, the outer southern suburb of Perth, has been sold for $360,000.
It was sold by Roz Hollwarth from Professionals Rockingham.
It last sold at $415,000 in 2007.
<a href="https://www.realestate.com.au/property-house-wa-port+kennedy-127469326">Positioned at 26 Canberra Close</a>, the West Australian home comes with four bedrooms, two bathrooms, formal lounge /dining, and large living areas.
Other features include solar panels, extensive enclosed patio areas and full side gate access.
According to CoreLogic, the suburb's median house price is $370,000.
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Loss for mortgagees in Port Kennedy, WA, four bedroom house sale

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Last week when Spring Street announced it would be allocating $3 million for the planning work on a tram line between Caulfield and Rowville, the concept of a heavy rail line to Rowville was given its marching orders.

The Monash region - what the Victorian Planning Authority calls a National Employment and Innovation Cluster (NEIC) - hosts the highest concentration of jobs outside of central Melbourne and the tram/light rail planning money announced last week was originally foreshadowed in the Victorian Planning Authority's draft framework for the area.

Wellington Road was delineated with a line suggesting "investigate high capacity Public Transport". Et voilà, Spring Street has done just that - except the public were not given any context or reason for the route - the planning money was billed as the first step in 'getting it done' to use the State Government's mantra.

All the other major roads that run through the Monash NEIC are also marked as 'focal point(s) for intensification and high capacity public transport'.  Given the scale of the entire cluster, buses currently are and will be a major focus but is it worth continuing to explore other rail-based public transport options?

One such route, flagged by UM members commenting on previous articles, is Springvale Road, specifically between Nunawading and Springvale (or Huntingdale station via Wellington and North Roads).  

The same group that has one of the more robust visions for Melbourne Airport Rail Link, the Rail Futures Institute, has in the past also identified Wellington Road and North Road as a possible new Light Rail corridor from Monash westwards to Gardenvale.

Spring Street's $3 million allocation of funding for the planning of a tram link between Caulfield and Rowville, built over two phases, suggests there's at least an appetite for looking beyond heavy rail to get more of the suburbs moving out of their cars.  

<iframe frameborder="0" height="480" scrolling="no" src="https://www.google.com/maps/d/u/1/embed?mid=1T7NlUfJ5lyhbTzIulBPfyKXXIrHAEuz5" width="100%"></iframe>

The announcement was made without a disclosure of a wider network development plan, nor, disappointingly, any specifics on other projects in the Monash region - even though areas for investigation had been identified through the VPA planning process.

Regardless, the first route that comes to mind for a more detailed investigation is Springvale Road which runs along the eastern edge of the Monash Cluster and connects other employment centres in Springvale itself, Brandon Park, Glen Waverley, Tally Ho business park in Burwood east and Nunawading.

As discussed last week, the planning work that will commence on the bank of the funding announcement will nail down a route and station/stop locations.  If the focus is on speed, as we <a href="/news/the-new-tram-to-the-south-east-what-wed-like-to-see">mused last week</a>, a greater degree of separation between rail and private car vehicles will be needed.

This emphasis on separation, speed and frequency should be translated into other routes if they are at all on the horizon.

Monash's NEIC is the largest in the metro area which will see many thousands of new jobs added over time - not everyone's going to commute from the city out there.

Despite it being budget and the start of the election season, we need only look at the Fishermans Bend planning process to see a good example of land-use and transport planning working in tandem (at least, it's a step in the right direction). 

'Getting it done' to Monash and Rowville might work well with the voting punters, but it's a case of two steps forward, one step back - like Fishermans Bend, we need to see a cluster-wide transport plan.
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Alastair Taylor

Is 'getting it done' good enough for the Monash cluster?

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Dubbo in regional New South Wales is the only region at the peak of the retail market, finds valuation firm Herron Todd White.
Sydney and Melbourne are offering strong retail markets, however Brisbane is starting to decline.
Dubbo currently has four retail properties up for sale, one the <a href="https://www.realcommercial.com.au/property-retail-nsw-dubbo-502456842" target="_blank">Jubilee Street Shops.</a>
The three retail spaces which are available in one line are being marketed from $99,000.
One is currently tenanted
Click here <a href="https://www.propertyobserver.com.au/images/2018/4/11/clockcomm.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/2018/4/11/clockcomm.jpg" alt="">
 
 
Herron Todd White noted the strong Sydney market over the last year.
"The retail market in Sydney has seen substantial growth over the past 12 months as a result of increased demand for good investment assets, growth in rental income and generally lower vacancy rates," the report suggested.
They believe the next 12 months will follow the same trend.
Melbourne's retail market performed in similar fashion
Herron Todd White noted it was duo to limited quality stock available and strengthening purchaser demand.
Brisbane are declining after feeling the loss of major retailers departure.
"The recently announced massive headline loss by the Myer Group and the troubles surrounding the Retail Food Group have intensified the focus on the retail sector and it is generally perceived as having the highest risk profile of all principal asset classes," Herron Todd White said of the Brisbane retail market.
 
 
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Dubbo at peak of retail market: HTW

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Multiplex, a leading global contractor, has reached a major construction milestone Topping Out the fifth and final commercial office tower that will complete Walker Corporation’s $2.5 billion landmark Collins Square development located at 727 Collins Street in Melbourne CBD.
The $126 million tower spans 33-levels and is 117 metres high. It will provide a total net lettable area of approximately 40,000 square metres of commercial office space.
Designed by high-profile architects Woods Bagot, the fifth tower will feature high quality office space with an architectural curtain wall façade to provide a light-filled spacious entry and public circulation space.
“We are delighted to reach Topping Out stage at Tower 5, bringing us one step closer to the completion of Collins Square,” said Graham Cottam, Regional Managing Director of Multiplex Victoria.
“The smooth delivery of this substantial project is a reflection of our on-going collaboration with Walker Corporation, which will see Multiplex delivering four of the five towers upon completion of the entire precinct.”
According to Multiplex, some 450 people have worked on-site to date, with a total of 22,000 cubic metres of concrete used to get the final tower to its 33-level height. Completion is on track for October, 2018.
Collins Square is one of the largest commercial office developments in Australia. Spanning an entire city block, it consists of five commercial office buildings providing a combined total of more than 200,000 square metres of net lettable area.
The Collins Square development has a Green Star Design and As Built v3 Rating as well as NABERS Energy 5 Star Rating due to its use of a Tri-Generation system for producing power; along with the rainwater harvesting system and water efficient fixtures and fittings.
Multiplex has completed a number of commercial projects across Melbourne over the past few years including Cbus Properties Medibank office at 720 Bourke Street, National Australia Bank building at 700 Bourke Street and Queensland Investment Corporations development in Collins Street.
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Multiplex tops out final commercial office tower at Collins Square

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<div>On the face of it a better result for retail trade in February 2018, with a +0.6 per cent increase in turnover, and the January result revised up slightly to +0.2 per cent. </div>
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<div>Under the hood, though, this was another soft result, with department stores clearly under intense pressure.</div>
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<div>Total retail turnover in February was $26.45 billion in seasonally adjusted terms, so only a marginal +0.2 per cent higher than we saw back in November when the i-Phone X was unleashed and Black Friday spiked the results. And the February figures for Sydney and Melbourne would have been enhanced by Chinese Lunar New Year falling later this year than last. You can click on the graphics to enlarge them. </div>
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<div>Looking through the monthly noise, retail turnover in trend terms was a modest +2.7 per cent higher over the year. </div>
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The monthly rebound in turnover was driven by New South Wales (+1.1 per cent) and Victoria (+1.1 per cent), offset by a decline in Western Australia (-0.6 per cent).  
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<div>Amazon arrives</div>
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<div>These figures are of particular interest since the survey should include Amazon Australia sales.</div>
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<div>If there's one thing we do know it's that there has been widespread industry discounting - indeed, you can take a walk around any shopping mall and see this for yourself. We'll see this better in the quarterly results, which will shed more light on price inflation (deflation) versus volumes as a driver of retail turnover. </div>
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<div>Price discounting in part helped to drive a +1.5 per cent rebound in department store turnover in the month, but this came off the back of a series of monthly declines, with turnover remaining well below the levels seen in October last year. </div>
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<div>The rolling annual trend numbers over the the longer term tell the story better - department stores have never faced such sustained pressure since the statistician began measuring numbers. </div>
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Tellingly, online retail accounted for 5.1 per cent of total turnover in the month, up from 3.6 per cent only a year earlier, an alarming rate of increase from the perspective of traditional retailers. 
<div>Myer has been one high-profile casualty with its share price trading at around 36 cents (down from a float price of $4.10) but there are plenty of others...and more in the offing. </div>
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pwargent-M4siyDbqQY

Department stores under intense pressure: Pete Wargent

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EXPERT OBSERVATION
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Sentiment towards the Australian housing market improved in Q1 as strong gains in WA and QLD offset falls in NSW and VIC. 
Confidence improved sharply in WA, but fell further in NSW amid expectations for bigger price falls. 
NAB has lowered its house price forecast for 2018 on continuing weakness in Sydney and a softer Melbourne market.
NAB recently suggested they only see Sydney house prices falling in 2019, with a stabilization in 2020.
The NAB Residential Property Index rose 3 points to +23 in the March quarter 2018 and remains well above its long-term average (+14). 
“But the overall result is masking an ongoing shift in sentiment across states” NAB Chief Economist Alan Oster said. 
It fell further in NSW and Victoria, driven down by weakening house prices, and was also lower in SA/NT. 
Sentiment towards the housing market in WA however rose strongly and recorded its first positive read since early-2014. It also continued to strengthen in Queensland. 
Overall confidence levels were broadly unchanged, but have risen strongly in WA and softened in NSW. “Survey house price expectations are mirroring these trends” said Mr Oster. 
Property experts are predicting bigger house price falls in NSW and have scaled back their outlook for Victoria. 
But they are much more bullish in WA, with stronger growth also expected in Queensland. 
Among other key survey findings, the market share of first home buyers climbed to new survey high, but that of resident investors hit a new low. 
According to Mr Oster: “Recent efforts by state governments to improve housing affordability is helping first home buyers, especially in Victoria and NSW, but the APRA inspired crackdown in investor lending is hurting investors.” 
Surprisingly, there was a small increase in the share of foreign buyers in new property markets after having fallen to a 6-year low in the previous quarter. This was led by NSW and WA. 
“Property experts also continue to tell us that credit access is still the biggest constraint on new housing development in the country and the biggest impediment for buyers of existing property” Mr Oster said. 
But concerns over interest rates are growing. 
“We’re not surprised given NAB’s own view is that interest rates will start rising gradually from late-2018, albeit with the risk this could be delayed until 2019” said Mr Oster. 
NAB’s forecasts on residential prices 
NAB’s view for 2018 now has a small fall in house prices in 2018 (now -0.8% was +0.7%). This is largely related to continuing weakness in the Sydney market (-3.4%) and a softer Melbourne market (+0.1%) with little improvement now expected during 2018. 
According to Mr Oster: “Looking forward it’s hard to see a near term rebound in Sydney and Melbourne house prices, especially given consumer concerns over the cost of living and high levels of household debt.” 
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National Australia Bank Limited ABN 12 004 044 937 AFSL and Australian Credit Licence 230686 
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“Strong performances in Tasmania and to lesser extent in regional areas, along with higher confidence in the West and Queensland won’t offset the aggregate effects of lower prices in Sydney and Melbourne. Nor will increased first home owner demand fill the gap” added Mr Oster 
For 2019, our house price forecasts remain broadly unchanged at +0.8% with only Sydney expected to fall (albeit modestly). 
Apartment forecasts are also broadly unchanged (-0.8% in 2018 &amp; -1.8% in 2019) reflecting large stock additions and softer outlook for foreign demand. 
For 2019, weakness will likely be concentrated on the Eastern seaboard - with apartment prices expected to fall in Sydney, Melbourne and Brisbane. 
“Naturally, any additional changes to government or prudential policy to address affordability or financial stability concerns are likely to have an impact on these forecasts” said Mr Oster. 
About 300 property professionals participated in the Q1 2018 survey.
Alan Oster is group chief economist, National Australia Bank, and can be contacted <a href="https://business.nab.com.au/author/alan-oster/">here</a>.
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