International developer&nbsp;<a href="https://www.apartments.com.au/developers/spg-land">SPG Land</a> is preparing to re-launch its long-awaited $1.5 billion <a href="https://www.apartments.com.au/new-apartments/paradiso-place-surfers-paradise-103-ferny-avenue-surfers-paradise-qld-4217">Paradiso Place</a> development at Budds Beach, bringing a new price point to the Surfers Paradise apartment market.

The developer will release one-bedroom apartments from $825,000 and two-bedroom apartments from $1.24 million in the three-tower development.

According to Urbis, the starting price for the two-bedroom apartments is more than $400,000 below the weighted average sale price for comparable two-bedroom apartments in Surfers Paradise during 2025, which was pinned at $1.7 million.

&nbsp;

Urbis reported quarterly average sale prices for new two-bedroom, two-bathroom apartments ranged from around $1.2 million to $1.7 million throughout 2025, peaking in the December quarter.

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Paradiso Place is now moving into its formal sales campaign, with a limited early-release opportunity available ahead of the public launch.

The development will comprise 845 apartments across three towers rising 40, 41 and 44 storeys from a 1.15-hectare site spanning an entire city block. The towers will sit above a new retail precinct.

"Paradiso Place represents a rare opportunity in today's market, offering premium apartments at a price point that is significantly more competitive than anything else currently available," SPG Land Sales Director Brad McMahon said.

"When you look at comparable new developments across Surfers Paradise, Main Beach and the Southern Beaches precinct, buyers are typically paying hundreds of thousands more for a similar product.

"The scale of this project and the developer-builder construction model allows us to unlock efficiencies that smaller developments simply cannot achieve. We are passing those benefits directly to buyers, while still delivering a five-star residential experience with an unmatched lifestyle."

[smartcode_project:default project_id=106566 project_image_fid=374280]

Each of the three towers designed by Rothelowman will have its own podium, connected by an elevated skybridge network to create a beachside village for residents. The resident amenity has been designed to rival a five-star hotel, with private dining rooms, resident lounges and entertainment spaces.

McMahon said the pricing strategy was a deliberate response to the current market.

"What Paradiso Place offers is a unique balance, genuine value within a premium market. Buyers are not compromising on quality, design or amenity, they are gaining access to it at a more competitive price point at a time when prices across the Gold Coast continue to reach new highs."

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Located around 100 metres from the beach and within walking distance of the Surfers Paradise North light rail station, Paradiso Place occupies one of the Gold Coast's most tightly held beachfront precincts.

Construction is continuing to progress, with eight of the project's 112 foundation piles now complete. Excavation has also commenced on the first diaphragm wall panel, with the first concrete poured on 15 June, marking a key milestone in the project's early works program.

[smartcode_project_cta:default project_id=106566]

Joel Robinson

SPG Land launches $1.5 billion Paradiso Place at attractive price point

Luxury developer-builder <a href="https://www.apartments.com.au/developers/lowe-living">Lowe Living</a> has achieved a new Victorian benchmark for an off-the-plan apartment, with the sale of two penthouses at its ultra-exclusive Maison Savoy development in Brighton.

The two penthouses achieved a combined sale rate of $49,926 per sqm. Both transactions eclipsed the previous identified Victorian off-the-plan price-per-square-metre benchmark, set by the 449 sqm apartment at Como Toorak, which sold at $46,659 per sqm.

[smartcode_project:default project_id=140818 project_image_fid=366473]

<a href="https://www.apartments.com.au/new-apartments/maison-savoy-brighton-150-esplanade-brighton-vic-3186">Maison Savoy</a>, Lowe Living's redevelopment of the former Brighton Savoy Hotel on absolute beachfront land at 150 The Esplanade, Brighton, has gained significant momentum since launching just eight weeks ago. Around 30 per cent of the project's 19 residences have already been secured, generating approximately $45 million in sales.

"Securing two of the three penthouse sales at this stage, within eight weeks of launching to market speaks to the confidence our clients place in Lowe Living," Lowe Living co-founder Emma Lowe said.

"They know we'll be with them through every stage of the journey, and that assurance is something we've worked hard to earn and never take for granted."

[smartcode_project:default project_id=140818 project_image_fid=366474]

Lowe said Maison Savoy was conceived as a genuine alternative to a prestige Brighton home, combining house-scale proportions with the convenience, security and lock-up-and-leave appeal of apartment living.

Lowe Living co-founder Tim Lowe said the early sales success demonstrated the resilience of Melbourne's prestige market and highlighted the growing demand for house-sized apartments among ultra-high-net-worth buyers.

"The Melbourne market has definitely been tested in recent years, with interest rates and global economic factors all creating a period of uncertainty across the real estate sector. The sales success at Maison Savoy however demonstrates that confidence remains exceptionally strong at the top end of the market.

"The prestige market is being driven by long-term lifestyle decisions rather than short-term market sentiment, which continues to create a level of certainty that befits an absolute beachfront property in a blue-chip location like Brighton.

"Brighton's fundamentals remain among the strongest in Melbourne, with limited new supply, enduring demand from an overwhelmingly local owner-occupier market, and a rare combination of beachfront amenity and proximity to the CBD."

[smartcode_project:default project_id=140818 project_image_fid=374378]

According to Cotality, Brighton remains one of Melbourne's most tightly held prestige suburbs, with an average ownership tenure of 15.3 years for houses and 12.3 years for units, while more than 73 per cent of homes are owner-occupied.

Tim Lowe said selling two of the project's three penthouses so early in the campaign was an uncommon result.

"This sales result is a reflection of quality and understanding the local market. It's incredibly rare to transact the penthouses so early in a sales campaign in any project so to have sold two of the three penthouses at Maison Savoy so soon after launch, all in-house without any external sales agency appointed, is reflective of our careful consideration of our buyers' needs and lifestyle.

"This is knowledge that is accumulated not just from data and demographic analysis, but via a deeply embedded understanding of how this type of buyer wants to live and feel in their home. We pride ourselves on getting to know our clients personally, and over the last 10 years we have been able to refine our product offering by talking one-on-one with our clients about their design and floorplan preferences.

"Being a fully integrated developer-builder with an in-house design and sales team allows us to lead every part of the process and ensure the highest quality of product and service at every touchpoint. It's a really important part of our DNA and the recent sales success at Maison Savoy indicates that our clients and purchasers are resonating with this point of difference.

"It reinforces that demand remains strong for thoughtfully designed residences that offer rarity, lifestyle and long-term value in tightly held locations, which ultimately validates Maison Savoy's positioning as creating a new benchmark for house-scale, wellness-led apartment living on Brighton's beachfront."

&nbsp;

[smartcode_project:default project_id=140818 project_image_fid=366480]

The residences at Maison Savoy start from 295 sqm, with most enjoying uninterrupted views across Port Phillip Bay. The project sits moments from the Brighton Bathing Boxes, Royal Brighton Yacht Club, Middle Brighton Baths and Church Street's retail and dining precinct.

A key feature of the development is its private residents-only bathhouse, curated by the founder of Aurora Spa &amp; Bathhouse and modelled on traditional European bathing rituals and the award-winning Sorrento bathhouse.

The wellness offering includes a hydrotherapy pool, salt room, sauna, steam room, cold plunge pool, foot activation zone and a Vichy rainfall bed, one of only a handful in Australia. Residents will also have access to a Technogym studio, lounge spaces and a dedicated concierge service offering everything from morning coffee delivery and restaurant bookings to dry cleaning and home coordination.

"Wellness-led design has become a defining factor for luxury buyers," Emma Lowe said.

"Purchasers increasingly value homes that enhance wellbeing through thoughtful design, private amenity, privacy and liveability."

The penthouse purchasers are now undertaking a bespoke customisation process curated personally by architect Pete Kennon and the Lowe Living team, one of the developer's signature service offerings.

Construction on the $160 million transformation of the former Brighton Savoy Hotel site commenced last month, with completion expected in early 2028. The project has secured funding from NAB alongside development partner Monark.

Just one penthouse remains available, along with a limited number of two and three-bedroom residences starting from $3.75 million.

Lowe Living currently has eight projects on the market across Melbourne and recently celebrated its 10th anniversary, having grown a $1 billion development pipeline alongside a $350 million construction pipeline.

&nbsp;

[smartcode_project_cta:default project_id=140818]

Lowe Living set new Melbourne off the plan apartment record

For more than three decades, Hyecorp has been delivering residential projects across Sydney's Lower North Shore, building a portfolio centred on design-led apartment living in some of the city's most established neighbourhoods.

Hyecorp recently launched the latest in its long line of apartment developments, Celine, a 29-storey tower on Archer Street in Chatswood. Like the majority of the developer's projects, Celine caters to a broad buyer demographic, offering a mix of one, two, three and four-bedroom apartments, all designed with owner-occupiers in mind.

Functionality and flexibility are often buzzwords in the new apartment market, but they sit at the core of Hyecorp's design philosophy.

Hyecorp Joint Managing Director Stephen Abolakian says the developer understands it isn't designing apartments for today's needs alone, but for how buyers will live several years into the future.

"When we launch our projects we need to be aware that these developments aren't finished for several years," Abolakian says.

"That home office in the here and now might be a nursery by the time the project completes for a prospective buyer, so we need to think about how the apartment spaces function for future uses so there's longevity in the ownership."

Celine's architects, Fuse, followed the same philosophy, saying the design extends well beyond aesthetics.

"Celine focuses on timeless architectural form and functionality, with a strong emphasis on light, proportion and materiality. The design responds to the urban context of Chatswood while delivering calm, highly liveable interiors that feel both contemporary and enduring. The floorplans have been carefully resolved to maximise usability and outperform typical market offerings in terms of efficiency and liveability."

Most apartments incorporate multipurpose rooms designed for flexibility. Each includes an integrated desk and a standard Murphy pull-down single bed, allowing the space to transition from a home office or study to guest accommodation as needs change. The layouts have also been designed to maximise natural light, storage and overall functionality.

One and two-bedroom apartments feature Miele appliances, while three and four-bedroom residences are appointed with integrated Gaggenau appliances and Taj Mahal stone benchtops.

Buyers who purchase early in the construction process can also take advantage of Hyecorp's "Live Your Way" interior design service, allowing them to personalise finishes and tailor elements of their home to suit their own lifestyle. It's a feature designed to appeal to owner-occupiers who want their apartment to feel uniquely theirs from the day they move in.

[smartcode_project:default project_id=149594 project_image_fid=362614]

While flexible floorplans have become a hallmark of Hyecorp's apartment design, the developer has also continued to place significant emphasis on resident amenity.

As buyers increasingly expect more from apartment living, shared spaces have evolved beyond a gym and barbecue area. They are now an extension of the home, providing spaces to relax, exercise, entertain and connect with neighbours.

At Celine, the resident amenity has been designed with a focus on wellness, centred on the level six podium. An infinity-edge swimming pool, spa, sauna and fully equipped gym are complemented by barbecue facilities and a residents' lounge, creating a range of spaces for relaxation, recreation and social connection above the streets of Chatswood.

Practical conveniences have also been integrated throughout the building, including EV charging provisions, smart parcel lockers, bicycle storage, a pet wash station and dedicated car wash bays, reflecting the project's focus on making everyday living as seamless as possible.

[smartcode_project:default project_id=149594 project_image_fid=362633]

"Celine has been designed to deliver a refined residential experience that reflects the evolution of Chatswood into a premium urban centre,"&nbsp;Abolakian says.

"With over 30 years of experience delivering projects across Sydney's Lower North Shore, Hyecorp brings a deep understanding of what local buyers value. Every detail has been considered to balance luxury, functionality and long-term liveability. This is not just about apartments, but about creating a lasting residential address for discerning buyers."

Hyecorp, vertically-integrated builder-developer, is anticipating construction commencement later this year.

[smartcode_project_cta:default project_id=149594]

Hyecorp brings 30 years of Lower North Shore experience to Celine in Chatswood

Burgeoning South East Queensland developer <a href="https://www.apartments.com.au/developers/frank-developments">Frank Developments</a> is continuing to pad out its capital city development pipeline.

The developer, led by Frank Licastro, has its sights set on Kingsford Smith Drive in Hamilton, where it is planning <a href="https://www.apartments.com.au/new-apartments/avela-60-kingsford-smith-drive-albion-qld-4010">AVELA</a>, a 166-apartment development across three towers that tier down from 28 storeys to 19 and 17.

The towers will rise above the iconic Breakfast Creek Hotel.

Frank has brought on Melbourne architecture practice <a href="https://www.apartments.com.au/architects/rob-kennon-architects">Kennon</a> to design the building, conceived as a “defining architectural marker where the airport corridor meets the inner city.”

<img alt="First look: Frank Developments plans sculptural AVELA for Brisbane's Breakfast Creek gateway" data-entity-type="file" data-entity-uuid="e787c64e-f0a4-4725-891e-e86b40ee5c5c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/AVELA.png?VersionId=1ulwuZ9w2vQ2td7v.J2zUI7Ih_DT4Kwz" />

Kennon describes the project as a once-in-a-generation opportunity.

"Positioned at the northern gateway of Brisbane's primary CBD corridor, this project represents a singular moment in the city's urban evolution, one that will not come again," the architecture practice said in the documents submitted to the Brisbane City Council.

"Where the airport and world beyond meets the city, the building will rise as a sculptural landmark, a defining piece of architecture that signals arrival into Brisbane and anchors the connection between the city and the communities to its north."

<img alt="First look: Frank Developments plans sculptural AVELA for Brisbane's Breakfast Creek gateway" data-entity-type="file" data-entity-uuid="d572bf62-a98d-4847-95d0-889e3d3283e1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/AVELA%20podium.png?VersionId=6.Ax4jBzTbY5ahm55iaMWNR03ODhDQSm" />

The development is centred around owner-occupier apartments, with a mix of two, three and four-bedroom residences designed to capitalise on city and river views.

Four basement levels accommodate resident parking, allowing the podium to prioritise pedestrian activity and public-facing uses like ground-floor retail, a cafe, a&nbsp;neighbourhood grocer, and a public accessible indoor pickleball court and event space.&nbsp;

There will be nearly 2,000 sqm of communal wellness and recreation facilities across three levels.

<img alt="First look: Frank Developments plans sculptural AVELA for Brisbane's Breakfast Creek gateway" data-entity-type="file" data-entity-uuid="c5ac3cbf-3c11-4219-89f3-e12d9e0f9ffd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/AVELA%20podium%20A.png?VersionId=_.4zd1HLCKa1s6I_oxkY4NNqX6o3Yevn" />

&nbsp;

Frank Developments has increasingly focused on design-led residential projects across South East Queensland.

AVELA is Licastro's second on Kingsford Smith Drive following <a href="https://www.apartments.com.au/new-apartments/alba-92-kingsford-smith-drive-hamilton-qld-4007">Alba</a>, 85 apartments just down the road. The developer has <a href="https://www.apartments.com.au/new-apartments/mira-61-garfield-terrace-surfers-paradise-qld-4217">MIRA</a> and <a href="https://www.apartments.com.au/new-apartments/myst-burleigh-heads-270-the-esplanade-miami-qld-4220">MYST</a> on the Gold Coast, as well as <a href="https://www.apartments.com.au/new-apartments/murano-teneriffe-37-wyandra-street-new-farm-qld-4005">Murano</a> coming up in Teneriffe and <a href="https://www.apartments.com.au/new-apartments/bel-air-33-oxlade-drive-new-farm-qld-4005">Bel Air in New Farm</a>.

Frank Developments plans sculptural AVELA for Brisbane's Breakfast Creek gateway

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.

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

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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Chinese developer Dahua Group is reweighting its Melbourne portfolio.
Last week Dahua Group announced the purchase of two plots covering 113 hectares in Wollert, about 27 kilometres north of Melbourne.
Agents speculate based on the local land value of about $1.3 million per hectare, costing around $140 million.
It is now offering three subdivided portions of the <a href="http://kingsleigh.com.au/" target="_blank">King's Leigh housing estate</a> it co-owns with the Dacland Group in Werribee, targeting medium-density builders.
<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/2017/11/24/Dahua2.jpg" alt="">
The sites are between 1226 square metres and 4010 square metres listed through Cushman &amp; Wakefield's Peter Sagar and Paul Callanan.
King's Leigh (top and above), is a 49 hectare Old Geelong Road subdividion turning into an upmarket housing estate over the next three years.
 
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j.ballantyne1990-6AQqhLzZaK

Chinese developer Dahua Group reweighting its Melbourne portfolio

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<h1>
<a href="https://theconversation.com/profiles/teresa-somes-412706" target="_blank" style="font-family: Tahoma, Helvetica, Arial, sans-serif; font-size: 12.16px;">Teresa Somes</a>, <a href="http://theconversation.com/institutions/macquarie-university-1174" target="_blank">Macquarie University</a>
</h1>
One of the most pressing challenges older Australians face is finding secure accommodation with suitable amenities. And as the numbers of older Australians grow, the pressure to provide housing that meets their needs is increasing. We may be facing a crisis of ageing homelessness in coming years.
A new <a href="https://www.missionaustralia.com.au/news-blog/news-media/mission-australia-report-shows-homelessness-is-a-growing-concern-for-older-australians" target="_blank">report</a> from Mission Australia has called on all levels of government to act immediately on the critical shortage of appropriate housing and support services for older Australians at risk of homelessness.
A look at the trajectory of Australia’s ageing population gives a clear sense of the urgency of this issue. Today, <a href="http://www.abs.gov.au/ausstats/abs@.nsf/Lookup/by%20Subject/2071.0%7E2016%7EMain%20Features%7EAgeing%20Population%7E14" target="_blank">16% of our population</a> is over 65 years of age. By 2101, <a href="https://aifs.gov.au/facts-and-figures/ageing-australia" target="_blank">25% of Australians</a> are likely to be over 65. People over 55 already make up around 17% of the homeless population – and this figure is likely to grow.
Affordable housing and related aged care services are already in short supply. Evidence of this is the increasing numbers of older homeless people <a href="https://www.aihw.gov.au/reports/homelessness-services/specialist-homelessness-services-2015-16/contents/client-groups-of-interest/older-clients" target="_blank">seeking help</a> from specialised homeless services.
<h2>Why are older people more at risk?</h2>
Older Australians face the same risks of falling into homelessness as everyone else. But they also face extra challenges related to ageing. These include physical and cognitive changes, reduced earning capacity and family changes, on top of the lack of suitable housing alternatives. All these factors can put older people at greater risk of becoming homeless.
Self-funded accommodation is simply not an option for many older Australians. Many depend on social security or social housing to cover accommodation and living expenses. <a href="https://www.humanservices.gov.au/individuals/enablers/payment-rates-age-pension" target="_blank">Age Pension payments are modest</a> – a maximum of A$407 per week for single people and A$613.60 for couples – which might be enough if people have adequate superannuation and own their home by the time they retire. Many do not.
The combination of low incomes and rising living costs is a significant factor in older people’s homelessness. The supply of private rental housing or social housing for people on very low incomes is limited.
Even if social housing is available, many of the complexes are poorly maintained or have mixed tenancy. This can cause older people to feel intimidated and isolated.
As rents continue to <a href="https://www.propertyobserver.com.au/http://www.abc.net.au/news/2017-02-01/sydney-rental-prices-climb-as-more-new-units-are-built/8228872" target="_blank">climb</a>, private renting is beyond the means of many older people. Age discrimination further narrows the restricted market of affordable housing. Landlords may prefer tenants who are receiving a regular income from employment.
People with health problems, including mobility and cognitive impairment, and who require greater support may become unable to maintain their present living arrangements. However, they may also be unable to find or afford accommodation that caters for their needs.
Older people who have suffered elder abuse, in particular financial abuse or failed family accommodation arrangements, are especially vulnerable. <a href="https://theconversation.com/global/topics/elder-abuse-5798" target="_blank">Elder abuse</a> is commonly inflicted by close family members. This can both impoverish an individual and isolate them from family support networks.
<h2>Which groups are most vulnerable?</h2>
<a href="http://www.dailytelegraph.com.au/news/nsw/ageing-women-in-financial-strife-the-new-face-of-australian-homelessness/news-story/22d4462e281e2d3b4f6b43b243d85406" target="_blank">Older women</a> are especially at risk. Many women who have raised children and not been in secure paid employment have little or no superannuation in later years. This leaves them with reduced capacity to support themselves, particularly if they have fled family violence.
Traditionally, support services are aimed at younger women with children. Mission Australia has called for investment in housing tailored to the needs of older women experiencing <a href="http://www.ownnsw.org.au/wp-content/uploads/2013/08/ItCouldBeYou.pdf" target="_blank">family violence</a>.
Mission Australia has also identified disproportionate numbers of Aboriginal and Torres Strait Islanders among the homeless population. Overcrowded housing is a key factor here. In 2011, <a href="http://apo.org.au/system/files/40448/apo-nid40448-20316.pdf" target="_blank">74% of Indigenous people</a> were living in severely overcrowded dwellings.
<h2>What needs to be done to reduce homeless?</h2>
Significant funding is certainly needed to overcome the ever-growing problem of homelessness in our ageing population. Older Australians are not a homogeneous group. Housing options need to be provided that meet the needs of people with different financial, social, physical and cognitive capabilities.
Funding is also need to put support in place not only to allow people to move from homelessness to permanent accommodation, but also to counter the factors that lead to homelessness. These include the shortage of affordable rental accommodation, lack of accessible support networks, and financial insecurity for older people on low incomes.
Alternative housing options could include <a href="http://www.seniorresource.com/hcf.htm" target="_blank">congregate housing</a>. In this model, tenants live in units but support staff are on site. Another possible model is <a href="https://www.propertyobserver.com.au/https://academic.oup.com/gerontologist/article/51/3/406/560563" target="_blank">campus housing</a> where villages contain housing with different levels of care. If tenants’ level of care changes, they can move to other housing in the village.
Alternative housing for those who are more independent include <a href="http://www.homelessnessnsw.org.au/news/older-womens-studio-development-project" target="_blank">share housing models</a>, which aim to provide low-cost accommodation to homeless women. Government financial incentives for <a href="https://theconversation.com/how-can-we-best-design-housing-for-australias-ageing-population-50304" target="_blank">alternative housing</a> such as granny flats and co-ownership would also <a href="https://www.theguardian.com/commentisfree/2017/mar/20/housing-affordability-is-not-just-about-youth-15000-seniors-are-living-on-the-streets" target="_blank">help ease the demand</a> on government-run housing facilities.
<img src="https://counter.theconversation.com/content/87685/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">The need for appropriate housing for our ageing population is urgent. The rise in homelessness among older people is sad but clear. Governments must prioritise research and implementation of a range of accommodation options to better prepare Australians for the challenges of finding suitable housing as they get older.
<a href="https://theconversation.com/profiles/teresa-somes-412706" target="_blank">Teresa Somes</a>, Associate Lecturer, <a href="http://theconversation.com/institutions/macquarie-university-1174" target="_blank">Macquarie University</a>
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/more-and-more-older-australians-will-be-homeless-unless-we-act-now-87685" target="_blank">original article</a>.
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More and more older Australians will be homeless unless we act now

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An Essendon North investment has just sold on a yield of just over 5.5 percent.
The <a href="https://www.realcommercial.com.au/property-retail-vic-essendon+north-502348082" target="_blank">Keilor Road property</a>, which fetched $410,000, is leased to an established hair salon on a new three year lease.
<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/2017/11/24/ESS2.jpg" alt="">
Offering main road frontage to Keilor Road, the 54 sqm space with two car spaces is located in the architecturally designed commercial building known as The Edge.
CVA agent Craig McKellar sold the property.
 
 
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jrobinson-rf4aSBido9

Essendon North commercial investment sells for $410,000

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A fully leased childcare centre at Mornington has sold for $1,365,000 on a 4.2 percent yield.
It sold for $165,000 above reserve at its recent auction through Teska Carson agents George Takis and Fergus Evans.
The property attracted a high level of interest from local, interstate and off-shore interests with three bidders driving the auction, according to Takis and Evans.
"The property ticked all the boxes for astute investors in a red hot market for childcare centres nationally and so the result was not a huge surprise," Takis said
"Childcare is one of Australia’s strongest growth industries and, with forecasts that it will continue apace, property sales will continue to record strong results."
Takis said the entry-level investment, offered a secure lease profile in a government backed industry in an excellent location and with the potential for future development.
The property at <a href="https://www.realcommercial.com.au/property-retail-vic-mornington-502594294" target="_blank">18-20 Fleet Street</a> comprises a 400 sqm building on a 1200 sqm site. 
It was sold subject to a five year lease at a current net annual rental of $58,000 with four percent annual increases.
 
 
 
 
 
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Mornington childcare centre sells on 4.2 percent yield

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Sunland Group has lodged a development application with Gold Coast City Council to redevelop the ageing Greenmount Resort site in Coolangatta. 
Greenmount Resort is a 151-room, three star resort hotel constructed in 1980. 
It is located less than 100 metres from the patrolled Greenmount and Rainbow Bay Beaches and close to Coolangatta’s retail and restaurant precincts. 
The proposed redevelopment features two curvilinear residential apartment buildings ranging from 14 to 17 storeys, with an estimated end value of $370 million. The buildings, which overlook Rainbow Bay, the Tweed River, and Coolangatta Beach, will comprise 247 residential apartments. 
Some of the building height is buried below road level. 
Sahba Abedian, Sunland managing director, said the group’s vision for the site is of a scale and character which complements Coolangatta’s natural beauty.
It would contributed to its continued renaissance, he suggested. 
“This is undoubtedly one of the finest sites on the southern Gold Coast and requires a design response befitting its unique location,” Mr Abedian said. 
“The architectural topography of the buildings is inspired by the undulating nature of Greenmount headland, while allowing views through the property and generous open space fronting Eden Avenue. 
“Façade materials and textures animate the qualities of light reflecting off the water, and balustrade screening prints reference the patterns of the Norfolk pines which are so prominent in this locality. 
“The sculptured form of the building and continuous wrapping balconies will form a composition of light and shade that will change throughout the day. At the ground level, shelters and canopies draw inspiration from sea shells.” 
Abedian said striking landscape design will enhance its tropical feel and weave a lush continuity through the project, with rooftop gardens, terraced planters, water features, and hanging gardens over lower-level structures. 
“A restaurant/café tenancy is also included within the proposal, featuring an expansive outdoor dining terrace on the corner of Hill Street and Eden Avenue, to provide an active meeting place in this popular area of Coolangatta,” he said. 
Greenmount Resort will continue to operate as usual until early 2019. 
Pending statutory approvals, Sunland Group intends to launch the project during the second half of the 2018 calendar year. 
 
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Sunland unveils its Coolangatta plans to replace three star Greenmount Resort

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Ian Romi, also known as Naim Rahimi, has been placed him on a good behaviour bond for two years after pleading guilty to the disposal of property sale funds prior to bankruptcy.
He pleased gulf to making a false declaration in his bankruptcy Statement of Affairs.
In July 2014, Mr Romi received $30,000 as a result of a property settlement.
Within two weeks he had withdrawn $24,000 in cash from his account, using $10,000 for a holiday and gambling the balance at a casino.
This money should have been used to pay his creditors, the Australian Financial Security Authority advised.
Rahimi was sentenced on 22 November 2017 at the Brisbane Magistrates Court. 
On 28 July 2014, Mr Romi filed for voluntary bankruptcy with debts in excess of $113,000.
He failed to disclose in his Statement of Affairs that he had sold a house in 2013, that he had made a profit in relation to the sale of another house and that he had transferred ownership of motor vehicles prior to bankruptcy.
In an interview with AFSA investigators, Mr Romi admitted he received the $30,000 prior to bankruptcy and just ‘blew it.’
Magistrate Quinn convicted Mr Romi and placed him on a good behaviour bond for two years. In sentencing, the Magistrate considered Mr Romi’s early plea which indicated his remorse, his cooperation and the fact that he had no previous convictions.
The matter was prosecuted by the Office of the Commonwealth Director of Public Prosecutions on behalf of the Australian Financial Security Authority.
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Bankrupt failed to declare property sale proceeds pocketed before bankruptcy

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<h1>Vital Signs: five economic red flags to watch for in 2018</h1>
<img src="https://images.theconversation.com/files/196084/original/file-20171123-6072-13xyzhk.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="File 20171123 6072 13xyzhk.jpg?ixlib=rb 1.1">
We don’t know for sure if any of these things could happen, but if they do we’re in for a wild ride in 2018. Image sourced from shutterstock.com <a href="https://theconversation.com/profiles/richard-holden-118107" target="_blank">Richard Holden</a>, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
Vital Signs is a weekly economic wrap from UNSW economics professor and Harvard PhD Richard Holden (@profholden). Vital Signs aims to contextualise weekly economic events and cut through the noise of the data affecting global economies.
This week: A break from weekly data to look forward to the year ahead.
<hr>
With a data-light week, and the end of 2017 looming, this is a good time to touch on five issues to watch out for in 2018.
<h2>1. Trump loses patience with NAFTA</h2>
US President Donald Trump has made clear his contempt for a variety of international agreements to which the US is a signatory. The North American Free Trade Agreement is certainly one of them. 2018 could be the time when Trump engineers either a renegotiation of NAFTA, or (scarily) a US exit from it.
Right now, the administration is trying to extract concessions from China and Mexico on the deal, and has set a March 2018 deadline for an agreement.
A US exit from NAFTA would be calamatous. The three economies have become heavily integrated since NAFTA began, and it’s almost hard to imagine what the US economy would look like without, for example, cheap goods and agricultural produce from Mexico.
<h2>2. We find out Australia had a housing bubble, because it bursts</h2>
Is there a bubble in the Australian housing market? I have consistently said that I don’t know, and I wouldn’t know how to prove it even if there was. But there are some troubling markers, including investment bank <a href="https://neo.ubs.com/shared/d1QtAq68bSw15m/?off_id=AC201709E304806129W1757731499&amp;ma=X47535154596E5669&amp;camp_id=EM%3AUNKW%3A2017-09%3A10%3AC" target="_blank">UBS’s report</a> warning about the potentially large number of so-called <a href="https://theconversation.com/how-liar-loans-undermine-sound-lending-practices-87073" target="_blank">“liar loans”</a>.
I’ll add one more marker that I haven’t heard discussed before. <a href="https://thejollyswagmen.com/new-blog/2017/11/15/28-liar-loans-peter-white" target="_blank">A respected mortgage industry insider said</a> the data in the UBS report doesn’t make sense, and that mortgage brokers aren’t encouraging people to falsify loan applications. But the same expert said any instances of bad behaviour are isolated, that statistics aren’t facts, and he rejected the idea that incentive payments to brokers encourage them to push bigger loans to borrowers. Basically, “believe me!”
2018 should give us a pretty good read on whether there will be a slow deflation of Sydney and Melbourne property prices (at least in real terms), or whether there will be an abrupt reduction in prices, a series of fire sales, and trouble for the banks. I think the balance of evidence now suggests the latter.
<h2>3. There’s a ‘take back’ of the Brexit vote</h2>
The UK will continue to negotiate its exit from the European Union, and 2018 will be both important and consequential. There is a very specific timeline for the UK’s exit – 11pm GMT, Friday March 29, 2019 to be exact.
The four big issues are: (i) what the UK owes the EU financially, (ii) the Northern Ireland border, (iii) what happens to UK citizens living in the EU, and EU citizens living in the UK, and (iv) the biggest of all – trade.
Theresa May – when not defending inappropriate behaviour from her male colleagues, or falling for sophomoric pranks when speaking in public – is sticking to her “hard Brexit” line. 2018 will show whether this is even vaguely possible. I strongly suspect not – and there are a whole host of interesting things that could happen.
One, May could easily lose the prime ministership. Two, there could end up being another vote to “take back” the Brexit vote. If you think that’s crazy then <a href="http://podcast.cnn.com/the-axe-files-david-axelrod/episode/all/1TFnFglOwOT80L/f3h850">listen to Tony Blair</a> discussing how it could happen.
All of this could cause major upheaval in financial markets. London remains a fundamentally important international capital market.
<h2>4. US financial regulation softens</h2>
Janet Yellen’s departure as US Federal Reserve Chair in February, and her replacement by Jay Powell, is unlikely to materially alter US monetary policy. Expect gradual rate rises throughout 2018.
What could differ – and not in a good way – is the Fed’s stance on financial regulation. Powell is thought to be more hostile to Dodd-Frank (as the regulatory response to the Great Recession is known) than Yellen. 2018 will be revealing in this regard, because the Trump White House is known to despise those regulations and there could be a concerted effort to remove them using whatever means available.
This would be dangerous and foolish, and lay the groundwork for the next financial crisis.
<h2>5. The European experiment fails</h2>
With a wave of populist sentiment across Europe, and German Chancellor Angela Merkel having a hard time forming a coalition, there is the slim but scary prospect of the EU essentially disintegrating. This could be the result of a sovereign default by a major country like Italy or Spain, that is too big to bail out. Or it could come from a German government that is no longer willing to support the European Central Bank the way it has to date.
<img src="https://counter.theconversation.com/content/87851/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1">It could well be that none of the worrying scenarios outlined above actually occur. But any number of implicit and explicit deadlines make 2018 look like a more eventful year than most.
<a href="https://theconversation.com/profiles/richard-holden-118107" target="_blank">Richard Holden</a>, Professor of Economics and PLuS Alliance Fellow, <a href="http://theconversation.com/institutions/unsw-1414" target="_blank">UNSW</a>
This article was originally published on <a href="http://theconversation.com" target="_blank">The Conversation</a>. Read the <a href="https://theconversation.com/vital-signs-five-economic-red-flags-to-watch-for-in-2018-87851" target="_blank">original article</a>.
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Australia's troubling housing bubble markers rank among the five economic red flags for 2018: Richard Holden

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Designer William Smart has proposed $4.9 million alterations and additions to his intended Alexandria office property. 
It follows the<a href="https://www.realcommercial.com.au/property-industrial+warehouse-nsw-alexandria-502372482" target="_blank"> recent purchase</a> by Smart Studio Design.
There was a $2.65 million purchase from NID Pty Ltd of the 3360 square metre site along with $6.55 million of the adjacent warehouse space.
The warehouses of 12-18 Stokes Avenue are representative of Post-War and late twentieth century warehouses constructed during the industrial development of Alexandria during one of the peak periods of Australia's industrialisation.
The 12-18 Stokes Avenue space will accommodate the new fitout for Smart Design Studio and a caretaker's apartment.
A portion is located within the North Alexandria Industrial Heritage Conservation Area, triggering a Heritage Impact Statement.
Two buildings are located on the subject site 12-16 Stokes Avenue and both buildings have primary frontages to Stokes Avenue and rear access via Balaclava Lane.
While 18 Stokes Avenue forms part of the subject site, no works are proposed to the existing warehouse located on this lot.
The properties within the vicinity of the subject site are predominantly commercial in character, with properties surrounding consisting of a mix of warehouses and office spaces.
Buildings designs are typically simple and robust, reflecting the modular building forms, with heavy geometric massing and restrained ornament limited to the brickwork and parapet wall, as is typical for industrial buildings of the inter-war and post-war periods.
The Inter-War and Post-War characteristics of the North Alexandria Industrial HCA can clearly be seen through the stepped parapets and sawtooth roofs.
The development of Stokes Avenue was slow to begin, with subdivision only occurring from 1922. The first developments on Stokes Avenue were single storey residences, which were later replaced by industrial and warehouse buildings during the 1950s and 1960s.
The development of the subject site took place in two stages, with 18 Stokes Avenue being developed as a warehouse site from as early as 1943, followed by the development of 12-16 Stokes Avenue into a warehouse during the 1950s.
The 1951 Civic Survey of Sydney identifies the owners of 18 Stokes Avenue as J. Gadson Pty Ltd, a company which manufactured cans.
Founded in 1879 in Melbourne and begining its first plant in 1912 in Sydney.19 In November 1951, J. Gadsen Pty Ltd merged with R. Hughes Pty Ltd, continuing the use of the Alexandria factory as a can making facility. R. Hughes Pty Ltd had been founded in Sydney in 1880, developing three factories, one of which concentrated in lithographic metal printing and lacquering. 
During the 1950s, 12-16 Stokes Avenue changed uses from residential to industrial, with the construction of a new single storey warehouse building at 12-16 Stokes Avenue, for the manufacturing of confectionary machinery in 1958, owned by Hans Faerber.
Hans emigrated to Australia from Germany following the end of World War II.
Faerber's company was soon designing and building its own sugar sanding and starch moulding machines.
By 1958, Hans's business had grown and was incorporated as New Industrial Design (NID), functioning out of both the new purpose built warehouse at 12-16 Stokes Avenue and the existing warehouse, previously under the ownership of Gadsen- Hughes Pty Ltd at 18 Stokes Avenue. 
Since NID's founding in Alexandria in 1958, the business has continued at 12-18 Stokes Avenue. The property was offered with a year long lease back.
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William Smart Design Studio take on its own ambitious Alexandria warehouse office project

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Typically, when analyzing housing markets, the median (the middle value) is the most popular method.
By definition the median provides an idea of what a typical property is either selling for or valued at.
By looking at different valuation percentiles, it delivers a much better idea of the range of housing costs across a geography.
(Note: The 10th percentile value represents the lower end of a housing market while the 90th percentile indicates the most expensive 10% of properties).
<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/2017/11/23/Chart1.jpg" alt=""> 
Across Australia’s combined capital cities, the median dwelling value is $650,930 while the 10th percentile value is $350,723 and the 90th percentile value is $1,455,490.
The difference between the median and the 10th percentile value is -46.1% while the difference from the median to the 90th percentile is 123.6% which results in a range between the 10th and 90th percentile values of 315.0%.
(Note: that the broader this range the more diverse the cost of housing and the narrower the less diversity there is).
<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/2017/11/23/Chart2.jpg" alt="">
Let’s take a look across the capital cities.
Sydney – the 10th percentile value is $563,459 which is -37.8% lower than the median of $905,917. The 90th percentile value is 113.8% higher than the median and 243.7% higher than the 10th percentile value and is recorded at $1,936,633.
Melbourne – the 90th percentile dwelling value is $1,474,777 which is 107.6% greater than the median of $710,420. At $437,519 the 10th percentile value is -38.4% lower than the median while the 90the percentile value is 237.1% higher.
Brisbane – the median dwelling value is recorded at $490,525 while the 10th percentile value is $302,177 and the 90th percentile is $826,860. The 10th percentile value is -38.4% lower than the median while the 90th percentile is 68.6% higher than the median and 173.6% higher than the 10th percentile.
Adelaide – the 90th percentile dwelling value ($746,497) is 73.5% greater than the median ($430,303) and 180.9% greater than the 10th percentile value ($265,730). The 10th percentile value is - 38.2% lower than the median.
Perth – with a median of $462,624, the 90th percentile value at $852,021 is 84.2% higher than the median. The 90th percentile value is 184.7% higher than the 10th percentile value which at $299,293 is -35.3% lower than the median value.
Hobart – the 10th percentile value for the city is $234,337 which is -40.9% lower than the median ($396,393) and the 90th percentile value ($662,519) is 182.7% higher than the 10th percentile and 67.1% higher than the median. sizes and values across the capital cities. 
Darwin – at $640,087 the 90th percentile dwelling value is 46.2% higher than the median ($437,910) and 112.0% higher than the 10th percentile value ($301,889). The 10th percentile value is -31.1% lower than the median value.
Canberra – the median dwelling value currently sits at $582,882 while the 10th percentile value is $381,100 and the 90th percentile value is $919,436. The 90th percentile value is 57.7% higher than the median and 141.3% higher than the 10th percentile value while the 10th percentile value is -34.6% lower than the median.
<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/2017/11/23/Chart3.jpg" alt="">
 
Across the capital cities, the 90th percentile dwelling value in all capital cities except for Melbourne and Canberra is lower than Sydney’s median value highlighting that for the typical Sydney dwelling, purchasers could be buying premium property for a similar cost in most other capital cities.
Another trend to note is that in all capital cities the difference between the median and 10th percentile value is much smaller than the gap between the median and the 90th percentile value.
This indicates that lower value housing stock tends to be closer to the median than the expensive housing stock which tends to be much further away from the median value. It highlights that in most cities while there is extremely expensive housing, there is not necessarily the same supply of extremely affordable housing.
It is interesting to look at the range of housing costs across the city as it reiterates that despite the focus on medians there is a wide variety of housing in different shapes, sizes and values across the capital cities.
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What is the spread in the cost of housing? Cameron Kusher

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The number of houses being passed in at auctions and the easy availability of inner-city apartments is not just the result of regulatory measures, but also a loss of confidence stemming from the extremely tight bank lending rules.
Columnist Robert Gottliebsen labels it as the “tea, coffee and cosmetics” (TCC) approach to home lending in his recent piece in The Australian.
While attempting to explain the confusion among many young real estate agents about the number of houses passed in and the desperation of apartment developers to sell, Gottliebsen says there are many reasons, but “none so powerful and potent in what is happening in the lower management levels of some of the big banks”.
He says it’s conventional to blame the APRA and the regulators for the credit squeeze but the problem is “multiplied by a middle management loss of confidence stemming from the looming retrenchments and the bank scandals”.
This has forced the banks to be more restrictive, especially the ones facing scandals such as the Commonwealth Bank.
TCC has even spread to small business lending, writes Gottliebsen.
He says borrowers are shocked that the new tests by banks had slashed the amount they would lend by a quarter and even a third. 
Borrowers are being asked for information about basic living expenses, such as clothing, footwear, cosmetics, dining out, after-hours school care, dining out to name a few.
Gottliebsen states that this banking approach, which he has spoken of earlier, if it continues will see more serious falls in the prices of dwellings, widening the 10% fall in Sydney apartments to other areas of the residential market, including Melbourne.
This is already the case in inner city markets of Sydney, Melbourne and Brisbane now, which also have many unsold houses now.
He says the “crackdown is much wider than TCC and covers restrictions on interest-only loans, higher interest rates for investors, threats of higher interest rates, no money for Chinese borrowers” and so on.
Also, the rising gas and electricity bills further hit confidence.
“The trouble with these uncoordinated attacks is that they start with the aim of stopping a boom, which threatened to turn into a bubble collapse.”
According to Gottliebsen, this activity looks very little on the surface initially and as the squeeze continues, it hurts confidence.
“We are not there yet but once it happens — and the illogical approach of TCC lending will bring it on — confidence will take a long while to restore.
“And it spreads to small business.”
But the banks’ reluctance has opened up opportunity for non-bank lenders, which are seizing the opportunity.
The “regulators’ response is to clamp down on filling the bank-created void, so damaging the nation”.
In conclusion, Gottliebsen suggests that a banking royal commission is not a “good idea at this time”, but if there is one, it should cover regulators too.
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