New apartment supply has become increasingly constrained across <a href="https://www.apartments.com.au/developments/parramatta-nsw-2150">Parramatta</a> in recent years, with fewer projects progressing through to completion as development conditions have become more challenging.

It makes <a href="https://www.apartments.com.au/developers/novm">NOVM</a>'s 2021-completed <a href="https://www.apartments.com.au/buildings/the-lennox-parramatta-12-phillip-street-parramatta-nsw-2150">The Lennox</a> one of the most recently completed residential towers on the Parramatta River, and among the newest apartment developments in Sydney's second CBD.

With the project largely completed before the sharp escalation in construction costs and inflation following the pandemic, The Lennox is now offering pricing that would be difficult to replicate in a comparable new development in Parramatta today, or across much of Western Sydney.

The majority of the 413 apartments at The Lennox sold before and shortly after completion. A limited release of the remaining apartments has recently been brought to market by capital partner <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a>, with entry-level pricing from $700,000 and two-bedroom apartments available from under $1 million.

Rising above the Parramatta River at 12 Phillip Street, The Lennox comprises one, two, three and four-bedroom apartments, appealing to first home buyers, young professionals, families, downsizers and interstate investors seeking a completed apartment in one of Australia's fastest-growing economic centres.

[smartcode_project:default project_id=5743 project_image_fid=372394]

Rather than positioning Parramatta as an alternative to Sydney's CBD, Equitifund believes the city has reached a point where it stands on its own merits.

"Parramatta is no longer simply an alternative to Sydney CBD, it's becoming a destination in its own right," Equitifund Executive Chairman Greg Huxley said.

"The Lennox captures that evolution with a level of quality and amenity that's difficult to match at its price point."

[smartcode_project:default project_id=5743 project_image_fid=953]

Designed by <a href="https://www.apartments.com.au/architects/marchese-partners">Marchese Partners</a>, the tower responds directly to its riverfront setting through expansive glazing and open-plan layouts that maximise views across the Parramatta River and city skyline. Interiors feature engineered timber flooring, stone benchtops, stainless steel appliances and floor-to-ceiling glazing, while generous balconies extend the living spaces outdoors.

Marchese Partners says the project was conceived to balance high-quality apartment living with practical, long-term functionality, pairing larger, efficient floorplans with amenities more commonly associated with five-star hotels.

That emphasis continues through the resident facilities, which include a 20-metre rooftop swimming pool, fully equipped gym and wellness spaces, full-time concierge, a residents' lounge, function room, private lifts, secure basement parking and rooftop communal areas overlooking the Parramatta River. Ground-floor boardwalk retail and dining further activate the riverfront and integrate the building into the surrounding public realm.

[smartcode_project:default project_id=5743 project_image_fid=925]

Australian housing and finance group Equitifund has secured the remaining apartments, believing there are few completed apartment opportunities in Parramatta that offer the same combination of location, amenity and pricing.

Equitifund National Sales Director Ben Hamblett says buyers are increasingly recognising that premium apartment living no longer needs to come with Sydney CBD pricing.

"The Lennox is where aspirational living becomes attainable," Hamblett said.

"Wake to river and mountain views, step into Sydney's Second CBD, and arrive home to resort-calibre amenities, all without the harbour price tag."

Hamblett says owner-occupiers are also attracted by the convenience of having Westfield Parramatta, Church Street's dining precinct, Parramatta Park, Riverside Theatres, Western Sydney University and major transport connections all within walking distance.

"At The Lennox, lifestyle is not an afterthought, it is the foundation."

[smartcode_project:default project_id=5743 project_image_fid=5374]

The Lennox places residents within walking distance of Parramatta Square, Westfield Parramatta, Church Street Eat Street, Parramatta Station, the ferry wharf, Light Rail, the future Sydney Metro West, Parramatta Park and CommBank Stadium, reinforcing Parramatta's position as one of Australia's most connected metropolitan centres outside Sydney's CBD.

Equitifund says buyers visiting the display suite consistently comment on the quality of the finishes, generous floorplans, river and skyline views, and the walkability of the location. The project has attracted a broad mix of local professionals, upsizers, downsizers, buyers relocating from Sydney's inner suburbs and interstate investors seeking long-term growth opportunities.

That demand aligns with Parramatta's continued evolution as an economic powerhouse. Equitifund Research and Market Insights specialist John Bekiaris says sustained population growth, infrastructure investment and expanding employment opportunities continue to support long-term housing demand across the city.

"Parramatta has evolved from a satellite city into one of Australia's most important economic centres. Population growth, infrastructure investment and employment are all supporting sustained long-term housing demand."

[smartcode_project_cta:default project_id=5743]

Joel Robinson

The apartment price gap drawing Sydney buyers west

A luxury beachfront apartment at Rainbow Bay has more than doubled in value since it sold off the plan six years ago, setting a new local apartment record in the process.

The three-bedroom apartment in the Flow development on Petrie Street, the first of four new projects locally by Paul Gedoun's S&amp;S Projects, has sold for $7.4 million, after originally selling for $3.27 million when the project launched in 2020.

The seventh-floor apartment, comprising 187 sqm of internal living space and a 54 sqm balcony overlooking Froggies Beach and Snapper Rocks, was purchased by a local family.

The transaction was negotiated by Pezet Matheson director Kerry Pezet and equates to more than $30,000 per sqm.

Pezet said the sale reflected the limited opportunities to buy into the boutique beachfront development.

"The sale highlights the rarity of opportunities within the boutique beachfront development, where residences seldom become available," Pezet said.

"Flow is one of the Gold Coast's most tightly held buildings. Buyers from our database move quickly when residences become available, and achieving an off-market sale at $7.4 million demonstrates the depth of demand for property of this calibre."

<img alt="Flow" data-entity-type="file" data-entity-uuid="c585b206-2130-4eee-a50c-3f27c51a7c70" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-06%20at%208.33.25%E2%80%AFPM.png?VersionId=m3pHRDV62Y3fvN.XQuQHq.52ilTWpRLf" />

Flow was the first of four luxury apartment developments delivered by Paul Gedoun's S&amp;S Projects at Rainbow Bay and was completed in 2023.

Positioned on the beachfront overlooking Snapper Rocks, the residence includes three bedrooms, three bathrooms, a powder room and views stretching north along the coastline towards Surfers Paradise.

Pezet Matheson Residential principal Mitchell Lambert said buyers continued to prioritise quality beachfront apartments in tightly held locations.

"Flow Residences offers a rare combination of elevated beachfront positioning, architectural excellence, comprehensive resident amenity and premium finishes, which is exactly what discerning purchasers are seeking," Lambert said.

"The transaction further reinforces Rainbow Bay's reputation as one of Australia's premier coastal lifestyle destinations, where limited supply and growing demand continue to support strong market performance."

Pezet Matheson originally marketed and sold out Flow off the plan, making the latest transaction a return to one of the project's original buyers.

Paul Gedoun is selling his third project, <a href="https://www.apartments.com.au/new-apartments/radia-rainbow-bay-271-boundary-street-coolangatta-qld-4225">Radia Rainbow Bay</a>, after recently completing, and selling out, <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a>. He has plans for a <a href="https://www.apartments.com.au/news/qld/first-look-s-s-projects-proposes-88-apartment-wellness-tower-at-coolangattas-boundary-street">fourth building</a>, 88 apartments on <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">Boundary Street</a>.

Rainbow Bay apartment doubles in price since off the plan sale during pandemic

The long-planned transformation of Brisbane's historic Shafston Estate has taken another major step, with Capella Hotel Group announced as the luxury hospitality partner behind what will become Brisbane's first branded residences.

The project, to be known as Capella Residences Brisbane, is being delivered by Verso Projects at the landmark Kangaroo Point riverfront estate, with completion targeted for 2029.

The announcement follows a series of planning changes to the project over recent years. The site was originally approved in 2023 for a 15-level, 37-apartment development designed by Rothelowman for Burgundy Group before Verso Projects took over the 10,070 sqm riverfront holding and lodged revised plans with Kerry Hill Architects to increase the development to a 25-level tower with 51 apartments.

The latest announcement confirms Capella Hotel Group will bring its branded residential offering to the project, marking just the second Capella Residences development globally after Seoul, and the group's first branded residential project in Australia.

The <a href="https://www.apartments.com.au/new-apartments/23-castlebar-street-kangaroo-point-qld-4169">Castlebar Street development</a> will centre around the restoration of the heritage-listed Shafston House, one of Brisbane's oldest residences, originally constructed in 1851 by Reverend Robert Creyke as a single-storey cottage known as Ravenscott.

<img alt="Capella" data-entity-type="file" data-entity-uuid="2b9f4ce5-638f-4d6b-8082-3ca7e4b75fca" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-09%20at%207.20.41%E2%80%AFAM.png?VersionId=f7aeqsW_DzOJI4FymWb3lD8NptSfsP7q" />

Capella said the project aligns with its focus on heritage-led developments, with the Brisbane estate combining the restored historic residence with a new luxury apartment tower and hospitality-inspired resident amenities.

Residents will have access to the Capella Living Room, a concierge-led communal space inspired by the group's luxury hotels, alongside landscaped gardens, six swimming pools, wellness and recreation facilities.

The broader estate will also include two riverfront homes, a six-berth private marina, porte cochère arrival experience, secure basement parking and a new section of public riverwalk along the Brisbane River frontage.

The heritage Postal Depot Building will also be retained and repurposed as a guest house, in line with the revised development plans.

The project represents another evolution for the site, which Kerry Hill Architects previously described as a rare opportunity to restore one of Brisbane's most significant heritage estates while creating a new benchmark for apartment living.

"The Shafston Estate provides a once-in-a-generation opportunity to restore one of Brisbane's finest heritage precincts and to reinstate residential use as a unique site perched on the edge of Kangaroo Point," Kerry Hill Architects said in its Urban Context Report accompanying the planning submission.

"The project will celebrate excellence in sub-tropical residential design, setting a new benchmark for vertical living in Brisbane."

Verso Projects, which now has an $8.5 billion development pipeline spanning more than 6,000 dwellings across apartments, townhouses, retail and commercial projects, said the partnership with Capella would elevate the development beyond a traditional residential project.

"We feel honoured to be restoring Shafston Estate to its former glory, elevating it to new heights of luxury and excellence underpinned by Capella's distinctive service ethos and design philosophy, and making it a standout landmark in Brisbane," Verso Projects CEO Steve Laffey said.

"By partnering with Capella, globally recognised for its refined approach to luxury hospitality and deep respect for cultural and historical context, we will elevate this project beyond a residential offering into a world-class destination."

Capella Hotel Group President Roland Fasel said Brisbane's emergence as a global city made it the right location for the company's Australian residential debut.

"Brisbane is a city on the cusp of something remarkable, and Capella Residences is our commitment to being part of that story," Fasel said.

"The Capella residential experience is more than luxury. It is about a sense of belonging to a place with deep meaning."

Private appointments have now opened for the project, with a display suite expected to open in late 2026 ahead of the planned 2029 completion.

Capella to launch Brisbane's first branded residences at Shafston House, Kangaroo Point

Lewis Land's latest apartment release within its <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan is targeting one of the Gold Coast's fastest-growing buyer groups, with almost a third of apartments at Solis priced below $1 million.

The seven-storey building at Biggera Waters will comprise 91 apartments, including 24 one-bedroom residences starting from $778,000, a price point Lewis Land says is aimed squarely at first home buyers struggling to enter the Gold Coast market.

<img alt="Harbour Shires" data-entity-type="file" data-entity-uuid="e7486e37-22f6-4c92-b212-9b0622070b8f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-08%20at%209.09.34%E2%80%AFAM.png?VersionId=W8MJwJUCf6HkIyl_EVSksnd.QI6MZryY" />

<a href="https://www.apartments.com.au/developers/lewis-land-group">Lewis Land</a> Head of Development Michael Long said the developer deliberately allocated a significant proportion of the project to more affordable apartment types.

"First home buyers have been priced out of many parts of the Gold Coast, and we saw a clear opportunity to address this and play our part in a longer-term housing solution," Long said.

"That's why 24 of the 91 apartments being delivered at Solis have been designed and priced for the city's next generation of homeowners, quality one-bedroom apartments, half of which include an additional multipurpose room to maximise space and flexibility.

"This approach places 30 per cent of apartments in Solis under $1 million, and with close proximity to Harbour Town's future light rail extension connecting residents to the city's major employment and knowledge hubs, it's a win for buyers looking to secure their first property."

<img alt="Sores" data-entity-type="file" data-entity-uuid="550526d3-73ba-4710-9739-c5f4294a30ef" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-08%20at%209.09.29%E2%80%AFAM.png?VersionId=cQQdXHt9wS0UXwZEm5Py5bH_3kAmzyhu" />

Designed by BDA Architecture, Solis will deliver a mix of one, two and three-bedroom apartments, with residences ranging up to 232 sqm. Apartments feature generous balconies and contemporary finishes, while residents will have access to Harbour Shores' lagoon pool, clubhouse, tennis court, gym, yoga studio and sauna.

The focus on first home buyers resonated with purchaser Holly Humphreys, who said she and her boyfriend spent more than a year searching for their first property before shifting their attention from houses to apartments.

"We fell in love with the first house we bid on and got our hopes up, but after repeated knockbacks we learned not to get too attached," Humphreys said.

"We offered at the high end of price guides, but sales kept going even higher. That's where we really struggled and we needed to re-evaluate our budget and our expectations. Standalone houses were off the table, and we pivoted to apartments and townhouses."

Humphreys said it was encouraging to see developers recognising the growing demand from first home buyers.

"There's a growing number of young buyers looking to enter the market earlier because they understand that getting in now can make a real difference as prices continue to rise," she said.

"It's fantastic to see a developer recognise this and then actively take measures to deliver an apartment with us in mind."

Solis is the first development planned within the second stage of the Harbour Shores masterplan, with early works expected to commence in September 2026.

[smartcode_project_cta:default project_id=113271]

Lewis Land targets first home buyers at latest Harbour Shores release, Solis

Luxury apartment developer Abadeen has recorded $19.25 million in apartment sales across two of its Lower North Shore developments in the lead-up to the end of the financial year, headlined by the sale of a $6.75 million penthouse at <a href="https://www.apartments.com.au/buildings/koyo-crows-nest-5-rodborough-avenue-crows-nest-nsw-2065">KOYO in Crows Nest.</a>

The transactions also included the sale of a newly completed three-bedroom apartment at <a href="https://www.apartments.com.au/buildings/park-residences-cremorne-2-sutherland-street-cremorne-nsw-2090">Park Residences in Cremorne</a> for $6.35 million, with the residence selling shortly after the project's first public inspections following completion.

The sales come as completed, owner-occupier-focused apartments continue to attract strong demand across Sydney's Lower North Shore, particularly from buyers looking for certainty and immediate occupancy.

The penthouse at KOYO spans 491 sqm across a single level and was designed by architect Koichi Takada. The development is one of Abadeen's flagship boutique projects in Crows Nest.

[smartcode_project:default project_id=108800 project_image_fid=370093]

Abadeen Executive Chairman and Founder Justin Brown said buyer activity lifted noticeably in the lead-up to the end of the financial year.

"We saw a clear increase in enquiry levels, inspection numbers and buyer engagement across our completed projects leading into the end of the financial year," Brown said.

"Buyers have become far more decisive over the past six months. The combination of improving confidence, limited supply and the ability to physically inspect completed residences is creating strong competition for premium apartments in the best locations."

Brown says the&nbsp;response to Park Residences following completion has been particularly strong.

"Buyers want certainty and are responding positively to the opportunity to walk through a finished product, inspect the quality firsthand and move in immediately," Brown suggested.

"Projects such as Park Residences and KOYO demonstrate that when the product is exceptional and the location is irreplaceable, buyers are prepared to act quickly."

[smartcode_project:default project_id=114246 project_image_fid=370116]

Abadeen CEO Joe Tack said quality continued to differentiate projects in the current market.

"Today's buyers are incredibly discerning," Tack said.

"They are seeking larger floorplans, premium finishes, walkability, lifestyle amenity and confidence in the developer delivering the project. Well-designed boutique developments continue to outperform because they offer something genuinely difficult to replace.

"The enquiry we are seeing across our completed and recently completed Lower North Shore portfolio is very encouraging, and we expect this momentum to continue into spring."

The sales follow increased enquiry across Abadeen's Lower North Shore portfolio which also includes <a href="https://www.apartments.com.au/buildings/northcote-collective-naremburn-2-northcote-street-naremburn-nsw-2065">Northcote Collective in Naremburn</a> which also completed recently.

KOYO penthouse headlines Abadeen's $19.25 million EOFY sales flurry

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

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

The inflation result the property market was waiting for

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A development site in Melbourne’s eastern suburb of Camberwell has been snapped up by a Chinese developer for $5.5 million before its auction by Savills.
The <a href="https://www.realestate.com.au/property-house-vic-camberwell-125961234" target="_blank">1059-1061 Toorak Road</a> site was set for auction on August 18.
The two adjoining residential properties are zoned General Residential 5 and have the potential for the development of a luxury residential project, according to Savills. 
The buyer has plans for a luxury apartment project.
The deal reflects a rise in demand for apartments in Melbourne’s leafy inner east suburbs. In May, a development site with permit for residential units in Camberwell sold for $2.3 million through Savills.
The deal was brokered by Savills’ Nick Peden, Jesse Radisich, Julian Heatherich and Benson Zhou. 
The sale represented a 16% percent premium ($389,000 per block) on the auction price of nearby 1065 Toorak Road just a few weeks back and showed the strength of the market, Savills said.
The land area is 1,700 sqm.
“The sale ($2.75 million per block) represents a 16% premium on the single house block sale of 1065 Toorak Road in June 2017 for $2.361 million at auction by a local residential agent,” said Nick Peden.
The population of Camberwell is expected to grow by 31% over the next 25 years, which reflects the popularity of the suburb and hence its development prospects.
The site is close to retail amenities such as Hartwell Retail Village, Camberwell Junction and also public transport.
Camberwell and surrounds are also home to some of Melbourne’s elite schools and education facilities.
Camberwell has a high median house price of $2,295,500, said Savills.
Meanwhile, another Camberwell development has sold for $5.01 million, making it Melbourne’s most expensive weekend auction sale.
Located at <a href="https://www.realestate.com.au/sold/property-house-vic-camberwell-125960974" target="_blank">5-7 Braeside Avenue</a>, the 1552 sqm has been approved for development.
Designed by Alta Architecture the property is approved for eight town homes with a north rear orientation.
<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/2017/08/13/5-7%20Braeside%20Avenue-2.jpg" alt="">
The property is minutes to the Monash freeway, Toorak Road tram and walking distance to shops and Lynden Park.
The median price of a house in Camberwell is $2,117,500, which is an increase of $97,500 compared to last year’s median price.
The property was offered through Marshall White agents Nick Ptak and Zali Reynolds.
 
 
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jonathanchancellor-7SQnKwU6yx

Development site in Melbourne's Camberwell sells for $5.5 million before auction: Savills

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Balmain Corporation has completed the purchase of D’ALBORA Marinas from Ardent Leisure.
The deal was valued at $126 million when it was announced last year.
Goldman Sachs and Sydney‐based commercial property lender and fund manager Balmain Corporation formed a joint syndicate to buy the portfolio from Ardent Leisure.
D’ALBORA Marinas comprises seven marinas at Rushcutters Bay, The Spit and Cabarita Point in Sydney, two marinas adjacent to the Melbourne CBD and two at Nelson Bay and Akuna Bay, north of Sydney.
The marinas currently offer boat users 1,700 berths alongside more than 200 retail outlets, providing a various amenities.
The acquisition bolsters Balmain’s current maritime portfolio which includes Martha Cove, Horizon Shores and Port of Airlie. 
The combined group will have 3,000 berths spanning the eastern seaboard of Australia.
“Our strategy is to change the way marinas operate in Australia by significantly deepening the customer service offering,“ said Andrew Griffin, CEO of Balmain Corporation. 
“Marina customers should be entitled to be treated like hotel guests and the breadth of our holdings will allow us to start this journey for D’ALBORA customers. 
He added that Balmain Corporation will set up concierge/valet services, food and beverage and upgrade amenities at its marinas.
Building upon their maritime expertise over the past decade, Balmain anticipates a smooth transition for D’ALBORA’s staff, customers, tenants and suppliers.
Brett Bolton will remain as CEO of D’ALBORA.
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Balmain Corporation completes acquisition of d'Albora Marinas 

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<img src="https://counter.theconversation.edu.au/content/82154/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Residents of neighbourhoods with good infrastructure and services often enjoy lower living costs and better wellbeing and life chances.
But access to education, health, transport and other public amenities and services is unevenly distributed in the city. 
Some suburbs are disadvantaged on multiple fronts, and it turns out these areas receive much more state funding in Melbourne than in Sydney.
From a social justice perspective, public funding of infrastructure and services should give priority to the most disadvantaged areas. This “redistribution” is seen as necessary to counter socioeconomic disadvantage and inequality. 
In both Sydney and Melbourne, our research shows more funding goes to moderately disadvantaged areas, on average, than to more advantaged areas. In Sydney, however, government spending in the most disadvantaged suburbs was very low compared to Melbourne.
<a href="https://www.propertyobserver.com.au/images/2017/08/16/file-20170811-12395-tqo9ff.jpg" target="_blank">Click 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/2017/08/16/file-20170811-12395-tqo9ff.jpg" alt="">
 
Average per capita investment by socioeconomic status of suburb. Author provided
<h2>Breaking down the funding distribution</h2>
Our study sought to understand how state funding is distributed in Melbourne and Sydney. We looked at the Victorian and New South Walesstate budgets from 1999 to 2015 to measure expenditure in different suburbs of both cities. This included transport, roads, health, education, justice, utilities, amenities, government facilities and community services.
In both Sydney and Melbourne we saw an overall redistributive pattern. Moderately disadvantaged areas received more on average than advantaged areas. 
However, state investment in Sydney’s most disadvantaged suburbs was very low. In contrast, such areas in Melbourne benefited from relatively high state spending. 
In Melbourne’s most socially disadvantaged suburbs, expenditure was higher than the metropolitan average in almost all categories of infrastructure and services. The exceptions were emergency services and amenities. 
In Sydney’s most disadvantaged suburbs, expenditure was lower than the metropolitan average in health, justice, roads, amenities, urban development and utilities. Only expenditure on community services and education was above the average. 
In both cities, expenditure on public housing development was relatively high in the most disadvantaged suburbs. Government investment in building more affordable housing in well-serviced areas is extremely important. A booming housing market has pushed disadvantaged people, including recently arrived immigrants, away from well-serviced suburbsthat were once affordable.
However, in Sydney, new public housing development occurs disproportionately in the most disadvantaged suburbs that also lack good public infrastructure and services. 
<h2>Inner city does best</h2>
The disadvantage of Sydney’s poorest suburbs can be attributed, in part, to a highly centralised pattern of government spending. It is disproportionately high in the inner city and progressively declines outwards. 
The majority of Sydney’s most disadvantaged suburbs are located well outside the metropolitan centre, and therefore miss out. 
Strategic plans for Sydney since 2005 have envisioned a shift towards a less centralised structure. Yet the pattern of infrastructure investment we observed is at odds with such rhetoric. 
Most recently, the Greater Sydney Commission has promoted a “metropolis of three cities”. The three centres are the CBD, Parramatta and the planned Western Sydney Airport in Badgery’s Creek. The impact of these strategies on infrastructure distribution will need close monitoring.
But, on its own, centralised expenditure does not fully explain why Sydney’s most disadvantaged suburbs miss out. Some of Sydney’s emerging outer suburbs benefited from much higher investment. And in Melbourne, despite a centralised pattern of investment (albeit less extreme than Sydney’s), the most disadvantaged suburbs did benefit from high expenditure.
We need to find other political and social explanations to explain these differences between Melbourne and Sydney. 
<h2>Finding a fairer balance</h2>
Despite the justifications for redistribution to the neediest areas, various political and economic dynamics work against it.
Public investment often favours other areas because these are expected to yield higher economic or electoral returns. Better resourced communities can also lobby government more effectively – pushing for or against facilities in their area, for instance. 
Nonetheless, state governments can play a crucial role in reducing social inequalities in Australia’s major cities. In Sydney, infrastructure allocation decisions by successive state governments have failed the most disadvantaged communities. 
Public spending on infrastructure and services will have to be redistributed to fix these problems. But simply channelling more funds to disadvantaged suburbs will not be enough. To maximise the transformative impact on such communities, the state must take the needs and wishes of diverse residents into account. 
Crucially, this must include more affordable housing. Otherwise, investments in better infrastructure and services may well lead to the displacement of the very people who are meant to benefit.
<a href="https://theconversation.com/profiles/ilan-wiesel-303040" target="_blank">Ilan Wiesel</a> is Lecturer in Urban Geography, University of Melbourne.
<a href="https://theconversation.com/profiles/caitlin-buckle-399322" target="_blank">Caitlin Buckle</a> is PhD Candidate in Human Geography, UNSW.
<a href="https://theconversation.com/profiles/fanqi-liu-399272" target="_blank">Fanqi Liu</a> is PhD Student in Urban Geography, University of Melbourne.
All are authors for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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jchancellor-FAypfDUnLy

Melbourne shows up Sydney in funding the most disadvantaged suburbs

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<img src="https://counter.theconversation.edu.au/content/78252/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Imagine in the years ahead that you were to come across a photograph of the Melbourne streetscape from 2017.
Two things would immediately signify it as being from today – the number of cranes across the skyline and at street level, the construction hoardings glistening with glamourous promise. 
Melbourne is now experiencing the most dramatic real estate boom in living history – this feverish development has seen 13,000 new apartments constructed each year for the past two years with plans for another 22,000 over the next few years.
And like that photograph of the 2017 streetscape, one can also take another kind of record, a typographic snapshot. Fonts can tell us something about a time and a place. Within the real estate industry, this is centred around branding – and more specifically those ubiquitous logos weaved throughout our urban landscape.
In an age when each individual building demands a logo as much as an address, and often these congeal (8 Breese, 85 Spring Street) or fill us with an aspiration to be somewhere else (West Village, Haus), the end result is a seemingly never-ending array of marks all jostling to dazzle us with their glamour and aspiration. But is this massive explosion of logos a new thing? 
The clearest way to see any of these connections is to look across other periods of economic boom. The oversupply of livestock in the 1870s is one such time. During this period the plentiful supply of cattle necessitated that the ownership of herds be strongly signified and differentiated in the marketplace. At that time the most effective way to do this was through branding – quite literally, a hot iron branded seared into the rumps of the livestock. 
By the latter half of the 19th century the simpler alphabetical brands had all been used up so the designs became increasingly complex and idiosyncratic. These plentiful livestock brands began to do odd things – letters would be turned upside down or flipped, there would be strange little icons of hats, anchors, fish, shields, glasses and other even more abstract shapes. 
When placed alongside the embellished brands extolling the contemporary real estate boom, some strong design similarities become clear. It seems that the imperative to produce a distinct identity seems to bridge 140 years with ease. These design similarities hint at the underlying economic cycle, boom followed by bust. 
<img src="https://cdn.theconversation.com/files/170711/width754/file-20170524-5782-1uz33bn.png" alt="">
<div class="enlarge_hint"> </div>
The top line are real estate brands from 2016 whilst the bottom line are cattle brands from 1870. Apartment brands from left to right: Nest at the Hill (Doncaster); Queens Place (CBD); Reflections (North Melbourne); Capital Grand (South Yarra)Author provided
<h2>Who we are and want we want</h2>
The logos that festoon the hoardings across our streets tell us a great deal about who we are, and more specifically, what we want. Script typefaces (those based on handwriting) tell us that we are in an age where people yearn for the authentic, the handmade, a personal connection. The use of fonts, patterns and symbols as well as specific colours may offer us an insight into what cultural shorthand is being used to speak to many prospective buyers. 
It is that supreme marker of modernity – sans serif fonts - that above all others expresses our shared contemporary notions of style and urbane aspiration. These fonts, such as “helvetica”, do not use the ornamental ends of letters that serif fonts, like the one you are reading on, include. We take in and process all of these factors in the split second that we consume a logo.
Logos, and the typefaces from which they are composed, have always spoken of the times we live in – including the reflection of economic and social patterns. The mechanised efficiencies of the early 20th century were met by a geometric simplicity in letterforms, whilst the 1970s sexual revolution coincidentally saw spacing between letterforms become very intimate, coupled as it was with the advent of phototypesetting, a process soon superseded by computers. 
Booms have a habit of producing an oversupply. And this oversupply calls for some kind of unique differentiation. Differentiation calls for creativity. This is where branding comes in. Trying to tell a herd of cows apart in the 1870s is perhaps no easier than trying to differentiate the often generic architectural forms of apartment developments built today. 
<img src="https://cdn.theconversation.com/files/174655/width754/file-20170620-24868-uwcoc8.jpg" alt="">
Brands of the cattle boom (black) contrasted with contemporary real estate (white) Author provided
The old marketing adage “the more generic the product, the more you differentiate by brand” certainly appears to be at work here. This is but one comparison across two localised economic booms but the same pattern could be expected to appear whenever there is an “over stimulation” in a highly crowded marketplace. 
What this frenzy of logos does show us is that despite the world of brands being fixated on the “now” it too has a “then” – one that I am sure we will see again some time soon.
<a href="https://theconversation.com/profiles/stephen-banham-172590" target="_blank">Stephen Banham</a> is Lecturer in Typography, RMIT University and author for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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How Australia’s apartment frenzy echoes the 1870s cattle boom

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<img src="https://counter.theconversation.edu.au/content/82252/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
“Smart” home control devices promise to do many things, including helping households reduce their energy bills.
Devices such as “connected” lightbulbs and smart plugs let you operate or automate lights and other appliances from your smartphone, and are widely available from major retailers and online. 
They are one of many innovative technologies advocated by the energy sector, and the recent Finkel Review of the energy market, to help consumers manage their energy use.
However, our research published today suggests that these devices are not the “easy” answer to energy management. In our trial, we found that households can use them in ways that increase energy use rather than reduce it, and that many people find them too complicated to get up and running.
<h2>Smart home techs on trial</h2>
In our study, funded by Energy Consumers Australia, we supplied 46 volunteer households in Victoria and South Australia with a couple of market-leading smart control devices to try out. We made sure we included a broad range of households – not just tech-savvy, early adopter types.
The results were surprising. A quarter of the households didn’t even attempt to install the devices; another quarter tried but failed to install them, and a further quarter successfully installed them but then abandoned them because they were considered inconvenient or not useful. 
That left one quarter who were actively using the devices on an ongoing basis.
Unsuccessful installations weren’t just thwarted by the devices themselves or by a lack of persistence or knowledge. Householders who tried but gave up on the devices did so for a range of reasons, including smartphone compatibility issues, unreliable WiFi or Internet access, forgotten passwords, device app problems including recurring error messages, and concern over requests to hand over personal information.
<h2>Who used the devices?</h2>
The people most likely to successfully set up and continue using the devices were technology enthusiasts – and most often male. This is consistent with previous studies which have found that men are more likely to be interested in home automation.
Energy-vulnerable households (those at higher risk of difficulty paying energy bills) were more interested in the devices than “regular” households, possibly because they placed greater value on the promised energy savings, or had more time to persist with the installation process. However, energy-vulnerable households are less likely to have the necessary technology infrastructure to use smart home control devices successfully, such as high-end smartphones and fast, reliable home internet connection.
Older participants in our study (those over 55) rarely used the devices. Households with children were concerned about the entry of more digital technology into their lives. Smart home control can also be inconvenient if some occupants continue to use the manual switches on lights or appliances (such as children without their own smartphones), as this can deactivate smart control for the rest of the household.
<h2>Lifestyle improvements beat energy savings</h2>
The households we interviewed were very interested in the potential for smart home control to improve their lifestyles, through improved security and safety, better comfort, conveniences such as turning lights off from bed, and aesthetic features such as “mood lighting”.
Yet while our study did not measure energy consumption, it was clear from the results that the ways households were using (or wanted to use) their devices could both decrease and increase energy consumption. 
While some households reduced the operating time of lights or small appliances, others used smart control to increase their operating time, for instance by switching their heater on before getting home. 
Pre-heating or pre-cooling homes, or running appliances when not at home to give the house a “lived-in” look intended to deter burglars, can be beneficial for health, comfort or well-being but can also increase energy consumption.
Tellingly, no household in our study used their smart devices to shift the timing of their energy use, even though most said their electricity rates were cheaper at night. When asked if smart plugs could help shift energy use to off-peak periods, many respondents said they did not see these devices as a necessary or convenient way to do it. They were more interested in simple timers and automation functions on the appliances themselves.
<h2>Doing more with smart home control</h2>
Six of the 46 households involved in our trial said they were interested in doing more with smart home control. However, they were mainly interested in lifestyle improvements rather than saving energy. This is consistent with the way these products are being marketed to households by technology companies.
Our findings are also consistent with another recent trial of smart home technologies in the UK. That study found that participants made either limited or no use of similar devices to manage their energy use. Like us, the research team raised concerns about the potential for smart control to generate new forms of energy demand.
These findings call for more caution in how smart home control is promoted by the energy sector. We need to be realistic about how these products are marketed, how the media influences the way the products are used, and how the other benefits of smart home control may affect home energy consumption.
The extent of technical and usability issues also needs to be acknowledged. There is a real risk that householders could spend considerable time and money on devices that don’t deliver energy savings. The devices are not equally accessible for everyone, and older users in particular might need help in using them effectively.
The danger is in assuming that lower power bills can come neatly packaged in a box – the reality, as always, is more complicated.
<a href="https://theconversation.com/profiles/yolande-strengers-15350" target="_blank">Yolande Strengers</a> is Senior Research Fellow, Centre for Urban Research, RMIT University.
<a href="https://theconversation.com/profiles/larissa-nicholls-109087" target="_blank">Larissa Nicholls</a> is Research Fellow, RMIT University.
Both are authors for <a href="https://theconversation.com/au" target="_blank">The Conversation</a>.
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‘Smart home’ gadgets promise to cut power bills but many lie idle – or can even boost energy use

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GUEST OBSERVER
The minutes of the monetary policy meeting of the Reserve Bank Board on August 1 show a change in the balance of risks on which the Bank is clearly focussed.
In July, the key concluding paragraph noted “developments in the labour and housing markets continued to warrant careful monitoring”.
In August, “members regarded conditions in the housing market and household balance sheets as continuing to warrant careful monitoring”.
In addition, the August minutes refer to “the need to balance risks associated with higher household debt in a low inflation environment”.
A reasonable conclusion from this change in emphasis is that the Bank is certainly more comfortable with the outlook for the labour market - “indicators of labour demand have pointed to further employment growth”, and by the end of the forecast period, “the unemployment rate was expected to be just below 5 ½ per cent, slightly lower than forecast in May”.
There was also the hint of more confidence around a lift in wage inflation, “information from liaison indicated that some employers were finding it harder to attract workers with particular skills”.
On the other hand, commentary around inflation seemed to be more downbeat.
In particular, it was pointed out that” the Australian Bureau of Statistics intends to update the weights in the CPI in the December quarter 2017 CPI release … this was expected to lead to lower reported CPI inflation because the weights of items whose prices have fallen were likely to be higher”.
The additional commentary on inflation highlights the Bank’s dilemma with regards to achieving its underlying target.
“The inflation forecast partly reflected an expectation of a modest increase in wage growth … working in the opposite direction were the effects of additional competition in the retail industry; the dampening effect of housing supply on rents; and recent exchange rate appreciation”.
While we can be extremely confident about the three latter dampening factors, the expectation of rising wages is tenuous.
Even the minutes refer to international experience where labour markets with much less spare capacity than Australia have been unable to generate wage pressures.
As discussed, the minutes highlight household balance sheets as warranting careful monitoring.
It is pointed out that housing credit growth has been growing at a much faster pace than incomes, exacerbating this imbalance.
Whereas the July minutes indicated that the impact of the macroprudential policies were yet to have their full effect, the August minutes do not continue that theme.
Commentary on the Sydney and Melbourne housing markets pointed out that conditions have eased somewhat although price growth remained relatively strong, this was despite the observation that Banks had now broadly achieved the lending guidelines around interest-only loans that were announced earlier in the year.
It was not clear that the Bank expects a further softening in house prices in Sydney and Melbourne (and an associated slowdown in credit growth) given that the regulatory guidelines had now been enacted.
Sensibly, the Bank has not tried to “jawbone” the Australian Dollar.
That can only be effective if the market believes that the Bank is prepared to take some action.
Given concerns around household balance sheets and a well-known reluctance to intervene, markets are totally confident that the Bank will not take any action to deal with the high Australian Dollar.
We saw in the Statement on Monetary Policy that despite the 3% appreciation in the TWI between May and August, the Bank chose not to adjust its growth and inflation forecasts in 2018 and 2019.
However, it now specifically states in the minutes “a further appreciation of the exchange rate would be respected to result in a slower pick-up in inflation and economic activity than currently forecast”.
It is our view that the AUD will drift back down to USD 0.76 by the time of the next forecast review (November), so the AUD will not represent a risk to the forecasts.
On the other hand, if we are wrong, we should take this comment on face value and expect an even lower forecast for inflation and economic activity.
In particular, the current inflation forecast sits at 2% for 2018, the bottom of the target band.
Most central banks would be uncomfortable forecasting a further miss in the inflation target in 2018.
Commentary around the international economy is mainly pertinent for the Bank’s China view.
In that regard, despite better than expected conditions in 2017, the Bank continues to assert that “growth in China was expected to ease in 2018 and 2019 because of structural factors such as a declining working-age population as well as policies to address financial risks”.
These minutes contained a few more surprises than we had originally expected – a clear lift in confidence around the labour market but a stronger emphasis on the risks associated with household debt.
The extensive discussion around inflation also implies less certainty around the current view that inflation will lift through 2018 and 2019.
Key to much of this discussion is around wages growth.
This will impact incomes and potential household debt ratios; inflation conditions; and the capacity of the household sector to lift its spending, thereby signalling a better environment for businesses and lifting employment and investment.
Given the evidence overseas, for countries with less spare capacity in their labour markets than Australia, we are much more cautious about the wages outlook and therefore expect that the case for higher rates next year will gradually fade.
BILL EVANS is chief economist of <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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Renewed concern around household debt as labour market gains more confidence: Bill Evans

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Melbourne’s North East scored the highest weekend auction clearance rate, according to CoreLogic’s latest report.
The property data firm says that out of the 112 auctions in the area 78.6 percent resulted in a successful outcome.
This was followed by the Outer East with 78.3 percent and the North West with 72.7 percent.
<a href="https://www.propertyobserver.com.au/images/2017/08/15/Screen%20Shot%202017-08-15%20at%2010.50.12%20am.jpg" target="_blank">Click 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/2017/08/15/Screen%20Shot%202017-08-15%20at%2010.50.12%20am.jpg" alt="">
The Mornington Peninsula had the lowest weekend clearance rate with only 62.1% of the 29 auctions cleared.
A two bedroom townhouse at <a href="https://www.realestate.com.au/sold/property-townhouse-vic-thornbury-125981914" target="_blank">189A Miller Street</a>, Thornbury (above) was sold for $675,000.
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-vic-preston-125968426" target="_blank">210 Gower Street</a>, Preston (below) was sold for $980,000.
<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/2017/08/15/210%20Gower%20Street.jpg" alt="">
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j.ballantyne1990-6AQqhLzZaK

Melbourne's North East region scores highest weekend auction clearance rate: CoreLogic

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The Hunter region had scored the highest regional weekend auction clearance rate, according to CoreLogic’s latest report.
The property data firm says that 90 percent of the 20 auctions in the region were cleared.
This was followed by Wollongong with 75 percent and Geelong with 71.9 percent.
<a href="https://www.propertyobserver.com.au/images/2017/08/15/Screen%20Shot%202017-08-15%20at%2010.50.21%20am.jpg" target="_blank">Click 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/2017/08/15/Screen%20Shot%202017-08-15%20at%2010.50.21%20am.jpg" alt="">
Gold Coast had the lowest clearance rate with only 30% of its auctions cleared.
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-raymond+terrace-122661038" target="_blank">1 Dean Avenue</a>, Raymond Terrace (above) was sold for $315,000.
Built in 1970 it last sold for $262,000 in 2015.
Another three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nsw-hamilton-125935562" target="_blank">169 Beaumont Street</a>, Hamilton (below) was sold for $925,000.
It last sold in 2003 for $450,000.
<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/2017/08/15/169%20Beaumont%20Street.jpg" alt="">
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Hunter region scores weekend auction clearance rate of 90 percent: CoreLogic

RBA welcomes noticeable decline in interest only loans: August 2017 minutes

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The Minutes of the August Board meeting were a low key affair, as anticipated.
There has been plenty of communication from the RBA over the past two weeks including the August Statement on Monetary Policy (SMP) and RBA Governor Philip Lowe’s appearance before the House of Representations Standing Committee on Economics.
In that context, today’s Minutes were unlikely to contain any major surprises.
On Friday, the Governor endorsed market pricing that the next move in rates is up when he said, “the current market pricing implies a greater probability of a rate rise than a rate reduction, I think they are reasonable assumptions and I don't want to dissuade them.”
<a href="https://www.propertyobserver.com.au/images/2017/08/15/Screen%20Shot%202017-08-15%20at%201.12.37%20pm.jpg" target="_blank">Click 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/2017/08/15/Screen%20Shot%202017-08-15%20at%201.12.37%20pm.jpg" alt="">
This view was backed up in today’s Minutes as the Board dropped their reference from the July Minutes around developments in the labour market continuing to warrant careful monitoring.
For the record, in the July Minutes it was stated that: “the outlook for growth and inflation meant that developments in the labour and housing markets continued to warrant careful monitoring.”
In the August Minutes that statement was tweaked to, “members regarded conditions in the housing market and household balance sheets as continuing to warrant careful monitoring”. This is a less dovish stance.
But we don’t think it materially changes the outlook for rates; it simply validates current market pricing.
The Board continues to sound relatively upbeat on recent developments in the global economy.
In particular, it was noted that, “economic conditions had strengthened over the prior year and the improvement had broadened beyond international trade.”
A gradual increase in global inflation is forecast despite wage growth and core inflation remaining “subdued” as labour market have tightened.
<a href="https://www.propertyobserver.com.au/images/2017/08/15/Screen%20Shot%202017-08-15%20at%201.12.46%20pm.jpg" target="_blank">Click 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/2017/08/15/Screen%20Shot%202017-08-15%20at%201.12.46%20pm.jpg" alt="">
The Bank’s assessment of the domestic economy contained nothing new compared with the August SMP.
But on the outlook for inflation, the Board noted that some forthcoming ABS rejigging with the CPI weightings will lead to slightly lower reported inflation from Q4 2017.
This information was incorporated into the RBA’s latest inflation forecasts and doesn’t appear to have meaningfully impacted their numbers.
On housing, the Board suggested that, “conditions had eased since late 2016” in Sydney in Melbourne.
We are not as convinced as the Board.
<a href="https://www.propertyobserver.com.au/images/2017/08/15/Screen%20Shot%202017-08-15%20at%201.12.57%20pm.jpg" target="_blank">Click 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/2017/08/15/Screen%20Shot%202017-08-15%20at%201.12.57%20pm.jpg" alt="">
In our view there is very little evidence that conditions in the Sydney and Melbourne housing markets have cooled. In fact, after a seasonal slump in prices in May, the annual growth rates of dwelling prices have accelerated in Australia’s two largest cities.
From a monetary policy perspective, today’s Minutes were never going to be the most important event on the domestic economic this week.
Updates on wages {Wage Price Index (16/8) and Average Weekly Earnings (17/8)} and employment (17/8) are more significant.
There has been some genuine strength in the monthly employment reports over the past four months which means there has been a gradual tightening in the labour market.
But it remains to be seen if it will generate any lift in wages growth.
As a result, the data to come over the next 48 hours is particularly important.
<a href="https://www.propertyobserver.com.au/images/2017/08/15/Screen%20Shot%202017-08-15%20at%201.13.06%20pm.jpg" target="_blank">Click 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/2017/08/15/Screen%20Shot%202017-08-15%20at%201.13.06%20pm.jpg" alt="">
From our vantage point, we think that we are still some way from labour market slack being eroded sufficiently to put genuine upward pressure on wages.
As a result, we see policy on hold until deep into 2018.
Gareth Aird is a senior economist at the <a href="https://www.commbank.com.au" target="_blank">Commonwealth Bank</a>.
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