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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GUEST OBSERVER
The cost of housing continued to rise across most parts of the country over the past 12 months.
Bracket creep should come as no surprise in markets like Sydney and Melbourne where dwelling values have increased by 77% and 61% respectively over the past five years.
While Sydney and Melbourne dominated as the two capitals with the highest proportion of sales at at least $1 million, most other capital cities and regional areas also enjoyed a proportional lift in home sales over the million dollar mark.
The CoreLogic analysis confirmed that over the 12 months to June 2017, 15.4% of all house sales and 8.8% of all unit sales nationally were at a price of at least $1 million. By comparison, 12 months earlier 14.4% of all house sales and 7.5% of all unit sales were at least $1 million in value.
The latest data shows that instances of dwellings selling for at least $1 million is much more prevalent across the combined capital cities. Over the 12 months to June 2017, 23.2% of all houses and 10.8% of all units sold in capital cities were sold for at least $1 million. The proportion of sales of at least $1 million has increased over the year from 21.5% of houses and 9.1% of units.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%2011.38.10%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%2011.38.10%20AM.png" alt="">
While regional housing markets generally have lower housing costs than capital cities, the proportion of sales occurring for at least $1 million is also increasing in these areas. Across the combined regional areas the proportion of houses selling for at least $1 million has increased from 3.5% in June 2016 to 4.1% in June 2017. Meanwhile, the proportion of units selling for at least $1 million has increased to 3.5% of all sales in June 2017, up from 3.2% a year earlier.
Delving into the individual capital cities, and not surprising, Sydney and Melbourne have had substantially more properties sell for at least $1 million over the past year than any other capital cities.
Over the past year, 47.8% of all houses and 21.3% of all units sold in Sydney transacted for at least $1 million. By comparison, 10 years earlier just 13.8% of houses and 4.7% of units transacted from at least $1 million over the year.
In Melbourne, more than a quarter (25.9%) of house sales and 7.4% of unit sales were at least $1 million in value. By comparison, ten years earlier 5.8% of house sales and 2.7% of unit sales over the year were at least $1 million.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%2011.39.09%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%2011.39.09%20AM.png" alt="">
In all of the other capital cities the proportion of houses selling for at least $1 million is higher than it was a decade ago. More than 10% of house sales over the past year in Perth and Canberra were at least $1 million in value. Perth is also the only city to have recorded a lower proportion of unit sales of at least $1 million over the 12 months to June 2017 compared to a decade earlier.
With dwelling values continuing to climb, we anticipate that in another 12 months we’ll see an even higher proportion of sales sitting at or above $1 million.
The flip-side to this is that the ongoing increase in the proportion of residential properties selling in excess of $1 million highlights the ongoing deterioration in the availability of housing affordability.
Although the Federal Government attempted to address housing affordability in the Budget this year, it is clear that in order to improve housing affordability there is much more work to be done on both supply and demand drivers of the market.
Cameron Kusher is research analyst for CoreLogic. You can contact him <a href="https://blog.corelogic.com.au/about/" target="_blank">here</a>.
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ckusher-ujnxiKuFQs

Million dollar sales reach record levels: Cameron Kusher

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A four bedroom San Remo house has sold for $450,000 making it Sydney’s cheapest sale last weekend at auction.
It sits on the Central Coast, 90 minutes north of Sydney.
Located at <a href="https://www.realestate.com.au/sold/property-house-nsw-san+remo-125907066">84 Katoomba Avenue</a>, the 575 sqm property is in close proximity to shops and public transport.
It last sold in 2003 for $225,000, doubling in price over the 14 years.
The property has new flooring throughout the living area and the there is also a combined kitchen/dining room.
The lounge room has its own air conditioning and ceiling fan.
There is the potential to create a granny flat STCA.
Other feature includes a single carport with drive through access to rear.
The property was offered through SORENSEN Real Estate agents Andrew Sorensen and Bruno Stramandinoli.
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j.ballantyne1990-6AQqhLzZaK

Four bedroom San Remo house sold for $450,000

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The Moelis-owned Redcape Hotel Group has sold the All Seasons Bendigo, a four-star hotel, for about $24 million to a private investor.
The 77-room hotel was listed in March, ahead of a Moelis Australia managed fund snapping up Redcape’s 25 pubs in a $677 million deal.
The four-star hotel on McIvor Highway, east of the Bendigo CBD, was Redcape's sole Victorian property and a legacy asset from the failed Hedley Leisure Group, the predecessor to Redcape, The Australian Financial Review reported.
Apart from the 77 rooms, the hotel offers multiple conference, wedding and function centre facilities, 100 gaming machines, bar and dining areas and extensive guest amenities. 
The selling agents were Mathew George and John Musca of JLL Hotels &amp; Hospitality Group.
All Seasons currently has a net annual rental income of $1.56 million. Going by the deal value, the yield works out to 6.5 per cent. 
The lease is in place until 2052 to private hotelier (Jeanine Cook of Hedz Hotels) with fixed 3.75 per cent annual rental increases included.
<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/2017/08/10/Bendigo2.jpg" alt="">
"The strength of the tenant's business coupled with the highly desirable land-bank of 3.5 hectares presented a compelling property for astute investors," George said.
The sale set a new record for a privately-tenanted hotel investment in the region, according to Musca. 
The buyer – listed on the title deed as David Feldman – will add the All Seasons Hotel to a portfolio of privately-tenanted investment hotels, the AFR said.
The All Seasons was something of an anomaly for Redcape sitting alongside 25 pubs in NSW and Queensland that Moelis Australia now intends to float in the next 12 to 18 months.
Its portfolio includes some of Sydney's best pubs, including the El Cortez Hotel in Canley Heights, Minsky's Hotel in Cremorne, the Willoughby Hotel in Willoughby North and the Eastwood Hotel in the Eastern suburbs.
Regional deals
In more regional hospitality industry deals, Jaz Mooney's Pelathon Management Group has sold off Orana Hotel in the Lake Macquarie suburb of Blacksmiths in NSW for $4.2 million.
The pub, which recently underwent a makeover, has a TAB, gaming lounge and beer garden on a 2307 sqm site.
It was bought by a local publican, according to the AFR.
Pelathon bought the property last year from bankruptcy trustee BRI Ferrier, acting for the estate of long-time owner Malcolm Downie.
The selling agents were CBRE's Daniel Dragicevich and Ben McDonald.
In Wagga Wagga, the Home Hotel at 142 Fitzmaurice Street changed hands for $2.7 million.
The sale includes a commercial building next door that has a commercial kitchen on two blocks totalling 1827 sqm.
The pub has a front bar, a TAB and gaming room, a band room and function rooms. There is a Chinese restaurant sub-lease on site.
The selling agents were Ray White's Blake Edwards and Xavier Plunkett.
Meanwhile, a pub and retail property on the Gold Coast has fetched $4.55 million at auction.
The Merrimac Tavern, at 10-16 Merrilaine Crescent, is a 3,548 sqm property.
The property returns a net annual income of $347,629, anchored by three leases until 2026 with options.
Ray White's Michael Willems sold the property for a private owner.
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jonathanchancellor-7SQnKwU6yx

Redcape's All Seasons Bendigo hotel sells for $24 million amid flurry of regional deals

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A celebrity dry cleaners on a corner block in Sydney's Rozelle is on the market for the first time in 50 years.
The property at 714-716 Darling Street, Rozelle goes to auction on 15 August 2017.
Robert Maher, Gunning Real Estate sales agent said the current owners purchased the property in 1964 as a dry cleaning business.
“The shop was a hardware store for many years before the mid '50s when the dry cleaners was established which has been running ever since,” he said.
“The current owners cared for the changing fashions through the 60s, 70s &amp; 80s, until they sold it in 1983 to the current operators.
“The dry cleaning business has served many celebrities over the years including Nicole Kidman to Joe Hasham.
“They cleaned the local mayors and the priests robes as well as theatrical and performance costumes."
Tom Speakman, Director of Gunning Real Estate said the shop has seen the suburb evolve from servicing wharfies to the affluent café culture it is today.
“The very tightly held location in Darling Street is again experiencing a rejuvenation and purchasers will benefit from the improving infrastructure and local amenity with the introduction of the WestConnex, the proposed Metro West Rail line and gentrification of Rozelle Park," he said.
“Long term capital growth as a result of these improvements as well as its close proximity to the proposed new Balmain Leagues Club entrance and the foreshore redevelopment make this an attractive property.
“There is an excellent opportunity to value add and reposition the asset in order to unlock additional floor space and rental income.
“Being on a corner position, with 48 meters of street frontage there are a myriad of potential redevelopment options for the 381sqm site."
The property at 714-716 Darling Street, Rozelle goes to auction on 15 August 2017 at 10.30am at AuctionWORKS, 50 Margaret Street, Sydney unless sold prior.
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Celebrity dry cleaners hits the market in Sydney's Rozelle

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Multiplex has been appointed to deliver the $24 million upgrade of the iconic Roundhouse venue at the University of New South Wales in Sydney.
The Roundhouse is on the lower part of the UNSW Kensington campus, adjacent to Anzac Parade, between High Street and University Mall.
The redevelopment will improve the building’s functionality to create an enhanced social environment.
With several new construction projects occurring across campus including the new $174.4 million Science and Engineering Building, the redevelopment of the 5,217 square metre Roundhouse will ensure the building aligns with the urban design context of the University.
David Ghannoum, New South Wales Regional Managing Director at Multiplex said we are delighted to continue our on-going collaboration with UNSW Sydney and play a vital role in generating flexible and interactive social spaces for students and the public.
“Our previous work with the University has given us the credentials to deliver this highly technical redevelopment in this live campus environment”, he said.
Originally constructed in 1961, the Roundhouse was designed by the Government Architect and Edwards, Madigan, Torzillo, Briggs Architects who later built the National Gallery and High Court in Canberra.
It was considered a cutting-edge architectural statement as Sydney’s first-ever circular building and one of the only buildings solely dedicated to student recreation on a campus in New South Wales.
The Roundhouse is now a key part of daily campus life at UNSW and has hosted a diverse range of events over the last 56 years including wedding receptions, Bacchus Balls, boxing matches, comedy nights, theatre sports, formal dinners, dance parties and even a conga line protest.
A host of concerts have been held at the venue including a range of local and international acts such as Billy Thorpe and the Aztecs, Ratcat, Fatboy Slim, Foo Fighters, The Living End and Nick Cave.
In 2015, UNSW Sydney engaged Tonkin Zulaikha Greer Architects to prepare designs for the redevelopment of the Roundhouse.
<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/2017/08/09/UNSW%20Round%20House%20Project-v3-20160520.jpg" alt="">
After years of ad-hoc additions, the building is now being readied for the next 50 years, with new engineering services, a low-energy upgrading of its exterior and a refurbishment of its interior that respects the heritage of the building but adds new functionality.
By stripping away the later additions, and building a more efficient and compact service wing, the form of the building will regain its integrity.
Further, landscape improvements including connections to Anzac Parade and the broader campus, and new, vibrant green spaces for students and functions will reinstate the landmark status of the Roundhouse within the lower campus of the University once more.
A key focus of UNSW Sydney’s 2025 Strategy is increasing social engagement in addition to pursuing academic excellence and enhancing global impact.
The University is focused on improving student experience through the development of better facilities, linkages to public transport and improving overall food, beverage and retail offerings on campus.
The Roundhouse will provide a venue for concerts, events, conferences, seminars, box office, merchandise and food services.
In addition, the building will also provide a permanent University bar and beer garden with a secondary bar area.
With a capacity for 2,200 patrons, the Roundhouse remains one of the few venues in Sydney suitable for international live music performances.
The Roundhouse is set for completion in December, 2017. Subsequent remodeling of the public domain around the building will coincide with proposed new pedestrian linkages associated with the new light rail station on Anzac Parade, currently being delivered by Transport for NSW.
Multiplex has completed several new facilities at UNSW in recent years including the University Terraces student accommodation, the Materials Science and Engineering Building no known as the Hilmar Building and the Tyree Energy Technologies Building.
Multiplex also recently completed the new $125 million Biological Sciences Building, with classes commencing in the building in July, 2017 and was recently appointed to construct the new $174.4 million Science and Engineering Building.
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Multiplex to deliver $24 million revamp of iconic UNSW Roundhouse

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Finding homes in the $250,000 range is now impossible in Mildura, according to Herron Todd White’s July report.
The property investment firm says that it would be better to look for a complex of three or four residential units.
“When posed with this question in previous years, our recommendation has been to buy two houses, each at $250,000.
“However it is now almost impossible to find a reasonable standard home in Mildura for $250,000.
“Selling prices of 3-bedroom dwellings, especially those in a better part of town, are now starting at around $275,000, and so this strategy is now beyond our reach.
“For this year’s recommendation, we would suggest looking for a complex of most likely three or possibly four residential units.
“$500,000 should buy a complex built in the late 1980s or 1990s and of a reasonable standard.
“The main attraction will be the gross rental return of over 6%,” the report stated.
A three bedroom house at <a href="https://www.realestate.com.au/property-house-vic-mildura-125879142" target="_blank">5 Pearse Court</a>, Mildura (above) has been listed for between $270,000 to $290,000.
A similar three bedroom house at <a href="https://www.realestate.com.au/property-house-vic-mildura-125994882?listingType=buy" target="_blank">15 Kedmenec Drive</a>, Mildura (below) has been listed for $274,435.
<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/2017/07/31/15%20Kedmenec%20Drive.jpg" alt="">
Factors such as living areas and car parking is important when looking for residential units Herron Todd White advises.
“The key is to find a complex which will be appealing to tenants, so look for reasonable size living areas and secure car parking, preferably in a west side or central location.
“The advantage of buying an entire complex rather than some units in a larger complex is the ability to control the management and co-ordinate any upgrading without the need to involve an Owners Corporation.
“Not only will this save money, it will also simplify management.
“In the past we have often observed that the downside of the higher rental return from unit complexes has been limited capital gain, however this seems to now be less significant, with recent sales showing that values of better standard complexes have increased at similar levels to detached dwellings.
“The higher interest in residential unit complexes is driven by buyers seeking consistent, annuity style returns.
“Some of these buyers would have historically focused on small commercial investment properties, however higher vacancy rates, particularly for commercial properties in the sub $500,000 price bracket, are a deterrent.
“Residential rents have also increased more rapidly than commercial units in the past few years,” the report advised.
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The $250,000 homes in Mildura becoming more expensive: HTW

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Marcoola has the highest unit rental yield in Queensland, according to Real Estate Investar’s latest report.
The property investment firm says that Marcoola’s unit rental yield is 13%.
This is followed by Manoora with 10% and Edmonton with 9%.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="70">
Suburb
</td>
<td valign="top" width="64">
Postcode
</td>
<td valign="top" width="81">
Bedrooms
</td>
<td valign="top" width="117">
Current median rent
</td>
<td valign="top" width="79">
Rental yield
</td>
</tr>
<tr>
<td valign="top" width="70">
Marcoola
</td>
<td valign="top" width="64">
4564
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="117">
$260
</td>
<td valign="top" width="79">
13%
</td>
</tr>
<tr>
<td valign="top" width="70">
Manoora
</td>
<td valign="top" width="64">
4870
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="117">
$200
</td>
<td valign="top" width="79">
10%
</td>
</tr>
<tr>
<td valign="top" width="70">
Edmonton
</td>
<td valign="top" width="64">
4869
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="117">
$240
</td>
<td valign="top" width="79">
9%
</td>
</tr>
<tr>
<td valign="top" width="70">
Edge Hill
</td>
<td valign="top" width="64">
4870
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="117">
$280
</td>
<td valign="top" width="79">
8%
</td>
</tr>
<tr>
<td valign="top" width="70">
Bungalow
</td>
<td valign="top" width="64">
4870
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="117">
$265
</td>
<td valign="top" width="79">
8%
</td>
</tr>
<tr>
<td valign="top" width="70">
Woree
</td>
<td valign="top" width="64">
4868
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="117">
$260
</td>
<td valign="top" width="79">
8%
</td>
</tr>
</tbody></table>
A one bedroom unit at <a href="https://www.realestate.com.au/property-unit-qld-manoora-421450598" target="_blank">7/43 Jensen Street</a>, Manoora (above) is available for $180 per week.
Another one bedroom unit in the 4870 postcode at 4/401 Mccoombe Street, Mooroobool (below) is available for $200 per week.
<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/2017/07/21/4_401%20Mccoombe%20Street.jpg" alt="">
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Marcoola ranks highest unit in Queensland rental yields: Investar

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Bendigo is attractive to investors due to its low buy in price, according to Herron Todd White’s August report.
The property data firm says that non-local investors generally pay above market prices for property investments.
“Investors from the eastern capital cities of Australia could look at regional centres such as Bendigo with great interest due to the significantly lower buy in prices.
“Generally non-local investors are seen to pay above market prices for any type of property investment.
“New houses in new estates appear to be the most popular product with investors. Two-storey town houses located within the urban centre of Bendigo are also a sought after product.
“The most common price point for investors is the $300,000 to $400,000 bracket which is comparatively low compared to most metropolitan markets,” the report stated.
Epsom and Flora Hill are among the areas most sought after by investors Herron Todd White advises.
“The most sought after areas by investors are considered to be any of the growth corridors of Bendigo including Epsom, Maiden Gully and Strathfieldsaye.
“Inner urban areas in demand include the long established suburbs of Golden Square, Kennington and Flora Hill.
“These areas are within a short commuting distance of the Bendigo CBD.
“La Trobe University is located in Flora Hill and is the driving force behind investor demand in the Flora Hill and Strathdale areas,” the report advised.
A four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-kennington-116854291" target="_blank">6 Marshall Crescent</a>, Kennington (above) has been listed for between $379,990 to $405,000.
Built in 1982 the property was last sold in 2009 for $235,000.
Another four bedroom house at <a href="https://www.realestate.com.au/property-house-vic-epsom-126107186" target="_blank">16 Yellowgum Drive</a>, Epsom (below) has been listed for $365,000.
Built in 2013 the property was last sold in 2014 for $106,000.
<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/2017/08/09/16%20Yellowgum%20Drive.jpg" alt="">
Interest from non-local investors have declined in the past five years Herron Todd White warns.
“Non-local investor interest has declined over the past five years which appears to have coincided with the down turn in mining.
“This reduced interest has been of little to no impact on the local market.
“If there was a significant decline in investor interest, possible outcomes could include a slowing of new development in the growth corridors as well as a general uplift in rent returns.
“This could subsequently result in an uplift in overall property prices, however this remains speculative.
“For those interested in investing in the Bendigo market do not rely on short term capital growth; instead pay more attention to yields and future development potential,” the report warned.
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Bendigo attractive to investors due to low buy in price: HTW

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GUEST OBSERVER
After a choppy few months, demand surged again in July with even the struggling WA market starting to hit its stride.
In July, the index hit another new peak, and only one section of the Australian market, NSW apartments, saw a slight drop in demand. Given that the state has been seeing decades of housing undersupply, this is surprising, but it has more to do with affordability concerns impacting demand levels, rather than people not wanting to buy.
Tasmania remains the standout performer, seeing far more people looking to buy than the number of available properties. From both a buyer’s and renter’s perspective, demand is high, which may support new development in key areas. Hobart is the only capital city in Australia where we haven’t seen a building boom and demand levels suggest that now may be the time to start increasing housing supply. Given the size of the market, it may not need many projects to lead to a better balance.
The continued increases in demand would suggest that we will see more price growth, but it’s likely the continued lending rate rises will be the limiting factor. The RBA is clearly unlikely to increase rates in a hurry, but continued increased costs of wholesale funding, pressure from APRA and the new banking tax will mean that banks will pass these costs on to mortgage holders.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.17.17%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.17.17%20AM.png" alt="">
Foreign buyers are also starting to back off, and we’ve seen a slight drop in property seekers from overseas on realestate.com.au in recent months, likely driven by more taxes aimed at foreign buyers and greater challenges for them to access finance.
New South Wales
NSW remains one of the strongest markets in Australia, however demand levels have been overtaken by Victoria this month for the first time since 2013. It appears that apartment demand is to blame, which is surprising given that the level of development has been so much lower than Victoria for quite some time. The issue is affordability, with Sydney now so expensive that it is pricing out many prospective buyers. Whether these buyers are now looking elsewhere to buy as investors, or alternatively looking to move, is uncertain.
Victoria
Property demand in Victoria overtook NSW for the first time since 2013, driven by greater affordability and population growth. The Victorian market is also seeing very high demand from renters. This is partly driven by a slowdown in first home buyer activity, but jobs growth is likely to be a bigger factor. More jobs means more people and therefore greater demand for housing.
Despite massive levels of new apartment development, demand from buyers and renters for this property type remains strong. Melburnians have been largely resistant to living in apartments, but it appears the time has come for a shift. Lots of supply in the market is driving up affordability and, in many cases, apartments offer  a great lifestyle when compared to a similarly priced house on the urban fringe.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.19.15%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.19.15%20AM.png" alt="">
Queensland
Queensland’s property market closely follows the Australian average. Not as strong as NSW and Victoria,  but certainly far stronger than WA and NT. Houses and apartments continue to see strong demand which is surprising given recent concerns about oversupply in the state. There are no doubts that challenges continue in inner city Brisbane, with apartment stock aimed at investors being a problem area. This is slowing demand as buyers wait for better quality stock. In other parts of Queensland, demand remains high and the Gold Coast continues to be popular among both buyers and renters.
South Australia
South Australian demand levels hit a new peak in July and while growth is subdued and below the Australian average, it is steady. Although buyer demand growth remains fairly moderate, rental demand growth was much stronger. This is often an early sign of jobs growth, so it may be that the jobs market in South Australia  s doing better than official figures suggest.
<a href="https://www.propertyobserver.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.20.48%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/10/Screen%20Shot%202017-08-10%20at%208.20.48%20AM.png" alt="">
Tasmania
Is now the time for apartment developers to look more closely at the Apple Isle? Property seekers are certainly curious about apartments in the market, with apartment demand the highest of anywhere in Australia. Demand is high and there is not much to buy, which could be an opportunity for potential developers. Offshore interest also continues to grow in the market, focused mainly on Hobart.
Western Australia
Overall, Perth has been doing it tough with demand well down for some time now, but premium suburbs in the inner west and northern beaches are now seeing strong price growth, which can be considered an early sign of a wider turn. On a state level, demand appears to be rising and we have hit the highest level recorded since 2014. One could say that green shoots seem to be sprouting in WA’s property market, but buyers should remain cautious and be prepared to hold for at least two years.
Australian Capital Territory
Canberra continues to see very high levels of rental demand, making it one of the few markets in Australia where we need more investors. Buyer demand remains strong which suggests that the region’s price growth will continue. Like the rest of Australia however, rising costs of funding will likely drive a slowdown in the fast-paced growth that has been occurring of late.
Northern Territory
The Northern Territory has been showing steady growth in buyer demand for some time now and last month it continued. Although the market was hit hard by the mining slowdown, it appears that other industries have picked up the slack and are leading to increased demand from both buyers and renters. While a recovery seems to be occurring, some areas are doing better than others, with premium suburbs in Darwin in particular seeing stronger levels of growth. 
Nerida Consibee is the Chief Economist at REA Group and can be contacted <a href="https://www.rea-group.com/irm/content/default.aspx" target="_blank">here</a>.
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What slowdown? Demand for Australian property hits a new peak: Nerida Consibee

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Australian housing finance approvals to owner occupiers edged up 0.5% in June, undershooting market expectations of a 1.5% gain. The total number of approvals is down 4%yr.
The picture was ex-refinancing was more in line with expectations with a 1.9% gain to be up 3.4%yr.
Note that the macro prudential tightening measures introduced in late March and associated increases in increase rates for investor and 'interest only' loans have likely given indirect support to owner occupier loan activity.
That said, the value of investor loans was stronger than expected, posting a 1.6% gain to be up 5.7%yr. The total value of loans was up 0.8%mth – ex refi up 1.5%mth, 7.1%yr.
Note that a second round of mortgage rate increases for 'interest only' loans came through late in the month and is likely to impact in coming months.
The state detail is of limited use as investor loans are not split out in this release.
However a notable point in the loan type detail is the continued surge in construction-related finance approvals – finance for construction up 3.6%mth and finance for the purchase of newly built dwellings (which includes for settlement of ‘off the plan’ apartment purchases) up 3.5%mth. The former suggests non high rise construction is likely to lift while the latter is likely related to the wave of high rise apartment completions.
Overall, the numbers will be disappointing for regulators looking for a more material slowing in investor activity although the full impact of macroprudential measures has yet to come through.
Details Owner–occupiers (no.) 0.5%mth, –4%yr
– ex-financing (no.) 1.9%mth, 3.4%yr
Construction of dwellings (no.) 3.6%mth, 8.9%yr
Purchase of newly built dwellings (no.) 3.5%mth, 10.2%yr
Value of loans:
Owner-occupiers ($bn) 0.3%mth, 1.2%yr
Investors ($bn) 1.6%mth, 5.7%yr
Total ($bn) 0.8%mth, 2.9%yr
Total ex refi ($bn) 1.5%mth, 7.1%yr
 
Matthew Hassan is senior economist with <a href="https://www.westpac.com.au/" target="_blank">Westpac</a>.
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