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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The leasehold of a leading motel in Moree, in Northern NSW is for sale through Savills Hotels with price expectations of $2 million.
The offer comes at a time when Australian tourism is trending up, growing 11.5 per cent to 7.4 million onternational visitors for the year ended June 30, 2016, according to Savills.
The Artesian Spa Motel at <a href="https://www.commercialrealestate.com.au/property/2-webb-avenue-moree-nsw-2400-2013730736" target="_blank">2 Webb Avenue</a> sits on 2.08 hectares and comprises 46 suites ranging from 3 to 4 stars in standard and a one bedroom plus study managers residence. 
There are three swimming pools, two of which are artesian and heated. It also has a licensed restaurant and bar.
The motel offers a high level of occupancy and immediate strong cash flow and the Landlord Croad Superannuation Fund has committed to an upgrade programme which is presently underway and should be complete over the next 12 months.
The marketing is being done by Nic Simarro of Savills on behalf of TAMT Pty Ltd ATF Trinity Spa Trust. 
“The Artesian Spa Motel is the number one choice for accommodation in Moree benefiting from two artesian pools and a top restaurant,” Nic Simarro said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/08/08/Moree2.jpg" alt="">
He added that the price guide for the leasehold is $2 million and expected a domestic investor to buy it.
The motel last exchanged hands for $3,400,000 in 2015, according to Corelogic RP Data.
Its location on the fringe of Moree close to schools, the airport and the hospital, contribute to its strong occupancy and income.
With a population of 9,346 (2011) Moree is a major agriculture centre, noted for its part in the Australian cotton-growing industry which was established there in the early 1960’s.
Moree is well serviced by trains. In addition, the Moree airport allows corporate guests to fly in and out four times a day with Qantas Link.
 
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jonathanchancellor-7SQnKwU6yx

Moree’s leading motel on the market: Savills

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Rockpool Dining Group is bringing the much-loved Melbourne Italian restaurant, Rosetta Ristorante, with menus by chef Neil Perry, as part of Grosvenor Place’s $20 million piazza redevelopment.
The restaurant opens on August 14, and will be spread over three levels with outdoor terrace and bar.
The $20 million piazza redevelopment centres around a fountain feature and is part of a broader George Street makeover with extension of the light rail, outdoor dining in Martin Place and the revitalisation of Circular Quay.
Rosetta’s opening completes a successful couple of years at Grosvenor Place for its co-owners, DEXUS Property Group, Mirvac Group and Arcadia, with the building now boasting a 98.76% occupancy rate and an increase in average rental returns of over 20% in just over two years, said a media release.
“Occupancy at Grosvenor Place is at an all-time high and this can be attributed not only to its position as a premium building, but also to its new luxury range of amenities, namely the luxury end of trip facilities, Camerino, and the diverse offerings in the piazza,” said executive director John Derrick.
Grosvenor Place is a showcase of the Australian modernist architectural movement pioneered by Harry Seidler more than 60 years ago.
The co-owners and managers of Grosvenor Place have worked with architects, Harry Seidler &amp; Associates to ensure the overall piazza design retains and enhances Seidler’s architecture.
Rockpool chief executive officer Thomas Pash said he was thrilled to work with the group’s director of Culinary &amp; Brands, Neil Perry, to bring Rosetta to Sydney.
“We are excited to bring Neil’s much-loved Melbourne restaurant to Sydney and to take up residence at such an iconic space. Rosetta’s beautiful décor and design fits perfectly in such a striking building.”
Rosetta joins Rockpool Dining Group’s fast casual Japanese diner, Saké  Jr, as well as Grand Dūk’s modern Australian restaurant with a Vietnamese and French twist; popular dumpling and cocktail bar, Papa Bo Min and coffee house, Georgie Boy’s.
 
 
 
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Rockpool unveils Italian diner Rosetta at Sydney's Grosvenor Place

jchancellor-FAypfDUnLy

Fixed income markets and the economy: RBA's Christopher Kent

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Developer TOGA is calling for architects to compete for the final design on Sydney's Surry Hills Shopping Village.
The City of Sydney endorsed TOGA's planning proposal for the redevelopment last month.
TOGA will extend James Street between Marriott and Baptist Streets to create a double-storey retail precinct.
A second through-site link will connect the site east to west, with a new 500sqm inner-city park.
Crown Street’s retail strip will be extended south.
Fabrizio Perilli, TOGA Development &amp; Construction CEO said architectural firms will be asked to design a mixed-use development with more than 170 apartments and 9000sqm of commercial and retail space.
“This project presents the unique opportunity to design a vibrant mixed-use precinct and transform a piece of local history into a welcoming neighbourhood with an intimate connection to popular Crown Street and the broader inner-city area,” he said.
“Surry Hills Shopping Village will be rejuvenated into a lively destination attracting local residents and visitors to its thriving retail scene and pedestrian-friendly configuration.
“A mix of apartment and townhouse-style housing within the new development will provide important new housing options for a range of people, including families, looking to be closer to amenities and transport,” Mr Perilli said.
“We are thrilled to begin the design excellence process to realise our vision for the project as a vibrant local shopping and living precinct."
A selection of studios, one, two and three-bedroom apartments and two-storey townhouse dwellings are expected to be included within the final design.
The design excellence competition will be run in accordance with the City of Sydney’s Competitive Design Policy and will be judged by a panel of property industry experts later this year.
Construction is anticipated to commence in 2018.
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j.ballantyne1990-6AQqhLzZaK

TOGA to launch design competition for Surry Hills shopping village

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The future of real estate purchasing has long been forecast as digital.
But conducting home purchase transactions over the internet rather than face to face is still a rare occurrence.
We know over 95% of people use the internet and apps to do their property research but the emergence of online auctions has never been widely embraced.
There are several online platforms these days where buyers can bid on properties rather than turn up to an auction or estate agent's office to sign up the deal. These listings tend to be properties that were likely more suited to private treaty, so they get a fillip via their online auction.
Being less frenetic, the bush also seems to have taken to online price per acre auctions of small farms.
<div>Sydney's desired for a showy sale means there have been only the occasional online auction offerings.</div>
Back in 2000 Di Jones Real Estate used pioneering technology to allow the viewing of its auctions live on the internet, but it was without the capacity to accept bidding, in part because of inbuilt time delays.
Within a decade inroom auctions were periodically being run by the industry in parallel with an online auction, opening up to people who could watch and make online bids.
Around five years ago we saw pure online-only property auctions - envisaged as eBay-like portals.
Dubbed as the logical transformative step, it was suggested it all was inevitable part of the online transition in the 21st Century.
Online auctions had been a proven success in other sectors – such as clothes, cars and travel. 
But it seems we are happy with the routine, structure and transparency of traditional property sales that have been relatively unchanged since the 18th Century.
Despite regulatory advancement, real estate agents - and the buying public - have been reluctant to adopt the innovative technology-enabled solution, preferring the face to face contact.
In 2015 a Lilyfield listing with $1.3 million plus hopes was auctioned online. The three bedroom terrace secured 22 bids over a three day period from three bidders.
The winning bidder paid $1,618,000, well above the reserve price. The vendor was also the founder of an auction online website.
The estate agency has since kept its preference for auctions on a Saturday morning.
There is good reason why Sydney's residential heartland loves their onsite 20 minute, pressure-cooker auctions.
Last month a three-bedroom home on Ocean Road Manly was sold by Clarke and Humel Property for $3.45 million.
There were the nine registered bidders until a dramatic pause when a 10th bidder stepped forward for registration having only inspected the offering minutes before. He was the buyer.
And two weeks earlier - also on Ocean Road - a jogger happened across an auction and successfully bid for the home.
Despite all the technological advancement, and our familiarity with it, I'd suggest the onsite ritual is irreplaceable.
This article first appeared in the Daily Telegraph.
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Why suburban onsite house auctions trump online auctions

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Houses in Darwin and Perth take the longest time to sell across any of the capital city private treaty market, according to CoreLogic’s latest report.
The property data firm says that it takes 84 days in Perth and 74 days in Darwin.
This is compared to Sydney and Melbourne where it takes around a month to sell.
Sydney's 33 days is higher than the 26 days being taken in 26 days.
<a href="https://www.propertyobserver.com.au/images/2017/08/07/Screen%20Shot%202017-08-07%20at%2011.04.36%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/2017/08/07/Screen%20Shot%202017-08-07%20at%2011.04.36%20am.jpg" alt="">
The unit market is a slower market in all capitals except Sydney, where there is also a 33 day time on market period.
Darwin units take 107 days on market.
A three bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-nt-darwin+city-125224626" target="_blank">43/9 Carey Street</a>, Darwin (above) was sold for $375,000 after spending 100 days on the market.
It was last sold in 2005 for $399,000.
A two bedroom unit at <a href="https://www.realestate.com.au/sold/property-unit-nt-parap-124749962" target="_blank">7/16 Somerville Gardens</a>, Parap (below) was sold for $325,000 after spending 150 days on the market.
It was last sold in 2003 for $70,000.
<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/2017/08/07/7_16%20Somerville%20Gardens.jpg" alt="">
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Sydney eases to 33 days on market, but Darwin and Perth take more than double the time to sell: CoreLogic

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<img src="https://counter.theconversation.edu.au/content/79997/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Concerns about the privatisation of public housing estates should not blind us to the benefits of the transfer of public housing to the not-for-profit community housing sector.
The Victorian government’s recently released housing strategy allows for the transfer of the state’s public housing stock to the community housing sector. In a recent Conversation article, Kate Shaw raises an important question – “Why should the state wriggle out of public housing?” – and condemns the transfer of public housing to private developers for redevelopment.
However, if one is really interested in providing more housing for people on low to moderate incomes, the community sector is the way to go – not public housing.
Criticism of community housing provision – in part because of its role in the UK’s liberal market reforms to public housing – neglects the reality. Community housing has underpinned the growth and viability of what many would see as some of the fairest and best-performing social housing systems in the world — those of Sweden, Denmark and the Netherlands.
Management and/or ownership of land (including state land) by not-for-profit community groups ensures affordability in perpetuity. It is not lost to the private sector. And it can provide the same security as public housing, but with more innovative management practices, such as co-operatives and housing trusts.
<h2>Not-for-profits serve a range of needs</h2>
Importantly, in the Australian context, the not-for-profit sector offers a range of housing options pitched at different household needs. These include rental housing for households on low and moderate incomes and affordable home ownership.
One reason for this flexibility is that, unlike government instrumentalities, Australian community sector providers can borrow against their assets. In the appropriate financial environment (as exists in the aforementioned social democratic countries), they can then grow their asset base to meet a broad range of housing needs.
And it does appear we are slowly moving toward such a financial environment. In its budget in May, the federal government announced the creation of a National Housing and Finance Corporation (NHFC) to offer community housing agencies access to lower-cost loans. While cheaper loans are not the full financial answer (there is still a substantial yield gap between rents and loan costs), the government has established an expert panel to look at this and report back later this year.
On top of these developments, the recent Productivity Commission draft report on human services, including social housing, recommends growth of the sector including an increase in Commonwealth rent assistance. This is vital for community housing viability.
International trends aligned with the direction of policy reform in Australia suggest the not-for-profit community sector is the future for social housing growth. And this could be done in a way that addresses Shaw’s other concern — the privatisation of public land.
On this, I agree with her. Losing valuable, well-located land to the private sector creates an enormous opportunity cost; once sold it will never be available for future use.
And all we might get out of it is a 10% increase (a few thousand units) in social housing stock. But merely to keep social housing stock at the current 3.5% of all housing (the lowest in Australia) we need at least an additional 31,000 in Victoria by 2031.
<a href="https://www.propertyobserver.com.au/images/2017/07/05/expert%206%20july.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/2017/07/05/expert%206%20july.jpg" width="700" height="655">
<h2>Making up for decades of neglect</h2>
We do have to acknowledge that decades of underinvestment in Victoria’s public housing has left a legacy of housing estates that have gone well beyond repair and maintenance. And, given their low density, these estates are not achieving their potential in terms of either number or quality of dwellings.
In this context, the fact that the state government has set aside $185 million for its Public Housing Renewal Program is to be welcomed.
Some argue that the less-than-ideal result of a public-private partnership renewal of the old Carlton estate demonstrates that mixing public and private housing is problematic.
But what if it was a mix of public and community-managed rental and ownership housing instead?
The community sector can act in the same role as a private developer (with the state not expecting as big a financial reward), renewing the site with a mix of affordable properties for sale.
Unlike conventional private ownership, these would be covenant-protected to ensure, as with equivalent models in the US, that home ownership remains affordable. While privately owned, the properties remain within the affordable housing stock. A community housing association manages their sale and resale.
Also, the rental housing could be a mix of public and community housing. The focus would be on both high-need deep-subsidy households and moderate-income low-subsidy households. Such transformed estates would be genuinely integrated mixed communities, rather than an uneasy balance of high-need public housing at one end and high-end private housing at the other.
Across Australia, many community housing organisations have demonstrated their ability to deliver successful public housing renewal projects with a mix of households and tenure types. They have done so in an integrated and cohesive way, with privately owned units underpinning the financial viability of the projects.
Transfer of stock to the community sector is an important and valuable process of substantial community benefit, both in its own right and as part of a considered process of estate renewal.
Shaw is right. We need much more social housing, and relying on the private sector to drive the process will have an enormous opportunity cost. This will very likely constrain the capacity for future growth and affordability.
But the leaves in the tea cup suggest that the bulk of future growth should be in the not-for-profit sector. The sector can grasp the opportunities offered by policy reform in a way the public sector cannot, and provide sustained affordability and security.
Terry Burke is a Professor of Housing Studies at Centre for Urban Transitions, Swinburne University of Technology and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/terry-burke-1268" target="_blank">here</a>.
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Community sector offers a solid platform for fair social housing: Terry Burke

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GUEST OBSERVER
The many measures adopted to encourage more first home buyers into the property market have so far failed to produce the upswing that everybody had hoped for, leaving many to wonder if there is a solution to the declining rates of home ownership.
But put yourself in the shoes of those contemplating the big step into a lifetime mortgage and there should be no surprises. There is so much uncertainty swirling around property which only serves to discourage first home buyers from making the most important financial decision of their lives.
We all know that certainty is crucial to future planning, whether in business, life or real estate. And some of the negative sentiments that are getting an airing along with the always-on electioneering and point scoring do nothing to engender confidence.
Doomsayers who predict catastrophic falls in property values, despite ample evidence to the contrary, make for scary reading. The forensic examination of every Reserve Bank statement, looking for hints of an interest rate rise, can be equally misleading and off-putting.
You have to read deep and wide to find a rational voice in this debate and that is difficult when people who should know better seek to exploit a complex problem for political gain.
Last week the Greens announced their war on home ownership with a party platform to strip away capital gains tax exemptions and negative gearing. Never mind that negative gearing is the vehicle that many first home buyers are relying upon to get their foot on the property ladder.
But Labor’s weekend declaration that they are going into election mode to be ready for the gift that might arise from the citizenship mess that has embroiled so many politicians, is the real worry.
In the last election, Labor singled out property for special treatment as an investment class, grandfathering their own investment property portfolios but depriving future owners of the same benefits. Is it possible to be any more cynical or self-interested? At least the Greens had the decency to share the pain.
In an environment where many politicians, including those who would be in power in a change of government, have a stated policy intention to reduce property prices, it is hardly surprising that many potential first home buyers are sitting on their hands.
This attack on property investment is rolled out under the banner of equality, purported to enable more people to experience the financial and emotional security that comes with home ownership.
However the effect, in the here and now, is that it adds another level of uncertainty for those who might otherwise take advantage of historic low interest rates and the government stamp duty concessions that have been broadened to encompass both new and second hand homes.
Anybody who can remember the heart-palpitating moment when they bought their first home will know that it was the best decision they ever made. Young people do not need to have their considered decision-making undermined by well-heeled politicians and commentators pursuing their own personal or political agendas.
If it’s equality we’re after, let’s play fair and leave off the scare tactics.
Andrew Cocks is a Managing Director at Richardson &amp; Wrench and can be <a href="https://www.randw.com.au/staff-profiles/2332-andrew-cocks" target="_blank">contacted here</a>.
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Scare mongering the enemy of first home buyers: Andrew Cocks

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GUEST OBSERVER
The NAB business survey reported that business conditions remained elevated in July and that business confidence increased. The survey was conducted from July 25 to 31.
In July, the conditions index rose 1pt to +15. This is well above the long-run average for this series, of +1 (dating from 1989), but below the highs of 2007 ahead of the GFC.
<a href="https://www.propertyobserver.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.14.38%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.14.38%20AM.png" alt="">
The components of business conditions for July were: trading conditions down 1pt to +20; profitability up 4pts to +18; and employment conditions held onto earlier gains, steady at +7.
Business confidence moved higher, up 4pts to +12. Business confidence has improved since 2016, mirroring the global trend, and is at above average levels, although it continues to trail actual conditions.
<a href="https://www.propertyobserver.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.15.52%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.15.52%20AM.png" alt="">
How to interpret the survey?
The elevated level of the business conditions index is overstating actual conditions across the broader economy, as it has tended to do since the GFC.
Directionally, the survey suggests that the Australian economy is experiencing a trend improvement in underlying conditions after the slowdown in mid-2016, associated with the July Federal election.
The official data was mixed early in 2017, impacted by weather disruptions. More recently, partial indicators have improved (retail sales, exports, jobs), lending support to our view that the economy will rebound in 2017 from these temporary disruptions, although consumer spending is likely to be constrained by weak wages growth.
<a href="https://www.propertyobserver.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.17.09%20AM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/08/09/Screen%20Shot%202017-08-09%20at%208.17.09%20AM.png" alt="">
On employment growth, the previously weak official data has fallen into line with the positive signal from the private business surveys, meeting our expectations. The survey suggests that the recent trend improvement in employment will be sustained in coming months.
On investment, the outlook is less certain, with the survey’s capex measure pulling back in July.
By industry, a strengthening of conditions in 2017 relative to 2016H2 is evident in: construction; manufacturing; and mining. Construction has strengthened on an upswing in public investment; a lift in commercial building; elevated home building activity (ahead of a 2018 downturn); and the waning of the mining investment drag. Mining is enjoying better cash flows associated with higher commodity prices. Manufacturing is benefitting from strength in construction, mining, agriculture and the lower AUD. Positive spillover effects are also evident in wholesale and in transport &amp; utilities.
Retail conditions reportedly dipped in July, possibly in part due to a mild winter, with Sydney experiencing its 2nd warmest July on record. Official data reports that real retail sales jumped in Q2, up 1.5%, after a weather disrupted 0.2% gain in Q1. The uncertainty is around the strength of consumer spending over the second half of 2017 and beyond.
By state, business conditions for July are positive in all states, with the exception of WA. Trend conditions are most favourable in the major non-mining state of NSW and Victoria. In NSW conditions jumped in July, to +22, possibly in part due to unseasonably mild and dry weather conditions. Looking through month to month volatility, the improvement in overall conditions between 2016H2 and 2017H1 is largely driven by the mining states of WA and Qld, as well as SA. 
Andrew Hanlan is senior economist for Westpac and can be contacted <a href="https://www.propertyobserver.com.au/https://au.linkedin.com/pub/andrew-hanlan/3/222/430" target="_blank">here</a>. 
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July conditions elevated, confidence lifts: Andrew Hanlan

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A substantial site in Wollongong for which Visionary Investment Group planned a Greg Norman-designed 18-hole golf course and housing has been rejected by the local council.
The matter is now on appeal before the Land and Environment Court.
VIG had sought to create create 105 residential lots on the site to form an integrated resort on the 187-hectare site on Avondale Road in Avondale sub-division, The Australian Financial Review reported.
However, the Wollongong City Council rejected it because of "environmental impact, traffic and planning concerns”.
VIG declined to comment in detail due to court action but said it was "fully committed to long-term investment in the Illawarra region".
"Our integrated resort development would not only showcase the best that the region has to offer but more importantly bring employment and long-term sustainable economic growth to the region, especially in tourism, hospitality, retirement and other services sectors," VIG chief executive Michael Guo was quoted by the AFR as saying.
"We will continue working with the community, council and all stakeholders to make our integrated resort development the true pride of Illawarra."
VIG had worked on Avondale for several years, reflecting a trend for developers turning towards masterplanned communities and house and land development, as the apartment prices cool in Sydney.
Wollongong is also popular because of its access to a university and growing economy.
In fact, a BIS Shrapnel report found sometime back that Wollongong was beating Newcastle in attracting potential property buyers priced out of the Sydney market, with Wollongong's vacancy rates falling and the median house price rising by 14% in 2014/2015 according to The BIS Shrapnel Residential Property Prospects 2015 to 2018 report.
 Last year, Visionary Investment Group had also announced the arrival of hotel and residential brand Silkari with the launch of three properties.
 
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