Repeat buyers are one of the strongest measures of confidence in any apartment development.

At <a href="https://www.apartments.com.au/new-apartments/era-newcastle-west-124-126-bull-street-newcastle-west-nsw-2302">ERA</a> in Newcastle West, some purchasers are returning to <a href="https://www.apartments.com.au/developers/gwh">GWH</a> after living at the developer's One Apartments. Their decision to purchase again was driven by the quality of life they found after moving into their first GWH home.

Keith Wilton had spent years living in a house in East Maitland before deciding it was time for a change. Apartment living had always been on his radar, but he was selective about what he wanted.

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"I had some boxes I wanted to tick," he says.

Keith points to the open-plan design, generous outdoor areas and considered inclusions as key reasons One Apartments worked for him.

“One of those things was a nice indoor open plan area, but also I wanted a nice outdoor open area that I could entertain on in summer or Christmases or birthdays,” he says.

He also found value in the smaller details, from integrated appliances to shared resident spaces including the pool, cinema and rooftop areas.

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After comparing several developments, he chose One Apartments because of GWH's longstanding local reputation and his own experience working with the developer on a commercial project more than a decade earlier.

"I knew that they were local, that the quality of the build was going to be up there. I'd looked at other apartment complexes around and close by, and I just knew that here was a better decision location wise."

Today, Keith says the move has completely changed how he experiences Newcastle.

"I enjoy living in this location because it's more of a lifestyle change. That Newcastle city living where you can walk to restaurants and bars and even beaches and parks and even shopping across the road."

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Beyond the location, he says it's the sense of community that has surprised him most.

"Everyone loves living here because they chose to live here, but everyone looks out for each other. It's a real great community feel here."

For Aimee and Lyle Goodman, the journey started almost by chance.

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The couple happened to be having coffee in Newcastle when they noticed the site where One Apartments was about to begin construction.

"We were aware GWH was planning a development," Aimee says. "We made one phone call and things moved pretty quickly after that."

As busy business owners, they initially thought apartment living would simply reduce the maintenance that came with larger homes. Instead, it fundamentally changed how they spent time together.

"We actually catch up more as a family now," Aimee says.

"We've had homes with big yards and lots of space, but everyone ended up in different rooms. Here we'll have dinner together, the kids can play, and we spend far more quality time together."

[smartcode_project:default project_id=135096 project_image_fid=356829]

Lyle says their confidence came from GWH's reputation within Newcastle's building industry.

"I know people who've worked across different apartment projects, and whenever GWH came up the feedback was always the same. They're rock solid. They're quality."

That confidence only grew throughout the buying process.

"One of the things that really impressed us with GWH was the whole process, was the communication," Lyle says. "It was consistent, it was regular, there was no problem if we had some weird questions, there was no problems in getting answers."

[smartcode_project:default project_id=135096 project_image_fid=351104]

Aimee says one moment stood out.

"The project actually finished on time. We realised we needed to hurry up and sell our house because everything was happening exactly when they said it would."

The positive experience at One Apartments ultimately gave all three buyers the confidence to purchase again with GWH, this time at ERA.

Their confidence reflects what many buyers are seeking in today's apartment market. Location remains important, but so too does certainty around delivery, quality and long-term liveability.

[smartcode_project:default project_id=135096 project_image_fid=356822]

ERA builds on those foundations with 280 one, two and three-bedroom apartments across two landmark towers in <a href="https://www.apartments.com.au/developments/newcastle-west-nsw-2302">Newcastle West</a>.&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/fk-australia">Fender Katsalidis</a>, the project will include more than 2,000 square metres of resident amenities, including a resort-style pool, gym, sauna, private cinema and rooftop entertaining spaces overlooking the harbour and coastline.&nbsp;

The development is also within walking distance of the Newcastle Interchange, Honeysuckle, Darby Street, the harbour foreshore, restaurants, retail and the city’s beaches, continuing the walkable lifestyle that existing GWH buyers say has transformed how they live.

[smartcode_project:default project_id=135096 project_image_fid=356826]

For Keith, the appeal remains straightforward.

"You feel at home even before you've moved into your home."

For Aimee, the change is measured in time.

“I just felt like I had more time,” she says.

[smartcode_project:default project_id=135096 project_image_fid=351102]

Construction at ERA is now underway, with more than half of the residences already sold and limited two and three-bedroom apartments remaining in the East Tower release. Priced from $980,000 for two-bedroom residences and $1.46 million for three-bedroom residences, buyers can secure an apartment with a 10 per cent deposit, with premium homes offering ocean views from Level 8 and harbour views from Level 10.

ERA is also backed by Resilience Insurance's 10-year Latent Defects Insurance policy, providing protection against structural or waterproofing defects for 10 years after completion. The project is anticipated to be completed in early 2028.

[smartcode_project_cta:default project_id=135096]

Joel Robinson

From ONE to ERA: Why buyers are choosing GWH again in Newcastle West

Virgate Property Group is preparing to commence construction of Verdé, its new apartment development in Melbourne's Arts Precinct at Southbank, following a strong run of sales that has seen more than half of the project's 173 apartments secured.

Verdé has attracted a broad mix of first home buyers, owner-occupiers upgrading from nearby inner-city suburbs and investors, with younger owner-occupier couples aged between 28 and 45 accounting for the strongest enquiry. Many are already living in Southbank, South Melbourne, Albert Park, Port Melbourne, South Yarra and the CBD.

"Verdé is located in one of the most desirable pockets of southern Melbourne," Blair Property Group Director Darren Blair, who is managing sales at Verdé, said.

"It's within walking distance of the Arts Centre, Royal Botanic Gardens, Albert Park Lake, and Southbank's restaurants and retail. It's a great lifestyle location with strong amenity and liveability, which made it a very attractive choice for the project."

[smartcode_project:default project_id=4661 project_image_fid=372549]

Virgate was already familiar with the precinct, having previously delivered the successful Domain House development in neighbouring South Melbourne. That experience gave the developer confidence to acquire the Coventry Street site and continue expanding its presence in Melbourne's inner south.

"We had been keeping an eye on the site and the broader precinct for a few months before deciding to move forward with the acquisition," Virgate said.

The project was ultimately secured in 2020 following feasibility studies, planning assessments and due diligence, with the brief centred on delivering "a high-quality, considered design that feels both refined and fit for purpose."

[smartcode_project:default project_id=4661 project_image_fid=314259]

Designed by <a href="https://www.apartments.com.au/architects/bruce-henderson-architects">Bruce Henderson Architects</a>, Verdé comprises 173 one, two and three-bedroom apartments priced from $599,000. The architecture is distinguished by a faceted glass façade that responds to both the site's outlook and Melbourne's changing light conditions.

According to Bruce Henderson Architects, the coloured glazing gives the building a distinctive identity while also providing privacy and solar shading, with residences oriented to capture views across the bay, city skyline and surrounding parklands.

Inside, <a href="https://www.apartments.com.au/interior-designers/designoffice">DesignOffice</a> has created interiors focused on natural light, efficient planning and enduring materials. Apartments feature engineered oak flooring, natural stone benchtops, floor-to-ceiling glazing and SMEG appliances, while a restrained material palette aims to complement the expansive outlooks rather than compete with them.

[smartcode_project:default project_id=4661 project_image_fid=372550]

Resident amenity has also been designed around everyday functionality rather than occasional use. Facilities include a concierge-serviced lobby, residents' lounge with fireplace, library and co-working space, gym, terrace garden with barbecue facilities, ground-floor café, and package delivery management.

The project's location continues to be one of its strongest drawcards. Positioned on Coventry Street, Verdé sits within walking distance of the National Gallery of Victoria, Arts Centre Melbourne, Royal Botanic Gardens and Albert Park Lake, while Southbank's dining precinct, Sturt Street trams and the new ANZAC Station are all nearby. The surrounding education catchment also includes Melbourne Grammar, Melbourne Girls Grammar, Mac.Robertson Girls' High School and several major university campuses.

The sales team says buyers have responded particularly well to the combination of location, design quality and long-term liveability.

"They're responding really positively to the quality of the design, premium resident amenities and the uninterrupted views. Many also appreciate the location and how connected it is to everything they need."

The ability to secure stamp duty savings before completion has also been a key factor for purchasers, alongside the opportunity to personalise finishes ahead of settlement.

With construction set to commence soon and more than half the apartments already sold, Verdé enters its next phase as one of the Arts Precinct's more established apartment developments, offering remaining buyers an opportunity to secure a residence before construction advances further. Expected completion is scheduled for late 2027.

[smartcode_project_cta:default project_id=4661]

Virgate's Verdé Southbank moves toward construction as sales fly past halfway stage

Downsizer-focused apartment development Kooyongkoot in Hawthorn has been recognised at the 2026 Better Future Melbourne Design Awards, taking home Gold and Silver awards in two categories.

<a href="https://www.apartments.com.au/new-apartments/kooyongkoot-hawthorn-1-kooyongkoot-road-hawthorn-vic-3122">Kooyongkoot</a>, currently being delivered by developer PQD and designed by Cera Stribley, received Gold in the Interior Design – Proposed category and Silver in the Architecture – Proposed category.

The dual recognition reflects the design approach behind the boutique development on prestigious Kooyongkoot Road, where the focus has been on creating homes for downsizers seeking the space, quality and functionality of a detached house within a low-rise apartment building.

Rather than maximising apartment numbers, <a href="https://www.apartments.com.au/developers/pqd">PQD</a> and <a href="https://www.apartments.com.au/architects/cera-stribley-architects">Cera Stribley</a> limited the development to just 18 residences, allowing for larger floorplans, greater privacy, generous landscaping and expansive communal spaces.&nbsp;The majority of the apartments also benefit from corner aspects, allowing for dual sources of natural light.

Now around 70 per cent complete and on track for completion in November 2026, Kooyongkoot will comprise a mix of garden residences, ter​race apartments, sub-penthouses, and is crowned by two half-floor penthouses with direct lift access and private rooftop terraces.

[smartcode_project:default project_id=102717 project_image_fid=355297]

The Silver Award for Architecture recognised the way the building responds to its prominent corner position at the ent​rance to Hawthorn's Scotch Hill precinct, one of Melbourne's most established residential neighbourhoods.

Rather than competing with the grand homes that line Kooyongkoot Road, the architectural approach focused on restraint and longevity, using curved brickwork, generous landscaping and carefully considered proportions to integrate with the existing streetscape.

"The form feels fluid and timeless, as though shaped by the landscape itself – architecture that belongs, rather than competes," said Chris Stribley, Co-Founder and Managing Principal of Cera Stribley.

The judging submission also highlighted practical innovations throughout the building, including lift cores servicing only nine homes each, a central landscaped lightcourt designed to bring daylight and ventilation into the building, and fully enclosed private storage rooms with lighting, power and shelving to better accommodate residents transitioning from larger family homes.

[smartcode_project:default project_id=102717 project_image_fid=355293]

The Gold Award for Interior Design recognised the project's focus on long-term liveability rather than display-home aesthetics.

According to the awards submission, the interiors were designed from the inside out, prioritising how homes would function over decades of daily use through generous proportions, practical storage, durable natural materials and flexible layouts.

The specification includes natural stone throughout, upgraded acoustic glazing, V-ZUG appliances and fully enclosed storage rooms, alongside an amenity offering focused on wellness, entertainment and everyday convenience.&nbsp;

Residents will have access to a gym and yoga studio, a wellness centre featuring traditional and infrared saunas, a cold therapy shower and treatment room, as well as a residents' lounge and golf simulator/cinema room for entertainment.&nbsp;Kooyongkoot has also considered the everyday convenience of its residents by offering a private carwash and pet wash facilities on site as well as dedicated parcel lockers and oversized fully enclosed storage rooms.&nbsp;

[smartcode_project:default project_id=102717 project_image_fid=355303]

The project's attention to detail has already resonated with buyers. Earlier this year, Kooyongkoot recorded one of Boroondara's highest apartment sales when an $8 million penthouse was purchased by a Melbourne CEO downsizing from a nearby family home.

"Every detail feels deliberate, from the overall design down to the smallest touches," the purchaser said.

"The level of quality and refinement is exceptional, but what really sold it was how liveable it felt... It felt like a place where everything had been considered, not just a luxury building."

[smartcode_project:default project_id=102717 project_image_fid=355304]

Sustainability also formed a key part of both award submissions. Kooyongkoot is targeting a minimum 7.5-star NatHERS rating across all residences, supported by passive design principles, high-performance glazing, EV charging infrastructure, water reuse systems and a wellness model focused on lower-energy dry facilities rather than pools and large wet areas.

Located within walking distance of Scotch College, Methodist Ladies' College, Koo​yong Lawn Tennis Club, Aubur​n Village and Camberwell Junction, Kooyongkoot continues to target owner-occupiers looking to remain in Melbourne's inner east without compromising on space or quality. A limited selection of two, three and four-bedroom residences remains available, with prices starting from $1.9 million.

[smartcode_project_cta:default project_id=102717]

Kooyongkoot wins Gold and Silver at Better Future Melbourne Design Awards

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]

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

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 first residential tower within Park Central, a $1 billion development in Brisbane’s Woolloongabba, is to be released this month.
Park Central One will be developed by Singapore-based Wee Hur Holdings Ltd and will comprise 168 one and two-bedroom apartments over 18 levels.
There will be ground floor retail and a rooftop garden terrace as well that includes a swimming pool, deck and gym that take in views of Brisbane CBD and surrounds.
“Park Central One was designed for a local owner or a tenant wanting a convenient and active lifestyle, only 7 minutes from Brisbane CBD,” said Rachel Hutson, residential project manager at Colliers International, which is marketing the development.
“Being part of a transit oriented development, Park Central One will be a hub of activity offering residents direct connection to Buranda busway and rail stations as well as dedicated bikeways link to South east Freeway and the Norman Creek Bikeway and Greenway.”
One-bedroom apartments average 60 sqm in size and range from $350,000 to $425,000, while the average size of a two-bedroom apartment is 90 sqm with prices ranging from $485,000 to $690,000.
<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/2017/06/19/ParkCentral.jpg" alt="">
The tower is designed by Woods Bagot, and Tomkins have recently been appointed as the builders, with construction expected to start later this year.
Park Central will also have direct access to the $944 million high frequency Brisbane Metro Service for which Council handed down its business case recently. 
The open plan living apartments will feature a designer kitchen with feature splashback, reconstituted stone island bench and quality Bosch stainless steel appliances.
<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/2017/06/19/ParkCentralkitchen.jpg" alt="">
The Woolloongabba precinct is expected to grow by more than 100,000 jobs to 2031.  Woolloongabba itself is expected to generate over 20,000 new jobs.
The future stages at Park Central will include additional apartments, student accommodation, all positioned around a 4,300 sqm ‘sky park’ and 16,000 sqm retail precinct anchored by a supermarket, specialty stores and dining.
According to the master plan, ‘sky park’ will be a private recreation space that will include a club lounge, outdoor dining and entertaining areas. There is a display suite onsite.
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First apartment tower at Park Central in Brisbane's Woolloongabba

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The great Australian dream of a home on a quarter-acre block has taken a hit in Sydney due to the affordability crisis and need for low maintenance living. 
Small-lot housing, identified as the “missing middle” amid the affordability crisis, is gaining popularity with buyers leaning towards a minimalist trend.
Developer Creation Homes (the home building arm of Metro Property Development), says it is witnessing a rapid uptake of its smaller size lots in Southwest Sydney projects. 
Fifty small lots of the 250 between Creation Homes’s Catherine Field and Spring Farm projects have been snapped up in the past four months, it said.
Two-bedroom homes starting at $480,000 and spanning 120 sqm are the most popular along with the three-bedroom designs priced from $565,000 for 225 sqm. 
“We are seeing a lot of people opting for smaller blocks which suggests a trend towards minimalist living in the house and land sector,” said David Mann of Metro Property and Creation Homes. 
“Obviously the smaller price tags are a big draw card but people also have the opportunity to declutter and make better use of their space with the added bonuses of spending less time maintaining the property, cleaning and mowing huge lawns are rarely used.” 
Some small lots are available at its recently released Orchard Heights estate in Spring Farm, with land sizes starting from 300 square metres. 
The first release of the smaller models at the site includes six lots under 350 square metres and prices range from $627,100 to $677,900. 
“Since it proved to be so successful we’ll definitely continue to roll-out the smaller lot model, initially focusing on our projects in North-West and South-West Sydney and eventually to other areas across Sydney as well,” said Phil Leahy. 
According to Creation Homes, another emerging trend for buyers is to forgo the traditional full model home inspection before purchasing, an approach similar to off-the-plan apartment sales. 
“We’re noticing that people are now more than happy to commit to buying after seeing finishes boards and part-models of kitchens and bathrooms like you’d most commonly see with off-the-plan apartment sales,” said Phil Leahy. 
The Melbourne developer started building homes in 2010 and has delivered more than 1,000 dwellings in the last 12 months. It was recognised in 2013 with a BRW Australia’s 7th Fastest Growing Business award. 
Metro Property Development is a wholesale homebuilder and has delivered more than 5,000 homes and apartments across Australia and has a future development pipeline valued at more than $3.1 billion. 
The NSW business is opening a display office at the new location of Brookhollow Avenue in Baulkham Hills later this month. 
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Small lots growing in popularity with Sydney buyers: Creation Homes

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<img src="https://counter.theconversation.edu.au/content/79578/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Rising mortgage debt is affecting everything from employment to spending, as Australians approach retirement, our study finds. 
Higher levels of housing debt among pre-retirees are linked to them working for longer.
We found for a home owner aged 45-64 years, the chances of being employed are around 40% higher for every additional A$100,000 in mortgage debt owed against the family home.
There’s also a link between house price changes and household spending. For every A$100,000 increase in the value of a person’s house, annual household spending of home owners increased by around A$1,500. These home owners are willing to increase their spending because they’re able to borrow more against their home to finance it.
Long-run trends in mortgage debt
Australians are paying down their mortgages later in life. The percentage of home owners aged 25 years or over who are carrying a mortgage debt climbed from 42% to 56% between 1990 and 2013.
Mortgage debt burdens among pre-retirees have soared. For home owners aged 45-54 years, the incidence of mortgage debt has nearly doubled from 36% to 71%. Among those aged 55-64 years, this incidence has more than tripled from 14% to 44%.
<a href="https://www.propertyobserver.com.au/images/2017/06/29/Screen%20Shot%202017-06-29%20at%201.18.41%20PM.png" target="_blank">Click to enlarge</a>
<img src="https://www.urban.com.au/images/2017/06/29/Screen%20Shot%202017-06-29%20at%201.18.41%20PM.png" alt="">
These trends reflect at least two things. Higher housing cost burdens have resulted in a decline in home ownership rates among young people. Those able to access home ownership are doing so later in life and by taking on higher levels of debt relative to their incomes.
Flexible mortgage products also now allow home owners to unlock wealth stored in the family home whenever required, and not just their retirement years.
Higher mortgage debts, longer working lives
Australians are working longer because they are paying down their mortgages later in life.
Our modelling, based on the 2001-2010 Household, Income and Labour Dynamics in Australia (HILDA) survey data, shows that pre-retirees aged 55-64 years are 18% more likely to continue working for every A$100,000 increase in their mortgage debt.
On the one hand, unexpected increases in housing prices could have caused buyers considering home ownership to borrow more in order to buy a house, and encouraged homeowners to spend more by withdrawing the equity from their homes. These mortgagors then have to extend their working lives to meet higher mortgage repayments.
On the other hand, longer life expectancy may have encouraged many Australians to plan longer working lives. Carrying higher levels of mortgage debt later in life could be a financial tactic to finance their spending over a longer lifespan.
Borrowing more, spending more?
Our analysis found some differences between subgroups of home owners and between periods preceding and following the global financial crisis.
Before the global financial crisis highly indebted home buyers were more prepared to use their mortgages in order to bridge the gap between spending plans and income. After the crisis, home buyers with large mortgages were less willing to use their mortgages in this way.
In contrast, the spending plans of indebted households who both own their home and a second investment property seem more sensitive to house price movements since the global financial crisis. Property investors with mortgage debt increased their average yearly spending after the crisis from A$1,700 to over A$2,800 for every A$100,000 increase in their housing wealth.
On the other hand, for home owners with no investment properties, average yearly spending tightened from A$1,700 to A$1,500 for every A$100,000 increase in their housing wealth. This suggests investors with debt are not so risk-averse as other homeowners.
Housing, productivity and the economy
Mortgage debts have important economy-wide effects through interactions with labour markets and consumer spending.
Ageing is often associated with lower rates of labour force participation and declining physical and mental health, which can result in reduced productivity growth. If people are extending their working lives to repay higher mortgage debt, this could mitigate some of the productivity consequences of population ageing, albeit at the expense of greater exposure to debt in later life.
When real house values are rising, home owners and property investors are able to borrow more against their home to finance their spending. In the short run this can help offset the effect of stagnant wages (on their spending) and thereby sustain growth momentum in the economy.
But if wages fail to pick up, these higher levels of debt can be a drag on growth. High levels of indebtedness also increase exposure to house price and interest rate risk, and pose a threat to macroeconomic stability.
Our research makes a compelling case for considering housing differently, as essential economic infrastructure. Housing needs to be re- positioned from the periphery to a central place within national economic policy debates. This could be crucial to an understanding of how our housing system can promote rather than curb economic growth in Australia.
<a href="https://theconversation.com/profiles/rachel-ong-113482" target="_blank">Rachel Ong </a>is Deputy Director, Bankwest Curtin Economics Centre, Curtin University.
<a href="https://theconversation.com/profiles/gavin-wood-113723" target="_blank" style="font-size: 12.16px;">Gavin Wood</a>is Emeritus Professor of Housing and Housing Studies, RMIT University. 
<a href="https://theconversation.com/profiles/kadir-atalay-385521" target="_blank" style="font-size: 12.16px;">Kadir Atalay </a>is <a href="https://theconversation.com/profiles/kadir-atalay-385521" target="_blank"></a>Senior Lecturer in Economics, University of Sydney.
<a href="https://theconversation.com/profiles/melek-cigdem-bayram-181846" target="_blank" style="font-size: 12.16px;">Melek Cigdem-Bayram </a>is <a href="https://theconversation.com/profiles/melek-cigdem-bayram-181846" target="_blank"></a>Research Fellow, RMIT University. 
All are authors for The Conversation.
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jchancellor-FAypfDUnLy

Australians are working longer so they can pay off their mortgage debt

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Design agency Frost*collective collaborated with Sydney property developer Romeciti on launching the first stage on its $450 million, two tower, 11,000sqm, 357 apartment Macquarie Park development Natura.
Ant Donovan, Group Creative Director, Frost*collective said Natura is all about unique connections with both nature and those amongst the community.
"Romeciti wanted the Natura brand to promote the kind of lifestyle that we all aspire to – one that offers elegance and style and that also provides a sense of belonging,” he said.
"Some of the development’s five star amenities are key points of difference designed into the Natura experience to heighten the sense of well-being.
Jeanne Ogilvie, Strategist, Frost*Design said they wanted the brand to convey an inspired and perfect balance of nature and urban living.
A team of environment specialists worked with architectural practice Elenberg Fraser to build Natura’s 700m2 display suite complete with branded activations on the journey to entry, signage and graphics.
Natura is expected to be completed in 2020.
For more information on Natura, <a href="https://www.naturaliving.com.au" target="_blank">click here</a>.
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The Natura $450 million development takes brand to natural highs

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<img src="https://counter.theconversation.edu.au/content/78473/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
Australians are some of the biggest producers of waste in the world. Our wasteful ways and “throw away” culture are firmly entrenched. We have a hard time curbing our habits.
To understand why, we might turn our attention to the great social and economic transformation that occurred after the discovery of gold (by Europeans) in Victoria in 1851. Archaeological excavations across Melbourne have uncovered masses of rubbish dating back to the Gold Rush era of the 1850s and 1860s.
Artefacts recovered from sites within Melbourne show that the city’s Gold Rush era occupants were incredibly wasteful. You might think that 150 years ago, Victorians would have been thrifty and mended their belongings or sold them on secondhand. But the evidence suggests otherwise.
Working-class people living in Melbourne’s CBD were throwing out so much stuff that the weekly rubbish collections couldn’t manage all their trash. Residents were stockpiling rubbish under floorboards, in hidden corners of the backyard or digging holes specifically for it.
Cesspits (old-fashioned long drop toilets) were closed across the city in the early 1870s, leaving large empty holes in the ground. Residents took the opportunity to fill them with their surplus rubbish. Many of these rubbish dumps remain under current city buildings and have been found and recorded in cultural heritage management excavations.
 
Excavation of a cesspit in Little Lonsdale Street. Green Heritage Compliance and Research
There were also larger rubbish dumps. At Viewbank homestead, on the outskirts of Melbourne, the tip was so big that archaeologists ran out of time to excavate it. Excavations at the Carlton Gardens have also uncovered a substantial amount of household rubbish dumped in the area by opportunistic city residents and night cart men.
Analysing the contents of all these rubbish dumps, it’s clear that people were discarding dinner sets and replacing them with more fashionable designs, buying and chucking out junk jewellery, and throwing out glass bottles in vast numbers in spite of industrial-scale local recycling operations. Sound familiar? They were even using “disposable” clay pipes, a Gold Rush era equivalent of our disposable coffee cups.
<a href="https://www.propertyobserver.com.au/images/2017/06/29/Screen%20Shot%202017-06-29%20at%2012.57.20%20PM.png" target="_blank">Click to enlarge </a>
<img src="https://www.urban.com.au/images/2017/06/29/Screen%20Shot%202017-06-29%20at%2012.57.20%20PM.png" alt="">
S.Hayes. Artefact is part of Heritage Victoria's collection.
This plate was part of a large set discarded in the tip at Viewbank Homestead, likely because it was no longer in fashion. S.Hayes. Artefact is part of Heritage Victoria's collection.
Another surprising find was a rubbish pit dug in the backyard of a draper shop and filled with piles of seemingly perfectly good clothes and shoes. Perhaps they had gone out of fashion? Excess, it seems, is in Melbourne’s bones.
You are what you own
The discovery of gold brought a massive increase in population, new wealth, unprecedented access to a global network of consumer goods and great opportunities for social mobility. No one could be sure of your social background in the chaos of this rapid change. The old working, middle and upper class hierarchy became less relevant and it was possible to move up the social ladder.
How, then, did people communicate their status? Through stuff. Cultural capital refers to how people play the “culture game”: their accent, their clothes, their possessions, their manners, their interests. The argument goes that status is determined by the expression of cultural values and particular behaviours rather than wealth alone.
Everyday choices of consumer goods became powerful in carving out a new position and a better life in the new city. Your home, your furniture, your tableware, your drinking glasses, your clothes, all became vital markers of your place in society. You were no longer constrained by your situation of birth.
Melbourne society was reinvented and a new, much larger and more diverse middle class emerged. One that had a new system for determining status based largely on what they bought.
Why do we buy and why can’t we stop?
As a globalised world grapples with the problem of fast fashion, fast consumerism and a throw away culture, with massive landfills and climate change, the question of why we consume is more important than ever.
You might want to consume and waste less. But old habits die hard and it’s important to understand why we consume before we are able to make significant changes to our wasteful habits.
Social mobility might not have the currency that it did in the gold rush era, but we are still purchasing to communicate something. What we buy announces our position in the world and our values. Our possessions place us within one group and distance us from another just as they did in the Gold Rush era.
As the slow movement, anti-consumerism and concerns over sustainability gather pace, a new brand of cultural capital may emerge. A cheap polyester jumper and a disposable coffee cup may become a sign of inappropriate excess. A minimal wardrobe of ethically produced clothes and a reusable coffee cup could become the ultimate marker of status.
Sarah Hayes is Research Fellow in Archaeology and History, La Trobe University and author for The Conversation. She can be contacted <a href="https://theconversation.com/profiles/sarah-hayes-380520" target="_blank">here</a>.
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Gold Rush Victoria was as wasteful as we are today

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Auto accessories and parts firm Autobarn is on the lookout for sites with high visibility as it seeks to grow its network of stores across Australia.
The company has 121 stores across the country and has set a growth target of 200 stores in five years, it said in a media release.
The Australian company said it was seeking high-profile roadside locations at existing retail locations or greenfield sites, and is open to specific terms for each lease with every Autobarn franchise or a company-owned store. 
The company recently launched new stores in Canberra and Sydney.
Earlier this year, Autobarn also secured a showroom at the Millers Junction precinct in Altona North for $2.36 million.
Autobarn says its stores range from 500 sqm to 1,500 sqm, and size flexibility is a key point property owners and retail site developers can play on.
The company differentiates from competitors in that motorists can also have selected “parts and accessories fitted quickly and easily at each location, without the need for a full automotive workshop”.
In its pitch, the automotive retailer said property owners would only benefit from leasing out their premises to a brand like Autobarn.
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Auto parts retailer Autobarn shopping for stores

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<img src="https://counter.theconversation.edu.au/content/77701/count.gif?distributor=republish-lightbox-advanced" alt="The Conversation" width="1" height="1">
GUEST OBSERVER
The global tropical climate zone is expanding. At the current rate, by 2100 its edge will stretch from Sydney to Perth.
The Tropics are defined as the area of Earth where the Sun is directly overhead at least once a year — the zone between the Tropics of Cancer and Capricorn.
However, tropical climates occur within a larger area about 30 degrees either side of the Equator. Earth’s dry subtropical zones lie adjacent to this broad region. It is here that we find the great warm deserts of the world.
Earth’s bulging waistline
Earth’s tropical atmosphere is growing in all directions, leading one commentator to cleverly call this Earth’s “bulging waistline”.
Since 1979, the planet’s waistline been expanding poleward by 56km to 111km per decade in both hemispheres. Future climate projections suggest this expansion is likely to continue, driven largely by human activities – most notably emissions of greenhouse gases and black carbon, as well as warming in the lower atmosphere and the oceans.
If the current rate continues, by 2100 the edge of the new dry subtropical zone would extend from roughly Sydney to Perth.
As these dry subtropical zones shift, droughts will worsen and overall less rain will fall in most warm temperate regions.
Poleward shifts in the average tracks of tropical and extratropicalcyclones are already happening. This is likely to continue as the tropics expand further. As extratropical cyclones move, they shift rain away from temperate regions that historically rely upon winter rainfalls for their agriculture and water security.
Researchers have observed that, as climate zones change, animals and plants migrate to keep up. But as biodiversity and ecosystem services are threatened, species that can’t adjust to rapidly changing conditions face extinction.
In some biodiversity hotspots – such as the far southwest of Australia – there are no suitable land areas (only oceans) for ecosystems and species to move into to keep pace with warming and drying trends.
We are already witnessing an expansion of pests and diseases into regions that were previously climatically unsuitable. This suggests that they will attempt to follow any future poleward shifts in climate zones.
I recently drew attention to the anticipated impacts of an expanding tropics for Africa. So what might this might mean for Australia?
Australia is vulnerable
Australia’s geographical location makes it highly vulnerable to an expanding tropics. About 60% of the continent lies north of 30°S.
As the edge of the dry subtropical zone continues to creep south, more of southern Australia will be subject to its drying effects.
Meanwhile, the fringes of the north of the continent may experience rainfall and temperature conditions that are more typical of our northern neighbours.
The effects of the expanding tropics are already being felt in southern Australia in the form of declining winter rainfall. This is especially the case in the southwest and — to a lesser extent — the continental southeast.
Future climate change projections for Australia include increasing air and ocean temperatures, rising sea levels, more hot days (over 35℃), declining rainfall in the southern continental areas, and more extreme fire weather events.
For northern Australia, changes in annual rainfall remain uncertain. However, there is a high expectation of more extreme rainfall events, many more hot days and more severe (but less frequent) tropical cyclones and associated storm surges in coastal areas.
Dealing with climate change
Adaptation to climate change will be required across all of Australia. In the south the focus will have to be on adapting to projected drying trends. Other challenges include more frequent droughts, more warm spells and hot days, higher fire weather risk and rising sea levels in coastal areas.
The future growth of the north remains debatable. I have already pointed out the lack of consideration of climate change in the White Paper for the Development of Northern Australia.
The white paper neglects to explain how planned agricultural, mining, tourism and community development will adapt to projected changes in climate over coming decades — particularly, the anticipated very high number of hot days.
For example, Darwin currently averages 47 hot days a year, but under a high carbon emission scenario, the number of hot days could approach 320 per year by 2090. If the north is to survive and thrive as a significant economic region of Australia, it will need effective climate adaptation strategies. This must happen now — not at some distant time in the future.
This requires bipartisan support from all levels of government, and a pan-northern approach to climate adaptation. It will be important to work closely with industry and affected local and Indigenous communities across the north.
These sectors must have access to information and solutions drawn from interdisciplinary, “public good” research. In the face of this urgent need, CSIRO cuts to such research and the defunding of the National Climate Change Adaptation Research Facility should be ringing alarm bells.
As we enter uncharted climate territory, never before has public-good research been more important and relevant.
Steve Turton is an Adjunct Professor of Environmental Geography at CQUniversity Australia and author for The Conversation. He can be contacted <a href="https://theconversation.com/profiles/steve-turton-15660" target="_blank">here</a>.
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The world’s tropical zone is expanding, and Australia should be worried: Steve Turton

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GUEST OBSERVER
First home buyers are close to record lows in many of Australia’s states and they are below the long term average in every state except Western Australia.  
As at the end of April 2017, first home buyers comprised just 13.9 percent of all owner occupier mortgage demand nationally.  The situation is worse in New South Wales, where first time buyers comprised only 8.4 percent of the market over the first four months of the year so far; based on the long term average, first home buyers ‘normally’ comprise around one fifth of owner occupier demand across New South Wales.
<a href="https://www.propertyobserver.com.au/images/2017/06/29/Screen%20Shot%202017-06-29%20at%2011.51.30%20AM.png" target="_blank">Click to enlarge </a>
<img src="https://www.urban.com.au/images/2017/06/29/Screen%20Shot%202017-06-29%20at%2011.51.30%20AM.png" alt="">
With first home buyer participation declining as prices rise, it’s an easy connection to suggest that housing affordability is to blame for the low participation rate, but that is probably only part of the reason.  South Australia, for example, doesn’t have the same affordability challenges as New South Wales, yet first time buyers are the second lowest of any state at 12.2 percent and first time buyer activity in Victoria (16.6 percent) is more substantial than participation in Tasmania (15.2 percent) where housing is the most affordable of any state.
Availability of jobs is an important factor for first home buyers and this is likely to be one of the factors supporting first time buyer demand in Victoria, even though stamp duty rates (prior to July 1) are high and affordability measures are the second highest of any capital city outside of Sydney.   
Over the past five years 39 percent of the jobs created nationally have been in Victoria which is substantially higher than the long term average of 24 percent.
The two states where first time buyers are most active, at least on a proportional basis, are Western Australia, where first time buyers comprise 28.4 percent of owner occupier mortgage demand, and Queensland at 21.5 percent.  
First home buyers are higher than the long term average in Western Australia and Queensland first timers are close to the long term average participation rates.  Jobs growth has been mild across both states over the past five years, however housing prices have been tracking lower in Perth and increasing roughly in line with incomes in Brisbane.  
The dwelling price to income ratio in Brisbane is 5.9 and in Perth its 6.0; substantially lower than the larger capital cities.  
It’s likely that the healthier affordability of housing in these regions, despite the mild jobs growth, is a primary factor in supporting first time buyer demand.
Other factors come back to transaction costs, particularly the cost of stamp duty and deposit.  
There is a high likelihood that stamp duty exemptions for first home buyers, which go live on July 1st in Victoria and New South Wales will temporarily boost first time buyer numbers in the market.  
While the exemptions are likely to drive first home buyer demand, it’s likely that additional demand concentrated across the lower priced end of the market could simply push prices higher over the short to medium term. 
Tim Lawless is head of the CoreLogic research and analytics team and can be contacted <a href="https://www.corelogic.com.au" target="_blank">here</a>.
 
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First home buyers at record lows

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The Reserve Bank of Australia could raise interest rates eight times in the next two years, given the central bank’s inflation target, according to former board member John Edwards.
The RBA is possibly already considering a schedule of rate increases given its forecasts for inflation returning to target and economic growth rising to 3 percent against a stronger global backdrop, Bloomberg reported, referring to a column Edwards wrote on the website of the Lowy Institute for International Policy, where he is a non-resident fellow.
The central bank has held rates at a record low of 1.5 percent since last August.
At its June meeting, its Board decided to leave the cash rate unchanged at 1.5 percent, with Governor Philip Lowe saying that conditions in the housing market vary considerably around the country.
The long-term cash rate was about 3.5 percent -- below the 5.2 percent average over the past two decades -- and the RBA wants to start tightening in 2018 and reach its goal within two years, which would require four quarter-point increases each year, he said. 
“It seems to me that something like eight quarter percentage point tightenings over 2018 and 2019 are distinctly possible, if the RBA’s economic forecasts prove correct,” said Edwards, who was on the bank’s board until July 2016, Bloomberg reported.
“It’s possible the tightening could start earlier, or if not the tightening itself, at least the signaling which should precede it. We may be seeing a little of that now.”
Separately on the Money News show by Ross Greenwood on 2GB, Edwards, a former chief economist of HSBC, said the policy rate would not go higher than 3.5 percent because of the household debt.
When asked by Greenwood that some economies, like Canada and New Zealand, were pushed into recession by rate rises… and if a similar situation could arise in Australia, Edwards said that the RBA would proceed very cautiously. 
The first rate rises are likely not to come before February-March next year, opined Edwards and then increases every quarter.
Traditionally, the RBA changes rates in small increments and typically doesn’t commit itself to subsequent moves, making the market wary of predicting where the bank will be in a few years, Edwards said. 
In the current circumstances, he said we can reasonably assume:
<ul>
<li>the RBA considers its current rate to be exceptionally low </li>
<li>if the economy improves as it predicts, the next move will be up </li>
<li>if the economy was operating, as the RBA predicts, at 3 percent output growth and 2.5 percent inflation, it would think of a sustainable or natural policy rate of at least 3.5 percent </li>
<li>most importantly, it will want the policy rate increase to match the forecast improvement in Australia’s economic performance, so rising to at least 3.5 percent by the end of 2019</li>
</ul>
 He noted the risks of rate increases amid record high household debt, a fact even noted by RBA Governor Philip Lowe.
“The bigger the household debt, the more impact a quarter percentage point increase in the policy rate will have on household spending,” he said. 
“In the Australian case, it is certainly possible that high household home mortgage debt will crimp consumer spending if the policy rate returned to what was once considered a relatively low long-term rate.”
Still, Edwards noted that interest paid on Australian mortgages is much less than it was six years ago: while debt has increased, interest rates have fallen a lot. 
Payments are now 7 percent of disposable income compared with 9.5 percent in 2011, and 11 percent at the peak of the RBA tightening cycle before the 2008 financial crisis, he said.
He said tightening steps would be dictated by how the economy performs.
“If household spending weakness, if the long expected firming of non-mining business investment is further delayed, if the Australian dollar strengthens, if employment growth is persistently weak, then the trajectory of rate rises will be less steep and the pace less rapid.”
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Starting next March RBA could lift interest rates eight times over two years: Ex-board member John Edwards

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Lendlease has lodged development plans for Melbourne Quarter’s third commercial tower, Two Melbourne Quarter, at 697 Collins Street.
The 25 levels office tower has been designed by architects Woods Bagot and will target a 6 star Green Star rating and a 5 star NABERS energy rating.
When built it will feature 49,000sqm of total office space and around 800sqm of additional retail space.
Mark Menhinnitt, Lendlease’s Managing Director for Urban Regeneration said the precinct has received strong interest to date due to its pivotal location on Collins Street and its close connectivity to Southern Cross Station. 
“As we enter a new age of workplace productivity, tenants want to attract and retain the best and brightest industry talent with offices that deliver a range of workplace and wellbeing amenities including end-of-trip facilities, meeting pods, business lounges and family-friendly childcare services,” he said. 
“Melbourne Quarter’s integrated commercial towers will showcase a leading architectural design set amongst the precinct’s tranquil, technology-enabled outdoor working spaces, with a strong focus on green initiatives, access to the city’s first elevated Skypark and retailers to support a better work life balance.”
When completed, The Melbourne Quarter precinct will offer approximately 130,000sqm of agile and flexible office space for more than 12,000 employees. 
For more information, <a href="https://www.melbournequarter.com%20" target="_blank">click here</a>. 
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