Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Joel Robinson

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

[smartcode_project_cta:default project_id=108736]

Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

The first partnership between national developer <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> and Adelaide-based developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> has made a strong start, with the pair securing $21 million in unconditional sales at <a href="https://www.apartments.com.au/new-apartments/one-four-four-hutt-adelaide-144-hutt-street-adelaide-sa-5000">One Four Four Hutt</a>&nbsp;on the edge of the Adelaide CBD.

Over a third of apartments have been snapped up in the boutique 44-apartment project on the corner of Hutt Stret and Wakefield Road. Local downsizers and owner-occupiers wanting to remain in Adelaide's tightly-held southeast quarter have been the most prominent purchasers.

The DKO-designed, mixed-use development is one of the few new apartment projects in the precinct, an area where new housing supply has remained limited despite continued demand from buyers wanting to stay close to the CBD, Victoria Park and Adelaide's established east-end amenities.

[smartcode_project:default project_id=151233 project_image_fid=375378]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

"The level of early commitment reflects the confidence local buyers have in the Hutt Street precinct," Dendrinos said.

"Many purchasers are long-term east-end residents who love the area and want to stay connected to the neighbourhood. They recognise the value of a well-designed, well-located development.

"Our partnership with Otello has been central to this success, and the number of unconditional sales at this stage only strengthens our confidence in the South Australian market."

[smartcode_project:default project_id=151233 project_image_fid=375379]

Otello Director Daniel Harris said the sales result also highlighted the lack of new apartment opportunities within the Hutt Street precinct.

"One Four Four Hutt has clearly resonated with buyers, with strong early sales reflecting both the appeal of the Hutt Street corridor and the lifestyle on offer," Harris said.

"The activated ground-floor retail has also been a key drawcard, with purchasers responding to the vision of a more vibrant and connected streetscape, not just the residences themselves."

One Four Four Hutt will deliver 44 one, two and three-bedroom apartments, alongside a collection of penthouses, above a ground-floor retail offering designed to further activate the Hutt Street precinct.

Construction is scheduled to commence in the third quarter of this year, with completion anticipated in 2028.

[smartcode_project_cta:default project_id=151233]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

Fortis makes Adelaide debut with Otello as One Four Four Hutt records strong early sales

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?

The ACT will become the first jurisdiction in Australia to abolish stamp duty for all first home buyers, with no income caps and no property price thresholds from 1 July.

The move, announced as part of the ACT Budget, completes a key election commitment from the Barr Government and removes what Chief Minister Andrew Barr described as one of the biggest barriers to entering the housing market. The reform forms part of the ACT's long-running transition away from transaction taxes and towards a broader-based property tax system.

"This budget marks a major milestone in our long-term tax reform program," Barr said, adding that the government had maintained a sustained focus on removing barriers to home ownership. He said stamp duty had long been one of the largest upfront hurdles facing buyers and that from July, "that barrier is gone" for first home buyers in the Territory.

[smartcode_project:default project_id=139989 project_image_fid=350986]

The changes come alongside a range of measures designed to encourage new housing supply, including support for the delivery of so-called "missing middle" housing such as terraces, townhouses and low-rise multi-unit developments.

The announcement has renewed debate around whether the ACT's approach could provide a blueprint for improving housing affordability nationally.

New research from OurTop10.com.au, conducted by Primara Research, suggests the Territory's decade-long reform agenda has produced outcomes unmatched elsewhere in Australia.

While stamp duty costs have increased by an average 67 per cent nationally over the past decade, the ACT has recorded growth of just 15 per cent, the lowest increase of any jurisdiction.

The Territory has also emerged as one of the strongest performers on housing delivery. Based on population-weighted housing targets, the ACT is sitting less than one per cent behind its target. Victoria is the next closest at seven per cent behind, while the national average sits 25 per cent below target. New South Wales is tracking 39 per cent behind.

The latest reform removes one of the final barriers facing first home buyers in Canberra.

[smartcode_project:default project_id=139989 project_image_fid=359152]

The average Australian home buyer currently pays $61,714 in stamp duty. In the ACT, that figure is $38,399 despite the Territory having the third-highest median house price in the country.

Until now, the ACT's first home buyer concession scheme only applied to purchases up to $1.02 million, around $51,000 below Canberra's median house price of $1.071 million. In practical terms, many first home buyers were unable to access the median-priced home without losing the concession.

From July, those restrictions disappear.

Every first home buyer in the ACT will pay no stamp duty, regardless of income or purchase price.

Canberra remains one of Australia's most expensive housing markets, with dwelling values increasing 82 per cent over the past decade. However, that growth ranks only 11th among Australia's 15 major housing markets, suggesting affordability pressures have been less severe than in many other parts of the country.

Simon Ma, CEO of OurTop10.com.au, said the latest reforms recognise that many first home buyers have simply outgrown thresholds set years ago.

"Many first home buyers aren't just looking for a way onto the ladder, they want a home their family can actually live in," Ma said.

"In a market where the median house price is over a million dollars, a concession scheme that cuts out at $1.02 million was never going to get them there.

"Removing the ceiling entirely means ACT first home buyers can now pursue the home they actually want, rather than limiting themselves to a price point designed for a very different market."

Whether other states follow remains to be seen. But at a time when most jurisdictions are struggling to improve affordability while also increasing housing supply, the ACT has quietly become the national test case for both.

15% stamp duty growth. Just 1% off the national housing target. Zero stamp duty for FHBs. Is the ACT the blueprint for the great Australian dream?

ACT abolishes stamp duty for first home buyers

<html><body>
You may be surprised to learn that the greatest place to live in Australia is … wait for it, Canberra!
In another of those pointless exercises in which bureaucrats take delight, the Organisation of Economic Co-operation has developed a global well-being matching tool, which considers factors such as safety, health, services, life expectancy, environment, crime rates and income.
Using this exciting new technology, it has determined that Canberra outranks every other city in Australia as the best place to live out your days.
This being so, you might wonder why Sydney has 4.6 million residents and Canberra 380,000, and why there are eight Australia cities with more people than Canberra. Even Tasmania has more residents than the ACT.
Apparently all those poor saps in Sydney don’t know that Canberra is a superior city. Imagine - four million Australians, living a lie.
But here’s an important thought: despite what the OECD tool says about life expectancy, you don’t live longer in Canberra, it just feels that way.
Do the OECD boffins realise that living in Canberra means having Tony Abbott as a neighbour? Or, even worse, Clive Palmer?
Another relevant question is this: if Canberra’s so damn good, how come it’s the worst-performing property market in capital city Australia?
Every other city is showing at least some forward movement in its property markets, but Australia’s best place to be is going nowhere.
Prices have stagnated at a time of very high growth down the road in inferior Sydney. Canberra rents are going backwards and developers of apartment buildings are having to downsize through lack of buyer interest.
Auction clearance rates are 53% for houses and 36% for apartments.
<a href="/news">Goulburn</a>, not far from Canberra, is showing solid growth, but in the capital there’s little in the way of meaningful growth.
<a href="/news">Gosford</a>, where the federal government plans to send 600 Canberra jobs, apparently oblivious to the OECD’s findings, is booming.
Canberra markets are stalled by uncertainty and nervousness resulting from the federal government’s plans to make big cuts to the public sector workforce.
Canberra has maintained consistent turnover of residential property, quarter by quarter, throughout 2013 and into early 2014. The city seems to churn through 1,250 to 1,300 home sales each quarter with consistency.
But, unlike every other capital city in Australia, it has no suburbs charging forward price-wise.
At the top end of the Canberra market, prices are falling. In upmarket <a href="/news">Yarralumla</a>, the median price has dropped 7% in the past 12 months. In <a href="/news">Griffith</a>, the median price has fallen 12% (but remains above $1 million). Equally swanky <a href="/news">Red Hill</a> has dropped 14% in 12 months.
So, a damn fine place to live, if you don’t mind stiff winters and lousy neighbours, but not a great place to own real estate at the moment.
You can contact Terry via  <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>.
</body></html>

terryryder-YECXbqmri2

Canberra ranked "the best place to live", but it's certainly not the best place to buy

<html><body>
Canberra developer Terry Shaw’s buying syndicate has paid $63.75 million for five plots in <a href="/news/act/act-government-to-sell-campbell-section-5-development-site">the Campbell development</a>.
The Australian Financial Review reports that Shaw intends to begin marketing apartments at the Campbell master-planned development in early 2015. The inner-city sites have been approved for residential, retail and commercial uses. Masterplans for a boutique hotel on the sites have also been approved.
Shaw, reportedly backed by Asian investors, purchased the sites from the ACT government’s Land Development Agency at auction. He told The Australian Financial Review that 500 apartments could potentially be delivered at the site over the next four to seven years, and he intends to start marketing apartments early next year. The Campbell development plots, with a total land area of 6.4 hectares, have a reported potential end value of $300 million.
The sites range from 2095 square metres to 7020 square metres. A $15 million sum was reportedly paid for the largest site, with capacity for 205 residences. The buying syndicate purchased a 5719 square metre, 103 dwelling capacity plot for $13.5 million and paid a further $14.5 million for a 4257 square metre site with capacity for 110 dwellings. The 5719 square metre and 4257 square metre site both have approval for hotel development.
The smallest two sites purchased have the capacity for 110 dwellings in total and were purchased by the consortium for $9.75 million and $11 million each.
The total $67.5 million sum paid by Shaw’s SHL Developments at Wednesday’s auction was well over initial expectations of $40 million to $45 million. The Australian Financial Review reports that around 200 people attended the auction, with 29 registered bidders. 
Shaw is also the managing director of the Englobo Group, a property developer that has completed more than $1 billion worth of residential projects.
</body></html>

jrichardson-uRX5hFdKfN

All five Campbell, ACT sites purchased by Terry Shaw’s consortium

jduke-EHk3XBmHkn

Three ACT budget changes to know: Stamp duty cut, land tax changes, over 60s home bonus

<html><body>
The ACT government and internet service provider iiNet are the latest in a growing number of telcos, as well as state and territory governments, to announce the rollout of public Wi-Fi programs.
The joint iiNet-ACT government initiative will see 300 Cisco outdoor wireless access points in high traffic areas, with 400 access points set to be rolled out in businesses across Canberra as part of a network called CBRfree.
The initiative also includes a 12-month Wi-Fi trial on five Action Canberra buses, with a further rollout under consideration, depending on passenger response.
The first stage will be rolled out across Civic by October, with further rollouts in Belconnen, Dickson, Woden, Tuggeranong, Bruce, Manuka-Kingston, Gungahlin, Weston Creek and key tourist hotspots to be completed by June 2015.
The initiative is the latest in a growing trend of telcos, state and territory governments announcing public Wi-Fi rollouts.
In March, the Victorian government announced a free public Wi-Fi program around the <a href="https://www.smartcompany.com.au/technology/36012-victorian-premier-says-free-wi-fi-program-for-melbourne-s-cbd-will-help-boost-businesses">Melbourne, Ballarat and Bendigo CBDs</a>, followed by a $40 million to program to <a href="https://www.propertyobserver.com.au/https://www.startupsmart.com.au/growth/innovation/victorian-state-government-to-invest-40-million-in-mobile-blackspots-free-wi-fi-country-trains/2014040812075">provide free Wi-Fi services on key V/Line train services</a>.
Aside from the ACT network, iiNet operates a free public Wi-Fi service in the Adelaide CBD called AdelaideFree, which sees an average of about 200,000 unique users each month.
Meanwhile, iiNet’s rival, Telstra recently announced a $100 million public Wi-Fi network for its broadband customers, with businesses <a href="https://www.propertyobserver.com.au/https://www.startupsmart.com.au/technology/telstra-asks-small-businesses-to-hand-over-their-wi-fi-for-hot-spots/2014052112351">offered the opportunity of hosting a hotspot</a>.
It follows recent research from Telsyte showing Australia’s mobile broadband market grew by just 3% in the year to December, with many customers preferring to <a href="https://www.smartcompany.com.au/technology/42003-growing-use-of-wi-fi-and-smartphone-tethering-slows-wireless-broadband-growth">connect their laptops and tablets to Wi-Fi networks</a>.
Telsyte senior analyst Alvin Lee told StartupSmart the rollout of public Wi-Fi networks is increaingly popular with operators, government and local communities as the number of devices capable of using the technology grows.
"Wi-Fi networks provided by local businesses will potentially increase foot traffic and keep customers around for longer," Lee says.
"Wi-Fi can also be strategically positioned by operators or businesses to enable enhanced customer analytics and providing location-based services or targeted advertising."
This story originally appeared at <a href="https://www.startupsmart.com.au/">StartupSmart</a>.
</body></html>

asadauskas-o9wSWMRiAW

New business opportunities as ACT and iiNet jumps on the free Wi-Fi bandwagon

<html><body>
<div class="page" title="Page 1">
<div class="section">
<div class="layoutArea">
<div class="column">
Canberra dwelling values dropped 1.1% last month, the weakest property market among Australia's capital cities.
It also ranked the weakest in dwelling values across the capitals during the past three month, with a 0.2% quarterly gain against a combined 2.6% gain across all capitals.
It also ranked as the weakest over the past year.
<img src="/images/2014/05/12/JC-may-12-two.jpg" alt="">
<img src="/images/2014/05/12/JC-may-12-one.jpg" alt="">
Source: RP Data-Rismark Index
With an estimated 40% of the country's public service located in Canberra, the city is understandably on edge on budget eve.
BIS Shrapnel economist Angie Zigomanis forecasts cuts will have a very negative influence on the Canberra/ACT property market for the next few years, including investors who will be hit by departing tenants in its sizeable rental market. 
There were points to the current emerging scenario last July when the then Shadow Treasurer, Joe Hockey suggested that then might be a good time to sell Canberra housing, noting that home prices could be pushed lower by a Coalition government. 
“There is a golden rule for real estate in Canberra – you buy Liberal and you sell Labor,” he said.
He did not specify that this result would be due to cuts to the public sector that were being promised by then Opposition leader Tony Abbott after the September election.
House prices in the territory eased when John Howard made big cuts to the public service in his first term of government, falling by around 7% over two years on the back of the lower employment and confidence.
Property Observer uncovered a dozen resales during the early years of the Howard government which were lower than their prior purchases, many of which were bought during the Hawke-Keating recession. John Howard's government was elected in March 1996 with the first Peter Costello budget delivered in August 1996.
12 property sales in Canberra in 1997 showing price drops:
</div>
</div>
</div>
</div>
<ul>
<li>3 Mialli Place, O'Malley sold in 1995 for $561,500 and resold in 1997 for $520,000.</li>
<li>27 Mawson Drive, Mawson sold in 1993 for $402,000 and resold in 1997 for $379,000.</li>
<li>1 Blaxland Crescent, Griffiths sold in 1994 for $345,000 and resold in 1997 at $308,000.</li>
<li>17 Harkness Street, Monash sold in 1992 for $165,550 and resold in 1997 for $155,000.</li>
<li>8 Hedley Street, Hackett sold in 1992 for $177,000 and resold in 1997 for $173,500.</li>
<li>7 Discovery Street, Red Hill sold in 1991 for $202,500 and resold in 1997 for $189,000.</li>
<li>11 Traynor Court, Melba sold in 1994 for $149,950 and resold in 1997 for $143,500.</li>
<li>8 Hunter Street, Yarralumba sold in 1994 for $607,500 and resold in 1997 for $605,000.</li>
<li>39 Jackie Howe Crescent, Macarthur sold in 1992 for $285,000 and resold in 1997 for $275,000.</li>
<li>19 Novar Street, Yarralumba sold in 1993 for $290,000 and resold in 1997 for $278,000.</li>
<li>21 Beagle Street, Red Hill sold in 1992 for $385,000 and resold in 1997 for $330,000.</li>
<li>55 Archibald Street, Lyneham sold in 1992 for $152,500 and resold in 1997 for $143,500.</li>
</ul>
Of course the silly spin this year is that politicians are expected to share the burden, no doubt arising from last October when the departing former Prime Minister Kevin Rudd joined the loss takers.
The former Prime Minister Kevin Rudd and wife Therese Rein paid $2.175 million for their home in leafy Yarralumla, Canberra in 2010.
Listed for sale at $2.25 million through the Peter Blackshaw agency in May, it sold at $2 million.
Set in the prestige suburb behind electric gates, with double lock up car accommodation, the house (pictured below) was described as sophisticated and luxurious.
{yoogallery src=[images/stories/2013/05/may31rudd]}
The contemporary Mueller Street house was bought after departing The Lodge so as their son, Marcus, could finish his schooling.
The five-bedroom, four bathroom house is set on 936 square metres which traded at $778,000 in 2005.
Back in 2011 Canberra was within cooee of again matching Sydney’s median house price, according to the RP Data-Rismark index.\
The 2011 gap for houses was $12,625, with Sydney’s house median at $561,625 and Canberra’s house median at $549,000.
Sydney's median house price is now at $802,000, and Canberra house price median at $560,000, so the gap is now $242,000.
Much of Canberra's then strength came as household incomes in Canberra are among the highest in the nation.
Canberra’s average equivalised disposable weekly household income was put at $1,101 in recent ABS data - about 30% above the national average.
</body></html>

jchancellor-FAypfDUnLy

Howard government era Canberra property price falls tipped in Abbott budget fallout

<html><body>
Pialligo and Wanniassa, ACT residents are being asked to comment on variations to the Territory Plan that define new maximum height limits for developments and new zoning.
Minister for Environment and Sustainable Development, Simon Corbell, said that the key challenge of the Pialligo masterplan was to protect the agricultural, environmental and historic aspects, while at the same time encouraging “sympathetic” development.
"Draft variation 321 (DV321), addresses these challenges by permitting, restricting and, in some instances prohibiting, a variety of land uses,” he said.
Low-scale agricultural and ancillary commercial developments close to Beltana Road will be encouraged, with control of development to the rear of blocks to assist in retaining high quality soil.
"The project presents an opportunity to encourage low-scale agricultural/commercial character along Beltana Road, while retaining the bulk of the land for agricultural uses," Corbell said.
Meanwhile, Waniassa, and its Erindale Centre, are another focus of Corbell’s.
New roads and a bus interchange site, as well as height increases, are slated for Erindale Centre, with plans for this variation to guide development in the area for the next 10 to 20 years.
Changes will include maximum building heights within the centre between two to five storeys, specifying locations where residential development is permitted as well as introducing commercial opportunities, identifying the location of the bus interchange and rezoning several areas.
"This draft variation contains a road map for how the Erindale Centre and proposed new bus interchange can best develop over time, but it also identifies opportunities for commercial and residential development consistent with the Erindale masterplan,” he said.
Both draft variations – 321 for Pialligo and 320 for Wanniassa – are open for comment until 13 June 2014.
Photo courtesy of Flickr/<a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">Creative Commons</a>.
</body></html>

ACT’s Wanniassa and Pialligo to see variations to Territory Plan

<html><body>
A light rail network from Gungahlin to Civic, which was promised in 2012, has seen work commencing on the first stage with contruction to begin in 2016, according to Minister for the Environment and Sustainable Development, Simon Corbell.
Consulting firms Arup, CBRE, Tract, Brown Consulting and Purdon Associates have been appointed to undertake the project, with eight submissions received during the tender process from both national and international companies.
"It is also important for us to begin investigations on where future stages of this network will go, which includes Russell, Canberra Airport, the Parliamentary Triangle, Kingston, Woden, Erindale, Tuggeranong, Belconnen, Kippax, Lanyon, Weston Creek and Molonglo," said Corbell.
Options will be explored in the master plan for the citywide light rail network, and public consultation will also be heavily explored later in the year.
Capital Metro Agency currently are focusing on the Capital Metro Stage One, from Gungahlin and the City, with the ACT government investigating the future potential extensions.
The draft light rail masterplan will be completed by early 2015.
</body></html>

Canberra light rail construction commences but future stations still up for debate

<html><body>
It's been billed as the biggest Canberra commercial property asset to hit the market in years.
The ACT government is preparing to sell the Campbell section 5 development sites in the city’s north - the biggest auction in Australia's capital city since 2007. 
The sites have the potential to accommodate development projects with an end value of about $350 million.
<img src="/images/2014/04/30/campbell%20april%2027%20twoe.jpg" alt="">
The government’s Land Development Agency has appointed CBRE and Raine &amp; Horne Commercial to separately auction the five sites which have masterplan approval for residential, retail and commercial uses plus a boutique hotel, parkland and walking paths.
The sites will go under the hammer on June 11.  
"We have already fielded strong preliminary interest from local and interstate developers in what is one of the most significant Canberra development offerings to be listed for sale in decades”, CBRE’s Canberra managing director Andrew Stewart.
The five sites, some with frontages onto Constitution Avenue, have a total land area of 6.4 hectares. They range in size from 2,095 square metres to 7,020 square metres, and offer opportunities for mixed use, residential and commercial development, with two sites identified as suitable for a hotel.
<img src="/images/2014/04/30/campbell%20april%2027%20three.jpg" alt="">
</body></html>

kjiminez-eaYKfU7qd2

ACT government to sell Campbell section 5 development site

Around Australia: 3,800 suburbs analysed for liveability, here are the top 100

<html><body>
There are a lot of benefits to buying an investment property with existing tenants. You’ll start earning rental income from the property’s settlement date, and won’t have to shoulder the costs of advertising the property to renters – not to mention you can dodge the hassle of finding a new property manager.
But purchasing a property that comes with its own occupants can also have its downsides.
Your obligations to tenants
If the tenants have been there for a long time and the property’s in good nick, you can be relatively sure that the tenants have had a good relationship with their property manager or landlord.  But what if you’re not happy with the tenants of the property you’ve purchased?
The first and most important thing to remember is that most leases are not voided once a property changes hands. Unless there is a special clause in a lease that attaches it to a mortgage (which is rare), in all states and territories you are required to honour an existing lease when you purchase a property.
So if the existing tenant is on a lease you must honour its terms. That means not breaking the lease, or giving fair notice or reason if you do terminate the tenancy. “Fair notice or reason” can change from state to state, but the rules are relatively consistent. If you’re unhappy with your tenants because they’re behind on rent or have violated the terms of their lease, for example, you only have to give them 14 days written notice to vacate in most states.
You are also able, in most states, to end a fixed term lease early if you have written agreement from the tenants.
But what if the tenants haven’t violated the terms of their lease?
Perhaps you intend to occupy the home. In that case, make sure that can time your move in date for shortly after the lease term is over.
But remember, even when a lease is ending, you must give the tenants proper notice that you do not intend to renew their lease. This could be up to 90 days notice for Victorian tenancies. And in some states, you automatically switch over from a full term lease to a periodic lease, so you’ll still have to give up to 60 days notice if you require the tenants to vacate.
Another thing to keep in mind is the income you’re receiving from tenants. Be aware that some vendors have been known to sign up tenants shortly before selling and at sub-market rents. If the sellers manage to pull it off, the practice can give uninformed buyers the impression that the home is highly rentable and therefore a good investment.
So before you purchase a home with tenants, make sure you inquire about the current rent being charged. In most states owners cannot raise the rent during a fixed term lease, unless a rental increase is flagged in the tenancy agreement. So if you, as the new landlord, do want to raise the rent, you’ll have to wait til the end of the fixed lease period.
The property manager
You’re happy to keep your tenants in your new home and thrilled with the automatic rental income. So far, the transition has gone smoothly. But there is one more ingredient in the mix, one that can make or break your relationship with your tenants. The property manager.
When purchasing a house with an existing lease, chances are, you are inheriting the home’s property manager as well. This could be a great thing. The <a href="https://www.propertyobserver.com.au/news/how-to-choose-the-best-property-manager/2014021067669/Page-2" target="_blank">right property manager</a> will have good market knowledge, be familiar with the property and its tenants and be able to spot any problems before they occur. But a <a href="https://www.propertyobserver.com.au/news/how-to-choose-the-best-property-manager/2014021067669/Page-2" target="_blank">bad property manager</a> can neglect your property and your tenants.
Chances are, the property manager will be from the same agency as those marketing the home. So if you’re interested in purchasing a property with existing tenants, see if you can get a chance to speak to the property manager. Though a five minute chat on the phone won’t tell you everything you need to know, first impressions can be valuable.
Remember that even if you do inherit a bad property manager, you always have the option of changing to a better one. If you ditch the property manager, you are always able to retain your tenants and their lease. It may be a hassle – most experts recommend giving your property manager at least 28 days notice – but it’s worth it for the safety of your tenants, and your investment. And when you do go about choosing a better property manager, make sure you <a href="https://www.propertyobserver.com.au/landlords/six-things-to-look-for-when-choosing-a-property-manager-cameron-mcevoy/2012101657190/Page-1" target="_blank">do it right</a>. 
Neither bad tenants or a dodgy property manager should be enough to put you off making a sound investment with good capital growth potential. But if you go into your purchase with your eyes open, you can save yourself a lot of time and money.
<a href="mailto:jrichardson@propertyobserver.com.au" target="_blank">jrichardson@propertyobserver.com.au</a>
                  
</body></html>

Latest Australian Capital Territory Property News

ACT abolishes stamp duty for first home buyers

Editor's Picks

Developments

New apartments

New townhouses

News

Latest Australian Capital Territory Property News

ACT abolishes stamp duty for first home buyers

Editor's Picks

Receive the latest news stories to your inbox

Developments

New apartments

New townhouses

News