A new 25-storey apartment tower proposed for Mercer Street would push Geelong’s western gateway skyline higher, with Morphy Birrell Property Group lodging plans for a project directly beside one of the city’s most significant heritage streetscapes.

The <a href="https://www.apartments.com.au/architects/fk-australia">FK</a>-designed development at <a href="https://www.apartments.com.au/new-apartments/65-67-mercer-street-geelong-vic-3220">65-67 Mercer Street</a> has now been referred to Victoria’s Planning Minister. The site sits opposite the Geelong rail corridor and immediately south of the heritage-listed St Peter and Paul’s Catholic Church and Ashby Hall precinct.

Rather than compete with the neighbouring ecclesiastical buildings, the proposal adopts a sculpted podium intended to reference the materiality and scale of the heritage context. Planning documents note the design draws cues from the “dark stone brick” church and surrounding masonry buildings, while the tower above transitions into a softer, curved form oriented toward Corio Bay and the Geelong waterfront.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="b797d10c-d4a6-47af-b8df-1aeaa3b382be" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/public%20square.png?VersionId=QGIpcz1x1hKB6lQLl2iobyHqb6PS2Ztc" />

The development forms “Stage 5” of Morphy Birrell Property Group’s broader Mercer Street precinct strategy, following the completion of the 21-storey Miramar tower on Cavendish Street and several additional approved redevelopment stages nearby. Planning consultants Ratio said the proposal “represents an exemplary development outcome” aligned with the strategic ambitions for Central Geelong’s continued urban renewal.

The mixed-use project would replace an existing low-rise commercial building and surface parking area on the 3,320 sqm corner site. FK’s urban context report describes the proposal as a residential development comprising apartments, resident amenities, commercial space, and integrated landscaping positioned to maximise bay views and northern sunlight access.

Renders show a deeply articulated tower with curved balconies stepping above a lower masonry podium that frames a landscaped forecourt facing Mercer Street. The design intentionally preserves sightlines toward the adjacent church buildings, with the podium scaled to reinforce the heritage edge before the tower recedes upward.

<img alt="First look: Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct" data-entity-type="file" data-entity-uuid="2bdca91e-66f7-4ac7-8baa-2f93bd5b564e" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/geelong%20site.png?VersionId=QOhbino4ZgzKYw5dW3QE14E.2yq.Sv87" />

The planning report highlights the site’s strategic location within 400 metres of key Geelong destinations including Cunningham Pier, the Geelong Station precinct, Deakin University, and the convention centre. Bus services run directly along Mercer Street, while the Corio Bay foreshore sits around 100 metres north of the site.

The proposal arrives amid accelerating redevelopment across central Geelong, where planning policy continues to encourage higher-density housing close to transport infrastructure and the waterfront. Mercer Street in particular has emerged as a focal point for taller apartment development due to its proximity to Geelong Station, the bay, and major civic infrastructure.

Joel Robinson

Morphy Birrell Property Group targets 25-storey Geelong tower beside landmark church precinct

Development giant&nbsp;<a href="https://www.apartments.com.au/developers/hamton">Hamton</a> and joint venture partner Hostplus have revealed the next residential stage of their $3 billion Moonee Valley Park masterplan, lodging plans for 512 more apartments within the precinct on surplus racecourse land at 110 Wilson Street, Moonee Ponds.

The proposed development, dubbed&nbsp;<a href="https://www.apartments.com.au/new-apartments/trackside-house-110-wilson-street-moonee-ponds-vic-3039">Trackside Gardens</a>&nbsp;in the planning application, follows the <a href="https://www.apartments.com.au/news/vic/first-look-exclusive-hamton-and-hostplus-reveal-sixth-stage-of-moonee-valley-park-masterplan">recent unveiling of the sixth-stage Cox Place Precinct</a> and continues the long-running transformation of the Moonee Valley Racecourse into one of Melbourne’s largest urban renewal projects.

Positioned on the north-eastern edge of the racecourse adjacent to CityLink, Trackside Gardens will comprise three residential buildings rising between 61.8 metres and 86.4 metres within a heavily landscaped precinct shaped by Hamton’s Nature Based Cities framework.

The project forms part of the broader Moonee Valley Park redevelopment being delivered by Hamton, Hostplus and the Moonee Valley Racing Club, which is reshaping the 40-hectare racecourse site into a mixed-use neighbourhood with housing, retail, commercial space, hotels, parkland and community infrastructure.

Trackside Gardens sits separately to the recently proposed Cox Place Precinct, a five-building stage comprising around 1,100 residences, two build-to-rent buildings, two build-to-sell towers, retail, office space, and a hotel overlooking the racetrack. Together, the projects continue to accelerate housing delivery across the precinct.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="5fc1941e-52d3-41c6-abc4-0f13fe8ae5ea" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/DA%20Edits%20%281%29.png?VersionId=7qwRHq5dcvXWNot2hNOgoQhN2GIWudNK" />

Designed by <a href="https://www.apartments.com.au/architects/dko-architecture">DKO Architecture</a> with landscape architecture by Tract, Trackside Gardens has been conceived as a botanical-style residential precinct prioritising canopy planting, communal green space, and vertical landscaping.

“The architectural vision for the proposed development centres around buildings in a botanical park setting that champions the important role of nature,” the planning submission states.

“The proposal incorporates principles of biophilic design, with landscape and environmentally sustainable development influencing the ultimate design response of the buildings and prioritising the ground plane to ensure a high amenity for both occupants and visitors.”&nbsp;

Trackside Gardens will deliver 512 apartments across the three buildings, alongside 518 basement car spaces and 523 bicycle spaces. Around 20 per cent affordable housing is proposed across the broader North East Precinct, equating to around 158 dwellings.&nbsp;

The affordable housing component will be concentrated within the Wilson East building, while the remaining apartments are expected to be delivered as build-to-sell residences.

Trackside Gardens has been designed around Hamton’s Nature Based Cities initiative, founded by Executive Chair Paul Hameister OAM in partnership with the University of Melbourne, Urbis, Ark Resources and Tract. The initiative promotes integrating higher-density urban development with significant biodiversity, tree canopy and landscape outcomes.

<img alt="First look: Hamton expands Moonee Valley Park masterplan with 512-home Trackside Gardens precinct" data-entity-type="file" data-entity-uuid="89353449-7b3c-42fd-8fd8-8bf64a5ef80f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Article%20Feature%20Image%20%28Grid%29_4.png?VersionId=X8jRt0P2L7fIWjLhfX6gPknXToXIBeLj" />

A comprehensive landscape strategy would introduce deep soil planting, vertical greening, communal gardens, and new pedestrian links throughout the site.

Planning documents state the development is targeting a 5 Star Green Star Buildings rating, a 7.5-star average NatHERS rating, and “Exemplary” Nature Based Cities certification.&nbsp;

The proposal joins an expanding pipeline of approved and proposed buildings within Moonee Valley Park, including the recently launched Eveline apartments and the approved Grandstand North and South towers.

Hamton has increasingly focused on precinct-scale, nature-led communities across Melbourne’s middle-ring suburbs, with projects spanning Hawthorn, Kew, and Moonee Ponds.

Hampton unveils Trackside Gardens, latest stage of $3 billion Moonee Valley Park masterplan

The Paul Gedoun-led <a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Group</a> has achieved another milestone in its $1 billion transformation of Rainbow Bay on the southern Gold Coast with the completion of the company’s third project in four years, the $160 million <a href="https://www.apartments.com.au/buildings/esprit-217-227-boundary-street-coolangatta-qld-4225">Esprit</a> residences.

Delivered by <a href="https://www.apartments.com.au/builders/hutchinson-builders">Hutchinson Builders</a> and designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker Architects</a>, Esprit buyers have now moved into the 94 apartments across two interconnected buildings at 217-227 Boundary Street.

The successful settlement of Esprit marks another astounding chapter in the S&amp;S story, which launched its highly successful Flow apartments three years ago and created its own ultra-luxury branded fingerprint on an area craving new luxury residences.

Most early purchasers have secured gains of well over $1 million since the project launched in 2021.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172129]

S&amp;S Projects Founding Director Paul Gedoun said the completion of Esprit reflects sustained demand for premium apartments in tightly held coastal locations.&nbsp; 
&nbsp;&nbsp; &nbsp; 
“Esprit has attracted buyers seeking a combination of quality design, considered amenity and a location that is becoming increasingly difficult to replicate,” said Gedoun.

“We identified some years ago that Rainbow Bay is a unique market where supply of luxury residences is limited, and we see the settlements in Esprit further underpinning this thinking - that for both owner-occupiers and investors.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172174]

A key feature of the development is ‘Club Esprit’, a 1,000sqm residents-only rooftop level combining wellness and recreation, believed to be a first for the Gold Coast, and which is fast becoming a signature of the S&amp;S brand.

Positioned to capture views across Snapper Rocks, Rainbow Bay and the Tweed River, the rooftop includes a 25-metre lap pool, gym, yoga lawn, sauna and steam facilities, ice bath, private dining spaces, outdoor cinema and landscaped areas for residents.&nbsp;

<a href="https://www.apartments.com.au/project-marketer/pezet-matheson">Pezet Matheson</a> Director Jayde Pezet, who led the sales campaign for Esprit and S&amp;S’s Flow and Awaken apartments, said the project’s performance reflects both the strength of the product and the depth of demand for premium apartments on the southern Gold Coast.&nbsp;

“In some cases, we’ve seen values double since launch, which is a clear reflection of how tightly held Rainbow Bay has become and the level of demand for well-executed projects in this market,” said Pezet.&nbsp;

“Buyers recognised early what S&amp;S Projects was delivering here, and that conviction has been rewarded as the project has progressed towards completion.”&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=214819]

Esprit offers a mix of two- three and four-bedroom apartments and sits within walking distance of the beachfront, cafés and local amenities, reinforcing its appeal as both a lifestyle and investment destination.

The project is the third completed by S&amp;S Projects in Rainbow Bay, following Flow Residences and Awaken Residences, which together have contributed to the suburb’s emergence as one of the Gold Coast’s most sought-after coastal pockets. &nbsp;

S&amp;S Projects is continuing its investment in the area with Radia, a $215 million development currently under construction.&nbsp;

[smartcode_project:default project_id=102921 project_image_fid=172175]

Gedoun said the completion of Esprit signals continued confidence in the southern Gold Coast market.&nbsp;

“We’ve seen strong interest in well-located, high-quality apartments, particularly in areas where future development opportunities are limited."

“That’s been a key factor in the performance of Esprit and the broader Rainbow Bay market”.

[smartcode_project_cta:default project_id=102921]

Owners move in as Esprit completes at Rainbow Bay

Few developers can boast a portfolio across South East Queensland's luxury markets quite like <a href="https://www.apartments.com.au/developers/mosaic-property-group">Mosaic Property Group</a>.

The builder-developer, founded in 2004 by Managing Director Brook Monahan, has projects in planning, on the market, and under construction, from Burleigh Heads and Broadbeach to Kangaroo Point and South Brisbane.

With a pipeline exceeding $2 billion, Mosaic remains highly selective when it comes to development sites, having spent years refining its strategy around feasibility research and product planning. The group is set to continue growing into 2026 and beyond.

In Brisbane, Mosaic currently has three projects in the market. It is in the final release stage at <a href="https://www.apartments.com.au/new-apartments/the-bedford-by-mosaic-16-30-prospect-street-kangaroo-point-qld-4169">The Bedford</a> in Kangaroo Point, which is approaching complete sellout ahead of its late 2027 completion.

[smartcode_project:default project_id=134792 project_image_fid=328123]

Designed in collaboration with <a href="https://www.apartments.com.au/architects/bda-architecture">BDA Architecture</a>, The Bedford comprises 128 two- and three-bedroom residences. A selection of ultra-luxury Masterpiece Series Skyhomes, positioned across the top levels, offer expansive floor plans and sweeping views of the river and city.

High-end inclusions, such as natural stone benchtops, bespoke cabinetry, and Miele appliances, feature throughout all apartments, alongside the Rooftop Recreation &amp; Retreat Sky Terrace. This includes a resort-style pool with sun deck and loungers, spa, cold plunge pool, sauna, steam room, private dining room with a full kitchen, residents' lounge, multiple barbeque and relaxation zones, an outdoor viewing deck, and landscaped gardens with water features, all oriented to sweeping city and river views.

A gym with indoor and outdoor zones, and a golf simulator, further enhances recreational choice within the building.

[smartcode_project:default project_id=134792 project_image_fid=328119]

A defining feature of the development is its integrated mixed-use component, which will deliver Kangaroo Point's first major supermarket, alongside a café and liquor store, bringing long-awaited convenience to the peninsula.

Monahan says The Bedford represents the culmination of a near-decade-long journey, after first identifying the A-grade Prospect Street site in 2016. While they came close to acquiring it at the time, the site was ultimately purchased by Woolworths' development arm, Fabcot. The opportunity resurfaced in 2024 when the site, vacant for nearly three decades, was brought back to market.

Monahan says Mosaic projects often begin years before any formal plans are drawn. Their new South Brisbane development is no exception, with the site first earmarked in 2018.

"We aren't opportunistic," Monahan says. "Every site purchase is carefully considered. As seen with Kangaroo Point and South Brisbane, it can take years to eventuate. There are sites we're looking at now that we may not secure for several years."

[smartcode_project:default project_id=141711 project_image_fid=353495]

A similar story unfolded at <a href="https://www.apartments.com.au/new-apartments/the-carter-by-mosaic-77-linton-street-kangaroo-point-qld-4169">The Carter</a> in Kangaroo Point, opposite The Gabba. Like The Bedford, it is also approaching sellout of its 125 two- and three-bedroom apartments. The majority of sales are attributed to returning customers and referrals, with a balanced mix of investors and a strong majority of owner-occupiers.

BDA Architecture was again engaged to design the 22-storey building, which will feature a suite of wellness and lifestyle amenities, including a golf simulator and cinema, a commercial-grade gym, and a rooftop recreation level with a pool, steam room, sauna, cold plunge, teppanyaki bar, private dining spaces, and landscaped terraces.

Construction is on track for completion in mid-2027.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Mosaic's latest offering is its most ambitious yet, boasting a rare, north-facing riverfront position on Montague Road in South Brisbane.

<a href="https://www.apartments.com.au/new-apartments/the-riversdale-by-mosaic-south-brisbane-91-montague-road-south-brisbane-qld-4101">The Riversdale by Mosaic</a> is a 39-storey tower comprising just over 200 residences and Masterpiece Series Sky Homes. Designed in partnership with Bureau Proberts, it will feature nearly 3,000 sqm of genuine, internationally benchmarked six-star, hotel-style amenities, including a wellness precinct, pool, gym, massage and treatment rooms, cinema, golf simulator, and extensive outdoor dining areas across a two-level rooftop deck.

Early works are underway, with full construction expected to commence in the second half of 2026, and an anticipated late 2029 completion.

[smartcode_project:default project_id=151614 project_image_fid=362759]

Since 2012 alone, Mosaic has completed more than $2 billion in projects and is set to deliver another $2 billion worth of developments, comprising hundreds of luxury apartments, each defined by Mosaic's signature standards of quality, detail, and delivery.

"We never arrive, there is no finish line," says Monahan. "Our ambition is to keep evolving what luxury means, creating design- and lifestyle-led residences in incredible locations, places people genuinely aspire to and want to live, homes that are loved deeply and endure long beyond their moment."

Mosaic's Midas Touch

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a> (Urban) has broken ground at Keira Place, its new major mixed-use residential precinct in the heart of Wollongong CBD.

Held at 120-122 Smith Street, the groundbreaking marked the commencement of construction on Stage 1 of <a href="https://www.apartments.com.au/new-apartments/keira-place-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, with the opening of the new display suite. 
&nbsp; 
Keira Place is a State Significant Development that will deliver new housing supply, affordable homes and inclusive living options within walking distance of Wollongong’s CBD, coastline, transport, hospital and education precincts.

[smartcode_project:default project_id=144442 project_image_fid=369868] 
&nbsp; 
Stage 1 is now under construction and will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, along with activated ground-floor retail and commercial space. 
&nbsp; 
Urban Co-CEO Patrick Elias said the groundbreaking represented a significant milestone for Wollongong and reflected Urban’s long-term commitment to regional cities.

“Today’s groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong’s city centre,” Elias said. 
&nbsp; 
“Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection.”

[smartcode_project:default project_id=144442 project_image_fid=369869] 
&nbsp; 
Hon. Paul Scully MP, Minister for Planning and Public Spaces, Member for Wollongong said Keira Place is exactly the kind of development Wollongong needs – delivering new homes close to transport, employment and services, while supporting the continued growth and renewal of the CBD.

"This project reflects the Minns Labor Government's commitment to increasing housing supply in well-located areas." 
&nbsp; 
Wollongong Lord Mayor Cr Tania Brown said Keira Place would deliver lasting community benefits for the city. 
&nbsp; 
"Keira Place is a welcome addition to Wollongong's CBD delivering new housing, affordable homes and activated street-level spaces that will benefit our community for years to come," Brown said. 
&nbsp; 
"Urban Property Group's investment reflects the confidence that quality developers have in Wollongong's future, and I look forward to seeing this precinct come to life."

[smartcode_project:default project_id=144442 project_image_fid=369867] 
&nbsp; 
Designed by <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a>, with interiors by <a href="https://www.apartments.com.au/interior-designers/dko">DKO,</a> Keira Place prioritises liveability and long-term performance, with landscaped shared spaces, generous apartment layouts and a pedestrian-friendly streetscape along Smith Street. 
&nbsp; 
Residents will have access to landscaped podium areas, communal rooftop amenities with views to Mount Keira and the Wollongong skyline, and convenient ground-level retail.

The development will have 10-year Latent Defects Insurance by Resilience Insurance.

[smartcode_project_cta:default project_id=144442]

Groundbreaking marks start of construction at Keira Place in Wollongong CBD

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?

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Property developer <a href="/developers/sekisui-house-australia">Sekisui House</a> have just announced their latest property offering within their $1 billion master-planned community The Orchards in Sydney's Norwest. The Fairways Collection residences will be situated in the Aire building and will feature 15 one bed, 36 two bed, 4 three-bed Japanese-inspired apartments and 2 four-bed penthouses. 

The golf-side residences have been designed by multi-award-winning architect Rothelowman, with luxury homes selling from $895,000 up to $2.5 million. 

<blockquote>
"Connection to nature is a cornerstone of the design. The building's material palette is drawn from nature, its curved shape referencing raked river pebbles, and responding to the estate's location and landscape. The Pebble, or Koishi building, plays an essential role in establishing the northern entry to the precinct."

"Architecture and interiors are integrated to bring a holistic design approach. The swept concrete forms are finely detailed with texture and strike lines. Evoking the raked lines of a pebble garden, this pattern and detail is interspersed with crafted glass and metal elements where views are present."
</blockquote>

Ben Pomroy, Rothelowman Principal Architect

<img alt="" height="906" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/s06_d3theorchards_ext_facade_final_5_1.jpg" width="1000">

Spanning an impressive 8.8 hectares, The Orchards community will be developed over seven stages, with plans to build 1,300 brand new apartments.

The Turner Architects-designed precinct will feature recreational amenities, a 1.4-hectare public park, cycleways, an outdoor cinema, playgrounds, lagoon pool and more for residents to discover. 

Senior Sales Executive at Sekisui House, Carlo Palamara, explains that Fairway Collection is a residential development which offers buyers something truly unique.

<blockquote>
"Aire is the only prestige apartment building in Norwest offering uninterrupted northern views across Castle Hill Country Club's golf course, sophisticated Japanese precision and an incredible design by a multi award winning architectural practice Rothelowman. The beautifully designed infinity rooftop pool, poolside cabanas and residents lounge are also capturing purchasers' attention. 

We have already sold one of the four bed apartments for $2.5 million with several two and three bed apartments secured by professionals that have an eye for detail and appreciate quality architecture. Downsizers are purchasing in the northern wing which points towards the golf course views. All of the apartments on the southern wing have been sold to first home buyers and a select few to investors."
</blockquote>

One of the purchasers included architect, Ton Jaucian, who bought a two-bedroom north facing property with his wife Cynthia. 

<blockquote>
"After more than a year of searching for a place to move into we finally secured an apartment in Aire. We lived in The Hills District most of our life and wanted to move back to be closer to our friends, five children and eight grandchildren following a short period in Gordon. 

Aire's impressive architecture, community facilities including BBQ areas, walking tracks, outdoor cinema, gym, wellness centre, outdoor lagoon pool, café, function areas and linear park within The Orchards made the purchasing decision very easy. The layout, interior design (colours and finishes) of the unit suits our tastes and needs. Aire also has facilities within the building where we can enjoy entertaining relatives, friends and neighbours. 

When we saw the completed Imperial building – Stage 1, it solidified our decision to buy as the quality of workmanship was top notch. Being an architect myself, I can see the small details that were done properly and neatly. I was also enticed by Aire's location right beside Castle Hill Country Club as I like to play golf and easy access to the M7 where I bike with friends."
</blockquote>

To learn more about The Fairway Collection, <a href="/developers/sekisui-house-australia">request a call from a Sekisui House sales consultant</a> via Urban.
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Olivia Round

Sekisui House launch golf-side residences 'The Fairway Collection' at Sydney's The Orchards precinct

Perfectly positioned between the city and coast is <a href="/buildings/bloom-arncliffe-213-princes-highway-arncliffe">Bloom Arncliffe</a> the new development by Wingate. Recently&nbsp;we&nbsp;took&nbsp;a tour of one of the completed apartments for sale.&nbsp;

Check out our video tour:

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/-yQclXpFjCA" width="660"></iframe>

<h2>BLOOM ARNCLIFFE&nbsp;AT A GLANCE</h2>

Developer: <a href="/developers/wingate">Wingate</a>

Architect: <a href="/architects/stephen-bowers-architects">Stephen Bowers Architects</a>

Builder:&nbsp;<a href="/builders/richard-crookes-constructions">Richard Crookes Constructions</a>

Location: 213 Princes Highway, Arncliffe NSW 2205

Number of residences: 318

<figure><a href="/buildings/bloom-arncliffe-213-princes-highway-arncliffe" target="_blank"><img alt="" class="image-article_full_width_580px" height="408" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/213-princes-highway-arncliffe-5c29a014e882403ce96315d0019f21ce_0.jpg?itok=M3D2CYlW" title="Bloom Arncliffe. Image supplied." width="580" /></a>

<figcaption>Bloom Arncliffe. Image supplied.</figcaption>
</figure>

Bloom Arncliffe features timeless design by EJE Architecture. The kitchens feature spacious island benches, striking LED lighting, the latest integrated appliances and a walk-in pantry, giving you the ultimate lifestyle upgrade.

All apartment living areas are spacious, with modern floor-to-ceiling joinery, and plenty of room for entertaining. While the soft carpet and built-in heating and cooling provide the perfect thermal comfort year-round.

The bathrooms include ample storage, full floor and wall tiles and luxurious frameless showers.&nbsp;

<figure><a href="/buildings/bloom-arncliffe-213-princes-highway-arncliffe" target="_blank"><img alt="" class="image-article_full_width_580px" height="408" src="https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/styles/article_full_width_580px/public/pictures/article-images/213-princes-highway-arncliffe-30ba0b05f16b26fd80c934a95df81b6f.jpg?itok=yey8jjuT" title="Bloom Arncliffe. Image supplied." width="580" /></a>

<figcaption>Bloom Arncliffe. Image supplied.</figcaption>
</figure>

Each bedroom has been considered of optimum liveability, with large windows and built-in storage. Master suites include access to a private balcony, where residents can relax and enjoy the perfect Melbourne climate.&nbsp;

A dedicated study room provides the flexibility to work from home and enough space for additional storage.&nbsp;

With sweeping panoramic views of the city towards Botany Bay, and major amenities within walking distance, Bloom Arncliffe apartments are likely to be in high demand.

<figure><a href="/buildings/bloom-arncliffe-213-princes-highway-arncliffe" target="_blank"><img alt="" class="image-article_full_width_580px" height="294" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/213-princes-highway-arncliffe-fae5205d56e9d6e175c1521e6e6c22ea_1.jpg?itok=M43JY0qu" title="Bloom Arncliffe. Image supplied." width="580" /></a>

<figcaption>Bloom Arncliffe. Image supplied.</figcaption>
</figure>

Secure your new home by requesting a call from a sales agent <a href="/buildings/bloom-arncliffe-213-princes-highway-arncliffe">via Urban today</a>.&nbsp;

Urban's tour of a completed Bloom Arncliffe apartment

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The median Sydney rental yield has fallen sharply, according to the CoreLogic June 2020 quarterly rental review.
House yields in the NSW capital sit at 2.7% (down from 3.2% 12 months ago), and unit yields sit at 3.4% (down from 4.0% 12 months ago).
The current combined median yield (for all property types) is 2.9%, down from 3.5% 12 months ago.
<img src="https://www.urban.com.au/images/2020/7/29/cap%20cities%20yield.png" alt="">
This reflects a downturn of 0.8% month-on-month and 1.3% over the quarter.
For renters, this translates to a median rental price of $568 ($609 for houses and $536 for units).
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In the 12 months to June, rental yields fell across seven of the eight capital city markets. Perth was the only exception.
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j.ballantyne1990-6AQqhLzZaK

Sydney rental yields fall in June: CoreLogic Quarterly Rental Review

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The State Government's NSW Public Spaces Legacy Program - which provides green space funding for local councils - has been wholeheartedly welcomed
The announcement of a $250 million program that incentivises the fast-tracking of development assessments with funding for councils to deliver more public spaces is great news for jobs in the property development sector, the environment and the community.
Local councils that focus on fast-tracking development assessments for projects that deliver much-needed jobs and housing will be eligible for up to $5.5 million each in funding for parklands, town squares and main streets under the program.
The program is available to the 68 councils currently participating in the e-planning system.
It is great to see the NSW Government provide councils with this incentive to fast-track the assessment of projects identified under the Planning System Acceleration Program.
It is all very well for Local planning strategies to call for greater funds for open space – but this adds to the costs for new home buyers. This new government funding stream which totals $250 million will support the so the acquisition and land and works to create playgrounds and green spaces.
The approach of providing funding directly to councils to deliver new and improved public spaces will help unlock significant construction jobs during the economic shock of COVID-19 by reducing the "local green space" contributions" paid initially by developers, but ultimately added to the cost of new homes.
This new initiative will reduce the burden on new home buyers and is an important step in ensuring high quality local amenity.
TOM FORREST is the Urban Taskforce CEO
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Public Spaces Legacy Program welcomed by Urban Taskforce: Tom Forrest

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EXPERT OBSERVATION
The new approach to build-to-rent, announced by Treasurer Dominic Perrottet and Planning Minister Rob Stokes, will deliver increased investment into purpose built rental housing and drive prices down. 
The number 1 reason why property prices in Sydney are so high is the of a lack of supply.  This applies to the rental market as well as the sales market for houses and apartments. Today’s announcement will result in greater investment and more supply.
The Urban Taskforce has been at the forefront of calling for taxation concessions to encourage more investment into Build to Rent.  Today’s announcement does just that and is very welcome news for renters and for jobs.
Urban Taskforce has been calling for the NSW Government to scrap the foreign investor surcharges on residential developments, saying that these taxes are punitive and act to prevent investment in a market that is desperately in need of stimulus and funding.
Today’s announcement demonstrates that on tax matters, the NSW Government has been listening. Foreign investor surcharges will be exempt for the ‘build-to-rent’ market provided construction begins after July 1 this year.
Urban Taskforce calls on all political parties to pass this legislation through the Parliament as soon as possible, in the interests of investment, jobs and lower prices for renters across NSW.
‘Build-to-rent’ means that the entire building is owned by one entity.  It is not split into individual units and sold to buyers through a strata plan. 
The building is designed from the start to the owned and managed for the life of that structure as be available for rental accommodation. 
This is attractive for institutional investors including superannuation funds and is a form of investment in housing that is widely used in England and in North America. 
It also enables renters to access long term rent al leases and generates a genuine choice for consumers who choose not to buy a home. 
Tom Forrest is the CEO of Urban Taskforce.
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Tax cut for Build-to-Rent projects will attract investment: Tom Forrest

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The prestige market, generally considered to be above $5 million in Sydney, has tended to move differently to the wider market, according to the latest Herron Todd White (HTW) residential report. 
The current COVID-19 epidemic is going to have a negative impact on key drivers, so it will be interesting to see what impact this may have on the property market in the short to medium term, the valuation firm said.
"As the wider market bounced back quickly after the GFC on the back of low interest rates and government incentives for first home owners, the prestige market saw significant price declines as share markets and executive bonuses were hit hard.
"On the flip side, the prestige market was generally immune to the recent wider market decline between mid-2017 and mid-2019, with buyers in the prestige market not as susceptible to the tighter lending policies which led to the downturn," the valuation firm said. 
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Given the GFC experience, there must now be some concern for the prestige market around the current COVID-19 pandemic and its effect on share markets and both local and world economies.
"Prestige agents however are currently observing significant demand in the prestige space, particularly at the lower end, in the $5 to $7 million bracket," the valuation firm said. 
The HTW notes that an example of this demand is a property at <a href="https://www.realestate.com.au/property/466-bronte-rd-bronte-nsw-2024" target="_blank">466 Bronte Road, Bronte</a> (pictured below) which sold through Phillips Pantzer Donnelley just five days into its auction campaign.
 The renovated, three level, semi-detached home on 536 square metres of land sold in early March for $5.48 million.
<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/2020/4/27/bronte.jpg" alt="">
The selling agent advised that this was a common experience in this price range, with a large proportion of similarly priced homes not even making it to listing, as agents match unsuccessful purchasers to potential sellers of other properties.
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Another example of the current buoyancy in the prestige market is the recent sale of 8/41-43 Middle Head Road, Mosman, the report added. 
The property reportedly sold for $6.9 million in the middle of February and was only on the market for 22 days (source: RP Data). 
This property last transacted on 3 March 2018 for $5.675 million with no obvious improvements made between sales.
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"The Sydney property market is considered to be a safe market to invest in compared to others around the world and with the Australian dollar falling significantly over the past month, interest from overseas purchasers and ex-pats is also likely to strengthen.
"Whilst there may be a softening of market conditions over the coming months as the number of COVID-19 cases in Australia increases and (hopefully) peaks, there are no current signs to suggest that there will be any long term downturn for the prestige market." 
Note regards COVID-19
<div>
This edition of Month In Review had its topic defined in late February with submissions from our offices collated through to late March. During this period, shifts in the social and economic landscape due to COVID-19 became increasingly dramatic, as demonstrated by the varied information provided by offices over the course of three weeks. 
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<div>This month’s residential theme on baseline property market drivers remains a common thread, and provides an indication of what influences to monitor as the property sector recovers post-crisis.</div>
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No current signs suggesting long term downturn for Sydney prestige market: HTW residential 

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Community Housing Providers (CHPs) will have greater contractual certainty, to enhance the delivery of social housing outcomes, via new initiative by the NSW Government.
A change in contractual arrangements offered by the NSW Land and Housing Corporation (LAHC) will open the door for CHPs to transition from existing three-year general social housing leases, to 20-year leases on their LAHC owned portfolio.
NSW Minister for Water, Property and Housing Melinda Pavey announced the initiative today by opening an Expression of Interest process, calling for applications from interested CHPs.
A staged implementation process will initially focus on Tier One CHPs that express interest in taking-up the 20-year leases, for which LAHC will review and determine their eligibility to transition around 14,000 properties to 20-year leases.
Stage two will see a review of the suitability for Tier Two and Tier Three CHPs to transition to 20-year leases, covering approximately 1400 properties.
Minister Pavey said this significant increase (about 570 per cent) in the prescribed time-frame for leases will provide greater certainty in contractual obligations between LAHC and CHPs.
Mrs Pavey said, "a 20-year lease will enable CHPs to consider leveraging more secure longer-term revenue streams, to grow their portfolio, employ more people and engage with financiers and investors, to ultimately deliver higher quality homes.”
Minister for Families, Communities and Disability Services Gareth Ward said this initiative followed the successful transfer late last year of 14,000 properties to nine CHPs, under the Social Housing Management Transfer program.
 
 
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NSW Government initiative to increase social housing leasing periods

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EXPERT OBSERVER
Urban Taskforce CEO today welcomed the announcement made by Hon Alan Tudge MHR, Federal Minister for Population, Cities and Urban Infrastructure, of urgent reforms to planning laws to ensure there is no increase in the timeframes for planning decisions.
The good news is that all Planning Ministers across Australia, as well as the Local Government Association have agreed to a set of principles.
The agreed principles are:  "Decision making in the public interest is a paramount theme in all planning systems and this must continue as a guiding consideration. Transparency for stakeholders about changes to systems and particular decisions. Decisions made within jurisdictions are consistent, where possible. Consideration of the level of public interest in a particular planning change or development proposal. Balancing administrative and legal review rights with the need to address the pandemic emergency and to assist community and economic recovery. All reasonable effort is made to maintain the usual pace of planning approvals recognising, as far as practical, community consultation will continue through new forms of communication recognising social distancing requirements." 
However, in NSW, the Planning system had stagnated well before COVID-19. The emphasis on strategic planning has resulted in Councils focussing on the preparation of Local Strategic Plans (LSPSs) and Local Environment Plans (LEPs). The problem was highlighted by the NSW Productivity Commissioner well before COVID-19. Late in 2019 he found that NSW was the slowest in Australia.
In NSW, just ‘keeping up the pace of planning decision making’ is not good enough. We need to cut red tape and duplication of planning processes and kick-start the economy. The status-quo will not sling-shoot the economy out of recession, it will exacerbate it. “NSW State Government leadership is necessary to prevent an economic crisis.
Urban Taskforce CEO expressed some concern however, that we have heard this all before.
On 27 November, 2019, the Premier announced “MAJOR PLANNING REEFORM TO DRIVE JOBS AND INVERSTMENT IN NSW”.
These reforms were to focus on:
1. Cut red tape, increase transparency, reduce assessment timeframes and make e-planning mandatory for metro councils; 2. Supercharge new hubs across NSW to ensure people can live in communities close to their work; 3. Fix the uncertainty of developer contributions to boost investment; and 4. Preserve our heritage, create beautiful new public places, and promote good design.
Urban Taskforce supports all of these goals, but we urge the NSW Government to take action on Planning Reform. There is no time for ‘a plan for a plan’. 
There are billions of dollars-worth of private sector investment capital which have been stuck in the planning system and therefore not flowed into the NSW economy.
Recent initiatives taken by Minister Stokes and Treasurer Perrottet to fast-track projects through the bottle necks are strongly supported but changing the system to ensure they don’t get stuck in the first place is also critical, particularly now.
Reform in Planning has been on the agenda since the Premier’s announcement in November 2019.
So far, the Government has delivered mandated e-planning; the appointment of the Productivity Commissioner to look at developer contributions for local infrastructure; and some significant improvements to the operation of the IPC. While welcome, these improvements do not address the Premier’s mandate.
The special measures established to deal with COVID-19 are all welcome – but more fundamental reform is urgently needed.
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National action on planning reform welcomed but NSW needs more: Tom Forrest

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EXPERT OBSERVER
The News South Wales government is struggling to implement building industry reforms recommended by the <a href="https://www.industry.gov.au/sites/default/files/July%202018/document/pdf/building_ministers_forum_expert_assessment_-_building_confidence.pdf" target="_blank">Shergold-Weir report</a> over two years ago.
Developers are home free in its proposed legislation; the Design and Building Practitioners Bill doesn’t even mention them. They still appear to be in a position to collect the profits and then <a href="https://www.smh.com.au/business/small-business/asic-puts-liquidators-on-notice-over-illegal-phoenixing-20190902-p52n1r" target="_blank">phoenix</a> themselves if something goes wrong.
And something is going wrong all too often. David Chandler, the NSW building commissioner appointed to oversee the reforms, <a href="https://www.smh.com.au/national/nsw/warning-nsw-construction-crisis-fix-is-still-two-years-away-20200207-p53yuw" target="_blank">said</a> recently he was “ a bit despondent” after seeing “some really regrettable things out there” in a program of site visits.
Even though the commissioner can see how bad things are, he <a href="https://www.smh.com.au/national/nsw/warning-nsw-construction-crisis-fix-is-still-two-years-away-20200207-p53yuw">says</a> it will take until 2022 for the building industry to “get people back to what they should be doing”.
The lack of progress hasn’t stopped the minister for better regulation, Kevin Anderson, claiming credit. In announcing the <a href="https://www.parliament.nsw.gov.au/bills/Pages/bill-details.aspx?pk=3716" target="_blank">Design and Building Practitioners Bill 2019</a> last October, he <a href="https://www.customerservice.nsw.gov.au/about-us/media-releases/ministerial-releases/strong-foundations-set-for-building-reform" target="_blank">said</a>: “People should feel confident they can enter the housing market in NSW knowing their home has been designed and built in accordance with the Building Code of Australia.”
He must have forgotten to add “maybe after 2022” and “only if you are buying new”.
The upper house then rejected the bill. It’s now being revised.
What’s wrong with the bill?
The bill has the avowed aim of making people who design and build buildings responsible for non-compliance with the National Construction Code by getting them to sign certificates attesting that the building is built according to the code.
This is a guarantee of not very much. The code does <a href="https://theconversation.com/to-restore-public-confidence-in-apartments-rewrite-australias-building-codes-126678">not regulate durability or require that buildings be waterproof</a>. Plus, of course, many people have been signing similar certificates for certifiers <a href="https://www.smh.com.au/politics/nsw/knowing-who-to-blame-is-cold-comfort-to-owners-of-defective-apartments-20191026-p534gw">without it having had much impact</a> to date.
The bill has many other faults and omissions. It does not require a principal design practitioner to be appointed to a complex project and no one is identified as the lead consultant. This means there is no person identified to coordinate design work between all disciplines (architecture and engineering) or to ensure design declarations relate to work as actually done, taking into account all engineering designs and site conditions.
The most critical problem is that the people signing the attestations are not required to actually inspect work during construction. Such a requirement was a key recommendation of the Shergold-Weir report.
The purpose of the bill, other than as political soft soap, is unclear. We already have design practitioners, called “architects”, who are registered under state law. We already have builders under state law, who are called “licensed contractors”.
We have the National Construction Code as a starting point for regulating building performance. We already have a Home Building Act. Under the Local Government Act, local councils clearly <a href="https://www.smh.com.au/national/nsw/very-shocked-and-surprised-as-sydney-waterfront-work-site-shutdown-20200224-p543u8">have the power to stop work on site</a> if the builder is doing the wrong thing.
What we don’t have is a mechanism to unite these existing powers to ensure buildings are designed and documented to be durable, liveable and waterproof.
Steps that will solve the problems
If the government is as keen to deliver certainty to the new-build market as the minister asserts, what could it do?
First up, if there are things on site of the sort the building commissioner “<a href="https://www.smh.com.au/national/nsw/warning-nsw-construction-crisis-fix-is-still-two-years-away-20200207-p53yuw">abhors</a>”, these sites should be shut down under existing powers. The state government would need to negotiate with councils about implementing and funding inspections, but this could be done promptly.
Does the government need to know which buildings to target? Simply look at the qualifications and track records of the building company directors.
A developer could be compelled to use a registered architect for any building for housing over two storeys high and required to retain the architect for site inspections during construction. Amendments to the Home Building Act or its regulations could achieve this.
As architects are already registered and legally required to hold professional indemnity insurance, no new legislation would be required. The lack of registration of engineers might be an issue, but no architect who is ultimately responsible for a building will work with an engineer they regard as incompetent.
The National Construction Code is <a href="https://theconversation.com/to-restore-public-confidence-in-apartments-rewrite-australias-building-codes-126678">not good at requiring buildings to be waterproof</a>, but, again, some simple changes could be made to the Home Building Act. These should include beefed-up requirements for waterproofing any balcony or planter box larger in area than about six square metres.
We know for sure any tiles directly stuck to a membrane over a large area will fail, either immediately or relatively soon. Making it compulsory to use a system that allows tiles to be removed to access the membrane is simple and will eliminate years of misery.
What’s stopping the government?
If these steps are so simple and obvious, why isn’t the NSW government doing it?
Mainly, it would appear, because it’s <a href="https://www.smh.com.au/politics/nsw/liberals-enact-plan-b-to-ban-property-developer-hit-list-from-local-councils-20200228-p545ei">in thrall to the development industry</a>, which believes reintroducing these measures will reduce its profits.
The developers are right about this; building properly is more expensive. But I think most buyers would happily pay a bit more for a safe and durable product. They do that when buying consumer durables such as cars and appliances.
<a href="https://theconversation.com/lack-of-information-on-apartment-defects-leaves-whole-market-on-shaky-footings-127007">Good developers would benefit</a> as this approach would help weed out the dodgy ones.
To restore the public’s <a href="https://www.smh.com.au/national/nsw/the-game-s-changed-nsw-building-boss-set-for-extra-powers-to-launch-construction-crackdown-20200224-p543ut">lost confidence in new multi-unit residential housing</a>, the government should pull the levers it has to hand first and then resolve the problem of existing defective stock.
Later it can think about some of the wider issues, but how about doing something useful now? We have been waiting two years.<img src="https://counter.theconversation.com/content/132502/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/geoff-hanmer-90647">Geoff Hanmer</a>, Adjunct Lecturer in Architecture, <a href="https://theconversation.com/institutions/unsw-1414">UNSW</a>
This article is republished from <a href="http://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/nsw-building-certification-bill-still-lets-developers-off-the-hook-132502">original article</a>.
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NSW building certification bill still lets developers off the hook

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At the beginning of 2019, Herron Todd White (HTW) forecast that the wider Sydney market would continue to weaken up until the state and federal elections, with a plateau post-election if other economic indicators remained the same.
In their December report, the property valuation firm found their predictions were accurate regarding the elections being a line in the sand.
What they didn’t predict however was the outcome of the federal election, which meant the well publicised changes to negative gearing and capital gains tax didn’t eventuate.
"It is likely that the market had already factored in these taxation changes, which meant that the election result kick started a more positive sentiment," HTW said.
"Agents anecdotally reported to us that within weeks of the election, their phones were once again ringing hot with renewed interest from both vendors and purchasers.
"Since then, an easing of APRA policy for residential mortgage lending along with three interest rates cuts has prompted a surge in activity in the first home buyer and upgrader markets."
HTW advised this has resulted in a much quicker than anticipated rebound in values in a number of areas, particularly those that experienced larger declines during the downturn.
"Given the above, we have marked ourselves a seven out of ten in regard to our start of year predictions."
The market recovery appears to be in full swing with CoreLogic reporting 5.71% growth in the most recent quarter across the Sydney metro area.
"However, it is important to note that year-on-year, RP Data is still recording a 1.58% loss to the median value," the report noted.
Interestingly, on a year-on-year basis (across the Sydney metro area) units are outperforming houses at +1.29% and -2.45% respectively.
The new unit market is probably seeing more of a mixed recovery with pockets of oversupply along New South Wales with well publicised issues around significant building defects and flammable cladding concerns.
The report noted it is almost 12 months since the Opal Tower was evacuated due to significant building issues.
Since then a number of other unit complexes, including Mascot Towers, have been identified as having significant building issues.
In addition to the building defects, approximately 444 complexes have been identified as having non-compliant cladding.
Settlement valuations were still a concern for a number of new unit complexes with values coming in lower than the off the plan prices agreed upon in a stronger market.
"Many of the units we were valuing in 2019 were purchased off the plan at around the peak of the market," the HTW valuers noted.
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