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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Yields throughout the Ballina Shire are generally expected to be lower than those in the less sought after areas of the Northern Rivers, according to the latest Herron Todd White (HTW) residential report. 
This can be attributed to higher median property prices.
The valuation firm took a look at the rental yields across the country to dissect where to find the best returns in residential markets. 
"This becomes more pronounced when you get into the more sought after areas of the Ballina Shire such as the coastal areas of Lennox Head and East Ballina and the desirable rural localities in the north of the Shire such as Newrybar, Knockrow and Tintenbar," the valuation firm said. 
"Whilst yields are low, rental demand remains strong.
"The addition of a detached studio or granny flat or dual occupancy style accommodation is becoming an increasingly desirable proposition within sought after areas of the Ballina Shire.
"This is perhaps most evident within the new Epiq estate at Lennox Head with a significant percentage of new builds having some form of dual occupancy style accommodation."
A basic one-to-two bedroom studio or granny flat detached from the main residence would be expected to achieve between $350 and $475 per week.
This is an attractive return compared to a basic three-bedroom residence in Lennox Head or East Ballina which is worth say between $700,000 and $750,000 and would only be expected to achieve between $500 and $600 per week rent, HTW said. 
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j.ballantyne1990-6AQqhLzZaK

Granny flats becoming increasingly desirable Ballina investments: HTW residential 

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The housing market on Sydney's Northern Beaches is heavily owner-occupier driven given its entry costs and lower than average yields.
They sits at 2.9% for houses according to SQM Research.
The desired yield ultimately comes down to investment strategy, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at yields across the country and dissected where to find the best returns in residential markets. 
The report notes higher yielding properties typically offer lower capital growth prospects.
"If you are not predicting market conditions to improve over the short to medium term, it may be a good opportunity to capitalise on a high yielding property, generate cash flow and achieve a higher annual rate of return over the short to medium term," the valuation firm said. 
"A severe lack of short-term accommodation options has resulted in Airbnb becoming a popular and lucrative investment model on the Northern Beaches, particularly when you consider how popular a destination the area is for weekend getaways, weddings and events." 
According to the HTW report, a popular investment product due to its entry level price point, prime location and strong rental marketability is<a href="https://www.realestate.com.au/sold/property-apartment-nsw-manly-130920610" target="_blank"> </a>22 Central Avenue, Manly (pictured below).
The complex offers a mixture of studio and one bedroom apartments and gives a great indication of just how much short-term leasing can boost your yield to maximise cash generation. 
<a href="https://www.realestate.com.au/sold/property-apartment-nsw-manly-130920610" target="_blank">809/22 Central Avenue</a>, Manly sold in August 2019 for $870,000 (pictured below).
The property would lease on an annual basis for $600 per week, equating to a gross yield of 3.58%.
<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/2019/10/14/manly%202.jpg" alt="">
A near identical unit is currently on Airbnb for $150 per night.
This annualises to a potential fully let gross yield of 6.2%.
"Obviously not entirely realistic, but if we were to annualise the current bookings in the fourth quarter of 2019, the gross yield equates to 4.75%," the valuation firm said.
"Factoring in subsequent bookings through this period, a 5% gross yield is not out of the question and a tidy increase on the traditionally leased 3.58% yield."
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Owner-occupier driven Northern Beaches market sees 2.9% yields for houses: HTW residential 

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The expected gross yields in Coffs Harbour are not dissimilar to many regional localities with returns in the order of 3-5% for the standard unit or house up to $700,000, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at yields across the nation to dissect where to find the best returns in residential markets.
The HTW report the executive permanent weekly rentals in Coffs Harbour are thin with limited demand for the $700 per week rents.
The higher the suburb median price, the lower the expected yield on a permanent residential rental basis.
"If it is return you are after then we must look to other forms of rental income in the form of holiday rents or maximise your return through multiple accommodation buildings," the valuation firm said. 
"Firstly, holiday rentals. These can take the form of whole property or Airbnb. Either way, if you build it they will come.
"In other words local tourism is up and there is high demand for short term accommodation especially during holiday periods or when organised sporting events come to town."
Coffs Harbour has hosted many large touch football and Oztag events which literally overrun all available accommodation facilities, highlighting the need for more, the HTW report said.
The returns in this sphere are higher, expected around 5% to 10%, however there will be extra running cost in the form of cleaning and management to consider.
The plus side is the out of town owner has the ability to use the property for personal use.
"Let’s look at multiple tenancies which can take several forms from the basic converted garage to detached granny flat in the back yard or purpose built duplex or flat accommodation building," the valuation firm said. 
"These types of properties provide extra return with the ability in some cases to strata title and sell individually in the future, however again you will struggle to do better than a 3% to 7% return on your money."
Typically at the higher end of the spectrum, 7% or more will be reflective in the condition of the property generally requiring short term upgrade renovation work which is representative of the lower purchase price compared to the rental return.
An example of this is 19 Arthur Street, Coffs Harbour (pictured below) which sold for $1.3 million being a dated two level hostel accommodation complex comprising 15 bedrooms with manager’s unit.
<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/2019/10/14/coffs%20harbour%20.jpg" alt="">
It was sold on an analysed yield of 8.15% which on the surface of things appears strong, however required significant upgrade work.
According to the report, there are no specific places or suburbs attracting higher yields, rather supply and demand is the key factor.
"We consider the safe bet in the future when looking at maximizing returns will be short term accommodation, typically smaller one and two bedroom set ups which are fully furnished," the valuation firm said. 
"As stated there is a growing holiday market plus the advent of the Coffs Harbour Pacific Highway bypass construction due to start in the coming years will only add to this shortage need.
"We have seen this happen already in the smaller townships of Grafton and Yamba since the commencement of infrastructure projects such as the Grafton Bridge and Pacific Highway upgrade between Grafton and Ballina.
"So keep an eye on the multi-accommodation market especially duplex and flat buildings which may show lower yields at 4% to 5% now, however with a coat of paint, new floor coverings, some basic furniture packages and management skills can see this return double in the coming years. Let’s not forget the by-product of this work will also be capital gain."
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The higher the suburb median price, the lower the expected yield in Coffs Harbour: HTW residential 

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It is location, aspect and condition that are the key features considered by discerning home buyers in the Clarence Valley, according to a recent Herron Todd White (HTW) residential report. 
"Whether it be a rural, ocean or river view, the Clarence has them in abundance," the valuation firm commented. 
The report suggests that whilst across the board the Clarence Valley has seen a period of capital and rental growth, albeit by varying degrees, it is the Yamba patch within easy walking distance of its beaches that continues to stand out.
"Its sale prices have climbed at a considerably faster rate than its suburban counterpart to the west, easily proving that demand outweighs supply in the current climate.
"However, it may be the more moderate markets of Grafton, Maclean and other semi-rural villages that may see more stable and resilient capital gains in the long-term. Well, that is the question on everyone’s lips!" the valuation firm said. 
A five bedroom riverfront house in Grafton has recently been sold for $650,000.
Set on a 2,742 block, the home at<a href="https://www.realestate.com.au/sold/property-house-nsw-grafton-126523858" target="_blank"> 10 Mark Close</a> (pictured below) comprises master bedroom, four other bedrooms, lounge room and large kitchen. 
It's located within close proximity to Corcoran Park boat ramp and jetty, Grafton City centre, schools and playing fields. 
<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/2019/9/9/grafton%20.jpg" alt="">
"The market is most easily arranged into budget buyers/renovators, upgraders and prestige buyers. While they are separate and searching for something different, they all share a common goal – value for money! Across all market segments, everyone wants a deal." 
The renovators are seeking gains, whether it be in future rental income or capital, and are therefore more willing to compromise on condition at the time of purchase.
Upgraders are often seeking a finished product with more space and something that requires little work or effort.
At the uppermost end, prestige buyers are looking for all the conveniences, views and improvements, however not necessarily space or the mowing that extra land involves.
A current listing is a four bedroom family home in Clarence Town with views of the William River with $1.35 million hopes. 
Set on an 8,176 square metre block, the house at <a href="https://www.realestate.com.au/property-house-nsw-clarence+town-131808470" target="_blank">3 Deptford Close</a> (pictured below) comprises four bedrooms, kitchen, open plan family/dining area, separate lunge and covered alfresco area with river views. 
<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/2019/9/9/clarence%20valley%20main.jpg" alt="">
"The Clarence Valley’s current residential property climate is relatively suitable for all buyers and their needs.
"Ultimately, a buyer’s choice all starts with the fortunate choice between sea, river or land," the valuation firm said. 
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Clarence Valley has seen rental and capital growth: HTW residential 

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There would be no great surprise to most that the sub-$500,000 market is still thin in the Northern Beaches, according to a recent Herron Todd White (HTW) residential report. 
The report notes there is currently a greater amount of stock, a wider variety and located in a number of additional suburbs than there has been for several years.
A Narrabeen sale in June for $450,000 with a 4.7% yield, a Balgowlah sale in April for $425,000 with a 4.8% yield, an Avalon sale in May for $450,000 with a 4.4% yield and a Dee Why sale in May for $450,000 with a five% yield, are all areas in which older style one-bedroom units have sold in 2019.
The report notes that the only suburb where a two-bedroom unit is available in this price range is Dee Why, with a unit at<a href="https://www.realestate.com.au/sold/property-apartment-nsw-dee+why-130777654" target="_blank"> 2/7 Ilikai Place</a> (pictured above) scraping in at $500,000 even, enjoying a 4.7% yield.
"The product types and price bracket obviously appeal primarily to first home buyers and investors.
"Interestingly, four of the five examples have been subsequently listed for rent immediately after the sale, which is a good indication of the target market," the valuation firm said. 
Yields between 4-5% are fairly consistent across the board, with rents ranging between $380 and $465 per week for the above mentioned properties.
"By looking at buying the ugly duckling in a desired location, there is opportunity to create value and it is much easier to renovate than relocate your unit.
"Whilst there should be no expectation of any significant capital growth over the next 12-month period, there are some early market indicators that the worst may be behind us," the valuation firm said.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/8/15/beacon%20hill.jpg" alt="">
The cheapest house sale of 2019 currently goes to 2 Ellis Road, Beacon Hill (pictured above), the HTW report noted
The sale represents the absolute bottom end of the market, selling at auction for $850,000 in February, well below the Beacon Hill median house price of $1,421,000, according to CoreLogic.
"As you can imagine, the price discount comes at a cost to the location and the quality of the existing improvements," the valuation firm commented. 
The property comprises the original circa 1960s timber weatherboard dwelling, situated on 538 square metres of land and adversely located on the corner of a busy intersection to Warringah Road.
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Northern Beaches seeing wider variety of sub-$500,000 properties: HTW residential 

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The most desirable properties in the sub $500,000 price range in the Ballina Shire are located close to services within the townships of Ballina and Alstonville or Wollongbar, according to a recent Herron Todd White (HTW) residential report. 
The report suggests within this price bracket buyers are limited in what they can get for their money, however $500,000 and up to $600,000 would still get you a reasonable three-bedroom dwelling within close proximity of schools and shops in these townships.
A three bedroom house in Wollongbar has recently been sold for $480,000.
Located at <a href="https://www.realestate.com.au/sold/property-house-nsw-wollongbar-130919158" target="_blank">14 Ramses Street</a> (pictured below), the family home comprises three bedrooms, lounge/dining room, kitchen and covered timber deck at the rear. 
The home is situated close to the Palms Shopping Centre, Wollongbar Tavern and Wollongbar Public School. 
<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/2019/9/9/wollongbar%20.jpg" alt="">
The mid-range price bracket of about $600,000 up to the early $1 million dollar mark would generally allow buyers to obtain a property in the desirable beachside localities of Lennox Head through to East Ballina, or possibly a small acreage property in the Ballina Hinterland.
A current listing on the market is a four bedroom home in Ballina priced at $649,000.
Set on a landscaped 753 square metre block, the single level house at <a href="https://www.realestate.com.au/property-house-nsw-ballina-131719474" target="_blank">32 Brunswick Street</a> (pictured below) comprises four bedrooms, large lounge, formal dining room, kitchen and undercover deck. 
The home has been renovated. 
<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/2019/9/9/ballina%20.jpg" alt="">
"Generally speaking, $1 million in the current market would get you a good quality house on Lennox Hill, possibly with some sort of restricted ocean view," the valuation firm said. 
An example of this is the recent sale of<a href="https://www.realestate.com.au/sold/property-house-nsw-lennox+head-130113842" target="_blank"> 18 Brolga Place, Lennox Head</a> (pictured below) for $970,000.
This property comprises a contemporary style part two-level, four-bedroom, three-bathroom residence with a double garage situated on an 856 square metre lot which has restricted ocean views towards Boulders Beach.
<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/2019/9/9/lennox%20head%201.jpg" alt="">
"Moving up to the prestige price bracket of properties in excess of say $1.5 million, buyers would expect to either be located within the most sought-after locality of the Ballina Shire, being Lennox Head village or Lennox Hill, Skennars Head or East Ballina with extensive ocean views," the valuation firm said. 
"Alternatively, somewhere in the $1.5 million to $2 million price bracket would get you an executive style residence on small acreage in the sought after rural residential locality of Tintenbar, situated 10 to 15 minutes west of Lennox Head."
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Options limited within the sub $500,000 price range in Ballina Shire: HTW residential 

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GUEST OBSERVATION
In the absence of federal policy, states are pursing their own renewable targets.
Australia’s primary federal renewable energy target – to have <a href="https://www.environment.gov.au/climate-change/government/renewable-energy-target-scheme" target="_blank">33 terawatts of renewable energy by 2020</a> – has essentially been achieved. There is much uncertainty as to what is next.
In the absence of a new national target, the states have been leading the way and <a href="https://www.cleanenergycouncil.org.au/resources/project-tracker" target="_blank">driving renewable energy</a> in Australia. Victoria, New South Wales and Queensland between them have invested some A$20 billion into building 11,400 megawatts of generation capacity.
While the states have worked admirably to advance renewable energy – and federal energy policy has long been politically toxic – there is a clear cost to pursuing many fragmented policies instead of a unified vision.
Our research, modelling the effect of state versus national renewable energy targets in the National Energy Market system found there was little difference in the overall cost, but that states without strong renewable targets tended to miss out on investment.
We need national thinking
<a href="https://www.climatecouncil.org.au/uploads/9a3734e82574546679510bdc99d57847.pdf" target="_blank">Most jurisdictions</a> have net zero emissions targets by 2050. States also have ambitious but achievable shorter-term renewable energy targets and programs.
There are plenty of arguments for states pursuing their own renewable energy targets, not least because they can fill the policy vacuum left at the national level.
States are responding to the immediate need to replace retiring power stations and can explore innovation with greater ambition. It makes perfect sense for states to compete to attract jobs and investment.
But Australia’s federal government has a <a href="https://unfccc.int/process-and-meetings/the-paris-agreement/the-paris-agreement" target="_blank">domestic and international obligation</a> to reduce greenhouse gas emissions from fossil fuels. National policies are more efficient, can harness better resources across our diverse geography and maximise returns for the whole system.
What’s more – as many column inches have pointed out – strong federal policy improves investment certainty and reliability, lowering the cost of inevitable infrastructure upgrades. And those upgrades can be better integrated into our existing national electricity system if the building (and money) doesn’t stop at internal borders.
To provide some insight and help move the debate forward, the University of Melbourne, Monash University and the <a href="https://www.energy-transition-hub.org/" target="_blank">Australian-German Energy Transition Hub</a> have collaborated on research that was presented at an <a href="https://www.wemcouncil.org/wp/icem/" target="_blank">international conference</a> in Denmark earlier this year.
Quantifying the difference
We simulated two scenarios: first, that all states implement polices to achieve their respective renewable energy and net zero emissions targets by 2050.
The second scenario assumed a national target would be used to result in the “same outcome” of 100% renewable energy by 2050.
The model calculates required energy investments with 5-year increments from today to 2050, including considering the existing generation currently operating. The model simultaneously optimises the mix of generation, transmission and storage to minimise the total system cost from 2020 to 2050.
A key difference in results is where and when new generation is built. Under the state-driven approach, unsurprisingly, investment shifts towards states with more ambitious targets.
The two figures below show how state-based targets drive more investment into Queensland than would be the case under a national target scheme.
<a href="https://images.theconversation.com/files/286465/original/file-20190731-186819-1j9zsem.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/286465/original/file-20190731-186819-1j9zsem.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
(Spatial distribution of renewable generation)
Broadly speaking, under a national target, we see more efficient use of renewable energy and associated resources. NSW – with net zero 2050 target but no interim renewable energy target – would get a greater share of the renewable energy investment.
<a href="https://images.theconversation.com/files/286469/original/file-20190731-186814-1rk0hzu.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/286469/original/file-20190731-186814-1rk0hzu.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
(Change in energy generation %)
NSW would consistently see substantially more investment under a national target scheme. This would be around 20% more generation in the 2030s in NSW, and up to 20 terawatt-hours more energy generated in the years 2030 to 2045.
The rollout of “where and when” to build new renewable and other generation to replace ageing fossil fuel power plants also impacts heavily on the sequencing and timing for major transmission upgrades across the NEM – especially interconnectors between states.
<a href="https://images.theconversation.com/files/286470/original/file-20190731-186792-142o7z3.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/286470/original/file-20190731-186792-142o7z3.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
(Transmission networks modeled)
The graph shows that under a state target based approach we build more transmission infrastructure earlier than under a national approach. Under a national target approach, we would end up building more transmission infrastructure – albeit later.
Again, broadly speaking, we would build more generation at renewable energy resource-rich areas such as NSW which happen to be near major demand centres like cities. This would delay the need for some infrastructure spend.
What about system reliability and energy costs?
The good news is it appears under either a state-based or a national target approach the outcome in 2050 is similar. The difference in total system costs is only about 1% higher in the state-based targets scenario – so, virtually nothing.
<a href="https://images.theconversation.com/files/286460/original/file-20190731-186797-1csnld1.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/286460/original/file-20190731-186797-1csnld1.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
(Evolution of electricity generation – total system)
State-based renewable energy targets lead to redistribution of renewable investments in favour of the states with a mid-term renewable energy target.
In the Australian context, the current state-based renewable energy targets have no impact on undermining power system reliability and virtually negligible impact on pushing up power prices.
Perhaps NSW should take particular note – as it would appear that it would benefit greatly from either a national target approach or an interim state target for itself.
The debate about state versus national approaches to energy policy has been going for the past 30 years and no doubt will be around for another 30. In the meantime, we need a stronger hand on the transition tiller or we will waste precious resources and time, and likely have major unintended consequences.
Scott Hamilton, Strategic Advisory Panel Member, Australian-German Energy Transition Hub, University of Melbourne. 
Changlong Wang, Researcher, The Energy Transition Hub, University of Melbourne. 
Roger Dargaville, Senior lecturer, Monash University.
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/we-need-a-national-renewables-approach-or-some-states-like-nsw-will-miss-out-121192" target="_blank">original article</a>.
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We need a national renewables approach, or some states will miss out

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The government will invest $78 million for water initiatives to help drought-affected communities in NSW. 
Minister for Water, Property and Housing Melinda Pavey, alongside Member for Dubbo Dugald Saunders announced the investment would go to communities facing water shortages and water restrictions in the Macquarie valley. 
“NSW is experiencing the worst drought on record, and the NSW Government is continuing to work with communities to safeguard town water by investing in critical water initiatives, including new infrastructure,” Pavey said. 
“In June, I wrote to every Mayor in the state about the drought situation and how the NSW Government can support them as the water utility provider. This package is part of our support for our rural communities."
The package in the Macquarie Valley includes: 
<ul type="disc">
<li>$10.89 million for the staged delivery of four critical projects that extend limited available supplies for Dubbo, Wellington, Nyngan and Cobar</li>
<li>$270,000 for Gilgandra Shire Council’s Tooraweenah New Bore project</li>
<li>Up to $5.5 million to partner with Orange City Council to plan for and deliver critical drought initiatives for their community such as pumping stations to enable the use of the Cowra to Orange pipeline</li>
<li>Up to $2 million to partner with Bathurst Regional Council plan for alternate water supplies </li>
<li>Further funding to partner with Councils in the region, such as Parkes Shire Council, to review drought management plans and assist Councils with water efficiency projects and other initiatives required to help their community </li>
<li>$30 million already allocated to Dubbo Regional Council to enhance their access to groundwater</li>
<li>$2 million to already allocated to Narromine Shire Council improve Narromine’s access to deeper groundwater</li>
<li>$2 million already allocated to Bogan Shire Council for critical maintenance of the Albert Priest Channel, and,</li>
<li>$8.24 million to Bogan Shire Council from the Safe and Secure Water Program to design and construct a second water storage in Nyngan.  </li>
</ul>
“More than 40,000 people rely on the town water supply in Dubbo, with seven bores currently providing about 30% of the town’s water,” Pavey said. 
“The new initiatives come on top of the $30 million already allocated over two years for an expansion of the South Dubbo bore field that will improve groundwater supply to supplement town water and alleviate the impact of drought.
“Another town doing it tough is Narromine whose 3,500 residents are currently on level three water restrictions. Due to the drought, the yield of Council bores has decreased. We’ve allocated $2 million to improve Narromine’s access to deeper groundwater in the area.” 
The announcement is part of the $78 million critical drought initiatives that will see WaterNSW immediately build critical drought projects in the Macquarie, Upper Namoi, Peel and Border Rivers valleys. Funding will also go to partnership programs with local Councils in Tenterfield, Parkes, Gilgandra, Orange, Walcha and Bathurst.
“These communities, with a combined population of more than 180,000, are doing it the hardest. This infrastructure provide immediate benefit to the community,” Pavey said. 
Saunders said the impact of the drought is being felt beyond farms and into local communities. 
“Over $7 million will be invested to extend water availability in Macquarie River to Dubbo for over four months, with benefits being felt downstream of Burrendong and supporting major tourist attractions like the Taronga Western Plains Zoo,” Mr Saunders said.
“Dubbo is one of NSW biggest regional hubs; water security is vital to the town’s economy, local businesses and jobs.”
WaterNSW is investing in critical projects to extend water supplies in places like Dubbo, Cobar, Nyngan, Wellington and major employers, including the Western Plains Zoo, by at least another 10 months. 
The work will involve: 
<ul>
<li>Temporarily raising the Warren weir and building temporary structures in downstream creeks, </li>
<li>Planning for temporary pumping infrastructure that would be installed at Burrendong Dam to extract the water below the outlet valve, as a last resort,</li>
<li>Funding will also be made available to partner with Councils and plan for and deliver critical drought initiatives for towns like Orange, Bathurst, Tooraweenah and Parkes. </li>
</ul>
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NSW Government announces emergency drought initiatives in Macquarie Valley 

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Bloodstock boss James Harron and his wife Alison, having sold last year in Paddington, are now owners in Dural.
The couple have bought Aveley, which was marketed as one of Sydney’s finest equestrian acreages through Christie’s International.
The six-bedroom Hamptons-style home on two hectares came with a $6.5 million asking price but was secured for $5.75 million.
It was bought from David Ansell, the chairman of the Jacobs Douwe Egberts coffee company.
Ansell has upgraded nearby, spending $7.3 million on a 4 hectare holding.
This article first appeared in The Daily Telegraph.  
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Bloodstock boss James Harron buys Dural equestrian estate Aveley

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Cavvanbah Beach House, a five bedroom holiday let located just metres from Byron Bay's surf beach, has sold for $3.2 million.
The beach house, which nets around $200 a night on holiday letting websites, had been on the market for two years before its recent sale.
It initially had hopes of nearly $4 million when first listed in mid-2017.
Jeremy Bennett from Byron Bay Property Sales secured the sale after quietly taking over the listing.
Nestled on a 865 sqm Cavvanbah Street block, the traditional Australian beach house style home is set amongst lush sub-tropical gardens.
<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/2019/8/7/byron%20bay%204.jpg" alt="">
It comprises five bedrooms, five bathrooms and five parking spaces. 
Each of the bedrooms has its own private entrance with direct access to the salt-water pool and gardens. 
<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/2019/8/7/byron%20bay%205.jpg" alt="">
It's located just a few minutes walk from the town centre. 
It last sold at $1.8 million in 2012.
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