For most new apartment buildings, the Owners Corporation starts life with little more than a bank account and the first quarterly strata levies.

At <a href="https://www.apartments.com.au/buildings/9-gay-street-castle-hill-9-gay-street-castle-hill-nsw-2154">9 Gay Street</a> in <a href="https://www.apartments.com.au/developments/castle-hill-nsw-2154">Castle Hill</a>, it starts with around $7 million in reserve.

It's an unusual legacy of what was once one of Sydney's highest-profile apartment remediation projects. When the development, originally known as Skyview and built by disgraced developer Top Place, came under scrutiny by then NSW Building Commissioner David Chandler, an $11 million remediation bond was negotiated to ensure any building defects could be fully rectified.

The building underwent an 18-month remediation program, during which around $4 million of that bond was spent bringing the building up to the standard it should have been in from the outset.

After extensive inspections, all active rectification orders have been lifted. What's more, around $7.2 million remains secured for the Owners Corporation for the next 15 years.

In a twist few would have predicted, what began as a significant concern for purchasers has left the building with something almost unheard of in the apartment market: a multi-million-dollar financial reserve from day one.

[smartcode_project:default project_id=147685 project_image_fid=359136]

<a href="https://www.apartments.com.au/project-marketer/equitifund-group">Equitifund</a> Executive Chairman Greg Huxley said the structure offers buyers a level of certainty that is difficult to replicate.

"The $11 million bond established for the Skyview Castle Hill development represents exceptional value, providing genuine financial security for purchasers," Huxley said.

"Unlike a standard insurance policy, this bond consists of real funds held in trust for the Owners Corporation, offering a tangible layer of protection and added peace of mind."

The apartments themselves have been designed with a focus on practical, contemporary living. Interiors feature Smeg appliances, stone benchtops, tiled living areas, carpeted bedrooms, 2.7-metre ceilings, floor-to-ceiling glazing, and ducted heating and cooling throughout.

Residents also have access to a range of shared amenities, including two rooftop barbecue areas, a swimming pool, children's playgrounds, secure building access, storage cages, and visitor parking.

The location continues to be one of the project's strongest drawcards. Castle Hill Metro Station sits virtually on the doorstep, providing direct connections across Sydney's expanding Metro network, while Castle Towers offers extensive retail, dining, entertainment, and service amenities within walking distance.

[smartcode_project:default project_id=147685 project_image_fid=359127]

The building, now named after its location at 9 Gay Street, comprises a diverse mix of one-, two-, and three-bedroom apartments starting from just under $600,000.

Equitifund National Sales Director Ben Hamblett said demand in the Hills District continues to be driven by buyers seeking convenience and connectivity.

"Interest from both owner-occupiers and investors in Castle Hill remains exceptionally strong, with buyers consistently prioritising developments in close proximity to the Metro station and Castle Towers Shopping Centre," Hamblett said.

"There is a clear trend in the market, with purchasers seeking convenient access to transport and lifestyle amenities that support a seamless, low-maintenance way of living."

On top of the long-term protection afforded by the remaining $7.2 million bond, Equitifund is offering a limited-time stamp duty rebate on selected apartments.

Eligible purchasers can also secure finance options, including a 3.99 per cent two-year variable rate, loan-to-value ratios of up to 90 per cent, and interest-only lending options through EquitiCredit.

[smartcode_project_cta:default project_id=147685]

Joel Robinson

Why this Castle Hill apartment building starts with a $7 million advantage

For much of the past few years, conversations about Australia's property market have centred on the rapid growth seen in Sydney, Brisbane, Gold Coast, and Perth. <a href="https://www.apartments.com.au/developments/melbourne-vic-3004">Melbourne</a> has followed a different trajectory.

That relative underperformance is now encouraging some buyers to reassess the city, particularly those willing to look beyond short-term market movements and focus on quality property in established locations, along with the long-term growth prospects of a city expected to overtake Sydney as Australia’s most populous.

John Bekiaris, Research &amp; Market Insights at <a href="https://www.apartments.com.au/project-marketer/equitifund-group">Projects by Equitifund</a>, said Melbourne's current position is attracting increasingly sophisticated purchasers.

"Melbourne continues to present one of Australia's strongest long-term investment stories," Bekiaris says.

"While other capital cities have experienced stronger recent growth, that relative underperformance is exactly what's attracting sophisticated counter-cyclical investors."

[smartcode_project:default project_id=1979 project_image_fid=363268]

Equitifund isn't just commenting on Melbourne's property market, it's investing in it.

The Sydney-headquartered capital partner has taken over the remaining apartments at <a href="https://www.apartments.com.au/buildings/victoriana-melbourne-20-queens-road-melbourne-vic-3004">Victoriana</a>, the recently completed glass-encased development opposite Albert Park Lake in Melbourne's tightly held St Kilda Road precinct.

Designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and built by <a href="https://www.apartments.com.au/builders/hickory">Hickory</a>, Victoriana places residents between one of Melbourne's most recognised parklands and the CBD, offering oversized two and three-bedroom apartments aimed at owner-occupiers seeking a genuine alternative to a traditional family home.

The development comprises 232 completed residences alongside a suite of resident amenities, including a 25-metre indoor swimming pool, gymnasium, landscaped entertaining areas, resident lounges, EV charging, secure basement parking and a concierge-style arrival experience.

[smartcode_project:default project_id=1979 project_image_fid=363229]

The apartments have been designed with owner-occupiers firmly in mind.&nbsp;Open-plan living and dining areas flow onto generous balconies framing views across Albert Park Lake, Fawkner Park, the Royal Botanic Gardens and the Melbourne skyline.

Kitchens feature Gaggenau appliances, stone benchtops and generous preparation space. Bedrooms include built-in robes, while bathrooms feature full-height textured tiling. Hardwood flooring and ducted air conditioning complete residences designed for long-term living.

Rothelowman's architecture takes its cues from the landscape opposite the site. Sweeping horizontal glazing references the movement of Albert Park Lake, while generous balconies and expansive glazing strengthen the connection between the apartments and the surrounding parklands. The result is a building designed to deliver the scale and amenity expected of luxury apartment living, while offering the larger floorplans increasingly sought by owner-occupiers.

[smartcode_project:default project_id=1979 project_image_fid=363284]

The location is one of Victoriana's defining characteristics. Positioned on Queens Road, residents are directly opposite Albert Park Lake and within easy reach of Fawkner Park, the Royal Botanic Gardens, South Melbourne, St Kilda Road and the CBD. With few comparable development opportunities remaining in the precinct, buyers are increasingly placing value on outlooks that are unlikely to be interrupted by future construction.

Greg Huxley, Founder of Equitifund, believes those qualities become even more valuable over time.

"Premium real estate has always rewarded buyers who take a long-term view," Huxley said.

"Victoriana represents the kind of asset that's increasingly difficult to recreate today, particularly in an established location like Queens Road."

He said rising construction costs are also changing the way buyers assess completed developments.

"When you combine an irreplaceable location with thoughtful architecture and premium finishes, you create something that becomes increasingly difficult to reproduce as construction costs continue to rise."

[smartcode_project:default project_id=1979 project_image_fid=363228]

According to National Sales Director Ben Hamblett, enquiry has been driven largely by Melbourne downsizers and buyers upgrading from smaller apartments.

"Interest in Victoriana continues to build, with strong buyer focus on the larger owner-occupier residences within the development," Hamblett says.

"Enquiry is increasingly driven by local buyers who recognise the rarity of what's on offer: park-facing apartments in an established neighbourhood where new development opportunities are becoming increasingly scarce. At Victoriana, the view is not just a feature; it's an appreciating asset in its own right."

He said interstate enquiry has also strengthened as buyers reassess Melbourne's position within the national property cycle.

"Melbourne currently stands as the most compelling entry point of any major Australian capital, and discerning buyers are beginning to recognise what those who move early always understand: the best opportunities are taken before the price rise confirms them."

[smartcode_project_cta:default project_id=1979]

Why now is the time to buy in Melbourne's premium apartment market

Developers and apartment buyers have a narrowing window of opportunity before Brisbane's Olympic infrastructure pipeline begins competing directly with residential construction, pushing up costs, tightening labour supply and making new projects increasingly difficult to deliver.

While Brisbane's apartment market continues to benefit from strong population growth and limited housing supply, industry research suggests the years leading up to 2027 could prove to be the most important period for developers looking to secure builders and buyers hoping to purchase before the next wave of price increases.

A new Colliers report, Brisbane 2032 Olympic and Paralympic Games: Creating Solutions, highlights the scale of the challenge. While thousands of new homes are planned across South East Queensland, the Brisbane Olympic Athletes Village alone will deliver more than 10,500 beds during the Games before being converted into around 1,750 to 2,000 apartments. Equivalent to almost two years of typical inner-city apartment supply, the project will also absorb a significant share of the construction workforce and building materials.

The broader construction pipeline paints an even clearer picture.

Construction Skills Queensland's Horizon 2032 report forecasts Queensland's annual construction pipeline will average $69 billion over the coming years before peaking at $75 billion in 2027-28. Demand for construction workers is expected to increase by 17 per cent to almost 150,000 people, with the industry facing an annual shortfall of around 19,000 workers that could blow out to as many as 35,000 during the peak construction period.

The Olympic venues, athletes village and supporting infrastructure will account for billions of dollars worth of work across South East Queensland through to 2032, creating intense competition for labour at a time when Australia's residential construction sector is already under pressure.

[smartcode_project:default project_id=150489 project_image_fid=373834]

Colliers Queensland Residential Director Andrew Scriven said the convergence of these projects is creating a clear window of opportunity for both developers and buyers.

"From 2027 onwards, the market will shift dramatically," Scriven said.

"Labour will increasingly be locked into government-led infrastructure and Olympic projects, which means private residential developments will face higher costs and tighter margins. The developers who move now are the ones most likely to get projects off the ground."

Scriven said the same dynamic would also affect buyers, with fewer apartment projects expected to launch once construction capacity tightens.

"If you're looking to change your lifestyle over the next five years, now is your window of opportunity to buy."

[smartcode_project:default project_id=150713 project_image_fid=373827]

Developers are already positioning themselves ahead of that window.

Following the success of Monarch at Toowong, Consolidated Properties is preparing to launch two new Brisbane apartment projects in the second half of 2026. They include <a href="https://www.apartments.com.au/new-apartments/gloriette-30-bedivere-street-yeerongpilly-qld-4105">Gloriette</a> at Yeerongpilly Green, a 25-storey tower within one of Brisbane's key Olympic precincts, and <a href="https://www.apartments.com.au/new-apartments/castile-47-skyring-terrace-newstead-qld-4006">Castile</a>, a recently approved 25-storey riverfront development at 47 Skyring Terrace in Newstead.

Hutchinson Builders will deliver both projects, with early works already underway at Yeerongpilly and Newstead expected to commence later this year.

The timing comes as Brisbane's fundamentals continue to strengthen, with strong interstate migration, population growth and vacancy rates remaining below 1.5 per cent.

Colliers Queensland researcher Pragya Sharma said Greater Brisbane is forecast to require around 40,000 new apartments between 2021 and 2031.

"There's a real mismatch emerging between when housing is needed and when it will be feasible to build," Sharma said.

"As a result, the period leading up to 2027 presents a key window of opportunity for developers to secure approvals, funding and construction capacity, while buyers will have greater choice before supply constraints intensify."

Colliers research outlines a critical pre-2027 window to start residential projects before labour squeeze: now is the time to buy

Developers, buyers on watch in South East Queensland ahead of construction crunch: Colliers

It's taken less than nine months for developer Sherpa Property Group to sell out all 51 apartments in its <a href="https://www.apartments.com.au/new-apartments/flourish-oasis-palm-beach-7-9-sixth-avenue-palm-beach-qld-4221">Flourish Oasis</a> development in <a href="https://www.apartments.com.au/developments/palm-beach-qld-4221">Palm Beach</a>, over a year before its anticipated completion.

&nbsp;

Located at 7-9 Sixth Avenue, the $67 million development has resonated strongly with both local owner-occupiers and downsizers seeking high-quality apartments within walking distance of the beach, dining precincts and everyday amenities.

[smartcode_project:default project_id=151449 project_image_fid=357458]

Christie Leet, Founder of <a href="https://www.apartments.com.au/developers/sherpa-property-group">Sherpa Group</a>, said the sell-out reflected both the strength of the Palm Beach market and the success of Sherpa's community-first approach to development.

"The sell-out of Oasis is a fantastic outcome and reinforces the strong demand we're seeing for thoughtfully designed apartments in lifestyle locations," Leet said.

"From the outset, our vision was to create a development that genuinely enhanced the Palm Beach community while providing residents with exceptional homes and wellness-focused amenities.

"We've been incredibly encouraged by the level of local support throughout the campaign, 72.5 per cent of buyers are locals, with a significant proportion of purchasers choosing Oasis as their future home rather than an investment."

[smartcode_project:default project_id=151449 project_image_fid=357463]

Construction is now progressing following development approval, with trusted builder LPS Group delivering the project and completion anticipated in Q3 2027.

Oasis forms part of Sherpa Group's successful Flourish collection, which has become recognised for its focus on wellness, community and elevated coastal living.

[smartcode_project:default project_id=151449 project_image_fid=357469]

Residents will have private access to a rooftop amenity space featuring a pool, gym, sauna, steam room, hot and cold plunge pools, spa and barbecue facilities.

"The success of Oasis demonstrates that buyers continue to prioritise quality, location and lifestyle," Leet said.

"We are proud to have delivered a project that has resonated so strongly with the market and look forward to bringing Oasis to life for our future residents."

Sherpa recently launched <a href="https://www.apartments.com.au/new-apartments/flourish-soleira-palm-beach-1150-1160-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a>, its third instalment of the Flourish brand in Palm Beach following Flourish Oasis and <a href="https://www.apartments.com.au/new-apartments/amargo-6-12-sixth-avenue-palm-beach-qld-4221">Flourish Amargo</a>.

[smartcode_project_cta:default project_id=151449]

Sherpa sells out Flourish Oasis in booming Palm Beach

Urban Property Group's <a href="https://www.apartments.com.au/new-apartments/la-vera-macquarie-park-94-talavera-road-macquarie-park-nsw-2113">La Vera</a> is leading the next phase of Macquarie Park's residential evolution, with the new apartment development set to become the first of several new apartment projects in the precinct to complete.

The 169-apartment building has now topped out ahead of its scheduled completion in the third quarter of 2026, as new residential investment continues to reshape one of Sydney's largest employment hubs into a true mixed-use precinct.

[smartcode_project:default project_id=134951 project_image_fid=368645]

Cox Architecture has designed La Vera to capture the best of its unique positioning on Talavera Road, orienting the building towards Lane Cove National Park.&nbsp;The building features a sculpted northern façade with flowing curves inspired by the surrounding landscape, while its city-facing elevation adopts a more structured architectural expression to maximise skyline views.

"The vision for the project was to conceive a building that adopted an organic and curvilinear form to the northern portion that faces the Lane Cove National Park," <a href="https://www.apartments.com.au/architects/cox-architecture">Cox Architecture</a> Director Felipe Miranda said.

"The residents that reside in the northern portion of the building benefit by having beautifully crafted curved balconies that speak to the natural context and heighten the relationship of their internal living spaces to the external balconies."

[smartcode_project:default project_id=134951 project_image_fid=358802]

La Vera offers a diverse mix of one, two, three, and four-bedroom configurations, with prices currently starting from $740,000. Buyers so far have been a mix of Sydney-based investors,&nbsp;metro commuters, owner-occupiers and downsizers from surrounding North Shore suburbs.

Both investors and owner-occupiers have been drawn to La Vera's proximity to Macquarie University, Macquarie University Hospital, Macquarie Centre and the Sydney Metro, infrastructure that supports both strong rental demand and a convenient lifestyle for residents.

The apartments feature full-height glazing, timber flooring throughout living areas, stone kitchen benchtops, SMEG appliances, floor-to-ceiling bathroom tiling and ducted air conditioning.

Residents will have access to a rooftop recreation level featuring a swimming pool, sauna, barbecue facilities and landscaped relaxation areas, complemented by additional communal space at ground level. Many apartments enjoy uninterrupted views across Lane Cove National Park, reinforcing the project's connection to its natural setting.

[smartcode_project:default project_id=134951 project_image_fid=364551]

<a href="https://www.apartments.com.au/developers/urban-property-group">Urban Property Group</a>, a family-owned developer and builder with nearly four decades of experience, holds a 4.5-star iCIRT rating and was Australia's first developer to introduce 10-Year Latent Defects Insurance (LDI). La Vera is the first apartment development in <a href="https://www.apartments.com.au/developments/macquarie-park-nsw-2113">Macquarie Park</a> approved to offer the additional insurance protection, alongside a five-year warranty on SMEG appliances.

Urban Property Group CEO Patrick Elias said the additional protection reflects changing buyer expectations in the off the plan market.

"Consumers are a lot more weary and a lot more concerned in buying off the plan than they ever have been. Having LDI is a tool to portray the confidence that we have in our product, and a confidence we want buyers to share," Elias said.

Following completion of the building later this year, buyers will move into their apartments well before Christmas.

[smartcode_project_cta:default project_id=134951]

La Vera closes in on completion as Macquarie Park continues residential transformation

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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The NSW government has launched a new mobile reporting system aimed at reducing dangerous work practices and risks to workers’ safety.
The system, known as ‘Speak Up. Save Lives’, is accessed via mobile devices and allows workers to send up to three photos to SafeWork NSW showing the unsafe practice or high-risk situation.
If the user provides their contact details, they will be sent a receipt of the concern lodged via email or text, however reports can be made anonymously. It also features a GPS locator.
Minister for Better Regulation and Innovation, Kevin Anderson, said the new mobile reporting tool will make it easy for workers who see workplace risks which could lead to injury or death to send photos of dangerous conditions they see straight to SafeWork NSW. 
“The new Speak Up reporting tool will give workers an easy, protected and fast way to report any work health and safety problems they may be facing, direct to SafeWork NSW from their mobile device,” Anderson said. 
“Safety is everyone’s responsibility, and everyone should feel confident they can report unsafe conditions. This new tool provides another way for workers to notify SafeWork NSW of a safety concern which may impact their own wellbeing and that of their work mates.” 
The scheme was backed by the family of construction apprentice Christopher Cassaniti, 18, who died at Macquarie Park in north-west Sydney on April 1 this year when a 15-metre tower of scaffolding fell on top of him at the site of the developer Greenland. 
Anderson added that the system does not replace the existing need for workers to report unsafe work practices to employers or to SafeWork NSW.
Businesses are still required to report all notifiable incidents, including death, serious injury or illness, or a dangerous incident, by calling 13-10-50 immediately. 
“Having seen the devastation workplace deaths and serious injury can have on the community, I would like to see workers play a more active role in making workplaces safer so everyone makes it home at the end of their shift,” Anderson said. 
SafeWork NSW have stated that they will review all complaints and take action based on the level of risk present. 
Speak Up. Save Lives’ has been developed as a progressive web app providing a quick and easy experience for customers, however it will also be available from app stores in the new year.
 
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New mobile reporting system launched to promote worker's safety

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For those chasing income rather than growth, Tamworth offers a range of options all with attractive returns, according to the latest Herron Todd White (HTW) residential report. 
The valuation firm took a look at rental yields across the nation. 
"Whether it be single residential or a unit block, there is something for all investors. Tamworth sees all types of investors and no particular strategy (growth versus yield) dominates," the valuation firm said. 
"To begin with, let’s take a look at single residential investments. The average return throughout Tamworth sits around the 5% mark (say 4.5% to 6%) for most single residential dwellings.
"Now, while this is certainly a better yield than that found in the larger cities, it is still not amazing. The area we find attracts yield investors is that of West Tamworth, in particular Coledale." 
This area has a lot of housing commission and is not a desirable location for owner occupiers, however with sub-$200,000 buy in and returns north of 8%, it is certainly attractive for investors.
A recent sale of <a href="https://www.realestate.com.au/sold/property-house-nsw-tamworth-131112554" target="_blank">47 Cossa Street</a> (pictured below) at $130,000 showed a gross return of 9.6% with a tenant in place at $240 per week.
<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/2019/10/16/tamworth%201.jpg" alt="">
"If single residential or properties in undesirable locations isn’t your cup of tea and you prefer multiple-occupancy properties than do not stress, Tamworth has that covered as well," the valuation firm added. 
Duplexes and triplexes typically see gross returns of 6% to 8% depending on the location, with those in the more desirable areas of East and North Tamworth falling towards the lower end.
The report suggests the benefit of a multiple occupancy property is less risk with less chance of all units being empty as well as higher capital growth than the properties mentioned previously.
<a href="https://www.realestate.com.au/sold/property-duplex+semi-detached-nsw-tamworth-129465162" target="_blank">22 Charles Coxen Close, Oxley Vale</a> (pictured below), recently sold for $429,000 with an assessed weekly return of $560 or an annual gross return of 6.8%.
<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/2019/10/16/tamworth%202.jpg" alt="">
"For the last style of investment property we check out unit blocks (four or more units on one title)," the valuation firm added. 
While these properties are bought and sold less frequently, they certainly have a place within the market.
The returns for unit blocks are not dissimilar to those of duplexes or triplexes, with investors expecting 6% plus returns.
<a href="https://www.realestate.com.au/sold/property-apartment-nsw-tamworth-129881678" target="_blank">100-102 Belmore Street, West Tamworth</a> (pictured below) which consists of a four unit building and a separate three-bedroom dwelling sold for $1.090 million earlier this year.
"With a gross return of $68,120 or 6.2% and the potential to subdivide or build more units, this was an attractive buy for any investor with the cash," the valuation firm commented. 
<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/2019/10/16/tamworth%203.jpg" alt="">
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What type of properties offer the highest rental yields in Tamworth? HTW residential 

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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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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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