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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A former Sydney real estate agent has plead guilty to stealing over $1 million from her strata clients.
Rachael Jena Kwawegen headed a strata management company that collected levies from about 5,500 property owners in 240 Sydney apartment and commercial buildings.
Fairfax Media Domain revealed last year that the boutique strata company, The Strata Agency, was being investigated by NSW Fair Trading over alleged irregularities in its business dealings.
On 29 January 2014, the NSW Fair Trading cancelled the licence and disqualified Kwawegen from holding a licence or certificate for a period of 15 years and disqualified from being involved in the direction, management and conduct of the business of a licensee for a period of 15 years. 
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NSW Fair Trading  released a statement saying that: "Licensee Rachael Kwawegen pleaded guilty to breaching section 211 of the Property Stock &amp; Business Agents Act for misappropriating in excess of $1 million of trust fund monies."
</div>
</div>
</div>
She will be sentenced at Parramatta Local Court next month.
But there have been no policy changes from NSW Fair Trading, which operates a property compensation fund to cover any shortfalls in trust funds.
Strata manager David Ferguson, and former president of Strata Community Australia, said the state government should have more controls in place to regulate new strata management companies given new strata management companies are popping up every day at the moment.
“The are new strata management companies popping up every day at the moment,” Ferguson told the Sydney Morning Herald. 
“And there’s nothing to stop another The Strata Agency happening again. The money may have been safe but the disruption to people’s lives and chaos this caused was just terrible.”
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jchancellor-FAypfDUnLy

Former agent pleads guilty to $1 million misappropriation as NSW Fair Trading told to better regulate strata management

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The rapidly growing Sydney, that has forecasts numbering more than 1.6 million additional people by 2031 and 664,000 new homes needed, has seen numerous plans for its future and growth.
Growth Infrastructure Plans and the Precinct Support Scheme are among the initiatives being used to support expected growth. Another of these is the Urban Activation Precincts – essentially, 11 different areas with the aim of providing more properties that can easily access infrastructure, transport, services and jobs.
A frequent mantra in property investing is to <a href="/expert-insights/investing/follow-the-infrastructure-trail-to-find-future-growth-suburbs">follow government spending and upcoming infrastructure projects</a>, as well as strong population growth, to get in early to the hotspots.
According to the NSW state government, the choice behind the 11 areas was based on locations they could provide affordable and diverse housing with “good access to infrastructure, particularly transport”. It applies to both greenfield and infill locations.
“Precincts are envisaged as being larger areas, usually made up of multiple land-holdings. They will be capable of delivering significant additional growth and require coordination from State and local government to realise their potential,” explains the guideline to why these areas are selected.
The first eight announced in March 2013, with the final three on this list announced this month. There have been varying levels of progress in each, with some left uncertain as other planning projects and community consultation are explored. We have detailed some of the more prominent factors below.
North Ryde Station
<ul>
<li>12.5 hectares of land rezoned 
</li>
<li>Maximum building heights around the station (reduced from initial plan of 108 metres) set at 92 metres 
</li>
<li>More than 2.4 hectares of parks and open space expected 
</li>
<li>An estimated 3,000 homes and 1,500 jobs within 10 minutes of the station 
</li>
<li>More than $17 million worth of transport upgrades</li>
</ul>
Epping Town Centre
<ul>
<li>Rezoning is complete, as from March 2014 
</li>
<li>Funding arrangements being worked through with Parramatta City Council and Hornsby Shire Council 
</li>
<li>Strong demand for residential development currently 
</li>
<li>Expected increase in demand for retail development</li>
</ul>
Herring Road, Macquarie Park
<ul>
<li>Changes to land use zonings, building heights and densities are proposed 
</li>
<li>Expectation for increased housing, commercial, retail, education and recreation development 
</li>
<li>New connecting streets, footpaths and cycleways proposed 
</li>
<li>Existing market demand for new housing and employment identified 
</li>
<li>Around 54 hectares of the 247 hectares rezoned to provide 3,750 new homes 
</li>
<li>Rezoning allows buildings of between eight and 22 storeys within 400 metre radius of the railway station (for residential and commercial mixed uses) 
</li>
<li>Up to five storeys allowed in selected residential areas</li>
</ul>
Randwick
<ul>
<li>The current process was on hold for three months after December 2013 community consultation 
</li>
<li>Feedback to again be sought 
</li>
<li>Precinct spans parts of Randwick, Kensington and Kingsford, and includes UNSW, Prince of Wales Hospital, Randwick Children’s Hospital, Randwick Racecourse and NIDA</li>
</ul>
Anzac Parade South
<ul>
<li>The current process was on hold for three months after December 2013 community consultation 
</li>
<li>Feedback to again be sought 
</li>
<li>Precinct includes corridor around Anzac Parade from south of Kingsford to La Perouse</li>
</ul>
The list of Urban Activation Precincts continues on the next page. Please click below. 
<hr class="system-pagebreak">
Carter Street, Lidcombe
<ul>
<li>Strong connections to Sydney Olympic Park suggest it will benefit from government infrastructure investment 
</li>
<li>Currently under consideration after a public exhibition period</li>
</ul>
Proposals:
<ul>
<li>More than 5,500 new homes, including townhouses and apartments 
</li>
<li>Buildings of primarily four to six storeys along east-west streets, six to eight stories along main streets and parks, and up to 20 storeys on five specified sites 
</li>
<li>Retail centre with up to 12,000 square metres of shops and services along Uhrig Road 
</li>
<li>Corporate offices and a business and technology park on 11.4 hectares along the M4 corridor</li>
</ul>
Wentworth Point
<ul>
<li>Rezoning completed in June 2014 
</li>
<li>Two residential neighbourhoods, with a total of 2,300 apartments in buildings spanning up to seven storeys and six buildings of up to 25 storeys 
</li>
<li>New primary school with 18 classrooms 
</li>
<li>Marine facilities may be possible 
</li>
<li>Funding arrangements being discussed with Auburn Council</li>
</ul>
Mascot Station
<ul>
<li>Plan is currently on hold pending details of the WestConnex project 
</li>
<li>Higher density housing demand has been identified 
</li>
<li>Residential redevelopment is currently well-advanced in the area surrounding the station, which was formerly industrial land 
</li>
<li>Scope to expand the redevelopment area</li>
</ul>
Kellyville Station
<ul>
<li>Investigation over potential land uses in the precinct being undertaken 
</li>
<li>Precinct includes the area around the future station, part of the North West Rail Link 
</li>
<li>Boundary is based on nearest road boundary – within 800 metres of the station or a 10 minute walk</li>
</ul>
Showground Station
<ul>
<li>Investigation over potential land uses in the precinct being undertaken 
</li>
<li>Precinct includes the area around the future station, part of the North West Rail Link 
</li>
<li>Boundary is based on nearest road boundary – within 800 metres of the station or a 10 minute walk</li>
</ul>
Bella Vista Station
<ul>
<li>Investigation over potential land uses in the precinct being undertaken 
</li>
<li>Precinct includes the area around the future station, part of the North West Rail Link 
</li>
<li>Boundary is based on nearest road boundary – within 800 metres of the station or a 10 minute walk</li>
</ul>
The Property Council of Australia (PCA) has said that the latest three additions to the list are sensible decisions. However, they've noted that to deliver on housing targets, the state government will need to reject a claim from the local council to increase apartment sizes, explained PCA NSW executive director Glenn Byres.
"The scale of investment in the new rail line is unprecedented so it makes sense to leverage off it with new hot spots for growth," said Byres.
"Escalating population growth in our west means we need to hasten investment in new housing and employment opportunities," he said, noting that lifting densities will improve housing yield in the targeted sites.
“But we also need councils to play their part and ensure local planning controls reflect the objective of adding to the vibrancy of key centres," he said, pointing to the Hills Shire Council's consideration of planning controls that may increase apartment sizes by as much as 50%, limiting availability of one-bedroom apartments.
“The state will need to reject the claim because the changes risk increasing construction costs by up to $65,000 per apartment and limit the ability of developers to meet market demand," he said.
The PCA are also encouraging a fast-tracked approach to these three areas.
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jduke-EHk3XBmHkn

The 11 Sydney areas every property investor should know: Urban Activation Precincts

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Bidura, the 1860 Edmund Blacket Glebe building, has been listed for sale by the NSW government.
Designing along conventional Victorian Regency lines, it was Blacket's home while he was designing the University of Sydney’s Great Hall. 
In recent years it has been occupied by staff of the Family and Community Services and the Department of Justice.
The NSW government is selling off the 5,556 square metre property at 357 Glebe Point Road which was previously used as a juvenile court until 2000.
It ceased functioning as a children’s home in 1977.
It has been owned by the NSW government since the 1920s.
With three street frontages and views over Blackwattle Bay and the city skyline, the NSW Minister for Finance and Services Dominic Perrottet said the Glebe Point property was expected to generate significant developer interest for a residential project.
Photo courtesy of NSW Courts. 
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Glebe's Bidura listed by NSW state government

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Rental yields are an important aspect to the investment equation.
While some investors are strict ‘yield chasers’ and others consider it the cherry on top of their capital gain, it’s worth remembering that yield does affect holding cost.
The yield is affected by many things and it’s crucial to be aware of what it is recording before diving in. Here’s a quick refresher on <a href="/expert-insights/your-weekly-how-to-calculating-rental-yield">what the rental yield is</a>, and <a href="/expert-insights/how-to-use-the-rental-yield-statistic">how to use it</a>.
If you think your current property could do with a boost – here are <a href="/expert-insights/investing/how-to-boost-your-rental-yield">some ways to up this figure</a>.
The following statistics were taken from the most recently available RP Data information.
For this article, we’re focusing on the lowest yielding suburbs based on house data for New South Wales.
THE LOWEST 10 RENTAL YIELDS
Firstly, looking at the lowest yields across Australia it’s not surprising that they’re present in our multi-million dollar suburbs, mainly near to Sydney CBD.
Narrowly missing the top 10 list included <a href="/news">Rodd Point</a>, <a href="/news">Sandringham </a>and <a href="/news">McMahons Point</a>, where yields were recorded under 2.50%, as well as <a href="/news">Bellevue Hill</a>, <a href="/news">Blakehurst </a>and <a href="/news">Hurstville </a>where yields were recorded under 2.75%.
<ol>
<li>
1.74% <a href="/news">Palm Beach </a>Median price: $2,535,000 
</li>
<li>
1.97% <a href="/news">Austral </a>Median price: $1,080,000 
</li>
<li>
2.00% <a href="/news">Box Hill </a>Median price: $1,625,000 
</li>
<li>
2.05% <a href="/news">Chiswick </a>Median price: $1,749,000 
</li>
<li>
2.23% <a href="/news">Glenorie </a>Median price: $1,095,000 
</li>
<li>
2.25% <a href="/news">Balmain East </a>Median price: $2,020,000 
</li>
<li>
2.27% <a href="/news">Waverton </a>Median price: $2,200,000 
</li>
<li>
2.27% <a href="/news">Strathfield </a>Median price: $1,558,000 
</li>
<li>
2.32% <a href="/news">Kenthurst </a>Median price: $1,343,000 
</li>
<li>
2.38% <a href="/news">Longueville </a>Median price: $2,510,000
</li>
</ol>
Turn page for the highest yielding house suburbs across New South Wales.
<hr class="system-pagebreak">
THE HIGHEST 10 RENTAL YIELDS
Again using RP Data’s statistics, we collected the 10 highest yielding house suburbs. These presented a fascinating list of mixed results – from higher priced suburbs just under the $1 million mark to just over $110,000, it’s understandable that some will be confused.
As explained in this <a href="/news/minings-clean-sweep-on-rp-datas-10-top-rental-yield-locations">top 10 rental yield areas around the country</a>, previously supplied by RP Data, mining towns are often present on these sorts of lists – as are country towns and very regional areas.
For this reason, and the common saying that high returns come from high risk, it’s understandable that there’s a mix of opportunities in the market. You would be wise to treat these suburbs with the utmost diligence.
<ol>
<li>
16.40% <a href="/news">Killcare</a> Median price: $825,000  
</li>
<li>
11.57% <a href="/news">Mossy Point</a> Median price: $580,000  
</li>
<li>
11.56% <a href="/news">Broulee</a> Median price: $371,000  
</li>
<li>
10.89% <a href="/news">Hardys Bay</a> Median price: $955,000  
</li>
<li>
10.49% <a href="/news">Coonamble</a> Median price: $114,000  
</li>
<li>
10.40% <a href="/news">Condobolin</a> Median price: $115,000  
</li>
<li>
10.26% <a href="/news">Malua Bay</a> Median price: $380,000  
</li>
<li>
9.75% <a href="/news">Broken Hill</a> Median price: $120,000  
</li>
<li>
9.53% <a href="/news">Manyana</a> Median price: $328,000  
</li>
<li>
8.79% <a href="/news">Berrara</a> Median price: $340,000
</li>
</ol>
YOU MAY ALSO WANT TO READ:
<a href="/news/property-rental-yields-fall-across-all-capital-cities">Property rental yields fall across all capital cities</a>
<a href="/expert-insights/investing/commercial-property-offers-yields-as-high-as-11-but-comes-with-risk-colliers">Commercial property offers yields as high as 11% but comes with risk: Colliers</a>
</body></html>

The 10 lowest and highest rental yield suburbs across New South Wales

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Another 31 suburbs have joined, perhaps temporarily, Sydney's million-dollar median house club, new figures from Australian Property Monitors show.
Sydney's northern beaches have eight suburbs with fresh seven-figure medians.
They include Warriewood, with a median house price of $1,077,000; North Narrabeen's median house price at $1,002,500, and Davidson with a $1,138,000 median.
One of the last inner city suburbs to break the barrier was Darlington at $1,026,000.
Dr Andrew Wilson, the senior economist at the Domain Group, noted the Canterbury-Bankstown region featured on the list for the first time.
Ashbury and Hurlstone Park have medians above $1 million.
APM noted in the first half of the year the median house price for the Canterbury-Bankstown region increased by 8.3% to a record $720,000 high.
There 123 suburbs in the club in 2013.
<a href="/expert-insights/buying/sydney-now-has-170-suburbs-with-1-million-median-house-price-apm">Then</a><a href="/expert-insights/buying/sydney-now-has-170-suburbs-with-1-million-median-house-price-apm"> 170 suburbs with a $1 million median house price</a>, according to Australian Property Monitors, from sales data over the six months to March this year.
Back in 1993 there were just five harbourfront suburbs.
A decade later there were 69 suburbs in million dollar territory. 
It is now more than one in five suburbs.
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Canterbury-Bankstown kicks off with two suburbs in Sydney's $1 million house median club

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The NSW Premier Mike Baird has appointed Carolyn McNally to the new role of secretary of the Department of Planning and Environment. 
It was created in April when the Minister Pru Goward took over the planning ministry and announced a restructure.
The prior role was filled by Sam Haddad.
It is the state department's fifth reorganisation in eight years and its third in the three years under the Coalition government.
The long-serving planning director-general Sam Haddad was given his marching orders in April within hours of Pru Goward being made Planning Ministerr when the new Baird government created a Department of Planning and Environment, replacing the planning and infrastructure department.
It will include the Office of Local Government as well as the Office of Environment and Heritage.
Carolyn McNally was previously the head of planning in Transport for NSW and before that head of the infrastructure investment division in the federal Infrastructure Department.
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"The appointment of Carolyn McNally as the secretary of the Department of Planning and Environment opens the potential for a fresh look at the planning system in NSW,"  the Urban Taskforce CEO, Chris Johnson said.
“With the planning reforms, local government reform and the Metropolitan Strategy for Sydney all on hold, the property industry is looking for leadership.”
“The initial challenge will be to ensure that the proposed Greater Sydney Commission has real teeth and is not just another layer over existing structures. The Urban Taskforce believes the Commission must have strategic planning responsibility, infrastructure co-ordination and approval authority roles for major projects across Metropolitan Sydney.” 
“The difficult balancing act for the new Secretary will be in establishing the commission without undermining her department while also keeping Sydney’s 43 councils feeling empowered.” 
“While the supply of housing in NSW and particularly in Sydney is currently robust there are concerns that key urban sites are getting harder to find and that strong leadership will be needed to housing Sydney’s growing population. 
"An important role for the Secretary will be in communicating to the broader community the necessity of urban growth at affordable prices.”
</div>
</div>
</div>
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Carolyn McNally appointed NSW Department of Planning boss

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The NSW government has announced a summit to help decide upon the future of Sydney Harbour's Bays Precinct.
The move that had been welcomed by the Urban Development Institute of Australia’s New South Wales branch who are interested to see what private sector opportunities there may be for the harbourfront land.
UDIA NSW chief executive Stephen Albin said that the 5.5 kilometre site of prime land has been dormant, with this decision coming almost two years since The Bays Precinct Taskforce released its Strategic Framework Report. This report looked at the future of Blackwattle Bay, Rozelle Bay, White Bay and Glebe Island.
“After years of stagnation at the Bays Precinct site it’s positive to see the Government reigniting a discussion about future uses for the area,” said Albin.
“Previously, there’s been little information about the role the private sector could play in delivering future outcomes at the Bays Precinct,” he said, noting their interest in hearing about potential opportunity.
Albin believes this site will help cater for growth, and that while there are innovations occurring offshore, it’s worth recognising talent on Australian shores.
What would you do with the site?
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Bays Precinct, Sydney Harbour summit welcomed after “years of stagnation”: UDIA

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Have you been keeping an eye on Sydney this week?
Test how well you've been paying attention.
<ol>
<li>Which area of Sydney is the best place to buy, according to Arek Drozda? 
</li>
<li>What is the name of Sydney's largest shopping centre, which opened this 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/phocagallery/2014/07/macquarie-july-17/macquarie_0000_1.jpg.jpg"> 
</li>
<li>Which model just paid $4 million for a new home for two adjoining Newport properties? 
</li>
<li>Architect Chris Howe and his wife, tax lawyer Betsy Anne, finally sold their home in which Sydney suburb? <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/phocagallery/2014/07/vaucluse-july-16/vaucluse_0000_1.jpg.jpg"> 
</li>
<li>Property investors MarksHenderson recently spent how much money on Walsh Bay offices? 
</li>
<li>How many Sydney homes made the top 10 most expensive sales of the week? 
</li>
<li>What was Sydney's auction clearance rate for the weekend of 12 July? 77.7% 
</li>
<li>Significant Investor Visa approvals are how many times higher in Victoria than New South Wales? 
</li>
<li>How many Sydney suburbs made the Housing Institute of Australia's top 20 hotspots for construction and population growth? 
</li>
<li>How many years had this Artamon home been in the ownership of a single person before it was sold this 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/phocagallery/2014/07/artarmon-july-15/artarmon_0000_1.jpg.jpg">
</li>
</ol>
The answers on the next page
<hr class="system-pagebreak">
 How closely were you paying attention?
<ol>
<li>Which area of Sydney is the best place to buy, according to Arek Drozda? Sydney's <a href="/expert-insights/investing/inner-ring-the-best-bet-in-sydney-and-heres-why">inner-ring is your best bet</a>, said Drozda. 
</li>
<li>What is the name of Sydney's largest shopping centre, which opened this week? The <a href="/expert-insights/investing/sydneys-largest-suburban-shopping-centre-amp-capitals-macquarie-centre-now-open">Macquarie centre</a>. 
</li>
<li>Which model just paid $4 million for a new home for two adjoining Newport properties? <a href="/news/jennifer-hawkins-spends-4-million-on-newport-waterfront">Jennifer Hawkins</a>. 
</li>
<li>Architect Chris Howe and his wife, tax lawyer Betsy Anne, finally sold their home in which Sydney suburb? The couple have finally <a href="/news/architect-chris-howe-sells-vaucluse-trophy-home-finally">sold their Vaucluse home</a>.  
</li>
<li>Property investors MarksHenderson recently spent how much money on Walsh Bay offices? MarksHenderson splashed out <a href="/expert-insights/investing/markshenderson-splashes-28-million-on-walsh-bay-office">$28 million on their new offices</a>. 
</li>
<li>How many Sydney homes made the top 10 most expensive sales of the week? Eight of <a href="/expert-insights/buying/the-10-most-expensive-sales-of-the-week-rp-data--66486">the week's top 10 sales</a> were from Sydney. 
</li>
<li>What was Sydney's auction clearance rate for the weekend of 12 July? 77.7% of homes auctioned sold last weekend. 
</li>
<li>Significant Investor Visa approvals are how many times higher in Victoria than New South Wales? SIV approvals are <a href="/news/siv-approvals-in-victoria-six-times-higher-than-nsw">six times higher in Victoria</a> than New South Wales. 
</li>
<li>How many Sydney suburbs made the Housing Institute of Australia's top 20 hotspots for construction and population growth? One - Homebush Bay. <a href="/expert-insights/investing/list-of-the-day-top-20-building-and-population-hotspots">Two, if you count Silverwater along with it</a>. 
</li>
<li>How many years had this Artamon home been in the ownership of a family before it was sold this week? The house had been in the possession of a woman <a href="/expert-insights/buying/stayput-aunts-artarmon-federation-fetches-record-price-after-99-year-ownership">for 99 years.</a>
</li>
</ol>
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jrichardson-uRX5hFdKfN

Friday quiz: Sydney's property market

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Terry Ryder’s most recent Price Predictor Index, June to September 2014, looks at Sydney’s fastest rising markets for units and houses across the suburbs.
Within the <a href="https://www.hotspotting.com.au" target="_parent">hotspotting.com.au</a> list, Property Observer selected the 17 opportunities for investors who are looking to enter into the market for $500,000 or less. We have included the suburbs available in alphabetical order over the page, as well as noting whether houses or units were on Ryder’s radar. The price provided is the median for the unit or house market in the respective suburb.
Ryder notes that while Sydney’s metropolitan star remains the inner-city market, the west and south west are continuing their rise to prominence.
The City of Sydney won the overall list, with six suburbs on the Rising Fast list, which numbered some 68 opportunities (some being the house and unit markets in the same suburbs), and seven on a subsequent Rising Steadily list.
The report notes that sales levels in <a href="/news">Darlinghurst </a>have doubled in less than 12 months, with <a href="/news">Chippendale </a>and <a href="/news">Haymarket </a>experiencing a similar result.
<a href="/news">Pyrmont </a>was also a performer, with a 110% sales rise in nine months.
“We are concerned that inner-city Sydney will eventually have a similar issue to inner Melbourne, where far too many apartments are being built, but at this stage Sydney has no apparent over-supply issues and demand for city units continues to rise,” the report notes.
However, beyond the CBD, it’s out west that is rising fast – and providing a more affordable entry point.
“Heading west from the City, the municipalities of Parramatta, Blacktown and Penrith are rising, while in the south-west Bankstown, Liverpool, Campbelltown and Camden all have strong markets,” explains Ryder.
Blacktown LGA continues its strong position, Penrith LGA also recorded good results and Parramatta LGA is a standout on the rising steadily and the consistent list.
Camden LGA, Bankstown LGA and Campbelltown LGA also managed to achieve strong rising market results.
Turn the page to see the 17 Rising Fast suburbs with median prices at $500,000 or less.
<hr class="system-pagebreak">
17 affordable Rising Fast markets
<ol>
<li>Auburn (U) $375,000 
</li>
<li>Bankstown (U) $365,000 
</li>
<li>Blacktown (H) $450,000 
</li>
<li>Camden South (H) $465,000 
</li>
<li>Cranebrook (H) $435,000 
</li>
<li>Greenacre (U) $469,000 
</li>
<li>Hinchinbrook (H) $500,000 
</li>
<li>Homebush West (U) $470,000 
</li>
<li>Ingleburn (H) $385,000 
</li>
<li>Jamisontown (H) $435,000 
</li>
<li>Jamisontown (U) $289,000 
</li>
<li>Kellyville Ridge (U) $440,000 
</li>
<li>Lakemba (H) $315,000 
</li>
<li>Liverpool (U) $300,000 
</li>
<li>Merrylands (U) $379,000 
</li>
<li>Roselands (U) $367,000 
</li>
<li>Westmead (U) $432,000</li>
</ol>
Source: hotspotting.com.au
Key:
(H) Houses
(U) Units
 
For more information on the report see <a href="https://hotspotting.com.au/reports/%20" target="_blank">Terry Ryder’s latest reports available here</a>.
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Sydney’s fastest rising markets under $500,000: Terry Ryder

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Vacancy rate changes are becoming notable within New South Wales and Sydney, and the the June 2014 Real Estate Institute of New South Wales (REINSW) Vacancy Rate Survey has noted what is occurring across the state.
REINSW president Malcolm Gunning noted that rates above 2% are considered neutral, and that some areas will be seeing an increase in vacancy rate as new rental accommodation is constructed.
Here are 10 locations in New South Wales notable in the survey.
<ul>
<li>ALBURY</li>
</ul>
Current vacancy rate: 1.1%
The vacancy rate has dropped by 0.5%, and this is down to levels that the REINSW notes they last saw in March 2003 where they dropped to 0.7%.
“Albury is a vibrant regional centre with lots of activity. It is growing and has solid employment opportunities. Less incentives for first homebuyers see people in the area renting for longer or those from metropolitan areas moving to enjoy a tree-change,” Gunning said.
<ul>
<li>ILLAWARRA</li>
</ul>
Current vacancy rate: 1.8%
The Illawarra’s vacancy rate has tightened by 0.1%.
<ul>
<li>WOLLONGONG</li>
</ul>
Current vacancy rate: 2.1%
This is a decrease of 0.3%.
<ul>
<li>HUNTER</li>
</ul>
Current vacancy rate: 3.3%
The area had a drop of 0.1%, led by a 0.4% decrease in Newcastle, to 3.5%.
<ul>
<li>CENTRAL WEST</li>
</ul>
Current vacancy rate: 4.4%
The area is down 0.3%.
<ul>
<li>RIVERINA</li>
</ul>
Current vacancy rate: 3.6%
The area is up 0.3%.
<ul>
<li>COFFS HARBOUR</li>
</ul>
Current vacancy rate: 3.6%
Coffs Harbour is up 0.2%.
See over page for Sydney metro (inner, middle and outer) vacancy rate details.
<hr class="system-pagebreak">
SYDNEY METRO:
Current vacancy rate overall: 1.8%
Across Sydney, the residential vacancy rates were notably unchanged on the whole – with opportunities for those looking for rentals.
Across Sydney’s entirety, the rate dropped 0.1%.
<ul>
<li>INNER</li>
</ul>
Current vacancy rate: 1.9%
<ul>
<li>MIDDLE</li>
</ul>
Current vacancy rate: 2.1% (biggest mover with a 0.4% drop)
<ul>
<li>OUTER</li>
</ul>
Current vacancy rate: 1.5%
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