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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GUEST OBSERVATION
Using an objective measure of location, the <a href="https://www.walkscore.com/" target="_blank">Walk Score</a> rates a location (out of 100) in terms of how walkable it is to services such as shops, recreation, public transport. This measure of walkability provides an objective measure of location, which can then be used to measure the value of Sydney suburbs. In theory, people will pay a premium for having a higher level of amenity close by. The Walk Score web site offers an overall Walk Score for total suburbs as well as individual locations. 
The chart below plots the Walk Score for each of Sydney’s suburbs against its median house price in the six months to September 2014. As would be expected, the median house price tends to increase with a higher Walk Score and the trend is upwards. The median Walk Score of Sydney’s 544 suburbs is 59. 
Most of the data is bunched around the trend line. However, the outliers show those suburbs where the price is high relative to its Walk Score (overpriced) or where the price is low relative to its Walk Score (underpriced). It should be noted many smaller inner suburbs have a low population of houses and the median may be distorted by the very low number of sales that take place. Indeed, many inner suburbs reported no sales over the period, and we have excluded those suburbs that recorded less than 10 sales in the period.
<img src="https://www.bis.com.au/verve/_resources/Best_Value_Suburbs_Sydney_Image_1.png" alt="">
So which suburbs in Sydney offer the most (and least) “bangs per buck” on this basis? 
The chart suggests that the most expensive suburb (that recorded more than 10 house sales in the six months to September 2014) of Vaucluse (median of $3.7 million) is overpriced relative to the amenity it offers, based on its Walk Score of 69. Not shown in the chart due to a low number of sales, Point Piper rates as even less affordable, recording a Walk Score below Sydney’s median of 58 and a median house price (based on five sales) of $9.4 million. 
In comparison, suburbs such as Ellis Lane and Grasmere appear overpriced considering they both have a Walk Score below 10. However, these locations offer acreages and the high price reflects the larger lot sizes (which in turn also diminish walkability). Outside of the acreages, the most expensive of the suburbs with a Walk Score below the median of Sydney suburbs is Church Point in the Pittwater Council Area, which has a median house price of $1.28 million and a Walk Score of 23. 
The best value suburbs are those that have the highest <a href="https://www.walkscore.com/">Walk Scores</a> for the lowest prices. In terms of the “walkers paradise” suburbs, Sydney has three suburbs with a Walk Score over 90 that have a median value of less than $1 million. These are Erskineville (Walk Score 92, median $975,000), Newtown (Walk Score 95, median $990,000) and Darlington (Walk Score 94, median $986,000), closely followed by Enmore (Walk Score 89, median $935,000). Parramatta represents the best value suburb with a Walk Score above 80 (at 81), and a median house price of $775,000. 
Amongst the suburbs that offer a good level of walkability (above 60), the best value suburbs are Liverpool (Walk Score of 77 and median house price of $575,000 in 2013), Mount Druitt (70 and $575,000), Warwick Farm (69 and $495,000), Lalor Park (66 and $498,000) and Penrith (64 and $473,000). All of these suburbs have a Walk Score well above the median Walk Score of Sydney’s suburbs of 59. 
Rating Sydney’s suburbs on a “dollar per Walk Score basis”, the top 10 Sydney suburbs can be seen below. All are established suburbs which are located just inside outer Sydney growth corridors in Sydney’s west.
Emerton is the most affordable in terms of the value offered per Walk Score point, and its low median house price is a reflection of its relatively low Walk Score below 60. The most walkable of the top 10 is Liverpool which has a Walk Score of 77 (classified as “very walkable”), while still having a relatively affordable median house price of $575,000—well below the Sydney median.
<img src="https://www.bis.com.au/verve/_resources/Best_Value_Suburbs_Sydney_Image_2.png" alt="">
<a href="https://www.bis.com.au/key_people/name/angie_zigomanis">Angie Zigomanis</a> is senior manager of <a href="https://www.bis.com.au/" target="_blank" title="BIS Shrapnel" rel="nofollow">BIS Shrapnel.</a>
This article first appeared on BIS Shrapnel's blog.
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angiezigomanis-VT64gGbExQ

Which Sydney suburbs provide the most (and least) bang per buck?

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The emergence of markets in regional New South Wales ranks among the most noteworthy features of Australian real estate in 2014.
Partly for local reasons and partly through the ripple effect from Sydney’s buoyant market, there are growing numbers of regional NSW cities and towns with growth property markets.
This started earlier in the year in locations close to Sydney, including Gosford, Newcastle, the Blue Mountains and Wollongong.
The research conducted for the latest edition of The Price Predictor Index, which charts sales activity for every suburb and town across Australia, shows that more distant markets are now stirring to life. They include <a href="/news">Tamworth</a>, <a href="/news">Port Macquarie</a>, <a href="/news">Albury</a>, <a href="/news">Orange </a>and <a href="/news">Dubbo</a>.
Some are locations which have been dismal performers on capital growth over the past 10 years, but are now recording significant upturns in market activity, with prices starting to follow. Port Macquarie and Gosford are examples.
One of the strongest pockets of regional NSW growth is the Central Coast area focused on the Gosford and Wyong LGAs. They were among the first to rise and they continue to be strong precincts.
16 of the suburbs in the Gosford LGA are ranked markets - rated in the index as either ‘rising fast’, ‘rising steadily’ or ‘consistency’ markets. As one example, sales in <a href="/news">East Gosford</a> have risen from 29 to 36 to 55 in consecutive quarters this year.
The Wyong LGA has 15 ranked suburbs, including eight rated as ‘rising steadily’ and seven as ‘consistency’ markets.
The wider Newcastle area continues to deliver growth markets and others marked by admirable consistency. The LGAs of Newcastle, Lake Macquarie and <a href="/news">Port Stephens</a> all have ranked suburbs, including 11 in the Newcastle municipality.
There are also glimmers of life in some of the nearby Hunter Valley areas, which have been suppressed over the past two years by developer oversupply and a reduction in coal-related demand. The Maitland LGA in particular appears to be mounting a revival.
Further north, the Coffs Harbour, Port Macquarie, Ballina and Tweed municipalities all have emerging markets.
House sales in Port Macquarie have risen from 200-220 per quarter in 2012-13 to 300-plus in 2013-14. In <a href="/news">Ballina</a>, sales in the past six consecutive quarters have been 18, 36, 42, 45, 43 and 51 – this is the kind of pattern that delivers price growth.
The Blue Mountains area is demonstrating the resilience in the face of natural disasters which is a characteristic of Australia. Devastated by bushfires a year ago, the region has bounced back strongly. <a href="/news">Blackheath</a>, <a href="/news">Katoomba </a>and <a href="/news">Lithgow </a>are among the growth markets in that region.
South of Sydney, the Wollongong and Shoalhaven area have numerous strong markets.
Inland regional centres with growth prospects include <a href="/news">Dubbo</a>, Albury, <a href="/news">Bathurst</a>, Orange, <a href="/news">Tamworth </a>and <a href="/news">Goulburn</a>.
In Goulburn, near Canberra, quarterly sales have risen from 116 to 120 to 134 to 155 since late last year.
The key thing to note is that it takes time before this kind of upturn in sales activity translates into price escalation. The locations which were first to spring to life, such as the suburbs of the Gosford LGA, have already had strong prices growth. Many of these suburbs have recorded median price growth above 12% in the past 12 months.
But most of the regional centres I’ve mentioned, the ones that have only recently lifted sales activity, are yet to record major price growth.
Places like Goulburn, Port Macquarie, Bathurst and Orange have recorded growth below 5% to date. Given the pattern of sales activity, more price growth is likely to follow.
You can contact Terry via  <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>. 
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terryryder-YECXbqmri2

Gosford, Newcastle and Port Macquarie among NSW's top emerging regional markets

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If there’s one thing every property investor should know it’s that cheap does not always equal good value; properties and areas are often cheap for a reason.

Previously, we looked at <a href="/expert-insights/buying/the-40-cheapest-property-markets-are-they-really-a-good-place-to-buy">the 40 cheapest property markets across the country</a>, according to RP Data. We warned that median prices in themselves are of limited usefulness. Be sure to <a href="/expert-insights/investing/how-to-determine-the-median-house-price">understand how this figure is put together</a> before reading median price lists like that in this article. Data like this can be very useful to those who know what they’re looking at. But if you misunderstand what the data is saying, then you can come to some very ill informed conclusions.

A quick gaze over this list proves that some areas may be worth further exploration – offering high rental yields along with their low entry points. However, as Property Observer has regularly <a href="/news/qld/can-you-really-get-a-double-digit-rental-return-in-queenslands-mount-morgan">explored in the past with cheapie suburbs and double digit yield promises</a>, these on-paper figures do not always stack up in real life.

[smartcode_project:default project_id=28100]

Some areas also appear to be recording strong dips in their median house prices. This may suggest the areas are in decline, but it may also suggest that the recorded median price is actually lower than the price you will need to put down to secure what you are after in the suburb.

Of the 22 New South Wales suburbs with a sub-$200,000 median price, according to RP Data, over the past three months 17 recorded a decline, no change or an “N/A” result.

A proportion of these areas have limited numbers of sales that their statistics are based on, which is why we have included that figure in brackets after each one. That can mean their prices are quickly skewed due to a few cheaper properties selling.

Six on the list, or more than 25%, recorded fewer than 25 sales, while half of the list (including these areas) recorded fewer than 50 sales. This may call into doubt the veracity of the statistics, or at the very least mean you need to look a little closer.

Our cheapest on the list is <a href="/news">Coonamble</a>, with a median price of $112,000. Taking this area on its own sheds some interesting light on why you can’t buy blindly on selected statistics. Situated 575 kilometres north-west of Sydney, the area had fewer than 3,000 people as of the 2011 Census.

An 860 square metre block of land in the area<a href="https://www.realestate.com.au/property-residential+land-nsw-coonamble-201013843" target="_blank"> is currently available for $11,000</a>, “following a fire which raged through the weatherboard home on this block.” It is within a “couple of minutes walk to the main street.”

However, Coonamble Mayor and local business owner Allen Karanouh believes there is strength for investors and home buyers in the area. <a href="https://www.youtube.com/watch?v=YaYqsqEYsFk" target="_blank">He recently starred in a video series</a> with Ray White Coonamble’s Don Schieb that has been advertised as a listing, sharing the opportunities for those wanting to do a change to a rural lifestyle.

“It has been one of the best performing towns in Australia, for instance in real estate in maintaining a very steady increase in prices, great return on investment and we don’t see many shops closing down,” says Karanouh.

{qtube vid:=YaYqsqEYsFk}

Schieb <a href="https://www.youtube.com/watch?v=CXI0HSi7KBE" target="_blank">explains in the series</a> that investors can buy a house for $60,000 or $70,000 and get $7,000 a year for it in rent – around a 10% return.

“Most of the investors are from Sydney. They look at properties on the internet and quite a number of these places have been sold without inspection,” he says.

He does mention there has been some pain for the region with an abattoir shut in 2001, losing 40 jobs. However, there have been renovations and it’s expected to open again this year.

{qtube vid:=CXI0HSi7KBE}

Each of these areas is substantially different from the next.

Picture of Coonamble main street courtesy of <a href="https://commons.wikimedia.org/wiki/User:Cgoodwin" target="_blank" title="User:Cgoodwin">C. Goodwin</a>/<a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by-sa/3.0" target="_blank">CC BY-SA 3.0</a>.

See over page for the full list of areas. Please click below.

<hr class="system-pagebreak">
Click on the suburb name to go a more in-depth suburb data page.

<ul>
<li><a href="/news">Adelong</a></li>
</ul>
$187,000

Three month growth: -10.10%

12 month growth: 3.89%

Average annual growth: 6.99%

Gross rental yield: 5.56%

(Based on 17 sold)

 

<ul>
<li><a href="/news">Batlow</a></li>
</ul>
$122,000

Three month growth: -0.71%

12 month growth: -24.46%

Average annual growth: 5.27%

Gross rental yield: 7.46%

(Based on 29 sold)

 

<ul>
<li><a href="/news">Berrigan</a></li>
</ul>
$147,000

Three month growth: -18.19%

12 month growth: -1.83%

Average annual growth: 11.43%

Gross rental yield: 6.09%

(Based on 12 sold)

 

<ul>
<li><a href="/news">Broken Hill</a></li>
</ul>
$119,000

Three month growth: -0.83%

12 month growth: 0.00%

Average annual growth: 8.87%

Gross rental yield: 9.94%

(Based on 316 sold)

 

<ul>
<li><a href="/news">Coonamble</a></li>
</ul>
$112,000

Three month growth: 0.00%

12 month growth: -2.61%

Average annual growth: 6.22%

Gross rental yield: 9.29%

(Based on 72 sold)

 

<ul>
<li><a href="/news">Cowra</a></li>
</ul>
$185,000

Three month growth: 2.21%

12 month growth: -1.33%

Average annual growth: 2.05%

Gross rental yield: 6.46%

(Based on 209 sold)

 

<ul>
<li><a href="/news">Culcairn</a></li>
</ul>
$160,000

Three month growth: N/A

12 month growth: 18.52%

Average annual growth: 3.40%

Gross rental yield: 7.15%

(Based on 30 sold)

 

<ul>
<li><a href="/news">Deniliquin</a></li>
</ul>
$175,000

Three month growth: 0.00%

12 month growth: 0.14%

Average annual growth: 3.01%

Gross rental yield: 6.54%

(Based on 151 sold)

 

<ul>
<li><a href="/news">Finley</a></li>
</ul>
$132,000

Three month growth: -10.68%

12 month growth: -6.56%

Average annual growth: 4.31%

Gross rental yield: 7.50%

(Based on 63 sold)

 

<ul>
<li><a href="/news">Glen Innes</a></li>
</ul>
$178,000

Three month growth: -4.05%

12 month growth: -4.05%

Average annual growth: 5.48%

Gross rental yield: 6.74%

(Based on 101 sold)

 

<ul>
<li><a href="/news">Gundagai</a></li>
</ul>
$190,000

Three month growth: -3.80%

12 month growth: 5.56%

Average annual growth: 3.31%

Gross rental yield: 5.47%

(Based on 14 sold)

 

<ul>
<li><a href="/news">Hay</a></li>
</ul>
$149,000

Three month growth: 16.02%

12 month growth: N/A

Average annual growth: 7.11%

Gross rental yield: 5.78%

(Based on 68 sold)

 

<ul>
<li><a href="/news">Henty</a></li>
</ul>
$130,000

Three month growth: -7.14%

12 month growth: -15.58%

Average annual growth: 4.24%

Gross rental yield: 8.00%

(Based on 24 sold)

 

<ul>
<li><a href="/news">Kandos</a></li>
</ul>
$154,000

Three month growth: -4.04%

12 month growth: 4.58%

Average annual growth: 6.47%

Gross rental yield: 6.74%

(Based on 33 sold)

 

<ul>
<li><a href="/news">Kempsey</a></li>
</ul>
$153,000

Three month growth: N/A

12 month growth: N/A

Average annual growth: N/A

Gross rental yield: 8.52%

(Based on 10 sold)

 

<ul>
<li><a href="/news">Lockhart</a></li>
</ul>
$130,000

Three month growth: -7.14%

12 month growth: -16.38%

Average annual growth: 1.66%

Gross rental yield: 7.30%

(Based on 17 sold)

 

<ul>
<li><a href="/news">Manilla</a></li>
</ul>
$195,000

Three month growth: 11.43%

12 month growth: 21.88%

Average annual growth: 7.46%

Gross rental yield: 7.47%

(Based on 68 sold)

 

<ul>
<li><a href="/news">Murrurundi</a></li>
</ul>
$180,000

Three month growth: -18.18%

12 month growth: -18.18%

Average annual growth: 8.43%

Gross rental yield: 7.80%

(Based on 30 sold)

 

<ul>
<li><a href="/news">South Grafton</a></li>
</ul>
$195,000

Three month growth: -2.99%

12 month growth: -4.88%

Average annual growth: 2.85%

Gross rental yield: 7.07%

(Based on 130 sold)

 

<ul>
<li><a href="/news">Tumbarumba</a></li>
</ul>
$171,000

Three month growth: 1.49%

12 month growth: -7.84%

Average annual growth: 6.51%

Gross rental yield: 5.72%

(Based on 33 sold)

 

<ul>
<li><a href="/news">Wellington</a></li>
</ul>
$120,000

Three month growth: -7.69%

12 month growth: -11.11%

Average annual growth: 3.36%

Gross rental yield: 8.67%

(Based on 100 sold)

 

<ul>
<li><a href="/news">Werris Creek</a></li>
</ul>
$130,000

Three month growth: -6.47%

12 month growth: -1.89%

Average annual growth: 7.26%

Gross rental yield: 8.00%

(Based on 112 sold)
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jduke-EHk3XBmHkn

Should you buy a New South Wales cheapie? 22 suburbs under $200,000

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Governor-General Sir Peter Cosgrove and his wife, Lady Cosgrove, headline the weekend auction offerings with their Neutral Bay home listed following the couple's recent move to their official, vice-regal residences, nearby Admiralty House in Kirribilli and Government House in Canberra.
McGrath Estate Agents expect $2.1 million plus for the <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/house-neutral-bay-nsw-2089/240264" target="_blank">three-storey Spruson Street semi</a>.
They paid $1.95 million in 2007, two years after Sir Peter ended his term as the Defence Force chief.
"To be asked to sell the Governor-General's home, in this industry there's no greater honour," said the listing agent Piers van Hamberg, of McGrath Estate Agents.
Australian Property Monitors says Sydney will host 882 homes this weekend.
It is down on last weekend’s 943 but higher than the 767 conducted over the same weekend a year ago.
"Sydney is set to clearly smash the all-time monthly record for auctions this November with over 5,000 properties listed," Australian Property Monitors' senior economist Andrew Wilson said.
Sydney weekend auction market dropped last Saturday recording the lowest clearance rate since the first weekend of July. The initial 75.5% result was well down on the previous weekend’s strong 82.4% rate and also below the 83.7% recorded over the same weekend last year.
"High auctions numbers over the past month however may be impacting the local market with three out of the last five weekends below the 80% weekend benchmark," Wilson said.
 The four-weekend average clearance rate now stands at 79.5%, compared to 82% over the previous four-weekend period. This is the first time this spring the Sydney four-weekend average has dipped below 80%.
Sydney’s west was the leading suburban region last weekend with a strong 85.7% clearance rate. The south was next best with 82.3% with all other regions below 80% led by the inner west with 79.8% and Canterbury Bankstown and the northern beaches each with 75.7%. The city and east reported the lowest regional clearance rate at the weekend with 69.8%.  
The inner west will again host the most number of auctions this weekend with 139 followed by the upper north shore with 115, the south 114, the lower north 106, the city and east 100, the west 73, the northern beaches 54 and Canterbury-Bankstown with 53 auctions scheduled.
The most popular suburb for auctions this weekend in Sydney is again Mosman on the lower north shore with 18 auctions listed. Next highest is Castle Hill in the north west with 14 followed by St Ives on the upper north shore with 12, Leichhardt in the inner west with 10, Paddington in the city and east with nine and a number of suburbs with 8 auctions including Cremorne on the lower north shore, Dulwich Hill in the inner west, Hunters Hill on the lower north shore, Manly on the northern beaches and Killara on the upper north shore
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jchancellor-FAypfDUnLy

Governor-General Peter Cosgrove leads Sydney weekend auctions

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The University of Technology Tower now has some competition for the most talked about building on campus.
But while brutalist tower usually illicits complaints, the university is hoping the reception for the new Frank Gehry designed Dr Chau Chak Wing building is more positive.
Construction of the building has now finished ahead of its official launch in February next year, with media touring the building yesterday.
The building's undulating brick façade, punctuated by protruding rectangular windows, was made with 320,000 custom, <a href="/news/frank-gehrys-sydney-uts-building-bricks-exposed-buff-brown-or-crushed-paper-bag">hand laid bricks</a> from Bowral. While a bricklayer might usually lay up to 600 bricks a day, one brickie working on the project told the ABC the unique façade slowed progress down to as few as 70 bricks a day. Construction took four years.
Professor Shirley Alexander, deputy vice-chancellor, Education and Students, at UTS, said the building reflected Australia's future.
"Australia can no longer compete on the cost of labour; we have to compete on the quality of labour and that's what these buildings are all about," said Alexander.
The interiors, designed before the building's distinctive crumpled exterior, comprise a number  learning, work and social spaces, including a café. The lower floors are each divided into six areas, with the folding façade designed to allow the maximum amount of natural sunlight to penetrate the interiors.
{qtube vid:=MF8QdHIjFKs}
Video: University of Technology, Sydney/The Timelapse Company
Rather than typical sprawling lecture theatres, the business school building comprises smaller collaborative workspaces, conference rooms and lounges as online learning shrinks class sizes.
Spread over 11 floors, the new building has 16,030 square metres of internal floor space. It cost a total of $180 million dollars, $20 million of which was donated by Chinese-Australian businessman Dr Chau Chak Wing, who also contributed $5 million in scholarships to UTS.
The property developer is no stranger to donations, being one of Australia's biggest political donors. He has contributed over $2 million to various Australian political parties, and has entertained John Howard, Kevin Rudd, Bob Hawke and Wayne Swan at his estate in China.
Chau is the owner of Kingold Group, a Chinese property developer with 6,000 employees. His son Eric studied architecture at UTS.
Photos: Andrew Worssam
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jrichardson-uRX5hFdKfN

UTS opens Frank Gehry's paper bag 

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As of today, Sydney’s median asking price has pushed past the $1 million benchmark. This figure looks at freestanding houses, which includes terraces but excludes townhouses.
In this morning's update, <a href="https://www.sqmresearch.com.au/" target="_blank">SQM Research</a>’s Louis Christopher said that the median asking price for houses is now $1,005,800.
“Right now it would be impossible to purchase a free standing house in Sydney’s inner ring for under a million dollars, and will become increasingly difficult to purchase a free standing house in Sydney’s middle ring for under a million dollars," said Christopher. 
In July 2013 the median asking price moved into the $900,000 plus bracket.
The median asking price for a three bedroom home is not far behind having recently ticked over the $900,000 mark, with a clearly upwards trajectory.
The median asking price for units sits just below the $600,000 mark, having moved above $500,000 towards the end of 2012.
You can <a href="https://sqmresearch.com.au/graph_median_weeks.php?region=nsw%3A%3ASydney&amp;type=c&amp;t=1" target="_blank">see their full break down here</a>.
<a href="/images/2014/11/11/sqm-nov-11-one.png" target="_blank"><img src="/images/2014/11/11/sqm-nov-11-one.png" alt=""></a>
Source: SQM Research.
 
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Sydney’s median asking price tips over $1 million mark: SQM Research

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The NSW state government is resuming its sell-off of public housing at Millers Point, listing more terraces for December auction.
The Georgian-style properties were built by local publican William Cole in the 1840s.
The properties at 24 Argyle Place and 28 Argyle Place and 32 Argyle Place will go to <a href="https://www.mcgrath.com.au/buying/search/?region=&amp;suburbList=millers+point&amp;from=&amp;to=&amp;hidden_priceRangeTo=&amp;currency=1&amp;type=&amp;beds=&amp;baths=&amp;parking=&amp;listingType=1&amp;keyword=&amp;searchLarge.x=79&amp;searchLarge.y=5&amp;searchLarge=search&amp;landSize=" target="_blank">4 December auction </a>through Peter Starr at McGrath Estate Agents.
The price guides are not publicly available but one will be pricier given its views of the Harbour Bridge.
In October, $1.71 million was paid for the uninhabitable terrace at 30 Argyle Place.
The initial six properties sold at Millers Point netted the state government around $15 million.
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Millers Point terrace selloff by NSW government resumes

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A former electrical sub-station at 42 Philpott Street, Marrickville failed to sell at weekend auction.
The three-bedroom designer home was passed in at $1,005,000 <a href="https://www.sydneysiderealestate.com.au/listings/42-philpott-st/a" target="_blank">through Dani Chahine of Sydneyside Real Estate</a>. Higher offers are being sought.
It last traded as a decommissioned sub-station in 2011 for $515,000.
The redundant electricity substation on a 77-square-metre block at Marrickville<a href="/news"> </a>ranks as one of the 1,000 substations that were built across Sydney from the late 1870s as the demand for electricity grew throughout the city.
There were approved plans by Tanner Architects (pictured below) for conversion the <a href="/news">Marrickville </a>property into a 159-square-metre, three-bedroom, two-bathroom abode with roof terrace with louvered pergola on its 2011 offering which had been subdivided off the neighbouring Globe Mills apartment development.
 
<img src="/images/stories/philpottflicker.jpg">
 
While many are simple designs, the Marrickville substation was built to fit into the architecture of its factory surroundings. It comes with three high steel roller shutter doors.
<img src="/images/stories/philpottplans.gif">
The initial weekend auction clearance rate dipped to 75.5%, according the Australian Property Monitors, down on the previous weekend’s revised 77.8% result.
The inner west hosted the most auctions with 164 followed by the upper north shore with 135, the city and east 121, the south 112, the lower north 110, the west 65, Canterbury Bankstown 60 and the northern beaches with 50 auctions scheduled.
The most popular suburbs for auctions was Mosman on the lower north and Maroubra in the city and east each with 14 auctions listed. 
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Marrickville substation conversion fails to ignite weekend auction buyer interest

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The reluctance of many home owners to trade up homes partly stems from increases in stamp duty rates, an RBA study suggests.
It noted in New South Wales and Victoria, the housing price thresholds at which higher rates of stamp duty apply have not been changed for a number of years. 
"As housing prices have risen, more buyers have fallen into the higher stamp duty brackets, acting as a disincentive to purchase housing," the report says. 
In New South Wales the stamp duty paid on a median-priced home has grown to around 25% of annual disposable income per household, from close to 10% in 1991. 
<a href="https://www.rba.gov.au/publications/smp/2014/nov/html/index" target="_blank">The report</a> looked at housing turnover.
<img src="/images/2014/11/07/rba-nov-7-one.jpg" alt="">
Another consideration taking effect has been home owners unwilling to borrow more because growth in labour income has slowed.
Nominal labour income has grown at an average annual rate of 2.7% over the past two years, compared with a decade average of 6.2%, it noted adding the widespread expectation was that wage growth will remain subdued for a time.
Moreover, the Westpac-Melbourne Institute survey suggests that the share of households expecting more unemployment a year ahead has been at above-average levels since late 2011, which is an unusually long time by the historical standards of the survey. 
Housing turnover and loan approvals have risen by less than housing prices when compared with previous cycles in the housing market in recent times, according to the report.
It suggested housing prices and turnover might move together over time for a number of reasons, although the relationship may not be quite as tight as that between turnover and loan approvals (and it is possible for prices to rise with only limited turnover).
It pointed to one strand of past research that found that an increase in housing prices causes an increase in turnover. This is because higher housing prices increase the net wealth of home owners.
"This allows those owners who did not previously have a large enough deposit to trade up to a more expensive dwelling, thereby increasing turnover.
"A complementary strand of research has found that the causality can also run in the other direction, from turnover to housing prices," it said.
Turnover and housing price growth have moved together over time, although the relationship appears to have weakened somewhat in recent years.
The change is most evident in Sydney and Melbourne, where growth in housing prices has been strongest of late.
<img src="/images/2014/11/07/rba-nov-7-two.jpg" alt="">
The rate of turnover has remained low in those cities, both in terms of their longer-term averages and relative to growth in housing prices.
It suggests that some vendors might discern a rise in housing demand by observing a rise in turnover, thereby encouraging them to raise their reserve prices.
The report suggested it ws difficult to know why the turnover rate has remained relatively low compared with its history and compared with prices. 
It note the debt-to-income ratio has been stable at high levels.
"Although interest rates are currently low, the expected repayment burden on loans is at 10-year average levels, when calculated using a longer- term interest rate to account for the expectation that variable interest rates will move up over time," the report said.
"Indeed, in New South Wales and Victoria, which have experienced the greatest disparity between housing prices and turnover relative to historical norms, the share of current income required to service an average loan over the next 10 years is close to historical highs." 
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NSW stamp duty stopping market activity: RBA

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Houses in Sydney sold for a median price of $792,000 in the October quarter, according to the RP Data-Rismark Index.
Sydney has the most expensive median house price of all capital cities. It comes in front of Melbourne, which has a median house price of $615,000. For the month, Sydney's house values were up 1.6%.
Property Observer looks at recent sales to see just what a $792,000 house looks like in Sydney.
<ol>
<li>
<a href="https://www.realestateview.com.au/Real-Estate/louis-street-merrylands/Property-Details-sold-residential-7707288" target="_blank">119 Louis Street, Merrylands, 2160 </a><img src="/images/2014/11/07/1.jpg" alt=""> This three bedroom house sold for $800,000 on the first of November. It is located within walking distance of Merrylands or Granville train station, bus depots, shopping centres, schools and Grantville TAFE. The fibro home is set on 695 square metres and includes a large lounge room and dining room, and a family room which could be converted to a fourth bedroom. Overlooking the outdoor entertainment area is a sun room. Price: $800,000 Bedrooms: Three Drive to CBD: 34 minutes     
</li>
<li>
<a href="https://www.realestateview.com.au/Real-Estate/arthur-street-bexley/Property-Details-sold-residential-7694282" target="_blank">Arthur Street, Bexley, 2207</a> <img src="/images/2014/11/07/2.jpg" alt=""> This three bedroom house secured $786,000 when sold in October. This residence is in close proximity to Bexley Public School and several transport services. The kitchen and main bathroom have both been updated and the bedrooms all boast built in wardrobes. The level block contains a pool, outdoor timber decking and a backyard. Price: $786,000 Bedrooms: Three Drive to CBD: 35 minutes 
</li>
<li>
<a href="https://www.realestateview.com.au/Real-Estate/ludgate-street-roselands/Property-Details-sold-residential-7744864" target="_blank">Ludgate Street, Roselands, 2196</a> <img src="/images/2014/11/07/3.jpg" alt=""> After 60 years in the same family, this home sold for $800,000 late last month. It has extra large landscaped gardens and the listing describes the bathroom as "immaculate". The house is located in Roselands, 16 kilometres south west of Sydney's CBD Price: $800,000 Bedrooms: Four Drive to CBD:  28 minutes 
</li>
<li>
<a href="https://www.realestateview.com.au/Real-Estate/307-windsor-road-baulkham-hills/Property-Details-sold-residential-7713276" target="_blank">307 Windsor Road, Baulkham Hills, 2153 <img src="/images/2014/11/07/4.jpg" alt=""> </a> This Baulkham Hills house sold for $790,000. The single level home has DA approval to build a duplex. The house is a short walk from the Stockland Mall shopping centre and public transport that has direct access to Sydney's CBD. It has a large living area and a modern kitchen. Price: $790,000 Bedroom: Three Drive to CBD: 28 minutes 
</li>
<li>
<a href="https://www.realestateview.com.au/Real-Estate/bardia-place-bossley-park/Property-Details-sold-residential-7737810" target="_blank">Bardia Place, Bossley Park, 2176 </a><img src="/images/2014/11/07/5.jpg" alt=""> This two storey, four bedroom house in Bossley Park has a double lock up garage with electronic gate at the front entry. The brick veneer home was sold on 1 November for $780,000. The property features four large bedrooms with and ensuite in the main. Price: $780,000 Bedrooms: Four Drive to CBD: 42 minutes</li>
</ol>
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