Not all apartment amenities are immediately visible.

Swimming pools, gyms, rooftop terraces and residents' lounges have long featured on buyers' wishlists, but as the way Australians live has changed, so too have the features that make apartment living more convenient.

Increasingly, buyers are placing value on the practical aspects of day-to-day life. Fast internet, EV charging, secure bike storage, flexible workspaces and parcel management are becoming just as relevant as lifestyle amenities, reflecting changing habits and expectations.

Online shopping has been one of the biggest drivers of that shift.

Australians spent a record $82.6 billion shopping online in 2025, with almost one in every four retail dollars now spent digitally, making parcel deliveries a routine part of everyday life rather than an occasional convenience.

For apartment residents, however, receiving those deliveries isn't always straightforward.

Without someone home to accept a parcel, deliveries can be redirected to a nearby Post Office, left in building foyers or common areas, or require building management to temporarily store packages. As apartment living continues to grow across Australia's cities, parcel management has become an increasingly important consideration for both residents and developers.

Australia Post's Parcel Locker network is one response to that shift.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/KPZ9j5FRdsQ?si=Qztc1dNP3ZvEIUhb" title="YouTube video player" width="560"></iframe>

Rather than relying on home delivery, eligible parcels can be directed to a nominated Parcel Locker, where they're securely stored until collected. Once a parcel arrives, residents receive a notification through the AusPost app or SMS and can retrieve it using a one-time code or QR code at a time that suits them.

The network has expanded to more than 1,500 locations nationwide, with Parcel Lockers positioned at Post Offices, shopping centres, supermarkets, transport hubs and, increasingly, within or alongside residential developments.

That growing presence reflects a broader change in how apartment buildings are being planned.

Developers are increasingly considering the operational side of apartment living alongside traditional lifestyle amenities. Just as secure mailrooms, bicycle storage and EV charging have become more common inclusions, parcel management is emerging as another feature that supports everyday convenience.

It also helps preserve the arrival experience within a building. Carefully designed lobbies and communal spaces can quickly become cluttered when deliveries accumulate, while secure parcel solutions reduce the likelihood of missed deliveries or parcels being left unattended.

For buyers comparing apartments, these everyday details are becoming part of the decision-making process.

Location, floorplans and finishes remain fundamental, but the features that simplify daily life are carrying greater weight than they once did. As online shopping continues to shape consumer behaviour, secure parcel delivery is increasingly becoming another amenity worth looking for.

Joel Robinson

Parcel delivery is joining the apartment amenity checklist

Inca Property Group has lodged a State Significant Development Application (SSDA) for Dawn, a 53-apartment oceanfront development overlooking Mona Vale Beach.

The proposal, at 35-39 Darley Street East, would replace an existing 18-apartment strata building with a new owner-occupier-focused development comprising 53 two and three-bedroom apartments, including nine affordable built-to-rent residences delivered under the State's infill affordable housing scheme.

Positioned on a 2,679 sqm elevated site around 280 metres from Mona Vale Beach, the development has been designed to maximise panoramic ocean views while responding to the site's sloping topography.

<a href="https://www.apartments.com.au/developers/inca-property-group">Inca Property Group</a> Managing Director Josh Thompson said the State Significant pathway provided greater certainty for projects of this scale.

"This State Significant pathway gives the team real certainty to progress <a href="https://www.apartments.com.au/new-apartments/dawn-35-39-darley-street-east-mona-vale-nsw-2103">Dawn</a> through to completion," Thompson said.

"It allows us to acquire a one-off site, design it carefully and deliver the right offering for the suburb, assessed by the NSW Government's planning department."

The project is one of the first developments in the area to be assessed under the NSW Government's Low and Mid-Rise Housing policy, with the site sitting on the edge of the policy's designated inner area.

The proposal includes three basement levels providing 124 car spaces, alongside a range of resident amenities including a swimming pool, gym, sauna, wellness facilities and private plunge pools for selected ground-floor and penthouse apartments.

<img alt="Dawn" data-entity-type="file" data-entity-uuid="fc1a1daf-0ce4-4f12-9076-b1fa553c7a91" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-21%20at%208.42.11%E2%80%AFAM.png?VersionId=4GZ9h.gpNkTljbxyAET8Jfhv51XUamDm" />

Thompson said Dawn had been designed specifically for owner-occupiers and downsizers, a buyer profile that has driven demand across Inca's recent Upper North Shore developments.

"The majority of buyers in our recent North Shore projects have been downsizers, and we are learning exactly what this market is looking for. Beyond the location itself, we have included resort-style amenities to deliver a genuine lifestyle offering," Thompson said.

Located within walking distance of Mona Vale Beach, the town centre, Mona Vale Golf Club and the Royal Motor Yacht Club, Dawn represents Inca's first Northern Beaches project following the sell-out of Tara on Park in Waitara and Ellis Residences, currently under construction in St Ives.

Construction will be undertaken by Inca's in-house construction arm, GOP Constructions.

Dawn is the latest major apartment proposal for Mona Vale, with the suburb emerging as one of the key beneficiaries of the NSW Government's new Low and Mid-Rise Housing policy.

New developer One Living, led by industry veteran Joseph Scuderi, recently secured a site on Mona Vale Road, on the border of Mona Vale and Pymble, where it is planning around 140 apartments.

IPM is also planning its third project in Mona Vale, significantly increasing the scale of its previous developments with an 82-apartment proposal at <a href="https://www.apartments.com.au/new-apartments/159-167-darley-street-west-mona-vale-nsw-2103">159-167 Darley Street West</a>, opposite Bayview Golf Course and less than 800 metres from Mona Vale town centre.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/one-living-enters-sydneys-new-apartment-market-with-northern-beaches-site-acquisition">One Living enters Sydney's new apartment market with Northern Beaches site acquisition</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-ipm-plans-third-mona-vale-project">First look: IPM plans third Mona Vale project</a>

First look: Inca eyes Mona Vale with State Significant DA for Dawn apartments

Seasoned Victorian apartment developer <a href="https://www.apartments.com.au/developers/central-equity">Central Equity</a> has logged more than $400 million in sales in its luxury apartment project Palmera Residences at Northcliffe on the Gold Coast.&nbsp;

Central Equity Director Karl Kutner said the sales result reflected a combination of location, product quality and delivery certainty with the project already under construction by building powerhouse Multiplex.&nbsp;

"Surpassing $400 million in sales since launch is a significant milestone and an outstanding endorsement of <a href="https://www.apartments.com.au/new-apartments/palmera-residences-gold-coast-18-garfield-terrace-surfers-paradise-qld-4217">Palmera Residences</a>,” he said.&nbsp;

"We believe one of the key reasons for this strong result is the confidence purchasers have in knowing the project is under construction with Multiplex. Buyers are increasingly looking for certainty. They want to know that the project they commit to today will be delivered by an experienced team with a proven track record."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365782]

Kutner said it was clear there was still high demand for luxury projects that offered certainty of delivery.&nbsp;

“We are in a market where many residential developments have faced delays due to rising construction costs, labour shortages and financing challenges,” said Kutner.&nbsp;

"But having construction underway has provided our buyers with resounding confidence backed by more than 40 years of development delivery by Central Equity combined with construction by one of Australia's most respected construction companies."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365785]

Central Equity is one of Australia's most experienced privately-owned property developers. Over more than four decades, the company has delivered in excess of 85 residential developments including 10,000 apartments and many thousands of stand alone homes.&nbsp;

Located on Garfield Terrace at Northcliffe, between Surfers Paradise and Broadbeach, Palmera Residences occupies one of the Gold Coast's most sought after beachside locations. The development has been designed to appeal to owner occupiers seeking premium residences that combine generous living spaces and resort style amenities.&nbsp;

Palmera Residences will feature an exceptional collection of resort style amenities, including two swimming pools: a generously sized family pool with safe shallow zones for relaxed recreation, and a 20 metre lap pool positioned to maximise all day sunlight.&nbsp;

Residents will also enjoy exclusive access to wellness and recreational facilities including a magnesium pool, sauna, yoga studio, expansive fitted gymnasium, resident lounge, outdoor BBQ’s&nbsp;and indoor and outdoor dining areas, together with a dedicated concierge and luxurious hotel inspired entrance foyer.&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365767]

A unique feature at Palmera Residences has been designed to enhance the Gold Coast lifestyle which includes both indoor and outdoor gymnasium facilities, together with thoughtfully designed indoor and outdoor dining and entertaining areas. A corner café has also been incorporated to provide residents with a destination for their everyday needs.&nbsp;

Kutner said buyer demand had been broad based with purchasers attracted from interstate as well as throughout South East Queensland.&nbsp;

"We're seeing strong interest from owner occupiers, lifestyle buyers and people relocating to the Gold Coast. Many purchasers have been searching for a premium beachside residence where quality, design and delivery are equally important."&nbsp;

[smartcode_project:default project_id=108274 project_image_fid=365771]

Kutner said the sales milestone was an important achievement, but the focus remained firmly on delivering an exceptional development.&nbsp;

"While reaching $400 million in sales is an important milestone, our priority remains delivering a project that exceeds purchaser expectations,” he said.&nbsp;

"Palmera Residences has been designed to become one of the Gold Coast's landmark residential addresses, and we look forward to welcoming our purchasers to their new homes."&nbsp;

There are a limited number of residences remaining in selected configurations with pricing from $2,950,000 to $8,950,000. Palmera Residences is also crowned by expansive penthouses with wrap around views.

[smartcode_project_cta:default project_id=108274]

Construction certainty and strong buyer demand drive major sales result for luxury Gold Coast development

Palmera Residences fly out the door as sales pass $400 million

National property developer <a href="https://www.apartments.com.au/developers/goldfields-group">Goldfields</a> has appointed BINAH as its construction partner for Quartet, its new Brisbane apartment development in the undersupplied suburb of <a href="https://www.apartments.com.au/developments/milton-qld-4064">Milton</a>.

Located just two kilometres from the Brisbane CBD and moments from key 2032 Olympic precincts, <a href="https://www.apartments.com.au/new-apartments/quartet-milton-33-manning-street-milton-qld-4064">Quartet</a> will deliver 131 one, two, three, and four-bedroom apartments priced from $1 million to $4.2 million, combining elevated design with a wellness-focused lifestyle offering.&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=368000]

Goldfields’ Chief Executive Officer, Lachlan Thompson, said the appointment of <a href="https://www.apartments.com.au/builders/binah-constructions">BINAH</a> marked an important milestone for the project.&nbsp;

“Bringing BINAH on board as our construction partner will allow us to bring our vision for Quartet forward with a team that has a proven track record of delivering high-quality residential projects,” Thompson said.&nbsp;

“We’ve taken a considered approach to progressing the site because we wanted to deliver the whole package. Buyers ultimately back great developers, great projects and great builders, and with Quartet, we’ve made sure all three line up.

“People want certainty, they want to know the project will be built, that the homes will be delivered as promised, and that the developer stands behind the quality of what they create. That’s something Goldfields has built its reputation on over many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367993]

BINAH’s Managing Director, Khalil Hafza, said the company was proud to be partnering with Goldfields to deliver Quartet.&nbsp;

“Quartet is an exciting project to bring to life, particularly given the level of detail in the residences and the extensive rooftop amenity planned for the building,” Mr Hafza said.&nbsp;

“Our focus is on delivering a high-quality build that brings that design vision to life and creates homes residents will enjoy for many years.”&nbsp;

[smartcode_project:default project_id=108736 project_image_fid=367999]

The facilities at Quartet have been feared towards the roof, with a&nbsp;25 metre lap pool, spa, sauna and cold plunge, and a communal barbecue area and alfresco.

Town planning was designed by <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> and brought to life by Melbourne-based architecture firm Cera Stribley.

<a href="https://www.apartments.com.au/interior-designers/cera-stribley">Cera Stribley</a> Co-Founder and Managing Principal, Dom Cerantonio, said the project responds to both its riverside setting and Brisbane’s evolving urban character.&nbsp;

“Quartet has been designed to sit comfortably within its riverside context, offering a refined take on urban living through well-planned, generously proportioned residences that will stand the test of time,” Mr Cerantonio said.&nbsp;

“An emphasis on natural light, natural textures and carefully selected finishes from timber and marble to premium appliances, creates calm, considered interiors designed for comfort and long-term liveability.”&nbsp;

Construction of Quartet will commence in July 2026, with completion anticipated in Q4 2028.

[smartcode_project_cta:default project_id=108736]

Construction to commence on 131-residence tower designed around wellness-focused living

Goldfields appoints BINAH for Quartet apartments in Milton

The first partnership between national developer <a href="https://www.apartments.com.au/developers/fortis">Fortis</a> and Adelaide-based developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> has made a strong start, with the pair securing $21 million in unconditional sales at <a href="https://www.apartments.com.au/new-apartments/one-four-four-hutt-adelaide-144-hutt-street-adelaide-sa-5000">One Four Four Hutt</a>&nbsp;on the edge of the Adelaide CBD.

Over a third of apartments have been snapped up in the boutique 44-apartment project on the corner of Hutt Stret and Wakefield Road. Local downsizers and owner-occupiers wanting to remain in Adelaide's tightly-held southeast quarter have been the most prominent purchasers.

The DKO-designed, mixed-use development is one of the few new apartment projects in the precinct, an area where new housing supply has remained limited despite continued demand from buyers wanting to stay close to the CBD, Victoria Park and Adelaide's established east-end amenities.

[smartcode_project:default project_id=151233 project_image_fid=375378]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

"The level of early commitment reflects the confidence local buyers have in the Hutt Street precinct," Dendrinos said.

"Many purchasers are long-term east-end residents who love the area and want to stay connected to the neighbourhood. They recognise the value of a well-designed, well-located development.

"Our partnership with Otello has been central to this success, and the number of unconditional sales at this stage only strengthens our confidence in the South Australian market."

[smartcode_project:default project_id=151233 project_image_fid=375379]

Otello Director Daniel Harris said the sales result also highlighted the lack of new apartment opportunities within the Hutt Street precinct.

"One Four Four Hutt has clearly resonated with buyers, with strong early sales reflecting both the appeal of the Hutt Street corridor and the lifestyle on offer," Harris said.

"The activated ground-floor retail has also been a key drawcard, with purchasers responding to the vision of a more vibrant and connected streetscape, not just the residences themselves."

One Four Four Hutt will deliver 44 one, two and three-bedroom apartments, alongside a collection of penthouses, above a ground-floor retail offering designed to further activate the Hutt Street precinct.

Construction is scheduled to commence in the third quarter of this year, with completion anticipated in 2028.

[smartcode_project_cta:default project_id=151233]

Fortis Head of Development SA Arthur Dendrinos said the early sales reflected both the strength of the local owner-occupier market and confidence in the Hutt Street location.

Fortis makes Adelaide debut with Otello as One Four Four Hutt records strong early sales

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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Housing supply is at the heart of the changes being drafted to the NSW Planning Bill 2013, according to minister for planning and infrastructure, Brad Hazzard.
Due to the changes, the bill will not be introduced into parliament this week as expected, Hazzard announced, causing some anger from the industry.
“This legislation, when passed, will be the backbone of the planning system in NSW for the next 30 or more years so it is critical that we get it right,” he said.
“Whilst returning local government and communities to the centre of the planning system we must cut red tape that blocks increasing housing supply ensuring the dream of owning your own home is a reality for NSW families."
Changes currently being implemented include:
· Allowing councils to modify the State-wide codes to better reflect their local area
· Code assessable development will only apply in nominated growth areas (forexample around the North West and South West train lines or areas nominated bycouncils)
· The target for code assessable developments has been removed entirely
· Councils will be made to prepare Neighbourhood Impact Statements if they intendto implement code assessable development
· The full range of current land zonings will remain as they are
· Appeal rights will remain as they are
· Local and State heritage protections will continue
However, the decision to postpone the planning act is actually putting the housing industry, along with the economy and job creation, into jeopardy warns the Urban Development Institute of Australia (UDIA) NSW. 
UDIA NSW chief executive Stephen Albin said it is a "scare-campaign" that is disappointing.
“We have a serious housing shortage in this state and are struggling to meet demand," Albin said.
“How can this delay be presented as being in the community’s interest?”
He spoke in favour of the formely proposed planning system, saying that it would have adderessed issues such as delays and difficulties when delivering affordable housing stock.
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Changes to NSW planning sees mixed response

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There are 25,000 apartments across 130 projects to be completed in the next five in Sydney, according to a report consultancy firm Deep End Services.
The CBD will be home to 4,000 of those apartments, the greatest of all 36 suburbs covered by the report.
<img alt="Capture1" height="332" width="470" src="/images/stories/2013/09/19/Capture1.jpg">
About 40% of those apartments are currently being built. Nearly 3000 will be completed this year and 6000 will be finished next year.
The 2014 peak comes with the completion of stages in some of the bigger projects presently underway in Inner Sydney, such as Central Park  in Chippendale, Harold Park in Forest Lodge, Divercity in Waterloo, VSQ, Emerald Park, Eon, EastVillage and Platinum all in Zetland and The Quay Haymarket.
The 25,000 apartments identified would reportedly house 44,000 additional people – about in line with population forecasts by NSW Government.
<img alt="capture2" height="295" width="470" src="/images/stories/2013/09/19/capture2.jpg">
The inner city suburbs are garnering the most building approvals for units.
“Although pockets of apartment development are also emerging in the middle-ring suburbs of Macquarie Park, Parramatta and Olympic Park, demand is greatest in the Inner Sydney Region, close to the largest concentration of jobs, public transport, universities, retail and entertainment,” the report says.
<img alt="capture3" height="443" width="470" src="/images/stories/2013/09/19/capture3.jpg">
“Strategic planning policies for metropolitan Sydney call for significant population growth to be accommodated within the existing urban area.
“The present apartment cycle means both market preference and planning strategies are aligned and this appears to be giving rare speed and volume to the process and number of approvals and development.”
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Inner Sydney apartment construction rush over next five years

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Sydney’s west is absolutely booming, according to real estate agents at the coalface, however it might just be too hot for investors who are starting to look now and aren’t willing to be discerning.
With evidence of certain sales above that seen several months ago (see below), and competition heating up in the more affordable suburbs, Raine &amp; Horne CEO Angus Raine said that it’s an obvious surge.
“It’s clear the surge in real estate activity has spread to Sydney’s outer ring suburbs, with our offices in Liverpool, St Marys and Penrith reporting that first-home buyers and investors are snapping up the shrinking pool of homes for sale,” said Raine.
Property buyer’s Rich Harvey told Property Observer that some people get scared about a hot market and fear it’s going to turn into crazy buying. Sometimes, they’d be correct.
“Mistakes can be made in a hot market because they make emotional decisions rather than rational decisions. At the affordable end of the market, low interest rates are driving buyers. There’s very strong competition and it’s getting harder to get properties off market, they’re usually being put up for auction or tender,” Harvey said.
“It’s not necessarily time to stay away. In a warmer market there’s more transactions and the ability to make a quick equity gain is there,” he said, pointing to opportunities in every market provided the right price is paid on the way in.
However, Sydney’s west was<a href="https://www.propertyobserver.com.au/new-south-wales/insights-into-investing-right-property-group/2013091565032?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=latestnews" target="_blank"> recently said to be ‘too hot’ by Sydney-located buyer’s agency Right Property Group</a> at their Melbourne seminar that Property Observer attended. They said that while they’d been bullish in the western Sydney market, particularly around <a href="/news">Mount Druitt</a>, for several years, they have now backed off.
The sales evidence:
<a target="_parent" href="https://www.realestate.com.au/property-house-nsw-edensor+park-114661363">10 Wagstaff Street, Edensor Park</a> (pictured below)
Unfinished, four-bedroom house, mortgagee-in-possession
34 bidders, more than 100 attended
Auction: more than $100,000 above reserve
Median price for similar properties in the area is $500,000. The lower interest rates are mobilising buyers.
Source: Raine &amp; Horne Liverpool, Vince Labbozzetta
{yoogallery src=[images/stories/2013/09/19/ed]}
 
<a target="_parent" href="https://www.realestate.com.au/property-house-nsw-oxley+park-114524991"></a>
<hr>
<a target="_parent" href="https://www.realestate.com.au/property-house-nsw-oxley+park-114524991">63 Canberra Street, Oxley Park</a> (pictured below)
 
Three-bedroom house, double lockup garage, 860sqm, land zoned 2c
Auction: $40,000 above reserve
The market is hotting up because interest rates are low and rental returns are generating healthy gross returns around 5%.
Properties such as 63 Canberra Street, Oxley Park are attracting first home buyers, investors, self-managed super funds and those looking for good size blocks that can easily house a separate granny flat.
Properties in St Marys and surrounding suburbs are often selling within give days at up to $20,000 above expectations.
Source: Vince Turner, Principal of Raine &amp; Horne St Marys
{yoogallery src=[images/stories/2013/09/19/ox2]}
 
<a target="_blank" href="https://www.realestate.com.au/property-house-nsw-st+marys-114803083"></a>
<hr>
<a target="_blank" href="https://www.realestate.com.au/property-house-nsw-st+marys-114803083">58 Mamre Road, St Marys</a> (pictured below)
 
Under contract within 48 hours of listing
Listed at $335,000
Sold for $350,000
Source: Raine &amp; Horne St Marys, Vince Turner
{yoogallery src=[images/stories/2013/09/19/st]}
 
<a href="https://www.realestate.com.au/property-townhouse-nsw-werrington-114843435" target="_blank"> </a>
<hr>
<a href="https://www.realestate.com.au/property-townhouse-nsw-werrington-114843435" target="_blank"> 117-119 Victoria Street, Werrington</a> (pictured below)
 
Off-the-plan
Sold for $12,000 more than in June
Three-bedroom townhouses
$349,000 each (similar properties sold on the same street for $337,000 three months prior)
These properties will rent for $420 to $40 a week.
The market under $400,000 is strong with new apartments and townhouses jumping in value by about $12,000 in the past three months
In August 24 properties were sold, including 12 townhouses off the plan.
Source: Raine &amp; Horne Penrith, Gary Rossetto
<img alt="werrington-spet-19-two" height="167" width="470" src="/images/stories/2013/09/19/werrington-spet-19-two.jpg">
The heat of the market, and the growth, is not solely being experienced in Western Sydney.
Mr Harvey expects the entire Sydney market to rise on average by five or 10%, arguing against <a href="https://www.propertyobserver.com.au/hotspots/sydney-to-jump-up-to-20-act-to-fall/2013091765094?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news&amp;utm_source=Test+List&amp;utm_campaign=7dfbc01800-June_21_1_29_2013&amp;utm_medium=email&amp;utm_term=0_c3b6b6ca70-7dfbc01800-" target="_blank">SQM Research Louis Christopher’s suggestion that 15% to 20% might be the final figure</a>.
“I’d love to be proved wrong, but price growth is going to be capped by wages,” he said.
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Sydney’s west booming, but is it too hot?

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Former Lend Lease chief executive Richard Clarke and his wife Jan have secured around $4.2 million for their McMahons Point apartment which was sold before its weekend auction.
Set in a 1984 Philip Cox-designed block, <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-mcmahons-point-nsw-2060/191829">it was listed with $4 million plus hopes</a>.
The Clarke's bought the 209 square metre East Crescent Street apartment in 1994 for $1.5 million, so the near harbourside price growth reflects 5.6% annual growth.
It's in the Anchorage marina complex of 12 apartments with views over Lavender Bay to the Harbour Bridge. Six of the partments sold off the plan in 1983 from around $355,000 and by early 1984 the other six were listed at prices between $375,000 and $440,000. There were still two for sale by 1986 by which the prices had edged up to $500,000 plus.
All the apartment had three bedrooms, two bathrooms and a double car space. The complex has a solar-heated swimming pool, a wharf, marina and boatshed.
It sold through David Howe of McGrath Northbridge.
The complex's last sale was earlier this year when a 199 square metre apartment sold <a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-mcmahons-point-nsw-2060/173949">through Nigel Mukhi at McGrath Neutral Bay at just under $3.9 million</a>.
<img height="384" width="200" src="/images/stories/2013/09/23/sept_23_ear.jpg" alt="sept_23_ear" style="float: right;"><a target="_blank" href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-mcmahons-point-nsw-2060/96475">The previous highest sale was $4.1 million set in 2010</a>, also through Howe. It first sold at $410,000 in 1984, and with four sales inbetween, the latest price reflected just shy of 10% annual growth.
There was another sale this year when $3.9 million was achieved by Graeme Cocks and wife, for their top floor apartment. It had been bought in 2001 for $2,275,000 when sold by the advertising executive Lionel Hunt and wife Judy. The top-floor 190 square metre apartment bought for $485,000 in 1985 had been renovated during the Hunt's ownership by the interior designer John Normyle. 
Despite the rush in recent sales, five of the 12 are still in original ownership.
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jchancellor-FAypfDUnLy

Prestige prices rise at the Philip Cox-designed Anchorage, McMahons Point

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Our tweet of the day today comes from Right Property Group who hosted a seminar in Sydney last night.
We previously reported on the Melbourne Right Property Group seminar and the <a href="https://www.propertyobserver.com.au/new-south-wales/insights-into-investing-right-property-group/2013091565032" target="_blank">tricks of the trade they shared with the Victorian investors in attendance</a>. However, the turn out was definitely not as big as that seen in Sydney, potentially attesting to the uplift of interest in the Sydney market currently.
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Sydney market attracting bumper property seminar attendance

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There's a well versed property adage that the greater the supply, the weaker the sales success. But with 640 plus Sydney listings, the past weekend was the second busiest of the year and its preliminary clearance rate was a very commendable 84% success rate.
That’s about 100 short of the biggest super Saturday which was in 2010, according to my recollections of the weekly Australian Property Monitors tally.
Sydney’s inner west was again the most popular region with 100 offerings and then the highest clearance at 89%.
It was a busy weekend in Mosman with 16 listings followed by Randwick with nine offerings. There was mixed success especially at the top end.
The known Mosman sales ranged between $625,000 for a two bedroom unit and a four bedroom house at $1.55 million.
But one of the pricier Mosman homes not to sell was offered by former Network Ten chief executive, Grant Blackley and his wife, Nicole, who are downsizing.
They bought the Medusa Street property in 2005 for $3.35 million when he was running Channel 10 and now after its renovation into a five bedroom house they were seeking $5.5 million plus. The home was actually his predecessor's house, the abode of the then retiring boss of the network, John McAlpine and his wife, Judy.
Over at Randwick the fashionista Lisa Ho 's four bedroom Randwick residence, Silverton was passed in at $2,675,000.
It had $3 million plus hopes prior to its auction through McGrath agent Adrian Bo - and has since been given a $3 million asking price.
It was initially listed for sale in 2011 with hopes of more than $4.5 million.
Lisa Ho bought the freestanding, circa-1884 Italianate residence in 2010 for $4 million directly from interior designer Ros Palmer.
Woollahra had the weekend's highest result when a Luigi Rosselli-designed Woollahra home sold under the auction hammer for $7.13 million - at $130,000 above reserve.
Then the second dearest was a $3.788 million Tennyson Point riverfront 1950s fibro property that sold to a family that spends most of the year in China. It went for almost $500,000 above the reserve with 13 registered bidders.
The weekend's cheapest sale was $150,000 at Auburn. It sold at $65,500 in 2001, and a decade earlier at $64,500.
Elsewhere in Auburn LJ Hooker sold 42 Park Road for $725,000 which was $125,000 over reserve, according to Rocky Bartolotto, the chief  auctioneer at auctionservices.net.au
He also reported 10 Grand Ave, West Ryde was sold at $1,410,000 which was $210,000 over reserve by Green Real Estate and 10 Flagstaff St, Edensor Park was sold at $523,000 which was $125,00 over reserve with 36 registered bidders taken by Raine &amp; Horne Liverpool.
The Saturday Daily Telegraph captured the occurance under the headline -  Sydney properties kill reserves in first fortnight of spring.
The Telegraph’s analysis of  50 sales in the past fortnight revealed more than $61.5 million worth of property changed hands at $6.46 million above the price guide - or an average of $129,200 a property. Maybe these buyers are cashed up. But if not, it would be interesting to sit in on their discussion with their broker or banker, as they surely wouldn't have been as extravagent with their calculations. 
There are plenty of current casualities from buyers in past recent price peaks - especially the early 2010 buyers - who having seriously overpaid are faced with either taking a lower resale price or many more years in the market before they can resell at their entry price.
There are about 560 auctions over each of the next two weekends, leading to a dip on the October long weekend.
My 11 tips for wise auction bidding include:
<img style="float: left;" alt="number-1" height="30" width="20" src="/images/stories/2013/09/17/number-1.jpg">Never sit in the front row or with your back to the crowd. Take a corner position so you can survey all your competition.
<img style="float: left;" alt="number-2" height="30" width="26" src="/images/stories/2013/09/17/number-2.jpg"> Prepare with extensive research and due diligence starting by checking all the recent sales results in the suburb so you gain an accurate market value estimation of your desired property.
<img style="float: left;" alt="number-3" height="30" width="22" src="/images/stories/2013/09/17/number-3.jpg"> It’s wise to research the prior sales history of the house or unit, along with its recent on-the-market history. Its helps to know if it’s been previously marketed or passed in at unsuccessful 2012 or 2013 auction.
<img style="float: left;" alt="number-4" height="30" width="22" src="/images/stories/2013/09/17/number-4.jpg">It’s a good idea to find out what you can about the vendor's circumstances as this could be useful in your approach before or after the auction.
<img style="float: left;" alt="number-5" height="30" width="22" src="/images/stories/2013/09/17/number-5.jpg">Given its most likely been some years since your last, its best you get an idea of how auctions work by attending a few.
<img style="float: left;" alt="number-6" height="30" width="22" src="/images/stories/2013/09/17/number-6.jpg"> Getting your finance ready with lender pre-approval before attending the auction is wise as if you are the successful bidder it will be an unconditional sale with no cooling off.
<img style="float: left;" alt="number-7" height="30" width="22" src="/images/stories/2013/09/17/number-7.jpg">Setting a price limit is wise based not just on calculating what you can afford, but also common sense. Having a slight buffer is also worth considering, but not going in over your head and paying too much in the intensity of the auction.
<img style="float: left;" alt="number-8" height="30" width="22" src="/images/stories/2013/09/17/number-8.jpg"> By the time the auction comes around, you should have the contract checked by your conveyancer or solicitor, along with pest and building inspections.
<img style="float: left;" alt="number-9" height="30" width="22" src="/images/stories/2013/09/17/number-9.jpg">One tactic is not bidding until the reserve is revealed by the auctioneer when the auction is well underway, although its not necessarily going to yield the prize. Bidding after what you sense as being the final vendor bid makes sense as it allows you to be in the box seat to negotiate with the agent. But don't rush into the negotiating room, hover to actually see who else was interested in the offering as they exit.
<img style="float: left;" alt="number-10" height="30" width="53" src="/images/stories/2013/09/17/number-10.jpg"> Never let the listing agent know what is your upper spending limit, so keep your cards close to your chest.
<img style="float: left;" alt="number11" height="30" width="41" src="/images/stories/2013/09/17/number11.jpg">Confident bidding can work, but not bidding bullying. Quick reply bids can keep put pressure on other bidders, but slow bidding can equally yield the result too. It really depends on the specific circumstances of each auction and the bidding tone.
And to try to avoid the pressure a smart pre-auction offers can work by avoiding the looming competition and the owners might just been motivated to sell quickly as they have bought elsewhere and may just well agree to an offer beforehand to minimise their own stress.
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11 tips to avoid becoming spring auction pushover buyers

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Exclusively provided to Property Observer by RealestateVIEW, the below infographic's results suggest it's a good time to be selling if you're currently holding a house around the $400,000 mark.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/09/16/info-sept-16-big.gif" rel="shadowbox"><img src="/images/stories/2013/09/16/info-sept-16-small.gif"></a>
RealestateVIEW general manager, Petra Sprekos, told Property Observer that the research has found that first home buyers and investors are looking to get back into the market around the $400,000 price point with a preference for houses, providing good opportunities for those looking to sell quickly and at a reasonable price.
"The most signficant thing that came out of this was that interest rate cuts have really had an impact on the market, particularly around first home buyers," said Sprekos.
"We predict the market will continue to strengthen especially as we head into the key buying season."
The positivity being seen in the market is likely to be strong for affordable properties, particularly 10 to 15 kilometres from the GPO where transport links and amenity is strong, she said.
"They want the city lifestyle but they can't afford that, so they look further out."
Despite the clear trend towards houses as a preference, Sprekos did say that it's unlikely new buyers will be picky about getting into the market, and townhouses and apartments are also likely to see a pickup.
"Anecdotal reports from agents we're speaking to is that the market is picking up and the good property is selling quickly. If you have a property you're looking to sell, now is a good time," she said.
Those holding properties in higher yielding areas will also find that investors may be keen to buy in, creating more competition for new buyers and pushing prices up further.
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Good time to sell lower-priced properties

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On Saturday, Right Property Group visited Melbourne's Convention Centre to give an intensive workshop for local investors. Property Observer went along to get some of the highlights.
{yoogallery src=[images/stories/2013/09/16/jenny]}
State of the markets
Tasmania: Not on the radar for either of Right Property Group's directors, Steve Waters and Victor Kumar, due to the distance from the mainland and sketchy growth potential.
Sydney: Still at around 9/10 on the property clock. Getting in months earlier than the masses can have an effect of 10%. Has another two years of capital growth to go. Falling yield a result of rising property prices, rather than a result of falling rents.
Brisbane: On the 'property clock' where Sydney was two years ago and presents some of the best buying opportunities now.
Melbourne: Heading towards the bottom of the clock, but it's still not the right time to buy. To get a sense of the city and the sentiment around property, count the number of cranes in the sky and keep an eye out for this over time.
Hotspots you've missed out on
Mount Druitt: While both Kumar and Waters were bullish on this area for several years, they are no longer buying much stock here.
Hunter Valley/Newcastle: The Hunter Valley was at its peak six months ago.
A quick sign of whether an area is becoming too hot to purchase into is if the real estate agents are becoming slow at returning your calls and are not as willing to negotiate with you. 
Strategy
Investors should look towards new property prices in an area to understand the "new norm" that owner occupiers are willing to pay. If you can buy decent established properties at a much lower price point, there are opportunities here. For instance, in Ambarvale, NSW, house and land packages are selling for $450,000. Established stock on bigger blocks of land can be bought for $370,000.
You must consider reverse-engineering your portfolio. Decide where you want to end up and work the steps backwards.
Loans
Consider fixing soon. If you're looking to re-value your property for refinancing after a renovation the best idea is to have a variable rate, undertake the renovation and then refinance into a fixed loan.
Subscribe to RP Data, and wait for favourable comparables to sell and then appear on the database. This is what many valuers use, and so you want to wait for the records to pop up onto the site.
If you want to read more tips from the day, head to <a target="_blank" href="https://twitter.com/search?src=typd&amp;q=%23propertyobserving">#propertyobserving</a> where we live tweeted the event.
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Insights into investing: Right Property Group

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Eight new projects, to a total of $48.7 million, are being funded by the NSW Government for the investor-favourite Hunter region.
With news in May that <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/chinese-winery-investors-return-to-hunter-valley-after-more-than-18-months/2013050260941">Chinese winery buyers are re-emerging in the market</a> and observer<a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/the-benefits-of-developing-in-the-hunter-valley-jo-chivers/2013090564814"> Jo Chivers recently giving it a lifestyle tick of approval</a> the latest government announcements are another positive for the area.
“These projects, which were nominated by the Hunter community, include the $11 million expansion of the Newcastle Airport and the $7 million expansion of the Neonatal Intensive Care Unit at John Hunter Hospital,” NSW Planning and Infrastructure minister Brad Hazzard said. 
There had also been a recently announced $12.9 million Paediatric Intensive Care Unit announced.
The Hunter Infrastructure &amp; Investment Fund (HIIF) also outlined a $7.3 million construction of a regional football facility, a $9.6 million replacement of the Muswellbrook Sewerage Treatment Plant, a $2 million Maitland Town Hall refurbishment and a $4 million reconstruction of Thomas Mitchell Drive in Muswellbrook.
More than $10 million remains in the fund for further projects. The total NSW Government funding to the region through the HIIF over the last two years totals $338.7 million.
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$48.7 million new projects in Hunter region: NSW Government

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Real estate group Raine &amp; Horne is reporting that the property market is experiencing the best September seen in a number of years, and it may just be a result of infrastructure.
With auction clearance rates averaging 75% around Australia, Raine &amp; Horne CEO Angus Raine said he is surprised at the pick up, but believes it will continue.
“This is surprising as federal election campaigns tend to slow real estate activity,” said Raine.
“However with clearance rates averaging around 75% in our major population centres, and as much as 85% in auction hotspots such as Sydney and Melbourne, we haven’t seen a Spring market like this since the global financial crisis half a decade ago."
The campaign to spend over $20 billion on infrastructure projects should underpin long-term property values, he said.
“I’m particularly heartened by the Federal Coalition’s commitment to improving our roads, and projects such as Queensland’s Bruce Highway, the Westconnex in Sydney and the Perth Gateway will prove a significant boost for long-term housing values".
The Bruce Highway, with $6.7 billion of improvements flagged, is expected to have a significant impact.
“The Bruce Highway impacts many regional centres in Queensland including Cairns, Townsville, Mackay, Rockhampton, Gladstone, Maryborough, Hervey Bay and the Sunshine Coast,” he said.
“Infrastructure improvements that reduce commuting times between – and within – our major population centres will be great news for economic growth, jobs and real estate values.”
This opportunity may be similar to that seen in Sydney's Hills District with the North West Rail Link, said Raine &amp; Horne Bella Vista/Glenwood principal, Emmanuel Fardouly.
“The North West Rail Link is still six years from completion, yet it’s already having an impact, with property values up by 7% since December 2012,” Fardouly said.
“I’d expect growth consistent with this, and potentially more, as we move closer to the opening of the North West Rail Link in 2019.”
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