One of North Sydney's best-known commercial buildings could become hundreds of new homes, with insurance giant Zurich Australia lodging a State Significant Development Application (SSDA) to transform 5 Blue Street into a mixed-use residential development above North Sydney Station.

Rather than demolishing the existing building and starting again, Zurich is proposing an adaptive reuse project that would convert the landmark office building into a 15-level residential development delivering 62 apartments, 86 affordable co-living dwellings, activated retail and significant upgrades to the Blue Street Plaza.

The proposal reflects a growing trend of commercial property owners repositioning ageing office assets into residential housing as Sydney grapples with housing supply shortages and changing workplace demand.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="0bba7d12-06dc-4375-aad7-238c94b21ac5" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.42.05%E2%80%AFAM.png?VersionId=NJl5oLAEBDGuPmY3RnyliKODjMc8lvRh" />

Located directly above North Sydney Metro and train station, the 3,051 sqm site occupies one of the most strategically positioned parcels of land on Sydney's Lower North Shore.

Designed by fjcstudio, the proposal seeks to retain and adapt much of the existing structure while creating a contemporary residential address that better connects with the public domain surrounding North Sydney Station.

The application proposes two basement levels, ground floor retail, affordable co-living accommodation across the podium levels, and apartments above, while preserving and enhancing the publicly accessible Blue Street Plaza.

Rather than pursuing maximum apartment numbers, Zurich has opted for a housing mix heavily weighted towards larger owner-occupier residences.

The proposal includes 62 build-to-sell apartments comprising 12 one-bedroom, 19 two-bedroom, 29 three-bedroom apartments and two premium penthouses. It also incorporates 86 affordable co-living dwellings, which would be managed in perpetuity by a Community Housing Provider.

That balance between traditional apartments and affordable housing reflects the NSW Government's push to increase housing diversity around major transport infrastructure.

The proposal has been lodged concurrently with a rezoning application, with Zurich arguing the site is ideally positioned to support additional housing given its immediate proximity to public transport, employment and services.

"The proposal aims to respond to the housing challenges facing Sydney through the delivery of diverse housing types in a highly accessible location," the design report by fjcstudio states. It also seeks to improve pedestrian amenity through upgrades to Blue Street Plaza while creating a high-performing residential building that responds to the surrounding context.

<img alt="Zurich" data-entity-type="file" data-entity-uuid="36082e15-c636-4481-bb68-5a5f6443fe39" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%2010.41.36%E2%80%AFAM.png?VersionId=5P6VD.fvmqjQfIG3TWWMRXxQWiQBjeFB" />

Rather than replacing the commercial building, fjcstudio has developed a design that works with the existing structural framework above the rail corridor, an approach that significantly reduces demolition while allowing the site to be repositioned as a mixed-use residential precinct.

The existing structural constraints have informed much of the building's design, including its relationship with Blue Street and surrounding public spaces.

The building has been designed as a slender tower rising above a clearly defined podium, with vertically expressed façades intended to reduce the perceived bulk while reinforcing North Sydney's emerging skyline.

According to fjcstudio, the architectural language responds directly to the surrounding commercial towers while maintaining a finer grain expression more closely aligned with the neighbouring Lavender Bay streetscape.

The tower incorporates articulated façade elements, landscaped podium edges and recessed upper levels to soften its appearance and improve pedestrian amenity below.

A significant component of the proposal is the revitalisation of Blue Street Plaza.

The existing public space has long served as one of the primary pedestrian connections between North Sydney Station, Greenwood Plaza and Blue Street, yet its role is expected to become even more important following the opening of Sydney Metro.

Zurich's proposal seeks to strengthen that role by improving landscaping, introducing new retail frontages, enhancing pedestrian permeability and creating more active edges throughout the day and evening.

Ground floor retail would wrap the plaza, while separate residential and co-living entries have been designed to improve wayfinding without reducing street activation.

Landscape design has been integrated throughout the podium and public realm, softening what is currently one of the most heavily urbanised parts of North Sydney.

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fjcstudio has carefully oriented apartments towards Sydney Harbour and the CBD while using privacy blades and articulated façades to minimise overlooking between neighbouring buildings.

Large framed openings along the western elevation maximise harbour outlooks, while the eastern apartments have been angled towards the south-east to improve privacy from neighbouring development.

The project forms part of the continuing transformation of North Sydney from a predominantly commercial CBD into a genuine mixed-use city centre.

Since the completion of Victoria Cross Metro Station, developers have increasingly shifted their attention towards residential projects capable of leveraging the area's unparalleled transport connectivity.

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FiveX recently lodged plans for a 61-storey, 490-apartment tower that would become one of the tallest residential buildings in North Sydney if approved.

Aqualand continues to expand its Lower North Shore presence following the completion of AURA on Walker Street and its recent St Leonards and Roseville proposals.

Developers are also progressing projects throughout Walker Street, Miller Street and the Victoria Cross precinct as demand for well-located owner-occupier apartments continues to strengthen.

Joel Robinson

First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station

Busy developer Aqualand Prestige has formally taken the next step in its expansion across Sydney's Lower North Shore, lodging a State Significant Development Application (SSDA) for its long-held Archer Street site in Chatswood.

The application covers <a href="https://www.apartments.com.au/new-apartments/51-55-archer-street-chatswood-nsw-2067">51-55 Archer Street</a>, a 1,767 sqm amalgamated site on the eastern edge of the Chatswood CBD, where the developer is seeking approval for a 45-level mixed-use tower delivering 114 apartments, including a significant affordable housing component, alongside retail, commercial space and six basement levels of parking.

The SSDA marks the latest milestone for a project Aqualand has been quietly progressing over the past two years. The developer first secured the site for its Aqualand Prestige platform before undertaking an alternative design excellence process with PTW Architects, ultimately avoiding a formal design competition through the Housing Delivery Authority pathway.

The proposal has evolved considerably from Aqualand's original concept. The revised scheme has been designed around larger owner-occupier product, with an unusually high proportion of three and four-bedroom apartments, targeting the more affluent buyer profile, and downsizer, emerging across the North Shore.

<img alt="Archer St" data-entity-type="file" data-entity-uuid="0171204c-5811-41b5-9b09-2335d1b7c3d0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-22%20at%208.52.48%E2%80%AFAM.png?VersionId=6YTuxfq.puZo7k2wbfgemcO5K3QfXYGQ" />

The 114-apartment mix comprises six studios, 27 one-bedroom apartments, 18 two-bedroom apartments, 50 three-bedroom residences and 13 four-bedroom homes. A quarter of the building will be dedicated to affordable housing, well above the mandated 15 per cent&nbsp;

PTW has structured the building vertically, with affordable housing across levels one to six, premium apartments through levels seven to 31, duplex skyhomes on klevels 32 to 43, a penthouse on level 44, and a rooftop plant level above. Six basement levels will provide resident parking and servicing.

The tower is proposed to reach approximately 154 metres, placing it among a growing collection of residential high-rises transforming Chatswood's skyline.

Rather than competing purely on height, PTW says the design has been driven by creating a slimmer tower capable of delivering significantly larger apartments.

"The primary objective of this project was to create a distinctive building that stands out from the recently approved or built structures in the Chatswood area," the design report states, noting the structural efficiency allows greater investment into apartment quality and resident amenity.

Residents would have access to more than 450 sqm of communal open space including landscaped gardens, swimming pool, rooftop entertaining areas, fitness spaces, community gardens, children's play areas and barbecue facilities.

A major focus of the design has been the public domain.

The ground plane has been opened up through landscaped terraces inspired by Willoughby's sandstone ridges, with native planting, public seating, artwork, retail activation and a series of gathering spaces intended to soften what has traditionally been a hard commercial streetscape.

The landscape strategy references Blue Gum forests once common throughout the area, while incorporating Indigenous storytelling, public art and lighting installations to strengthen the connection to Country.

Chatswood has been one of Sydney's busiest apartment markets over the past 12 months, with a steady pipeline of both new project launches and fresh development applications.

Hyecorp recently launched Celine, a 122-apartment development just along Archer Street, while Changfa and Huirong Group are progressing The Anderson, an 84-apartment project on Anderson Street.

Develotek recently secured approval for a 101-apartment tower on Pacific Highway, while Tian An LFD received the green light for Hammond Greens, its apartment development on the edge of the Chatswood Bowling Club.

Commercial property developer FiveX is also making its move into the residential market. Last month it lodged plans for a 61-storey tower with 490 apartments, which, if approved, would become one of the tallest residential buildings in Chatswood.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-fivex-targets-chatswood-skyline-with-61-storey-tower-after-north-sydney-plans">First look: FiveX targets Chatswood skyline with 61-storey tower after North Sydney plans</a>

Aqualand is also expanding its development pipeline following the launch of its luxury residential brand, Aqualand Prestige. The developer has delivered a string of high-end apartment projects across Sydney's affluent suburbs over the past decade, most recently AURA by Aqualand on Walker Street in North Sydney.

[smartcode_project:default project_id=30959 project_image_fid=292863]

It has since quietly assembled its next wave of projects.

Earlier this year Aqualand launched Boronia in Roseville, a boutique 111-apartment development on Larkin Street. The project is one of the first significant apartment developments to launch in the suburb ahead of what is expected to become one of Sydney's most active new housing precincts under the NSW Government's Low and Mid-Rise Housing reforms, which allow greater density around train stations.

[smartcode_project:default project_id=152095 project_image_fid=373685]

The developer has also lodged plans for a two-tower, 413-apartment development on Herbert Street in nearby St Leonards, further strengthening its presence across the Lower North Shore.

Beyond that, Aqualand remains behind the final stage of Barangaroo, where plans will deliver a five-hectare mixed-use precinct comprising new homes, retail, hospitality and community facilities, alongside a new Metro entrance and more than two hectares of public open space, completing the Barangaroo precinct.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/central-barangaroo-development-takes-big-step-with-concept-proposal-approval">Central Barangaroo development takes big step with concept proposal approval</a>

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/first-look-aqualand-joins-st-leonards-apartment-party">First look: Aqualand joins St Leonards apartment party</a> 
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First look: Aqualand pushes ahead with Chatswood apartment tower as SSDA lodged for Archer Street

Mass timber is becoming an increasingly popular construction material in apartment developments, but Adelaide developer <a href="https://www.apartments.com.au/developers/otello">Otello</a> is taking the approach a step further.

At its new <a href="https://www.apartments.com.au/new-apartments/flowe-bowden-18-gibson-street-bowden-sa-5007">Flowe Bowden</a> development, the exposed cross-laminated timber (CLT) structure isn't just about reducing the building's environmental footprint. It also forms the foundation of a broader wellness strategy, influencing everything from indoor air quality and natural materials to the way residents move through and experience the building.

The 115-apartment mixed-use development, designed by Melbourne-based architecture practice Fieldwork, will occupy a prominent island site opposite Bowden Village Reserve, combining one, two and three-bedroom apartments with retail and a dedicated wellness destination.

[smartcode_project:default project_id=152022 project_image_fid=375528]

Wellness isn't confined to a gym or shared resident facility at Flowe. Instead, Fieldwork embedded the concept into the building itself.

The development has been split into two residential wings connected by a naturally ventilated central breezeway, replacing traditional enclosed corridors with open-air walkways that improve natural light, encourage cross ventilation and create more opportunities for neighbourly interaction.

"Rather than treating wellness as something that only happens on the ground floor, our response integrates it throughout the building, which led us to ask what it really means to design a healthy building," Fieldwork Director Quino Holland said.

[smartcode_project:default project_id=152022 project_image_fid=375531]

The building's architecture also reflects Bowden's industrial heritage. The lower podium references the area's historic brick and sandstone buildings, while the upper levels transition to exposed CLT, allowing the timber structure to become a defining feature throughout the apartments and shared spaces.

The use of mass timber sits alongside a range of sustainability initiatives, including a fully electric, gas-free design, rooftop solar and a targeted 5 Star Green Star rating.

[smartcode_project:default project_id=152022 project_image_fid=375524]

Inside the residences, the focus remains on natural, durable materials. Blackbutt engineered timber flooring, exposed CLT ceilings, porcelain surfaces and warm timber joinery create a calming interior palette, while low-VOC finishes and responsibly sourced materials have been selected to improve indoor air quality.

Kitchens have been designed as the centrepiece of each apartment, featuring porcelain island benchtops, timber-look cabinetry and brushed steel tapware, with layouts that maximise natural light and ventilation.

[smartcode_project:default project_id=152022 project_image_fid=375530]

The more traditional interpretation of wellness comes in the form of Level Eleven, a two-storey wellness club spanning the ground floor, mezzanine and first floor.

The facility will include a gym, yoga and reformer Pilates studios, Finnish and infrared saunas, magnesium hot and cold plunge pools, and dedicated recovery spaces. Unlike many residential wellness facilities, Level Eleven will also operate commercially, allowing the broader Bowden community to access the venue while giving residents exclusive membership benefits.

The ground floor has also been designed around everyday living. A café overlooking Bowden Village Reserve will activate the street frontage, while a bike workshop with tool storage, co-working space and dog wash has been incorporated to support daily routines and encourage interaction between residents.

"Flowe brings together my two biggest passions, creating places and creating healthier lives," Otello founder Daniel Harris said.

"We wanted to create something Adelaide hasn't seen before, a genuinely healthy building, where the way you live is lifted without even trying."

Flowe is positioned directly opposite Bowden Village Reserve and within walking distance of Bowden Railway Station and the Adelaide Entertainment Centre, placing future residents just minutes from the Adelaide CBD while remaining connected to one of the city's most established urban renewal precincts.

[smartcode_project_cta:default project_id=152022]

Otello launches wellness-focused Flowe Bowden with Adelaide-first mass timber apartment design

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.

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

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>

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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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Dumped Wiggle Sam Moran is in the midst of upgrading Sydney abodes. Moran, the former yellow Wiggle, his wife, Lyn, and their daughter, Eloise, are moving into their newly acquired $955,000 Rozelle cottage in inner Sydney (pictured above).
It was bought last year at auction through Sarah Lorden Real Estate agent Lynsey Kemp and according to RP Data then briefly leased at $750 a week while the couple sought to sell their Pyrmont apartment (pictured below).
{yoogallery src=[images/stories/jan20pyrmont]}
Earlier this month the sale of the Moran's two-bedroom, two-bathroom Paramount, Pyrmont apartment was recorded at the land titles office at a healthy $682,500. It cost $500,000 in 2007. The apartment walls were full of show business memorabilia including Jersey Boys posters.
Moran has overseen the recent minor renovation of the three-bedroom Rozelle cottage on a 272-square-metre block, which has been freshly painted and new carpet installed. It has three bedrooms and one bathroom and was marketed as offering “tremendous scope to refresh or renovate” and “currently in very liveable condition” with some retained period features. A formal lounge with slow combustion fireplace was the home’s focal point.
It was reported the auction of the freestanding weatherboard cottage attracted young families and older executives given with its character charm and good position.
But the home, which had been in the one family for 30 years, was built in 1880 and only partially updated 15 years ago.
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Dumped yellow Wiggle Sam Moran upgrades in Sydney, with not much wiggle room: Title Tattle

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There's always been bit of the working-class man in Jimmy Barnes. Not just in the gravelly voice, but also in the singer's taste for property.
But Barnes, who formed his band Cold Chisel on the industrial outskirts of Adelaide, has decided to offload his twin Botany industrial warehouse investment spaces.
The two warehouses in the Sydney industrial precinct have residential conversion potential given their residential 2b zoning.
They cost $2.3 million in 2009 when bought by Barnes and his wife, Jane.
Steve Pappas at Firmstone Properties Rosebery has the listing with a $3 million hopes.
The couple had engaged architects to start negotiations with the council for a multi-unit redevelopment.
The 1,470-square-metre Daniel Street holding was envisaged as potentially suitable for private premises for their extended entourage given their own residence has been in the neighbourhood  since 2004 when they spent $1.6 million on a 490-square-metre holding that conveniently had a recording studio.
Recording studios aren't always included, but warehouses traditionally offer flexible floor plans, vaulted ceilings, timber trusses and high walls that encourage the imagination to soar.
They also offer open-plan living spaces that are usually alive with tactile and textured energy – blank spaces aplenty for contemporary artworks to be displayed with an ease not familiar to older homes.
And warehouses can be special internally without regard to their dull street presence.
As inner-city land values rose in the late 1970s and companies were tempted to move further out, the warehouse fad took off.
Celebrity manager Harry M. Miller was a pioneer of the trend. He made his home in Woolloomooloo after paying $122,000 for a 512-square-metre inner-city block.
Miller's three-storey warehouse was described by the international architecture photographer Tim Street-Porter as a contemporary palazzo with French-walled garden set into the busy urban landscape. It included an internal glass lift that whisked visitors from the foyer.
Miller left the warehouse with polo practice pit after 20 years, selling to the Melbourne recording supremo Michael Gudinski in 1999.
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Jimmy Barnes lists his Botany industrial investment: Title Tattle 

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The Manly municipality recorded strong growth in land values over the past three years.
There was an $11.719 billion total land value across the Manly local government area as at July 2011.
This was 10% higher than the $10.631 billion total determined as at July 2008, according to NSW Valuer-General Philip Western.
There was a 3.2% change in the last year, with the median residential value up from $885,000 to $913,000.
The new values for the 9,752 properties were derived from analysis of 184 residential, 13 commercial and four industrial sales over the last year.
Over the three-year period residential land has shown a moderate increase.
“The value of commercial land has shown a slight increase, while industrial land values have remained steady,” Western says.
Business land median values rose 2% from $750,000 to $771,000 in the 2010 to 2011 valuation year.
The median industrial holding rose 2% in the past year from $1.02 million to $1.04 million. 
Typical residential land values were:
<ul>
<li>727 square metres at Castle Circuit, Seaforth valued at $1,100,000 </li>
<li>594 square metres at Curban Street, Balgowlah Heights valued at $958,000 </li>
<li>586 square metres at Grandview Grove, Seaforth valued at $935,000 </li>
<li>736 square metres at Jenner Street, Seaforth valued at $1,100,000 </li>
<li>550 square metres at Judith Street, Seaforth valued at $680,000 </li>
<li>1,271 square metres at Seaforth Crescent, Seaforth valued at $1,370,000 </li>
<li>627 square metres at Upper Beach Street, Balgowlah valued at $890,000 </li>
<li>542 square metres at Wanganella Street, Balgowlah valued at $710,000</li>
</ul>
Typical commercial land values were:
<ul>
<li>178 square metres at North Steyne , Manly valued at $1,130,000 </li>
<li>101 square metres at Pittwater Road, Manly valued at $450,000                     </li>
<li>196 square metres at Sydney Road, Fairlight valued at $347,000 </li>
<li>368 square metres at Sydney Road, Balgowlah valued at $661,000 </li>
<li>209 square metres at Sydney Road, Manly valued at $1,040,000 </li>
<li>220 square metres at The Corso, Manly valued at $2,100,000 </li>
</ul>
Typical industrial land value was:
<ul>
<li>974 square metres at Condamine Street, Balgowlah valued at $1,040,000</li>
</ul>
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Manly land values up 10% in three years

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If you could put together a fantastic investment opportunity, what would it entail? Would you make every effort to find an opportunity that has all of the signs of a quality investment such as low supply and high demand, fantastic amenities and a strong, diversified employment base? Would you select a location that is close to all necessary amenities and some that are perhaps unnecessary but highly appealing just the same? Would you search for a location that professionals forecast as a strong growth area for years to come, providing you with massive capital growth and cash flow opportunities? Of course you would. So what would you do if I told you that Newcastle enjoys all of these qualities? You'd take a look for yourself, that's what you'd do!
Low Supply/High Demand
According to the 2010 Lower Hunter State of the Land Report, the region is experiencing a dearth of houses – it is undersupplied by more than 3,000 per year. The area has not been zoned for more residential development, adding to the squeeze on supply already being felt from a growing population. Per <a href="https://realestate.com.au">realestate.com.au</a>'s data, postcodes 2300 and 2302 clearly show that demand is surpassing supply in Newcastle, and has been since October 2009. As the chart below indicates, the rental market for the Newcastle area is quite strong – a little more than half of the population is renting.
<img src="/images/stories/saggers2.gif">
Population is growing as a result of infrastructure spending and employer growth. The largest share of the population growth has been centred in the areas of Lake Macquarie, the Port Stephens council area, the Great Lakes Council area and of course the City of Newcastle. As the data indicates, population has outstripped supply in the Lower Hunter region, and if the population continues to grow as predicted, housing will continue to be in high demand. Infrastructure improvements and jobs outlook for the region has contributed to predictions by The Hunter Valley Research foundation of an increase in the population to 730,000 by 2026.
<img src="/images/stories/saggers3.gif">
Amenities The old real estate dictum “location, location, location” still holds as true today as ever. If your investment property is in an area of low supply and high demand, yet its location lacks many of the amenities desired by today's demographic, then your return on investment will be lacking. Newcastle offers both residents and visitors a distinctive combination of pristine beaches, prosperous wharves and an animated city landscape, offering individuals a wide variety of fun and entertaining things to see and do. Walkers get the chance to take in a bit of natural beauty on Bathers Way, which is a well-known five-kilometre walk along the coastline between Nobbys Beach and Merewether Beach, and shoppers can find the perfect gift among a number of unusual and interesting shops at Cooks Hill's Darby Street. Antique buffs can take a trip back in time among the antique stores in Mayfield and Islington. For a walk on the “wild” side, Blackbutt Reserve is a mere 10 minute drive from the city. Visitors enjoy the chance to connect with Australia's wildlife, while wine enthusiasts can soak in the beauty and enjoy tours courtesy of many Hunter Valley wineries just minutes from downtown Newcastle. Employment ABS reported in June of 2010 that unemployment rates in the Hunter region were at 4.3%  – lower than the state average of 5.2%. Financial services, education and health sectors as well as massive natural resource exploration and extraction is contributing to the Newcastle economy. As China's need for coal continues to grow, so too does Newcastle's export of this highly desired resource. Newcastle's port is the highest exporter of coal in the world, moving a massive 97 metric tonnes during years 2009-2010 with plans to increase that output to 180 metric tonnes by the year 2013. To accomplish this amazing feat, expansions to mining facilities and subsequent employment growth will further strengthen Newcastle's economy.
<img src="/images/stories/saggers.gif">
Market timing In 2010, Newcastle was labelled as the only current “hotspot” in New South Wales by <a href="https://hotspotting.com.au">hotspotting.com.au</a>'s Terry Ryder, and corroborated by Australian Property Investor magazine that same year. These views were in no small part derived from the massive billion dollar infrastructure improvements both planned and currently in progress that are driving factors in the Newcastle and Hunter region economies. Timing, as they say, is everything, and current market indicators suggest that right now represents a perfect time for investors to jump into this market, as Australia’s sixth largest city, Newcastle appears to be on the cusp of recovery. Right now prices are still low for this populous city location, putting investors in a very good position to get in at an affordable price, at the perfect time of the market and realise strong capital gains.
Sam Saggers is CEO of<a href="https://www.positiverealestate.com.au/ME2/Sites/Default.asp?SiteID=697F1E57F8A54C7F9582C3C49417EEC4" target="_blank"> Positive Real Estate.</a>
 
 
 
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ssaggers-cYw3HLcXnJ

Newcastle housing market set to shine

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Peta Minton, wife of the equity firm Archer Capital managing director Greg Minton, has spent $4.76 million at <place><city>Palm Beach</city></place>.
It’s a 1917 house – last sold 40 years ago – with sandstone basement and shingle-clad upper level with polished floors, three-metre-high ceilings and a sandstone open fireplace. All very much a throwback to the pioneering days when <place><city>Palm Beach</city></place> precincts garnered enduring nicknames such as “Pill Hill”, given the prevalence of <street><address>Macquarie Street</address></street> doctors on the hillside overlooking the beach and “Spin Hill” given the many spinsters on Sunrise Road.
Quite possibly the lower strip of Palm Beach Road will in future become known as Archer Capital Slopes, as the Minton’s near neighbour is Peter Wiggs, another managing director at Archer Capital. Wiggs and his wife, Electra, paid $4.5 million to secure Awarua in 2007. Wiggs, one of the longest-serving executives in the Australian private equity industry, having previously been at Rothschild <place><country-region>Australia</country-region></place>, joined Archer Capital in 1997. There's one house between the two acquisitions.
Awarua, a 1930s weekender that sits on an 873-square-metre block, previously traded in 1960 when it was bought by Edeline Jenkyn, wife of <place><city>Sydney</city></place> barrister Norman Jenkyn, QC.
The Mintons’ recently purchased property is listed on the Pittwater Local Environment Plan given its heritage significance, but extensions are possible given council approval. It was sold by the Boden family through LJ Hooker Palm Beach agents David Edwards and Amethyst McKee, who had marketed the property with $4.5 million-plus hopes.
Before joining Archer Capital in 2000, Greg Minton spent six years in management roles with CSR Limited including CSR Humes, the manufacturer of precast concrete products. Archer Capital, with $2 billion in funds under management or advice, has notched up over 30 acquisitions in leveraged buyouts since 1996 involving total aggregate funding of $5 billion. But the directors have some way before catching up to catch up with the long-acquisitive merchant banking types from Macquarie Bank et al.
In some years over the past three decades there have been $100 million plus in acquisitions by banking types as enriched old-timers depart the pricey peninsula. At <city>Palm Beach</city>, and also <place><placename>Whale</placename><placetype>Beach</placetype></place>, the emerging banking takeover can be traced back to the late 1980s when merchant banker Jim Dominguez and wife, Suzanne, snapped up their hillside double block for just $215,000. In 1990 the 2,200-square-metre Moonrising property was bought by merchant banker Stephen Higgs for a record $3 million. Merchant banker Rob Barry and wife, Mary, then spent $2.2 million on a house in 1992.
A property called Tehongi, on <street><address>Florida Road</address></street>, sold for $1.9 million to merchant banker Chris Roberts and wife, Frances, in 1993. And merchant banker Rob Rankin bought a property in 1995 for $852,500.
Nick Whitlam, when of the merchant bank Whitlam Turnbull, jokingly called his former <placename>Whale</placename><placetype>Beach</placetype> holiday home Wokka Waters – a reference to the estimated $9 million fee his firm received for its 1988 advice to the <city><place>Fairfax</place></city> publishing group.
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Summer Beach Spotlight: Archer Capital's acquisitive Palm Beach weekender buy-up 

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The redundant Stanwell Park, NSW coastal holiday home of Peter and Divonne Holmes à Court has been sold for $1.9 million.
Its McGrath Thirroul listing agent Amanda Moore had expected $2.1 million-plus bidding when it was auctioned in conjunction with LJ Hooker Helensburgh in early December.
Last traded at $2.1 million in 2008, it is understood to have been bought by a surfwear entreprenuer.
Set about one hour south of Sydney, the four-bedroom oceanfront home at Stanwell Park attracted no bids at its auction.
It comes with Luigi Roselli-designed and council-approved plans for extensive additions.
Due to spending more time in Europe, the <a href="https://www.propertyobserver.com.au/new-south-wales/peter-holmes-a-courts-nsw-coastal-retreat-listed-for-sale/2011113052622" target="_blank">Holmes à Court family decided they would not build their dream beach house extension</a> on the 1,568-square-metre Kallaroo Avenue site.
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Summer Beach Spotlight: Tide goes out on Peter Holmes a Court's Stanwell Park offering

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There will continue to be infrastructure growth, new developments and rental yields of 5% to 6% in greater western Sydney. Investors will continue to head west, lured by affordable property with high returns and higher stock levels.
Sydney is a tale of two cities
Until now Sydney buyers have pooled greater western Sydney into the same market as Sydney, but this perception is beginning to change. Greater western Sydney cannot be regarded as the same economy as inner Sydney or the northern beaches. The development boom, the buyer and seller mentality here – and hence the property data – is very different from the rest of Sydney.
We are seeing commercial epicentres emerging here – negating the need for residents to commute to the CBD. New suburbs and shopping districts are appearing, businesses are establishing and settling out here, the M2 motorway is expanding, new and expanded train stations are emerging, and so are large master-planned developments. No other area in Sydney is seeing that amount of change so quickly.
Investors are realising it – and their presence in the area is growing. Rental yields have averaged 5% to 6% here, in comparison to Sydney’s inner west, where they are 3% to 5%. This kind of strong rental yield will continue in 2012, assuming the economy will remain stable.
Hot suburbs to watch
Infrastructure growth and new developments are indicators of good rental yields and capital growth for those areas. Suburbs to watch out for include:
•             The Ponds (west of Kellyville): High-quality housing is being developed on a large scale, and this is tipped to be an upmarket area. In November, the $8.5 million landmark Eastern Playing Fields precinct opened. Nearby, Schofield train station has been relocated and expanded. In addition, my belief is that the north-west rail link will have to happen, further benefitting these areas.
•             Schofields and Riverstone: A significant amount of land has been released here with quality developments; a major part of the M2 is being widened to three lanes; and a planned Woolworths in Schofields is pointing to the growth of these suburbs.
•             Oran Park and Edmondson Park: These are large new suburbs. Edmondson Park is conveniently at the junction of the M7 and M5 corridors and will have a new train station linked to the airport and East Hills lines by 2016.
•             Pemulwuy: There have been significant sales in this new suburb by our new Pemulwuy office. In 2010 there was an 11.5% increase in the median house price, and 2011 a 5.6% increase. In October, median house prices were 8% higher than the median house price for the Holroyd area.
Off-the-plan sales to grow
Off-the-plan sales are already at a high due to the wave of savvy overseas investors. Often entire developments are purchased off the plan quickly. That’s where local buyers are missing out. Investors overseas know it’s a safer investment here and are also comfortable buying off the plan. Often, by the time a development is completed these investors have made tens of thousands of dollars on their purchase price.
Local investors are likely to soon change their mentality and realise that off the plan is the way of the future in the greater west. Developments also offer warranties, making the investments as safe as a second-hand property. The challenge is for local buyers to get in there before overseas investors snap up future developments.
Douglas Driscoll is CEO of <a href="https://www.starrpartners.com.au/" title="Starr Partners" target="_blank">Starr Partners</a>.
 
 
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Greater western Sydney market to go from strength to strength in 2012

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Imagine rolling, picturesque landscapes and a vibrant and diverse night life and you will catch a glimpse of life in Orange – a city with much to offer. Located approximately 260 kilometres west of Sydney, the City of Orange in New South Wales is a rapidly emerging investors’ hub for many reasons and has been named by many authority figures as the next hotspot to invest in for many reasons, where investors can expect fantastic returns when buying property in this city.
So let me spell out the reasons why.
The city is located to the north and west of Sydney – Mitchell Highway links Orange to Bathurst on the east and on the north-west to Molong, Wellington, Dubbo and Bourke. West of Orange is Parkes (100 kilometres) and Forbes (125 kilometres), which are situated along the Newell Highway running from Brisbane to Melbourne. The Northern Distributor road opened in 2007 as a bypass and the city is served by the Orange Airport, a regional airport.
Two railway stations serve Orange – the main station, served by the Countrylink XPT service (daily), has been open since 1877 and runs between Sydney and Dubbo. The Xplorer service runs weekly between Sydney and Broken Hill.
The smaller station – Orange East Fork – was opened in 1970 and is situated on the branch line to Broken Hill. Indian Pacific provides services two times per week to Perth.
Recently, Positive Real Estate sold five four-bedroom house-and-land packages in beautiful Orange, which promise fantastic rental yields ranging from 7% to 14%, depending upon furnished, unfurnished or serviced/furnished options, which also offered a positive tax cashflow in just one year. Needless to say, once these deals were released to our investors they were snapped up within an hour!
So what makes Orange so special?
Plenty. The city shows all the markers of a growing, robust economy. Orange boasts the lowest vacancy rates in all of New South Wales, and the massive private and government infrastructure spending will continue to drive growth in the region, increasing the potential for huge profits.
Orange is a metropolitan city in every sense of the word, however it has managed to maintain its idyllic persona without sacrificing the best that city living can offer. For example, annual events such as F.O.O.D. Week, which is organized by the local food and wine industries attracts thousands of individuals to the region. The event is popular and impressive enough to be featured in Australian Traveller Magazine's list of “100 Greatest Gourmet Experiences”.
Newcrest Mining's Cadia Hill gold and copper mine, located 40 kilometres to the south west of Orange City, is slated to receive $2 billion dollars' worth of expansion to its facilities. This mine is the largest producer of copper and gold in New South Wales and employs approximately 1,000 people directly and about the same indirectly, bringing $1 billion to the local economy and continued operation for at least 30 years.
Orange has more to offer than simply mining. With a diverse mix of employers, including education, agriculture, health, manufacturing as well as mining, the growth is not dependent upon any one industry.
Infrastructure spending is booming in Orange. For example, Bloomfield Hospital is spending $250 million towards construction of a new general hospital, two mental health facilities and upgrades to four buildings as well.
Other works include $30 million from the state government towards a 30-bed aged-care facility, $47 million for a water pipeline from the Macquarie River to aid Orange City's water supply issues, and $12 million towards 49 two- and three-bedroom unit apartment buildings.
Orange has nearly a dozen primary schools and two Catholic Diocesan Primary Schools, and a number of secondary schools as well. Orange has its own university campus, Charles Sturt University (formerly University of Sydney) which has a recently built dentistry school.
Head of campus professor Kevin Parton told Central Western Daily that as more of the university's projects (such as a proposed medical school) came into play the rental demand would necessarily rise as students search for good housing opportunities while attending university.
“There are some shrewd entrepreneurs in Orange,” Parton said. “They know that with supply so low they'll get a good return.”
Despite the university's ability to keep up with rental demand on campus, Parton said that many students seek out private rentals as they get older instead of living on campus.
“We know that we can't provide that [private accommodation] so they must go out into the private market,” said Parton. “Lots of businesses are expanding, businesses like Cadia, Kinross, Jeff Hort... all of us are putting pressure on the rental market. As a result of this pressure we would expect more construction by the private sector.”
With all of this pressure on the market, and an extremely limited supply, investors will continue to see strong returns for quite some time. According to API Databank Market Watch, the previous decade showed an annual price growth of 8.3%.
Experts believe that Orange City Council's prediction made in 2005 of a 50,000 population by 2020 may be proven a conservative one, due to the massive infrastructure development and commitments for future growth by various industries and government entities.
Blessed by a forward-thinking council, Orange City's well managed strategy to handle growth will continue to be a positive influence on investments in the region, and with massive spending by both private and governmental entities, investors are sure to see solid returns for quite some time.
We recommend that investors take a closer look at Orange. With a very tight rental market, and a booming economy, this city is certain to present fantastic rental yields and positive cashflow opportunities.
Sam Saggers is CEO of<a target="_blank" href="https://www.positiverealestate.com.au/ME2/Sites/Default.asp?SiteID=697F1E57F8A54C7F9582C3C49417EEC4"> Positive Real Estate.</a>
 
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NSW city of Orange offers opportunities for investors

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Designer furniture and homewares retailer Fiona Lyda, owner of Spence and Lyda in Surry Hills, has put a $1.75 million asking price on her Camperdown apartment.
Listed through Shannan Whitney and Matthew Carvalho of BresicWhitney Estate Agents, it comes with 180-degree city skyline views.
The renovated two-bedroom apartment, which last traded for $1,435,000 in 2009, is on the 14th level of Trio, a two-year-old building.
Lyda bought the 177-square-metre apartment on Stirling Circuit when the Trio building was approaching completion. There’s a self-contained retreat with second kitchen.
Now featuring bespoke interiors showcasing Lyda's designer flair, it comes with polished parquet floors and walls upholstered with Missoni fabric.
The 16-storey Luxe building shares facilities with six other buildings in the Frasers-built City Quarter precinct including two gyms, plus an indoor heated 20-metre pool and an outdoor 50-metre pool.
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Homewares retailer Fiona Lyda lists in Camperdown

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A 1,500-square-metre Victorian building in the Bathurst CBD with Westpac as its anchor tenant has been sold at auction for $2.125 million.
Westpac leases 80% of the property at 86 William Street, with the other tenancies being an office and four-bedroom residence upstairs, both of which are leased.
The sale price reflected a yield of 7.3% on income of $155,000.
The property was marketed by Charles Gonzalez from Burgess Rawson as part of a commercial property portfolio auction, which also included a <a href="https://www.propertyobserver.com.au/retail/high-yields-for-7-elevens-continue-to-attract-investors/2011120752720" target="_blank">Mount Druitt 7-Eleven service station that sold for over $4 million.</a>
Gonzalez describes the Bathurst property as a “substantial classic freehold building”.
Westpac has a 10-year lease on the building running from June 2009 with an option of a five-year renewal. The new owner is guaranteed 3% annual rent increases, with Westpac paying outgoings.
One of the two properties that did not sell at the December 6 auction was a Woolworths Caltex Service in Seven Hills offering annual income of $183,000. Negotiations are currently under way over the sale of this property.
An 830-square-metre strata floor on Broadway, Ultimo near the Sydney CBD offered as vacant possession also failed to sell despite some bidding.
 
 
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