Melbourne developer Spacious Group has completed Voyage Altona, one of the closest new apartment developments to Altona Beach.

Off the plan purchasers have started moving into the 49-apartment project on Pier Street, with the remaining move-in-ready one-, two- and three-bedroom apartments starting from just over $500,000.

Display apartments have now been fitted out, allowing prospective buyers to inspect the completed residences by appointment.

[smartcode_project:default project_id=112195 project_image_fid=372638]

The completed apartments feature open-plan living and dining areas which extend onto private balconies and terraces, while full-height glazing maximises natural light throughout the interiors.&nbsp;

Hybrid timber-look flooring, stone benchtops, Miele appliances, porcelain-tiled bathrooms and generous storage feature throughout the building which also features landscaped communal areas, expansive shared terraces, lift access and secure on-grade parking.

Drawing inspiration from its bayside setting, Voyage adopts a restrained palette of warm neutral tones and textured finishes. Many of the apartments take advantage of views across Port Phillip Bay, while the indoor-outdoor living spaces have been designed to make the most of the coastal outlook.

[smartcode_project:default project_id=112195 project_image_fid=3286]

Voyage was developed to address what Spacious Group identified as an undersupply of higher-quality apartment product in Altona, with a focus on owner-occupiers looking to remain within the bayside community.

"Voyage responds to very strong local buyer demand for quality, owner-occupier-focused product," says Barry Plant Projects Director Jarrod Farey, who has handled sales since the project's launch.

"The project delivers an elevated lifestyle proposition, with its design and quality of finish far exceeding anything previously produced in the area, as well as its proximity to Pier Street Village and the beach."

The majority of purchasers have been local downsizers and owner-occupiers looking to stay within the Altona community but who previously had limited opportunities to buy a brand-new apartment.

[smartcode_project_cta:default project_id=112195]

Joel Robinson

Spacious Group completes Voyage Altona in Altona's beachside precinct

Homecorp has secured approval for a $360 million apartment development at Budds Beach, paving the way for one of the Gold Coast's most amenity-rich residential projects to launch later this year.

Gold Coast City Council has approved Lýon Residences, a 32-level tower that will deliver 178 two and three-bedroom apartments across a prominent corner site at 8-10 Acacia Avenue and 25-27 Oak Avenue.

The approval comes as developers continue to invest in premium lifestyle-driven apartment projects on the Gold Coast, where owner occupiers are increasingly prioritising amenity as much as apartment size and location.

<a href="https://www.apartments.com.au/new-apartments/l-on-residences-25-27-oak-avenue-surfers-paradise-qld-4217">Lýon Residences</a> has been designed around a resort-style wellness offering, headlined by a Moroccan-inspired spa precinct featuring treatment rooms, a Nordic sauna and steam room, hot and cold plunge pools, a soaking pool and a residents-only juice bar.

The rooftop will include a heated infinity pool and spa, residents' lounge with private kitchen and bar, gymnasium, yoga and Pilates studio, outdoor entertaining areas and barbecue facilities overlooking the Surfers Paradise skyline.

<img alt="Lyon" data-entity-type="file" data-entity-uuid="2d3e29af-8793-486e-a684-52cef862241f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-07-15%20at%204.32.26%E2%80%AFPM.png?VersionId=ayG2zpLf3SS6Zy8XmKDcQods4kVWb0gm" />

Homecorp Founder and CEO Ron Bakir said Budds Beach provided the ideal location for the company's latest luxury apartment project.

"Budds Beach represents one of the most unique and sought-after pockets of the Gold Coast, and Lýon Residences has been designed to reflect that sense of rarity and refinement," Bakir said.

The project arrives as wellness continues to become a defining feature of new residential developments both in Australia and internationally.

The latest Global Wellness Institute figures show wellness real estate remains the fastest-growing segment of the global wellness economy and is forecast to exceed $1.8 trillion by 2030. Australia continues to rank among the world's 15 largest wellness real estate markets, with developers increasingly integrating health, recreation and community facilities into apartment projects.

Queensland is also experiencing strong population growth, with the Gold Coast continuing to outperform many other Australian cities as demand for new housing remains elevated ahead of the 2032 Olympic and Paralympic Games.

Bakir said the project had been designed to respond to that shift in buyer expectations.

"Strong population growth and sustained demand across the Gold Coast continue to highlight the need for well-designed new housing supply. Lýon Residences responds directly to this demand while setting a new benchmark for residential living," he said.

Each apartment has been designed to maximise views across the coastline, the Nerang River and the Gold Coast hinterland.

Located just minutes from Surfers Paradise beach and the Broadwater, the development also offers easy access to the light rail network, Broadbeach and Burleigh Heads.

Early site works are underway, with construction expected to commence later this year.

Homecorp approved for Budds Beach apartment tower, Lýon Residences

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

<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/N_FowNW0wu8?si=vb25XFq1wZ-iufAW" title="YouTube video player" width="560"></iframe>

A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

[smartcode_project:default project_id=28384 project_image_fid=372542]

The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

[smartcode_project_cta:default project_id=28384]

North-facing Swan River views drive demand at Rivière Residences in Applecross

Nearly 60 per cent of apartments at McNab Group's $220 million The Tannery development in Brisbane's West End have sold ahead of the project's public launch, including a suburb-record $2.57 million sale for a two-bedroom apartment.

The early sales campaign has secured buyers for 50 of the project's 87 apartments, highlighting continued demand for larger owner-occupier apartments that combine generous floorplans with premium lifestyle amenities in one of Brisbane's most tightly held inner-city suburbs.

[smartcode_project:default project_id=143337 project_image_fid=374768]

McNab Group Executive Chairman Michael McNab said selling more than half the project before launch reflected changing buyer expectations.

"Selling more than half the project before public sales open tells us buyers are actively seeking apartments that offer something genuinely different," McNab said.

"Today's buyers are looking beyond four walls. They want homes that genuinely enhance the way they live, with spaces that support health, connection and everyday wellbeing."

[smartcode_project:default project_id=143337 project_image_fid=374767]

A key point of difference for the project is the adaptive reuse of the heritage-listed Dixon's Tannery building, which will become The Retreat, a residents-only wellness precinct rather than being redeveloped into additional apartments.

The Retreat will feature a sauna and steam room, hot and cold plunge pools, a commercial-grade gym, Pilates studio, cinema, library, co-working spaces and private dining room. Rooftop amenities will include a swimming pool, landscaped gardens, outdoor entertaining areas and dog-friendly spaces.

[smartcode_project:default project_id=143337 project_image_fid=374760]

Designed by Cottee Parker Architects with interiors by Tom Mark Henry and landscape architecture by Aspect Studios, The Tannery comprises 87 two, three and four-bedroom apartments across 11 levels overlooking the Brisbane River.

Cottee Parker principal Dee Passenger said preserving the original tannery building had been central to the project's design.

"The easy option would have been to maximise the site's development potential with additional apartments. Instead, McNab has chosen to preserve the original tannery as a shared wellness retreat, ensuring this important piece of Brisbane's history remains at the heart of the community."

Passenger said sustainability also played a key role in the design, with materials from the original industrial site salvaged and repurposed throughout the development.

[smartcode_project:default project_id=143337 project_image_fid=374761]

Motiv CEO Carly Cottam said buyers had responded strongly to the combination of larger apartments, wellness facilities and the West End lifestyle.

"We are seeing more buyers looking for homes in the sky that provide the space and functionality of a traditional home, while benefiting from the convenience and lifestyle that apartment living brings," Cottam said.

She said purchasers included both owner occupiers and investors, with demand coming from local buyers as well as interstate purchasers.

Coinciding with the public launch, McNab also announced a partnership with Queensland Ballet, whose neighbouring Thomas Dixon Centre shares historical ties with the original Dixon family.

Located on a 4,465 sqm site at 439 Montague Road, The Tannery overlooks the Brisbane River and is around 10 minutes from the CBD.

Construction is underway, with completion expected in the second half of 2027.

[smartcode_project_cta:default project_id=143337]

More than half of residences sold before public sales as McNab announces significant partnership with Queensland Ballet

McNab's The Tannery nears 60 per cent sold before public release, sets two-bedroom West End record

Iwan Sunito's vision for a landmark mixed-use precinct in Sydney's Inner West has taken a major step forward, with approval granted for the $1.9 billion Five Dock development first unveiled earlier this year.

The approved scheme by <a href="https://www.apartments.com.au/developers/one-global-capital">One Global Capital</a> will deliver an 80,500 sqm mixed-use precinct comprising 840 apartments, integrated hotel accommodation, commercial and retail space, alongside publicly accessible open space designed to create a new destination for the growing suburb.

"This is a significant milestone for One Global Capital and for the future of housing delivery in Sydney," Sunito said.

"The Housing Delivery Authority was established to identify major housing projects capable of delivering meaningful supply more efficiently, and we are delighted that Spencer Street has been recognised as one of those projects.”

He said the declaration reflected the rapid progress achieved since acquiring control of the site.

"In less than seven months we have progressed from taking control of the site to securing entry into one of the NSW Government's most important planning pathways. It reflects the experience of our team, the strength of our consultant group led by Urbis, and our long-term commitment to delivering transformational projects that contribute to Sydney's future."

When the project was revealed earlier this year, Sunito described the opportunity as one of the strongest development sites he had worked on.

"I probably hadn't appreciated the uniqueness of the site until more recently when putting together the concept plans," Sunito said.

"The proximity to the water, and the golf course opposite, is unlike any other part of Parramatta Road. We have a unique position and view corridors over the water that makes this one of the best sites I've worked on."

The development has evolved since its initial announcement, with the approved plans increasing the residential component from the originally proposed 750 apartments to 840 homes while retaining the project's focus on creating an integrated neighbourhood rather than a standalone residential development.

Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/a-city-within-a-city-iwan-sunito-flags-1-5-billion-mixed-use-precinct-in-five-dock">"A city within a city": Iwan Sunito flags $1.5 billion mixed-use precinct in Five Dock</a>

The precinct will combine apartments with hotel accommodation, commercial workplaces, retail offerings and public spaces, creating a mixed-use environment intended to serve both residents and the broader Five Dock community. The proposal also continues the collaboration between One Global Capital and internationally recognised architect <a href="https://www.apartments.com.au/architects/koichi-takada-architects">Koichi Takada</a>, whose previous work with Sunito includes Infinity, Arc and Skye North Sydney.

Takada previously said the design was driven by a philosophy of integrating nature into the built environment.

"The concept for this development is born from our design approach to naturalising architecture," Takada said.

"The public realm benefits from biophilic design that integrates generous landscaping, and the development is optimised for natural daylight, airflow and water views to foster wellbeing, sustainability and spaces that foster community interaction."

Sunito has consistently described the project as a "city within a city", with a strong emphasis on creating a destination that extends beyond housing.

"We want to create a development that's not only to be seen, but to be experienced by the whole local community," he said.

The approval comes as Five Dock continues its transformation ahead of the opening of the Sydney Metro West line, with the new Five Dock station set to significantly improve connections between the Inner West, Parramatta and the Sydney CBD.&nbsp;

The precinct will also benefit from its proximity to the Parramatta Road corridor, nearby waterfront parklands and established retail and dining offerings that have made Five Dock one of Sydney's most tightly held Inner West suburbs.

Iwan Sunito secures approval for $1.9 billion Five Dock mixed-use precinct

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>

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Ellen Walker

Off-the-plan property explained: What is stamp duty?

Work is expected to resume later this year on the Nightcliff apartment complex Seabreeze in Darwin.

The project stopped construction in 2016 given the ailing Northern Territory economy and a downturn in the apartment market.

Sunbuild has reportedly lodged a reapplication permit for the site on the corner of Progress and Dick Ward drives.

Sunbuild owner Neil Sunners has begun the process of completing the five-storey, 92-apartment development.

About a third of the project had been completed, the NT News reported.

Sunners said it had taken until now for confidence in the economy to return.

“I believe the time is right in Darwin to get going again, as the economy is stronger than a few years ago and confidence is continuing to grow,” Sunners told the NT News.

He expects it will take about eight months to complete with works likely to begin around August.

The project was first mooted in 2009

Darwin, which is a small town and relies on big oil and mining projects, has seen a weak apartment market.

According to the latest data from real estate firm Raine & Horne, the number of properties hitting the market for sale in Darwin is about 75% higher than the capital city’s historical January average.

Glenn Grantham, at Raine & Horne, noted there had been a surge of vendors releasing their properties for sale in January, "after many recognised last year had been very good for capital growth.” 

In 2021, Darwin’s real estate values increased by almost 15%, its highest annual growth rate in many years.

"Many of the properties for sale are long-term rentals. 

“Given the transient nature of Darwin’s workforce, plenty of tenancy agreements end at this time of year and rather than seeking to find a new tenant, the owners are deciding to put the properties on the market for sale
.
“This decision makes plenty of sense as it is often more straightforward to show a vacant property to buyers than a home with a tenant.”

"Around 85% of buyers in Darwin are currently owner-occupiers seeking to a first home or to upgrade. 

"If there is a lease in place on a property, first home buyers and upgraders will look elsewhere.

“We’ve even seen an increase in off-market sales to tenants.

“These off-market sales not only take the tenant out of the rental market but also take the long-term investment properties out too.”

 “The silver lining is that a smaller pool of rental properties combined with strong tenant demand will push up investment yields in Darwin which is great news for investors.”

Sunbuild stopped construction at the site in 2016 

jchancellor-FAypfDUnLy

Seabreeze, Darwin apartment block set for 2022 construction restart

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Darwin has experienced a few tough years and the weakening trend continued into 2019, according to a recent Herron Todd White (HTW) residential report. 
"The peak of the market (2013-2014), which was mainly inflated by the Ichthys gas project, was going to end at some point and we are now experiencing the aftermath," the valuation firm said. 
"Since the start of the year, we have seen declines in both sales and median price for all suburbs across Darwin (REINT)."
All markets have been hit, from residential to commercial, dwellings to units and the suburbs of Parap to Darwin River.
The weak market has been foreseen for some time now and it is now believed that home owners are coming to the realisation that their homes are not worth what they perceive.
This has been a difficult process and caused stress throughout the market and wider economy.
"We have seen some big reductions, especially in the Darwin CBD," the valuation firm noted. 
"There has been a 40% fall in the median unit and townhouse price from $565,500 in March 2015 to $330,000 in March 2019 (REINT).
"Also looking Palmerston way, the suburb Moulden has experienced some big reductions; recent analysed sales of dwellings show a drop in the order of 30% or more from 2013/2014."
A three bedroom apartment in the Darwin CBD has recently been sold at a reduced price of $330,000.
With views of the Darwin Harbour, the unit at<a href="https://www.realestate.com.au/sold/property-unit-nt-darwin+city-129170426" target="_blank"> 7/3 Harvey Street</a> (pictured below) include open plan living and dining area, private balcony, three bedrooms and kitchen with stone bench tops.
The complex comes with secure parking and pedestrian access. 
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/10/darwin%20city%201.jpg" alt="">
"Be that as it may, we should not be discouraged by the current state of the market," HTW said. 
"Unfortunately, it is a reality that we are seeing some heavy reductions but to put things into perspective, we need to take a look at Australia as a whole." 
According to the Australian Bureau of Statistics (ABS), the latest release shows new lending for investment dwelling in Australia is at its lowest since 2011.
Additionally, lending for purchase or construction of a new home in Australia has fallen to its lowest level since 2013.
Lending to households has decreased year on year by 17.8% in the Northern Territory (ABS).
This is a heavy drop but again, but comparative to other states. Victoria and New South Wales have also both dropped year on year, 15.4% and 18.9% respectively.
The report suggests there has been a downturn in all states with the only exception being Tasmania.
"We are not alone up here. The silver lining is that we are now in a period of market affordability; the dream of owning a home or unit is now realistic for Territorians.
"As mentioned earlier, we are seeing home owners slowly accepting the very weak property market. This is reinforced by looking at the recent statistics for the northern suburbs.
"Although sales are decreasing, we are seeing prices stabilising to only minimal decreases (REINT, March 2019). It is only our opinion and we can only speculate that it means people will only sell if it is their last option, if not, they are holding onto their properties for a better market and thus price."
The rental market has steadied in recent times and popular locations are still easily rented.
A fully furnished two bedroom unit in Darwin City is on the rental market with a price guide $430 per week.
Located in a secure complex, the unit at <a href="https://www.realestate.com.au/property-unit-nt-darwin+city-411774483" target="_blank">4/14 Dashwood Place</a> (pictured below) comprises open plan living, balcony, two bedrooms and two car parks.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/7/10/darwin%202.jpg" alt="">
"We need to remember during these tough times the old saying 'you only lose if you sell'," the report said. 
However if you must sell, we are seeing well-presented properties still high in demand, so be sure to present your home in good condition, have neat and tidy landscaping and make sure there are no small works required by the potential buyer."
Since the start of 2019, there have been plenty of things done to pave the way to a more positive market.
The government has introduced new inventive schemes (Territory Home Owner Bonus) and construction of new buildings in Darwin (new four-level below ground car Park) and Palmerston (police station).
"We also note the interstate relocation schemes (Welcome to the Territory incentives) introduced in August 2018 will also make a positive impact in 2019.
"To end things off, we have seen land prices increase in the Palmerston suburb of Zuccoli (specifically the Aspire development).
"This increase came as a surprise to us but it is showing that the supply of land is not meeting demand and ultimately this can be seen as evidence that the government incentive program is playing its role.
"There is a lot happening to kick start the economy and our office remains positive that there will be a brighter market; it will just take time for the government schemes to take full effect." 
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j.ballantyne1990-6AQqhLzZaK

Weakening trend continues across Darwin: HTW residential 

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Darwin continues to show relatively soft housing market outcomes, according to CoreLogic head of research Tim Lawless.
National housing market conditions continued to improve through June, although on a quarterly basis, every capital city housing market recorded a drop in value.
The largest falls over the past three months were recorded in Darwin (-3.6%).
The Reserve Bank of Australia delivered its decision today from Darwin, the first time it's done that in 50 years.
Click <a href="https://www.propertyobserver.com.au/images/2019/7/2/JLL%20CVC%20June%20Darwin%202.JPG" target="_blank">here</a> to enlarge.
<img src="https://www.urban.com.au/images/2019/7/2/JLL%20CVC%20June%20Darwin%202.JPG" alt="">
Nationally, rents remained unchanged over the month after tracking 0.3% higher over the June quarter and 0.4% higher over the financial year.
The largest annual fall in rents over the year can be seen in Darwin (-4.7%).
According to JLL, a population outflow following the wind-down of several mining investment projects has left the NT economy and property market weak.
JLL's Capital Value Cycle chart placed both Darwin Apartments and Houses in the Dowturn section, with Darwin houses appearing further along in the segment, nearing the Bottoming category (pictured below).
Their data shows that sales for both detached houses (-1.9%) and attached dwellings (-4.3%) have lagged over the year to March.
Click <a href="https://www.propertyobserver.com.au/images/2019/7/2/JLL%20CVC%20June%20Darwin.JPG" target="_blank">here</a> to enlarge.
<img src="https://www.urban.com.au/images/2019/7/2/JLL%20CVC%20June%20Darwin.JPG" alt="">
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Darwin property downturn returns: CoreLogic & JLL

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Darwin’s northern suburbs have always been a hotspot for the mum-and-dad investors and first home buyers, according to the latest Herron Todd White (HTW) residential report. 
But the HTW report suggests this market segment has felt the effects of the market contraction in terms of both sales volume and value over the past two years.
HTW noted towards the end of 2014, the market segment was difficult to penetrate with strong competition driving prices well above achievable and sustainable levels, particularly for first home buyers who were competing with investors looking to capitalise on strong yields.
"We consider at this point in time, this particular market segment has probably reached around five or six o’clock on the property cycle clock which says values have bottomed out and activity remains subdued – a holding pattern if you like,"  the valuation firm said. 
"With this, opportunities to enter this market begin to open up at much more affordable prices."
Currently the Northern Territory government is offering a first home owner discount, which is a full stamp duty concession on the initial $500,000 value of the home, resulting in savings of just under $24,000.
Also on offer is a home renovation grant of up to $10,000 on an established home. These are significant savings and provide a home owner the opportunity to add value by completing renovation and upgrade works to their property.
"In recent times, we have seen a significant number of ex Housing Commission dwellings hit the market, as the government looks to turn over stock," HTW said.
"There is no question that these are the most basic of structures with few quality fixtures and fittings, however, like most of the northern suburbs, they were well constructed on solid foundations."
It’s with this type of property that good opportunities exist for first home buyers – purchase an entry level dwelling in a subdued market and take full advantage of the grants on offer from the Northern Territory government to improve your property and add value.
Renovations can be expensive and it’s certainly a fine line between the cost versus value relationship of any works completed.
"The advantage in this space, and where you strengthen your margins, is completing as much of the work yourself – obviously utilising trades where compliance is required.
"If you’re smart about the type of works you complete and the standard to which they are completed, there are real possibilities to increase the overall appeal and value of your property.
"Given our climate and lifestyle in the top end, provision of outdoor living space is essential.
"Verandah and balcony extensions tend to be popular additions in both elevated and ground level dwellings and can in some instances double as covered car accommodation.
These types of improvements are typically lacking in the entry level product and can really improve the utility and functionality of a dwelling by incorporating indoor and outdoor living, it said.
Swimming pools also feature as common upgrades on town blocks, whilst granny flats and sheds tend to dominate the rural residential areas.
These types of construction can come at some significant costs, however in a rural residential market where owners will typically have motorbikes, boats and trailers, good shedding is considered important and does increase the overall marketability of a property.
"Quite often, sheds are fitted out to a habitable standard and may or may not be certified for living. In the instance where elderly parents or teenagers may require detached secondary accommodation, converted sheds can provide this to a reasonably good standard whilst minimising costs compared to rendered block constructions.
"Regardless of the type of renovation or addition to a dwelling either in the rural or town areas, what is apparent is that without such improvements being made to a property, there is limited scope for capital appreciation of the asset.
"To simply rely on upswings in the market to see an increase in value is not likely to yield you anything in the medium term and owners should consider very carefully what type of renovation or addition will provide the most bang for their buck."
An example was a two bedroom Marrara unit which has been sold for $300,000 (pictured above).
Located at<a href="https://www.realestate.com.au/sold/property-unit-nt-marrara-129325230" target="_blank"> 5/5 Dornoch Court,</a> the recent renovated unit comes with two bedrooms, separate lounge and dining areas, rear courtyard and side access. 
It is close to Marrara shopping centre and airport.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2018/11/1/jingili.jpg" alt="">
Another renovated house in Jingili has been recently sold for $425,000 (pictured above).
Set on a 821 square metre allotment, the house at <a href="https://www.realestate.com.au/sold/property-house-nt-jingili-129327082" target="_blank">15 Winton Street</a> features three spaicous bedrooms, open plan living, and extensive verandah.
It located only five minutes from the Darwin International Airport.
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Improvements lacking in entry level Darwin property: HTW

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GUEST OBSERVATION
On my way to work, I walk across the intersection of Knuckey and Wood streets. Most days a homeless man on his haunches is mouthing bureaucratic platitudes:
"Let’s workshop this? We need to have meeting about this! Can you give me the heads-up on this? Do we have numbers on this? Has a C/B been done?"
Is he an old bureaucrat? Or is he just a parable of planning – platitudes, words and little action? Wishes, words and workshops are not the currency of urban design; skilled drawings, urban history, science and continuous public dialogue are.
The concern in most Australian cities, and particularly in Darwin, should be with the public form of the city – with building frontage, with the streets, squares and parks, and with what is needed to make them safe, cool and enjoyable. Such street-form-based planning should replace “tidy town” zoning planning and code-based roads that ignore heat, landscape and the public.
July 2018 in Darwin was 2℃ hotter than any previous July and the record heat has continued in recent months. Surveys show that people are leaving Darwin because of the heat.
What has gone wrong?
In the city centre, every second shop is closed and dark. Shops, offices and apartments have a 50% vacancy rate. There is no appreciation of the urban history of the decline: the growth of outer urban shopping malls, the closing of Woolworths in Knuckey Street in 2010; the changing in 2012 of the key Smith Street Mall – removing trees, installing canopies and dark pavement, and thus increasing temperatures.
The decline has not happened overnight but has been accelerated by the completion of a vast LNG project, by new shopping malls and chain stores, and by the impact of internet shopping. The Waterfront (mixed uses with a crocodile-safe “plage”) finished in 2013 is subsidised at a cost of millions every year. It is cut off from the city centre.
Traffic is reducing while more roads are being built. Darwin is over-roaded with roundabouts, pedestrian “seagull” median islands and refuges.
I have calculated that over 35% of the city centre is unshaded blacktop bitumen, which lifts ambient and surface temperatures. There is only 14% green canopy compared to nearly 50% in tree-loving Singapore.
Every day the temperature rises above 30℃. The city centre can be up to 6℃ hotter. The bitumen surfaces reach temperatures of 66℃!
What can be done about this?
Professor Mat Santamouris of UNSW and the Northern Territory government has been studying heat in central Darwin for the past year using drones and 15 weather stations on light poles. Ambient heat, surface heat, humidity and wind have been mapped, eight heat islands (6℃ above ambient) and four heat sinks (cool areas below ambient) have been identified for the northerly (The Wet) and southerly (The Dry) weather regimes.
A predictive computer model has been built to evaluate proposed strategies to reduce heat impacts. Santamouris has recommended across the city centre:
<ul>
<li>fountains and pools (very effective up to 50m away)</li>
<li>white roofs, and green roofs and walls</li>
<li>coating streets, footpaths and surface parking to make “cool pavement” (very effective)</li>
<li>increases in green canopy shade (effective in the right location).</li>
</ul>
<img src="https://images.theconversation.com/files/241190/original/file-20181018-41147-1gxwlkr.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
An extensive cooling vine-covered shade structure is being erected in Cavanagh Street. Glenn Campbell, Author provided
The government is using one block of Cavenagh Street as a heat mitigation trial. The 30m-wide street is the hottest street in the city centre. Due to lack of shading, surface temperatures in the afternoon exceed 60℃. The street also acts as a breezeway, “ducting” to the inner blocks hot, dry winds in the dry season and hot, humid winds in the wet season.
Black bitumen surface will be treated with more reflective cool pavement coatings and more trees will be planted. At the southern end a long cooling vine shade structure I have designed (with the structural engineer Max Irvine) is being constructed. Equivalent to 24 trees, it completely spans the roadway with a huge curved stringybark lattice prefabricated by the Gumatj in northeast Arnhem Land.
This large living shade structure has advantages over trees. It can be built in four months, does not interrupt underground services and resists cyclones. The vines will cover the roadway in 18 months. Trees take five years.
<img src="https://images.theconversation.com/files/240716/original/file-20181016-165891-c4eubi.jpeg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
The vine shade structure will be equivalent to 24 trees but will shelter the street in months rather than taking years to grow. Author provided
But Cavenagh Street is only one of 30 blocks in Darwin. If the proposed mitigation strategies were fully implemented across the city centre, ambient temperature could be reduced by 2.7℃. This would not only make the city more comfortable for commerce but save lives and energy.
Principles for a cool Darwin
Like most cities, there is no overall urban management and coordination at the street level. Darwin’s centre is formed by the NT Planning Scheme. But within the scheme, public servants can play by their own rules: Planning, Transport, Roads, the Waterfront Authority, the City of Darwin (the council) and PowerWater. The result: Darwin streets are series of accidents.
I propose these administrations be replaced in the city centre by a Cool Darwin Authority (small with highly qualified people, and with a Larrakia elder), to develop and implement, with genuine public dialogue and discourse (not so-called “consultation”), an urban design plan.
The first principle of this plan should be reducing the ambient temperature by 2.7℃. Heat stops walkability and wandering past shops.
This could be accompanied by a second principle – a “toolbox” for cool street design. This would including limiting bitumen area.
A “toolbox” for shop regeneration would be among other important principles. This would involve limits on chain stores, disincentives for landlord keeping shops empty, incentives for filling them (even with temporary uses) and support for historic businesses. Shop closure is contagious. Where shops are empty and streets deserted yoEmpty shops and deserted areas lead to graffiti, sleeping rough and dilapidation.
Streets are central to urban cooling. There is over 300,000m2 of black unshaded bitumen. Shading and street canopies (that do not trap heat) should be ubiquitous.
The urban order and scale from the 1869 Goyder Plan have been lost, as has the central square that would give an urban focus. Cities with closely spaced intersections seem to thrive more than cities with bigger grids. It seems the more corners the better; people bump into each other more often. There is “propinquity”.
Darwin has worked hard over many years closing its arcades and cross streets (Peel, McLachlan and Lindsay). The centre needs more effective interconnection: the high town (the mall/State Square) and low town (Waterfront) with a grand flight of stairs; the mall/State Square to Old Hospital Site/Myilly Point with a cooling lineal park, via a new (old) central square.
<img src="https://images.theconversation.com/files/240722/original/file-20181016-165903-1tdjxil.jpeg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
A view of proposed waterfront stairs providing a shaded link between the high town and the low town. Author provided
Streets are the music of the city. The buildings are the lyrics. Both should come together as a musical or an opera. The music can only begin if there is a network of shade, greenery, easy walking and buildings of all types interacting with the street.
Requiem or renewal? Darwin sees itself as a laid-back larrikin city with crocs and barra. Renewal and a new character can emerge by the implementation of principles. We cannot wish for a new character.
What might emerge? Perhaps a cool-in-both-senses city: a cosmopolitan tropical capital with tree canopy, vine shade structures and fountains. Perhaps a cool international waterfront city – an eight-hour voyage by fast ferry from Indonesia. Perhaps the full urban recognition of the Larrakia, the saltwater people, and their places: beaches, fish traps, middens, yarning circles, meeting places and cultural centres.<img src="https://counter.theconversation.com/content/102839/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
Lawrence Nield, Professor of Practice, School of Architecture and Built Environment, University of Newcastle
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/requiem-or-renewal-this-is-how-a-tropical-city-like-darwin-can-regain-its-cool-102839" target="_blank">original article</a>.
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How a tropical city like Darwin can regain its cool

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EXPERT OBSERVATION
Years ago I lived up in Darwin.
It's a cool place - at least figuratively, if not literally - and certainly very different from the sometimes drab sameness of suburban life in the big smoke.
One of the things I liked about it was how almost everyone turns out when there's an event in town, such the V8 Supercars and INXS playing live (or whatever). 
Mindil Beach Sunset Markets quite rightly attract a buzzing crowd every weekend too.
Meanwhile, the National Parks of Kakadu and Litchfield are a must-see-to-believe, especially in the Big Wet (although most Aussies talk of there being two seasons - wet and dry - Kakadu's traditional owners recognise six different seasons, understanding the subtle transitions between them). 
The odd earthquake aside, Darwin has the best winter climate of any city I've experienced, perfect dry heat in the low 30s all day every day, and never a cloud to be seen.
The summer weather, on the other hand, can range from harsh humidity to downright brutal and Cyclonic. 
Although I love the place, I think it would be fair to say that a lack of diversity of choice is a net negative for the Top End, including within the labour force. 
There were stacks of jobs in resources and in the public sector during my time up north, but not very much else. 
Employment rates and full-time salaries are high, and official unemployment rates remain very low.
But the mining boom years have faded and people are steadily drifting back where they came from. Actually, not that steadily now...quite quickly!
I also recall simple things like going for a takeaway or a coffee being phenomenally expensive, although for all I know maybe that's changed as the mining sector has cooled. 
From boom to bust
From 2003 dwelling prices soared relentlessly in Darwin for a decade, rising by <a href="http://petewargent.blogspot.com/2018/09/aussie-housing-prices-roll-over-in" target="_blank">more than 180% </a>by the middle of 2014, by far the biggest increase of any of Australia's 8 capital cities over that period. 
Since the peak of the resources construction boom time prices have dropped back by 18%, including by 6% over the 2018 financial year alone. 
During the boom years thousands of Aussies were relocating from interstate up to the Top End lured by the high wages on offer.
But although the sector experienced a second wind post-financial crisis as China stimulated its economy, even the mighty $54 billion (hello overruns!) Inpex/Ichthys LNG project hasn't been enough to stem to the inevitable downturn.
And now the NT is losing residents interstate in droves, with more than 3,500 upping sticks on a net basis over the year to March 2018. 
<a href="https://2.bp.blogspot.com/-UgdR-OAUOdY/W6f2q74OalI/AAAAAAAAsDg/jmUlCLdlbjYUkkQQ-iR_IUK6LAK2lntLwCLcBGAs/s1600/NT.jpg"><img src="https://2.bp.blogspot.com/-UgdR-OAUOdY/W6f2q74OalI/AAAAAAAAsDg/jmUlCLdlbjYUkkQQ-iR_IUK6LAK2lntLwCLcBGAs/s640/NT.jpg" width="640" height="388" data-original-height="792" data-original-width="1303"></a>
With life expectancy increasing, you typically see more births than deaths these days, so the population of Australia increases naturally even without its prevailing strong immigration program.  
But in the NT the outflow of residents interstate is overwhelming both net overseas migration and the natural increase, to the extent that the population of the territory has actually declined by 1,000 persons over the past six months to 246,700. 
There are few weaker dynamics for a housing market than an outright decline in the population, if sustained. 
No doubt the local authorities will be putting in place incentives to entice families to move up north. 
In short, arguably no state or territory presently has a more concerning range of metrics in its economy or housing market. 
In arrears
Last week I looked at how each of the most populous states is faring with regards to 30+ day <a href="http://petewargent.blogspot.com/2018/09/is-mortgage-stress-at-record-highs" target="_blank">mortgage arrears</a>.
In short, not great in Western Australia, pretty comfortable elsewhere. 
Let's now consider the other four states and territories.
As you might expect the NT had the highest rate of prime and non-conforming 30+ day arrears at 2.67% as at July 2018, although this had declined just a little over the preceding two months of available figures from 2.82%. 
<a href="https://2.bp.blogspot.com/-rvAjhgRkFvc/W6gIxt_GYhI/AAAAAAAAsDs/edpctyzujWY88YikjxsPXwprdIMDiPkCgCLcBGAs/s1600/S%2526P1.jpg"><img src="https://2.bp.blogspot.com/-rvAjhgRkFvc/W6gIxt_GYhI/AAAAAAAAsDs/edpctyzujWY88YikjxsPXwprdIMDiPkCgCLcBGAs/s640/S%2526P1.jpg" width="640" height="368" data-original-height="799" data-original-width="1389"></a>
Elsewhere arrears rates were reasonably low in South Australia at 1.50% following a marked improvement, very low in thriving Tasmania at 1.31%, and extremely low in the Australian Capital Territory at 0.74%. 
Generally mortgage arrears are a little higher than a year earlier across the board, despite falling unemployment rates, in part due to interest-only mortgages being reset.
Hopefully the NT can turn itself around soon! 
PETE WARGENT is the co-founder of AllenWargent property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>.
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pwargent-M4siyDbqQY

Bottom falls out of Darwin in the Top End: Pete Wargent

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Nightcliff is Northern Territory’s cheapest locality to purchase a waterfront unit, according to Investar’s latest report.
The property investment firm says that the median price of waterfront units in Nightcliff is $219,000.
This is followed by Coconut Grove with $368,500 and Rapid Creek with $385,000
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="94">
Suburb
</td>
<td valign="top" width="64">
Postcode
</td>
<td valign="top" width="81">
Bedrooms
</td>
<td valign="top" width="122">
Current median price
</td>
</tr>
<tr>
<td valign="top" width="94">
Nightcliff
</td>
<td valign="top" width="64">
0810
</td>
<td valign="top" width="81">
Studio and 1
</td>
<td valign="top" width="122">
$219,000
</td>
</tr>
<tr>
<td valign="top" width="94">
Coconut Grove
</td>
<td valign="top" width="64">
0810
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$368,500
</td>
</tr>
<tr>
<td valign="top" width="94">
Rapid Creek
</td>
<td valign="top" width="64">
0810
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$385,000
</td>
</tr>
<tr>
<td valign="top" width="94">
Stuart Park
</td>
<td valign="top" width="64">
0820
</td>
<td valign="top" width="81">
2
</td>
<td valign="top" width="122">
$445,000
</td>
</tr>
<tr>
<td valign="top" width="94">
Bayview
</td>
<td valign="top" width="64">
0820
</td>
<td valign="top" width="81">
3
</td>
<td valign="top" width="122">
$492,500
</td>
</tr>
</tbody></table>
A one bedroom unit at <a href="https://www.realestate.com.au/property-unit-nt-nightcliff-125568834">16/55 Aralia Street</a>, Nightcliff (above) has been listed for $159,000.
Similarly a one bedroom studio at <a href="https://www.realestate.com.au/property-studio-nt-nightcliff-120556437">8/5 Poinciana Street</a>, Nightcliff (below) has been listed for $199,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/06/02/8_5%20Poinciana%20Street.jpg" alt="">
</body></html>

Nightcliff is NT's cheapest locality to buy waterfront units: Investar

<html><body>
Nightcliff is the cheapest Northern Territory locality for units, according to Investar's recent report.
The property investment firm says that units in Nightcliff has a median price of $215,000.
This is followed by Gillen with $254,500 and The Gap with $262,000.
<table cellspacing="1" cellpadding="0"><tbody>
<tr>
<td valign="middle">
Suburb
</td>
<td valign="middle">
Postcode
</td>
<td valign="middle">
Bedrooms
</td>
<td valign="middle">
Current median price
</td>
<td valign="middle">
Median price 1 year ago
</td>
</tr>
<tr>
<td valign="middle">
Nightcliff
</td>
<td valign="middle">
0810
</td>
<td valign="middle">
Studio and 1
</td>
<td valign="middle">
$215,000
</td>
<td valign="middle">
$220,000
</td>
</tr>
<tr>
<td valign="middle">
Gillen
</td>
<td valign="middle">
0870
</td>
<td valign="middle">
2
</td>
<td valign="middle">
$254,500
</td>
<td valign="middle">
$269,000
</td>
</tr>
<tr>
<td valign="middle">
The Gap
</td>
<td valign="middle">
0870
</td>
<td valign="middle">
2
</td>
<td valign="middle">
$262,000
</td>
<td valign="middle">
$326,000
</td>
</tr>
<tr>
<td valign="middle">
Driver
</td>
<td valign="middle">
0830
</td>
<td valign="middle">
2
</td>
<td valign="middle">
$279,000
</td>
<td valign="middle">
$322,000
</td>
</tr>
<tr>
<td valign="middle">
Katherine
</td>
<td valign="middle">
0850
</td>
<td valign="middle">
2
</td>
<td valign="middle">
$299,500
</td>
<td valign="middle">
$319,000
</td>
</tr>
</tbody></table>
A one bedroom unit at <a href="https://www.realestate.com.au/property-unit-nt-nightcliff-123552454" target="_blank">13/5 Poinciana Street</a>, Nightcliff (above) has been listed for $163,500. 
Similarly a one bedroom unit at <a href="https://www.realestate.com.au/property-unit-nt-nightcliff-122730030" target="_blank">25/5 Poinciana Street</a>, Nightcliff (below) has been listed for $180,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/05/26/255%20Poinciana%20Street.jpg" alt="">
</body></html>

Nightcliff the cheapest locality for NT units: Investar

<html><body>
Leanyer takes the least amount of time to sell a house in the Northern Territory, according to a recent report from Investar.
The property valuation firm says that the average time it takes for a house to be sold at Leanyer is 138 days.
This is followed by Anula with 155 days and Wulagi with 160 days.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="86">
Suburb
</td>
<td valign="top" width="89">
Postcode
</td>
<td valign="top" width="91">
Bedrooms
</td>
<td valign="top" width="75">
Days on market
</td>
<td valign="top" width="86">
Current median price
</td>
</tr>
<tr>
<td valign="top" width="86">
Leanyer
</td>
<td valign="top" width="89">
0812
</td>
<td valign="top" width="91">
3
</td>
<td valign="top" width="75">
138
</td>
<td valign="top" width="86">
$540,000
</td>
</tr>
<tr>
<td valign="top" width="86">
Anula
</td>
<td valign="top" width="89">
0812
</td>
<td valign="top" width="91">
3
</td>
<td valign="top" width="75">
155
</td>
<td valign="top" width="86">
$495,000
</td>
</tr>
<tr>
<td valign="top" width="86">
Wulagi
</td>
<td valign="top" width="89">
0812
</td>
<td valign="top" width="91">
3
</td>
<td valign="top" width="75">
160
</td>
<td valign="top" width="86">
$520,000
</td>
</tr>
<tr>
<td valign="top" width="86">
Wagaman
</td>
<td valign="top" width="89">
0810
</td>
<td valign="top" width="91">
3
</td>
<td valign="top" width="75">
163
</td>
<td valign="top" width="86">
$496,500
</td>
</tr>
<tr>
<td valign="top" width="86">
Malak
</td>
<td valign="top" width="89">
0812
</td>
<td valign="top" width="91">
3
</td>
<td valign="top" width="75">
168
</td>
<td valign="top" width="86">
$510,000
</td>
</tr>
</tbody></table>
A three bedroom house at <a href="https://www.realestate.com.au/property-house-nt-leanyer-124461410" target="_blank">46 Clarence Street</a>, Leanyer (above) sold for $540,000 after spending 50 days on the market.
Another three bedroom home at <a href="https://www.realestate.com.au/property-house-nt-leanyer-122356038" target="_blank">14 Nankeen Street</a>, Leanyer (below) has been on the market for over a year, priced at $549,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/08/14%20Nankeen%20Street.jpg" alt="">
A three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nt-leanyer-124660238" target="_blank">43 Vista Court</a>, Leanyer (below) was recently sold for $535,000.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/08/43%20Vista%20Court.jpg" alt="">
Similarly a three bedroom house at <a href="https://www.realestate.com.au/sold/property-house-nt-leanyer-124053062" target="_blank">28 Sanford Street</a>, Leanyer (below) was recently sold for $516,380. It was on the market for 67 days before its sale.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/08/28%20Sanford%20Street.jpg" alt="">
</body></html>

Leanyer is NT's slowest spot to sell a house: Investar

<html><body>
Infrastructure projects are what have brought about spikes in the Darwin property market, according to HTW’s February 2017 update.
While the valuation firm says there isn’t a new large project which is likely to kick start the market, there are a number of smaller projects from the new Territory government, the Commonwealth government and from private enterprise that will simmer the market along.
“Defence projects in Darwin and Tindal, Palmerston Hospital, large retail centres and the Darwin Port with Landbridge will be some of the drivers in the local economy that will flow through to the residential space,” the report says.
“Jobs and employment always encourage residential investment in the Top End.
“We think that Karama and Malak are shaping as two hotspots for 2017.
“Entry level housing in these two northern suburbs is back under $400,000.
“We think that this is an excellent option for first home owners or upgraders coming out of a unit.
“While the property will require some work, it is an affordable alternative to a brand new home in competing suburbs, and whilst we as a society have turned to the brand new, shiny and hottest new thing there is something to be admired about starting with a smaller family project and slowly building from there.”
A three bedroom house at <a href="https://www.realestate.com.au/property-house-nt-karama-124464894" target="_blank">44 Wearing Crescent</a>, Karama (above) has been listed for $425,000.
Similarly a three bedroom house at <a href="https://www.realestate.com.au/property-house-nt-karama-123449526" target="_blank">34 Livistona Road</a>, Karama (below) has been listed for $399,500.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2017/02/22/34%20Livistona%20Road-1.jpg" alt="">
</body></html>

jonathanchancellor-7SQnKwU6yx

HTW's top Darwin property hotspots for 2017

<html><body>
Nightcliff is the cheapest locality in the Northern Territory to purchase a unit, according to Investar’s latest report.
According to the property investment firm, the median unit price at Nightcliff has fallen by 22% from $270,000 to $210,000.
This is followed by Sadadeen with $239,000 and Gillen with $272,500.
<table border="1" cellspacing="0" cellpadding="0"><tbody>
<tr>
<td valign="top" width="83">
Suburb
</td>
<td valign="top" width="57">
Postcode
</td>
<td valign="top" width="85">
Bedrooms
</td>
<td valign="top" width="113">
Current median price
</td>
</tr>
<tr>
<td valign="top" width="83">
Nightcliff
</td>
<td valign="top" width="57">
0810
</td>
<td valign="top" width="85">
Studio and one
</td>
<td valign="top" width="113">
$210,000
</td>
</tr>
<tr>
<td valign="top" width="83">
Sadadeen
</td>
<td valign="top" width="57">
0870
</td>
<td valign="top" width="85">
2
</td>
<td valign="top" width="113">
$239,000
</td>
</tr>
<tr>
<td valign="top" width="83">
Gillen
</td>
<td valign="top" width="57">
0870
</td>
<td valign="top" width="85">
2
</td>
<td valign="top" width="113">
$272,500
</td>
</tr>
<tr>
<td valign="top" width="83">
The Gap
</td>
<td valign="top" width="57">
0870
</td>
<td valign="top" width="85">
2
</td>
<td valign="top" width="113">
$279,000
</td>
</tr>
<tr>
<td valign="top" width="83">
Alice Springs
</td>
<td valign="top" width="57">
0870
</td>
<td valign="top" width="85">
2
</td>
<td valign="top" width="113">
$288,000
</td>
</tr>
</tbody></table>
A one bedroom unit at <a href="https://www.realestate.com.au/property-unit-nt-nightcliff-122730030" target="_blank">25/5 Poinciana Street</a> (above) is for sale for $215,000.
A one bedroom unit at <a href="https://www.realestate.com.au/sold/property-apartment-nt-nightcliff-122612122" target="_blank">12/6 Poinciana Street</a> (below) was sold for $215,000.
<img src="/images/2016/12/15/12_6%20Poinciana%20Street.jpg" alt="">
</body></html>

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