<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

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?

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Centuria Property Funds, a subsidiary of the listed Centuria Capital, has sold the 11-level office building at 601 Bourke Street Melbourne to a private European fund for $29.1 million.
Since paying $23.95 million eight years ago, Centuria has strengthened the tenancy profile with extended leases from CGU Insurance Limited and AGL Limited. Earlier this year CGU leased levels four and five at 601 Bourke Street, having already committed to levels one, two and three in 2011. The lease term was for five years at $506,052.50 per annum in a deal negotiated by Ben Ward from Knight Frank and Ed Knowles from Colliers.
The landlord also made significant recent upgrades, including a full renovation of the lift controls and refurbishment of the bathrooms on five levels.
CBRE agents Mark Coster and Mark Granter and Jones Lang LaSalle agents James Kaufman and Rob Anderson brokered this week's sale of the office block which has 7980 square metres of net lettable area and basement parking for 26 vehicles.
Built in 1975, the office block on a 901 square metre holding, was formerly known as Forestry House.
In 2001 Australian Growth Properties paid $10.8m to buy 601 Bourke Street when it was a vacant building.
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jchancellor-FAypfDUnLy

Centuria sells 601 Bourke Street, Melbourne

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<img src="/images/stories/flagtitletat.jpg" style="margin: 5px; float: left;">
Brad Cranfield and Lara Welham, the winners of the fifth season of The Block after their South Melbourne reno fetched for $1.62 million, some $506,000 over reserve, have bought themselves a farm between Cessnock and Maitland.
It was some six months ago they also took home the $100,000 winners' prize, which took their total winnings to $606,000.
It's now been spent on a $510,000 farm at Bishops Bridge. The farm had been for sale for two years until their recent purchase, having been initially listed with $640,000 hopes.
<img height="192" width="320" src="/images/stories/2012/12/bradlarafarm.jpg" alt="bradlarafarm">
Cranfield, a fitter and machinist in the coalmining industry, was born in Taree to a family who operated pubs. Welham is a physical education teacher. They have called East Maitland home for several years. 
<img height="335" width="470" src="/images/stories/2012/12/blockcrane.jpg" alt="blockcrane">
The couple, who had renovated two houses before The Block, have been in the process of garden and fence works around a cute weatherboard house on a block that cost $245,000 in 2007.
They recently become the face of <a target="_blank" href="https://www.mcdonaldjoneshomes.com.au/home/.aspx">McDonald Jones Homes</a>, pushing a "next generation" marketing brand aimed at younger people who want to build new homes across the Hunter region.
<img src="/images/stories/flagtitletat.jpg" style="margin: 5px; float: left;"> It seems that no sooner has the last remnant of The Block 2012 came to a conclusion – the ugly duckling challenge house sells for a loss making $1.125 million – than Title Tattle is stumbling across snippets from the next series.
<img height="174" width="470" src="/images/stories/2012/12/blockallstars.jpg" alt="blockallstars">
It's being promoted as the 2013 The Block: All Stars, but that really means four losing couples have been offered a second chance at the marathon renovation challenge. 
There are whispers from insiders that its the best series yet. Near walkouts by the contestants just the tip of the Bondi iceberg.
Last week Title Tattle gathers the estate agents were selected given planning needs to get underway for the pre-Easter March auction of the four Tasman Street, Bondi, cottages.
But not before estate agents battled to get the prime listings – even having shouting matches in the street. And they were from the same estate agency franchise.
<img src="/images/stories/flagtitletat.jpg" style="margin: 5px; float: left;"> The four couples to star in The Block: All Stars season hark back to Adelaide's Phil and Amity (2003), who were inaugural contestants at the Block in Bondi Beach, then Vaucluse Sydney's Mark and Duncan (2010), Richmond Melbourne's Josh and Jenna (2011), and South Melbourne's Dan and Dani (2012).
<img src="/images/stories/2012/10/bondiblock.jpg">
The couples are filmed renovating four run-down cottages in Bondi – a few kilometres from the near beachside location of the first season at 67 Roscoe Street, Bondi Beach, almost 10 years ago in boomtime 2003. Its Bondi location is a little more suburban than beachy. The hush-hush purchase of four adjacent properties cost around $4.4 million in late 2011. Each of the semis sits on a 260-square-metre holding.
<img src="/images/stories/2012/10/blockmap2.jpg">
As the social media buzz grows tell us what you anticipate:
{module Block All Stars best designer}
{module Block All Stars winner}
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Brad and Lara buy a 27-hectare Hunter Valley farm, while estate agents become The Block 2013 prima donnas

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The year ended with some signs of optimism for the wine industry and vineyards with fruit prices higher, more interested buyers, some long-listed properties selling and fewer distressed sales.
There was also good news for the South Australian vineyard owners and winemakers with state government announcing that the Barossa and McLaren Vale regions would be protected from residential subdivision, following the passing of both the Character Preservation (Barossa Valley) Bill 2012 and the Character Preservation (McLaren Vale) Bill 2012.
Announcing the plans to protect wine-growing land, South Australian planning minister John Rau, said “a line in the sand has now been drawn on Adelaide's urban sprawl”.
South Australia is Australia’s wine-country heartland with nearly one-third of vineyards in the state, representing nearly half (48%) of Australia's wine production, according to ABS figures.
The state also dominates current vineyard listings with 14 of the 26 properties listed for sale on realestate.com.au being South Australian vineyards.
<img alt="vineyard3" height="353" width="470" src="/images/stories/2012/12/vineyard3.jpg">
Investors with a penchant for these trophy assets can still pick up picturesque vineyard properties under the $1 million mark including the historic Craigie Knowe Vineyard and Homestead (pictured above and below) on the Tasmanian east coast up for sale with offers sought over $800,000. It has five hectares of vineyards and a B&amp;B.
<img src="/images/stories/2012/12/vineyard4.jpg" width="470" height="353" alt="vineyard3">
Another sub-$1 million offer is this (below) vineyard estate in Victoria’s Pyrenees seeking around $750,000 and promising plenty of kangaroos, sweeping views of the Pyrenees ranges plus 13 hectares of vines.
<img alt="vineyard5" height="353" width="470" src="/images/stories/2012/12/vineyard5.jpg">
Investors with a bit more cash to spare and seeking vineyards plus a much-admired homestead may be interested in the <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/friday-tattle-nyrang-homestead-the-much-admired-molong-property-listed-for-sale/2012112958203">1904 Nyrang Homestead</a> at Molong (pictured below) listed for sale with $1.5 million hopes in November. The homestead is regarded as one of the finest examples of Australian architecture and construction and comes with five hectares of productive vineyards with plantings of shiraz, cabernet sauvignon, ruby cabernet, sauvignon blanc, merlot, chardonnay, pinot noir and sangiovese.
<img src="/images/stories/2012/11/molong.jpg">
 
<hr class="system-pagebreak">
 
Focusing on the top end of the market in its 2012 rural and agribusiness report, Colliers International reported that while the Australian dollar and increasing competition from overseas markets continues to add pressure, the vineyard segment "is beginning to rebound, albeit slowly”.
In their end-of-year report, valuers at Herron Todd White said that after more than five years of decline, the wine grape sector “appears to finally be on the improve, with increased demand from wineries resulting in improved prices in 2012”.
“Prices are expected to remain at similar the supply/demand equation is reaching a balance after nearly ten years of oversupply and the industry’s outlook is brighter.
“Wine grape vineyard sales throughout 2012 definitely showed a firming of values, which suggests there are buyers who wish to enter the industry while values are at historically low levels,” says Herron Todd White.
Looking ahead to 2013, Treasury Wine Estates, the former wine arm of Fosters, says it will look to acquire vineyards as they become available.
But it remains a tough, buyers market.
Colliers International vineyards specialist Tim Altschwager says conditions remain difficult with prices having fallen by around 30% to 50% over the past few years, though rising grape prices and recent sales are encouraging buyers back into the market.
Over the course of the year, some well-known wineries fell by the wayside with the decision taken by creditors to liquidate the former ASX-listed <a target="_blank" href="https://www.propertyobserver.com.au/news/tenders-to-close-for-premium-cabernet-sauvignon-and-shiraz-coonawarra-vineyards/2012072555732">Coonawarra Australian Property Trust </a>and sell 333 hectares of vineyards famous for cabernet sauvignon and Shiraz wines with similar vineyards in the Coonawarra area have recently attracted figures in excess of $20,000 per vine area. Expressions of interest closed at the end of July, but no sale has been announced.
Certainly the dominant theme for 2012 was one of improvement and better prospects for the futre.
ABS figures suggest improved productivity, noting that  while the area of grape vines in Australia has decreased by 6% since 2010, “thanks to favourable seasonal conditions there's still plenty of wine”, with wine grape production increasing by 3% to 1.6 million tonnes.
It has been a pretty consistent year for vineyard transactions with a number of noted properties selling.
A recent sale was that of boutique winery Parker Coonawarra Estate, which sold nearly a year after Nufarm CEO Doug Rathbone put the winery along with other wine assets – Yering Station and Mount Langi Ghiran in Victora and Xanadu in Western Australia – up for sale to repay debt. The winery was sold to Hesketh Wines for around $6 million to $7 million, according to the Stock and Land.
The Rathbone Wine Group, run by Darren Rathbone, will continue to bottle Parker wine and reported a 15% rise in wine sales over the calendar year.
Another recent sale was Brookhampton Estate near Donnybrook, an iconic vineyard producing mainly red wines and also operating as a concert venue in the south west of Western Australia. It sold in October through Brian Moulton of Acton South West – Dunsborough. Expressions of interest had closed in May. RP Data lists a sale price of $3 million.
In August, Property Observer reported that Western Australia's well known <a href="https://www.propertyobserver.com.au/news/john-streicker-buys-more-margaret-river-vineyards/2012080655781">Clairault Vineyard</a> (pictured below) has been sold to American entrepreneur John Streicker for a $12 million.
<img src="/images/stories/2012/08/clairault.jpg">
Earlier in the year, a number of sales were concluded by receivers.
The Pettavel winery in Geelong, which went into voluntary administration in April 2011, was sold to a group of local investors in May for $3.65 million.
Also in May, the <a href="https://www.propertyobserver.com.au/rural/cheviot-finds-potential-buyer-for-clare-valley-tullymore-vineyard/2012013153204">now de-listed Cheviot Kirribilly Vineyard Property Limited (CKP Group)</a> announced the sale of its Tullymore Vineyard for $ 2 million to reduce its debt obligations as part of plans announced in December 2011 to sell all six properties in its vineyard portfolio.
In January CKP reported that four of the properties in the portfolio had been sold, including Birchmores vineyard and Woodstock Road vineyard in Langhorne Creek and Angas Creek stage 1 and stage 2 vineyards in the Adelaide Hills for a combined price of circa $9.5 million. The last remaining vineyard, Kirrbibilly Estate 1 in the Clare Valley with 214 hectares of vineyards went to auction through Colliers in June but failed to sell. It is listed as “under contract” through Tim Altschwager.
In March, the assets of Crestview Pty Ltd, which include Step Road winery at Langhorne Creek; which produces a number of well-known brands, including Step Rd and Beresford Wines, was sold for $3.5 million.
In February, Clarendon vineyard in the McLaren Vale region sold to <a target="_blank" href="https://www.propertyobserver.com.au/rural/us-based-jackson-family-wines-buys-sas-hickinbotham-clarendon-vineyard/2012020553257">US wine company Jackson Family Wines</a>, for around $8 million. The property comprises around 184 hectares and around 80 hectares planted with vines. It was originally placed on the market in 2010.
And in January, Xingfa Ma, one of China’s richest men, bought a 72% share in WA's Franklin River district Ferngrove  Wines for $10 million. It includes two vineyards in Franklin with an area of approximately 225 hectares planted with premium vines.
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lschlesinger-FZcF9M3vE6

Summer dreaming: 2012 vintage property sales start bearing fruit

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Australian expatriates often buy properties back in Australia.
Perhaps not necessarily when the Australian dollar is as high as present, but they do always have in their minds their eventual return to what will be their family home when their overseas assignments end.
The buying of a house back home raises many personal and financial issues regarding the selection of the property, the potential capital gains tax (CGT) treatment, negative-gearing tax breaks, and the possible tax consequences if rental income exceeds deductible costs.
Some Australian expats rely heavily on their Australian-based relatives to inspect, at least initially, possible purchases.
And many expats hire buyers’ agents to search and negotiate for properties that match their criteria.
Despite the high Australian dollar, real estate agents and buyers’ agents say there are great buying opportunities for cashed-up expats given the depressed state of the Australian market – particularly at the upper end.
Property Observer <a href="http://propertyobserver.com.au/ebooks/free-ebook-20-top-tips-for-australian-expats-thinking-of-buying-homes-this-summer" target="_blank">has published an eBook</a> written specifically for Australian citizens who are residents of another country, including for tax purposes, during extended overseas assignments.
Veteran personal finance and property journalist Michael Laurence was the author who has sought out buying tips and warnings from real estate agents Ross Savas of Kay &amp; Burton Real Estate, Shayne Harris of Savills Australia and Angus Raine of Raine &amp; Horne.
Buyers’ agents David Morrell of Morrell and Koren, Rich Harvey of propertybuyer and Peter Kelaher of PK Property Search and Negotiators have provided valuable insider strategies too.
David Morrell, a director of Melbourne buyers’ agent Morrell and Koren, warns that some vendors regard Australian expatriate buyers as "wood ducks", or easy targets. For those expats who have been out of the country too long, a "wood duck" is an Australian term for a "useless bastard". The term emerged in the 1970s and was used by car salesmen to denote an easy mark. This is not to be confused with the American or Australian wood duck. 
Morrell says some unfortunate expat buyers unwittingly send a clear message to vendors that they have plenty of money, are poorly informed about the local property market and have little time to inspect properties.
His advice is straightforward: "Slow down, take a Panadol, and do your due diligence on the market".
Shayne Harris, head of residential for international agency Savills Australia, says he tries not to disclose to vendors that a would-be buyer is an expatriate.
Harris says vendors may jump to the conclusion that the expatriates have plenty of money.
"It makes a very difficult negotiation, because some people think they can afford to pay anything.
"We often say to vendors, ‘The reason they have money is because they don’t pay silly money for things’."
For more on<a href="http://propertyobserver.com.au/ebooks/free-ebook-20-top-tips-for-australian-expats-thinking-of-buying-homes-this-summer" target="_blank"> Australian expats buying property back home, download our free eBook.</a>
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Australian expatriates mustn't be 'wood ducks' when buying back home: buyers' agents

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YBR boss Mark Bouris has had his pad in The Astor on Macquarie Street, Sydney quietly listed for sale for the past few months.
It was in 2006 when he bought<a href="https://www.domain.com.au/Property/For-Sale/Apartment-Unit-Flat/NSW/Sydney/?adid=2010091212" target="_blank"> the five-bedroom, two-storey north-east corner apartment </a>from then Astor chairman Peter Kernaghan.
There's no price estimate available to Title Tattle from its listing agents, Lisa Steel and David Newgrosh, but it might have $10 million-plus hopes given its lavish renovation, and noting a two-bedroom 11th-floor unit comes with a $3.15 million asking price through McGrath Estate Agents.
It has an estimated 440 square metre space over what were three separate apartments.
Its also <a href="https://www.propertyobserver.com.au/https://www.lisasteele.com.au/property/details/469" target="_blank">been available for rent at $3950 a week</a>.
{yoogallery src=[images/stories/2012/12/dec20bouris]}
It's best known for when occupied by entertainer Barry Humphries, before it sold for $800,000 in 1987, and then extended with the addition of another adjoining apartment.
It comes with sweeping semi-spiral staircase to the upper level, where there is a "magnificent master bedroom suite" with private study, walk-in dressing room and ensuite bathroom.
The very private Mark Bouris has resticted internal photos to just the one image, although all who've been through say its a stunning apartment.
Title Tattle last inspected the apartment back in 1986 when its was Dame Edna's possum pit. At the time it was also a split-level triplex. The then selling agent was Tim Mansfield at the Andrew Gibbons agency whose pioneering selling technique included a three minute promotional video. The price back then was $1.25 million for the then seven bedroom apartment, with the apartment split back into two leaving one with the gracious wrought iron staircase for grand entrances.
The Astor is the 12-storey, 1920s company title block that once dominated not only the city skyline but Sydney society.
Despite being the city's oldest apartment complex - and facing serious competition from many nearby new developments – it continues to attract buyers, especially when a modernised apartment comes with parking elsewhere on the strip. Especially after the elegant Iain Halliday-designedrenovation benchmark set in the mid-1990s after style-setters, ad man John Nankervis and wife Amanda bought their $535,000 third-floor deceased estate unit. 
Bouris took up his ownership having previously had digs elsewhere on Macquarie Street, in the Bennelong complex.
Over the years the block of apartments has been home to Lisa Rochfort, who was the managing director of Australian couture jewellers Fairfax &amp; Roberts, adman Harold Mitchell, Pioneer founder Sir Tristan Antico, broadcaster John Laws and artist Portia Geach.
Being company title, keeping track of pricing and sales figures is a little difficult, though in 1932 the eighth-floor north-east corner block was passed in at 4300 pounds.
Peter Kernaghan had knocked back $3.82 million when he sought to sell it in 2002.
The <a href="https://www.propertyobserver.com.au/https://www.mcgrath.com.au/buy/apartment-sydney-nsw-2000/161473" target="_blank">1101 Astor listing</a>, which had initial $3.35 million asking price,  is a north-east facing, two bedroom apartment.
Its possibly the apartment rented by the Sydney Harbour Bridge engineer Lawrence Ennis, of Dorman, Long &amp; Co, who would look through his telescope to check on the progress of the bridge's construction.
The Astor was Sydney's highest residential building from 1923 until 1960 and its off-the-plan prices ranged from 1500 pounds to 2700 pounds.
 
 
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Mark Bouris lists his Astor apartment on Sydney's high society Macquarie Street

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The consolidation in the mortgage market continues, with Macquarie Bank now taking an 8.3% stake in Mark Bouris’ franchise Yellow Brick Road, weeks after both companies announced a product partnership.
The move also comes just a day after Aussie Home Loans announced a takeover by the Commonwealth Bank – and signalled further consolidation in a recovering mortgage market that continues to struggle.
Bouris has been aiming to make Yellow Brick Road a key player in the Australian mortgage space, and Macquarie is aiming for a similar role as the “fifth pillar” – now analysts suggest it has a real opportunity to do so.
Independent mortgage analyst Martin North said in a competitive cycle consolidation like Westpac and Rams, and Aussie and Commonwealth, quite often occurs and shows the power of the incumbents.
“That leads to an opportunity for new players to be innovative, and that’s what YBR is doing with the backing of Macquarie,” he says.
“The big question is, what will their value proposition be?”
Yellow Brick Road founder and chief executive Mark Bouris told SmartCompany this morning the consolidation is a perfect time to move – especially with Aussie Home Loans now out of the picture as a candidate outside the big four. At the same time, Yellow Brick Road is preparing to open dozens of new locations in the next few years.
“We’re seeing big brands buying smaller brands, or consolidating their assets and using their market power to gain growth in what otherwise would be a tough market,” he says.
Macquarie is believed to have spent around $6-7 million on the stake, which comes after Bouris signed a deal to distribute billions of dollars in mortgage products through his franchise. The purchase of a stake is a further extension of that partnership.
“We just needed more money so we could push harder into the market,” Bouris says. “Given we have the Macquarie products and the power in our business, it’s a good time.”
Given the weakness in the mortgage market, Bouris says it’s a good time to push even harder. But as Martin North describes, it’ll take more than mortgages to make Yellow Brick Road a financial powerhouse.
“It seems to me YBR is starting as a broader wealth management, higher net-worth sort of advisory group.”
“It also seems that at the same time, we’re seeing more demand for online services for those types of advisory services. So I wonder if the role of advisors is being replaced more by technology.”
However, Bouris says he’s spying more opportunities in a range of areas, including life insurance and even advice for small businesses.
“The small business market is doing it really tough right now; we’ve seen very little growth in small businesses.”
“But small businesses aren’t looking for products, which is what the other banks are giving them, they want advice. They don’t trust banks, they want to talk to people about basic things like … getting a business plan right, getting cashflow right.”
The consolidation in the mortgage market has been spurred by a lack of interest in housing products over the past two years, as growth has waned. With a recovery on the horizon, however, Bouris suggests more buyers will be looking for mortgage opportunities outside of the big four.
He also claims the Aussie-Commonwealth deal was brought forward due to his plans with Yellow Brick Road.
“I really do believe they’ve fast-tracked that deal,” he says. “It’s a pretty big indicator of a defensive sentiment.”
This article first appeared on SmartCompany
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pmcstafford-pr9eMARWoN

Macquarie takes stake in YBR as battle for fifth pillar unfolds

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{qtube vid:=BhPFHT5CqlI}
 
<img height="353" width="470" src="/images/stories/2012/12/alexanderst.jpg" alt="alexanderst">
In our Purchase or Pass segment this week I am joined by Stuart Waugh, the executive director at Bell Partners, to asses another potential property investment. As always the location is a given, it’s the finer details about the property that we can debate.
It’s a three-bedroom unit with a lock up garage, 8.6-kilometres from the CBD and less than 500-metres to the action. The unit is in a block of 26 units set out in a horseshoe shape with three entrances and two different garage areas. The unit is east and west facing with views from the balcony across the district and the ocean. The unit recently sold for $855,000 and rents for $840.
Chris Gray: The first thing I want to concentrate on is basically the size of the block. I always prefer to get in small blocks of 12 units, this is 26, what difference does this generally make being in a big block rather than a small block? 
 
Stuart Waugh: Big blocks generally mean strata levies are quite high and there could be things wrong with the building. There could be a couple of lifts in there, so you have to maintain all these things. You and I were just talking before coming on the show about maintaining blocks and how expensive they can be. Just be careful with big blocks like these, you could get strata levies that may be unaffordable.
Chris Gray: Also the thing I find with bigger blocks is it’s hard to get decisions made. Trying to get 12 people on the same page at the same time is a nightmare, trying to get 26 people is almost impossible. Things then don’t happen and a $100,000 problem turns into a million dollar problem.
Stuart Waugh: Exactly right, you see blocks deteriorate over time because they can’t get a decision made so therefore you have things growing all over the brickwork. You get concrete cancer and you have landscaping that’s not maintained. Those sorts of things can be a big deterrent to a building. You’re right, if you have big meetings and big decisions to make, it doesn’t happen.
Chris Gray: The first property I bought in Coogee in the late nineties, we have to raise $100,000 to get the roof replaced, which is $10,000 each. But we’re trying to say pre-worn, we need to fix balconies, we need to render, we need to spend $1 million in the next few years… it’s never a good time is it?
Stuart Waugh: No, especially in apartments because people who buy apartments can’t afford $100,00. They’re going to be first homebuyers, young families, those sort of people don’t have $100,000 lying around. It’s not going to happen.
Chris Gray: And then the 65 year olds who have paid off their mortgages might have the equity but they do not want to get a mortgage at 65.
Stuart Waugh: That’s right, they have plenty of equity and assets like you said but not the cash flow to service a debt if they do get debt.
Chris Gray: One of the things I did like about this particular block is there’s two separate entrances on different streets. So suddenly it’s not like your Sydney parking 26 cars, so it’s kind of split in half. Also in the horse shoe shape there’s three different entrances and it’s only three-stories so it’s not the same as being in a 26-storey building with massive a car park. You have to try to look at the building, because they’re not all the same are they?
Stuart Waugh: Exactly right, if you had have seen this in the newspaper with 26 units you probably would have assumed it’s a ten storey building but that’s not the case with this one, there is actually a couple of entrances.
Chris Gray: And obviously that’s why the agents don’t put in the effort as well.
The other thing I was going to concentrate on was a three-bedroom at $855,000, it’s obviously slightly more expensive a three-bedder over two, an issue for you?
Stuart Waugh: Not in this case, the yield was quite good. I thought $855,000 was quite reasonable and quite a well maintained block. The yield was quite attractive in this particular case.
Chris Gray: Purchase or pass for you?
Stuart Waugh: I say purchase.
Chris Gray: Overall, I think this is a good unit and you can overcome being in a bigger block due to those separate entrances we just talked about and being low rise, which still makes it feel reasonably boutique. Sometimes a three-bedder can be a good option for affordable renting between three people, and you end up with a higher rental yield than maybe going for a two-bedder. If it were me, I’d go for a purchase to slightly diversify my current portfolio.
Chris Gray is a buyer’s agent at <a rel="nofollow" href="https://www.yourempire.com.au/" style="outline-style: none; outline-width: initial; outline-color: initial; text-decoration: underline; color: #6888b1;">Empire</a>. He is host of Your Property Empire on Fridays on the Sky News Business Channel.
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chrisgray-pn7di3ceFk

Purchase or Pass? A three-bedroom Coogee apartment

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The Sydney median house price gained just 0.4% in the September quarter while unit prices were unchanged as the strongest growth was recorded in outer suburbs to the west and north, according to the latest figures released this week by the Real Estate Institute of NSW (REINSW).
The median Sydney house price stands at $567,000 still 3.1% down over the 12 months to September while the unit price stands at $460,000, down 1.1% over the same period.
The inner and middle suburbs of Sydney have borne the brunt of house price declines with the median house price for inner city suburbs down 2.8% over the past 12 months to a median $1.03 million while middle suburb house prices have fallen 3.3% over the same period to $720,000.
House prices in the prestige Eastern suburbs local of Woollahra have fallen 21% over the past year from $1.9 million to $1.45 million from 90 sales while houses in Mosman on the north shore have fallen 15% from $2.25 million to $1.9 million with 279 sales recorded.
The outer suburbs, predominantly in the west, were the ‘good news’ story, having avoided the drops experienced in inner and middle parts of the city, with the median house price remaining stable at $460,000.
Unit prices made their strongest gains in the Blue Mountains LGA rising 8.6% to a median of $315,000 with four of the top performing unit markets in Sydney’s outer west. The exception was Ku-Ring Gai to the north.
Across Sydney, the more affordable unit market performed decidedly better than houses with 25 Sydney LGA recorded gains in their unit prices and only 15 recorded falls. The Manly LGA recorded the biggest annual fall in unit prices – 8.5% to a median of $670,000.
Top five performing Sydney LGAs year to September 2012 - Units
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="154" valign="top">
LGA
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Gain over year
</td>
</tr>
<tr>
<td width="154" valign="top">
Blue Mountains
</td>
<td width="154" valign="top">
$315,000
</td>
<td width="154" valign="top">
8.6%
</td>
</tr>
<tr>
<td width="154" valign="top">
Campbelltown
</td>
<td width="154" valign="top">
$256,000
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="154" valign="top">
Camden
</td>
<td width="154" valign="top">
$324,000
</td>
<td width="154" valign="top">
6.1%
</td>
</tr>
<tr>
<td width="154" valign="top">
Ku-Ring Gai
</td>
<td width="154" valign="top">
$662,000
</td>
<td width="154" valign="top">
5.3%
</td>
</tr>
<tr>
<td width="154" valign="top">
Bankstown
</td>
<td width="154" valign="top">
$346,000
</td>
<td width="154" valign="top">
4.4%
</td>
</tr>
</tbody></table>
Source REINSW
There were only 13 Sydney LGAs that recorded house price gains over the year to September with 26 LGAs recording falls.
The top performer was Camden in the south west, which managed a gain of 2.8% to a median of $452,250 over the year to September with the outer western suburbs (Penrith, Wollondilly, Bankstown) again prominent among the top performers, with Drummoyne in the inner west the exception to the rule.
Top five performing Sydney LGAs year to September 2012 - Houses
<table cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td width="154" valign="top">
LGA
</td>
<td width="154" valign="top">
Median price
</td>
<td width="154" valign="top">
Gain over year
</td>
</tr>
<tr>
<td width="154" valign="top">
Camden
</td>
<td width="154" valign="top">
$452,250
</td>
<td width="154" valign="top">
2.8%
</td>
</tr>
<tr>
<td width="154" valign="top">
Penrith
</td>
<td width="154" valign="top">
$380,000
</td>
<td width="154" valign="top">
2.7%
</td>
</tr>
<tr>
<td width="154" valign="top">
Drummoyne
</td>
<td width="154" valign="top">
$1,100,000
</td>
<td width="154" valign="top">
2.5%
</td>
</tr>
<tr>
<td width="154" valign="top">
Wollondilly
</td>
<td width="154" valign="top">
$438,000
</td>
<td width="154" valign="top">
2.4%
</td>
</tr>
<tr>
<td width="154" valign="top">
Bankstown
</td>
<td width="154" valign="top">
$540,000
</td>
<td width="154" valign="top">
2.3%
</td>
</tr>
</tbody></table>
Source: REINSW
There were much strong gains in some of the major regional towns headed by the Upper Hunter, with its house prices up 11.1% to a median of $306,000 ahead of Greater Lithgow, which recording a 9.6% gain to $232,500 and Singleton, up 7.5% to a median of $428,000.
There were also gains for Bathurst (up 5.4% to $510,000) and Dubbo (up 3.8% to $269,500).
However, the regions were very much a mixed bag with losses recorded in Wagga Wagga (down 3.3% to median of $300,000), Tweed (down 5.1% to $438,000), Port Macquarie Hastings (down 3.1% to $376,500) and Kempsey (down 8.6% to median of $267,500).
Wollongong house prices are down 2.2% for the year to a median of $440,000 while Newcastle house price are down o.5% to a median $385,000.
Commenting on the Sydney metropolitan market, REINSW chief executive Tim McKibbin says the flow-on effect from interest rates has yet to be seen.
“As conditions in the US improve, it is having an impact on our market and the overly cautious outlook we have had is beginning to ease.
“While we will not see sharp rises in property in 2013, we do expect to see consistent growth,” he says.
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Sydney house and unit prices continue to tread water with strongest gains in far outer suburbs: REINSW

<html><body>
“Aussie John” Symond built his business as an alternative to the big banks, but Symond today reveals why he decided to sell out to Commonwealth Bank.
The executive chairman and founder of Aussie Home Loans agreed for the Commonwealth Bank to increase its existing shareholding in Aussie Home Loans to 80% by acquiring a further 47% with the sale requiring approval from regulators.
Under the deal Symond will continue as executive chairman of Aussie for four years and will retain a 20% shareholding, while continuing to be involved in the growth and direction of the business.
Symond says he is not selling out and it is business as usual for Aussie.
He would not reveal how much Commonwealth Bank paid for Aussie, only to say “it is a fair price, that I was happy with and they were happy with”.
“Commonwealth Bank came in as a 33% owner a bit over four years ago, it’s given me and Commonwealth Bank a chance to look at each other, see how we operate, and they have been very good shareholders and investors,” he says.
Symond says Commonwealth Bank has allowed Aussie “to continue to do its own thing” and respects the “integrity” of the Aussie business model, which provides hundreds of different loan choices and a panel of 18 lenders.
“Commonwealth Bank appreciates and accepts that consumers want choice and don’t just want to deal with one bank or provider,” he says.
Symond says Aussie has been “very successful and profitable” and Commonwealth Bank recognises the distribution channel Aussie has is something it doesn’t have, and Commonwealth Bank can provide more products and services for Aussie.
“Our feeling is it is a bigger, better Aussie with more choice and services for consumers, and that has to be good for competition,” he says.
Symond denies he has compromised Aussie’s independence by selling out to the Commonwealth Bank.
“I say to people we have tried very hard for 21 years to earn the trust of consumers and we have got a lot of runs on the board, I ask them to trust us, time will tell,” he says.
“At the end of the day if we don’t have compelling products and services at exceptional prices I don’t expect people to support us, I’m hoping to reach out to even more customers and grow the business.”
Symonds says “actions are more important than words” in convincing consumers Aussie is still on their side.
“We have demonstrated our fighting for consumers for 21 years, we have 21 years of unblemished consumer championing,” he says.
As for Symond’s future, he says he is committed to four years at Aussie as executive chairman but won’t be drawn beyond that.
“Who knows what will happen after four years from now,” he says.
This article originally appeared on <a href="https://www.smartcompany.com.au/" target="_blank">SmartCompany</a>.
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'Aussie John' Symond explains sale to CBA

<html><body>
Australia’s property market will be on the rebound in 2013, having reached the bottom of the property cycle, according to the First National Real Estate 2013 Property Market Outlook.
“Our members are looking forward to 2013 where the market is expected to build on the momentum already seen over the last six months of 2012,” Ray Ellis, the First National Real Estate chief said.
“Almost three-quarters of our members say the market has bottomed or will do so in the coming six months.
“However, while the market is on the rebound, there is a general consensus the recovery will continue to be slow and gradual.”
Its been based on a survey of the 400 plus member network of whom 90% of respondents thought market conditions would stabilise or improve in the first half of the year.
Some 91% of the respondents also envisaged the average number of days a property is on the market is expected to hold, or fall from current levels and that property listings will remain at current levels or rise.
Agents expect property prices to remain flat, with any increases to be found primarily in houses and land rather than apartments.
"Growing affordability will drive home price growth in New South Wales, Tasmania, South Australia and Western Australia," the report suggested.
Improved affordability and better buying conditions will underpin home buying activity growth in 2013, with the survey showing upgraders and investors will be the most active sectors.
In South Australia and Western Australia, first home buyers are expected to be the most active, but in New South Wales, Queensland and Tasmania it will be investors. In Victoria, opinion is equally split between the two market sectors.
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