<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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The Chenchow Little-designed Palm Beach house, known as 'The Hill House" given its Bynya Road locale, has been listed for sale.
The Stewart family have listed it through LJ Hooker Palm Beach agent Peter Robinson. More than $3 million is expected.
Designed with mid-20th century and industrial influences, Chenchow Little finished the four-bedroom house late last year.
It is currently featured in Belle Magazine.
It comes with a central corridor that falls away from the front door, arriving at a double-height reception room. Its main living/dining area features floor-to-ceiling glass with bush views.  Its modern, minimalist, galley kitchen comes with spotted gum cabinets.
It comes with a spectacular freestanding swimming pool.
The 715-square-metre vacant block cost $950,000 in early 2009 through LJ Hooker Mona Vale agent Josephine Cowling.
Tony Chenchow and Stephanie Little have worked together for 18 years. Little graduated from the University of NSW in 1994; Chenchow in 1993.</body></html>

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Chenchow Little-designed Hill House Palm Beach listed

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<a href="https://www.propertyobserver.com.au/residential/queensland-and-nsw-dominate-the-rp-data-suburb-locations-where-it-is-cheaper-to-buy-than-rent/2012082856283" target="_blank"><img src="/images/stories/2012/08/238.gif"></a>
The<a href="https://www.propertyobserver.com.au/residential/queensland-and-nsw-dominate-the-rp-data-suburb-locations-where-it-is-cheaper-to-buy-than-rent/2012082856283" target="_blank"> number of suburbs across Australia where it is cheaper to buy a home with a principal and variable interest rate mortgage than to rent one,</a> according to RP Data.  It's the outcome of home values being 5.9% lower than their previous highs and rental rates having continued to increase across most regions of the country.
 
<hr>
 
<a href="https://www.propertyobserver.com.au/new-south-wales/ethical-investor-peter-hall-relists-customs-house-double-bay/2012082656200" target="_blank"><img src="/images/stories/2012/08/4point5mplus.gif"></a>
The<a href="https://www.propertyobserver.com.au/new-south-wales/ethical-investor-peter-hall-relists-customs-house-double-bay/2012082656200" target="_blank"> price hopes Peter Hall, from Hunter Hall, has for his Double Bay property</a>. Hall has decided he’s staying in London for the time being, and his 1860 Customs House property didn't sell when listed late last year.
 
<hr>
<a href="https://www.propertyobserver.com.au/victoria/the-simsons-sell-hawthorn-s-hartland/2012082756261" target="_blank"><img src="/images/stories/2012/08/3point3m.gif"></a>
The price<a href="https://www.propertyobserver.com.au/victoria/the-simsons-sell-hawthorn-s-hartland/2012082756261" target="_blank"> Stuart and Anne Simson secured for Hartland</a>, their grand Hawthorn home. 
 
<hr>
 
<img src="/images/stories/2012/08/8percent.gif">
The amount <a href="https://www.propertyobserver.com.au/residential/property-ownership-contributes-more-to-australia-s-gdp-than-mining-cameron-kusher/2012082756250" target="_blank">of Australia's GDP that home ownership contributes.</a> This compares with only 7.7% for mining. 
 
<hr>
<a href="https://www.propertyobserver.com.au/land/new-cars-%2410000-cheques-and-free-home-size-upgrades-six-spring-incentives-from-house-and-land-developers-and-builders/2012082756256" target="_blank"><img src="/images/stories/2012/08/10k.gif"></a>
The amount of money Stockland will give buyers of its house-and-land packages. <a href="https://www.propertyobserver.com.au/land/new-cars-%2410000-cheques-and-free-home-size-upgrades-six-spring-incentives-from-house-and-land-developers-and-builders/2012082756256" target="_blank">It is one of a number of developers offering incentives</a> to try and encourage sales in the lead-up to the spring selling season. Incentives include cash handouts, new cars, free house upsizings and zero deposit home loans.
 
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<a href="https://www.propertyobserver.com.au/victoria/grand-mt-eliza-home-passed-up-by-hugh-jackman-listed-for-auction/2012082956284" target="_blank"><img src="/images/stories/2012/08/6m.gif"></a>
The<a href="https://www.propertyobserver.com.au/victoria/grand-mt-eliza-home-passed-up-by-hugh-jackman-listed-for-auction/2012082956284" target="_blank"> price hopes for a Mount Eliza house </a>when it was inspected (and passed up) by Hugh Jackman in 2010. It has recently been listed for September 9 mortgagee auction. 
 
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<a href="https://www.propertyobserver.com.au/leisure/chinese-investors-eyeing-up-sunland-s-%2460-million-plus-palazzo-versace-on-gold-coast/2012082956306" target="_blank"><img src="/images/stories/2012/08/60mplus.gif"></a>
The <a href="https://www.propertyobserver.com.au/leisure/chinese-investors-eyeing-up-sunland-s-%2460-million-plus-palazzo-versace-on-gold-coast/2012082956306" target="_blank">price expectations for the Palazzo Versace hotel</a>. A Chinese group is doing due diligence and considering its acquisition of the luxury Gold Coast hotel.
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The 7 must-know numbers of the week, starting with the number of suburbs where it is cheaper to buy than rent

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Inveran, aka Delmar, the grand Victorian mansion built for the pioneering pastoralist Chisholm family in 1884, has been sold for a bullish $3.8 million, with six registered bidders at the recent auction.
<img src="/images/stories/2012/08/ashfield1.jpg" width="470">
It was auctioned through <a target="_blank" href="https://www.gerberproperties.com.au/Property-Details.php?p=3226029">Gerber Properties agent Arthur Paschalidis. </a>
It was built with its design incorporating a surgery and a waiting room with its own entrance given Dr Edwin Chisholm's occupation. The original maid's quarters is the sixth bedroom which features its own lower level sitting room.
Edwin died in 1921 and his widow in 1926 when it was left to their daughter, Mrs Guy Delmar. The property stayed in the family until the mid-1960s and in 1966 the house was bought by Trinity Grammar School, which has its campus and playing fields on the other side of Victoria Street.
In 1987 the school sold the property to the Ryan family. Its current vendors further restored the house as a private residence on its 2,245-square-metre block.
It was sold through <a href="https://www.gerberproperties.com.au/Property-Details.php?p=3226029">Gerber Properties agent Arthur Paschalidis  </a> in conjunction with <a href="https://www.gerberproperties.com.au/Property-Details.php?p=3226029">Harris Tripp First National </a> having been listed with $3 million-plus hopes.
It last traded for $1.61 million in 1998.
The highest previous known house price in Ashfield was just over $2 million.
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Inveran, aka Delmar, the pioneering Chisholm family's inner-west Ashfield mansion, fetches $3.8 million record

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The muscle flexing going on at Grocon building sites is a reminder of how good we had it during what Tony Abbott calls the 'golden age' of the Howard government. In those days we could afford as many of these title fights as we wanted, and the economy would grow nonetheless. The mother of them all, the Patrick’s waterfront dispute, even made pretty decent TV. But we can't afford it now. Look at the competing forces in the economy, and it quickly becomes clear that a major escalation in building costs – Grocon says it's losing $370,000 a day just at the site in Melbourne's Lonsdale Street – is a golden-age-luxury we can't afford. Australian Mines and Metals Association director Minna Knight yesterday warned that this kind of dispute would deter inward investment, including $260 billion in resources projects. That claim is a bit overblown, but when Knight's comments are put alongside falling commodity prices, it's easy to see how much damage the CFMEU can inflict on Australian growth. Overseas investors, including our biggest miners, must revise their forecasts not only for iron ore prices nearly 40% off their peak, but for the risk of rolling industrial action.  The abolition of the Australian Building and Construction Commission has clearly emboldened the CFMEU, whatever its leaders say, and industrial relations minister Bill Shorten has the urgent problem of breaking up this dispute to keep some kind of fig leaf over Labor's embarrassment. But his is not the biggest problem. While Tony Abbott is happy to say the ABCC 'cop' must be put back on the beat, there is no ducking the fact that industrial action under an Abbott government would return to something like the 'golden age' disputes John Howard and Peter Reith fought. Why? Because at heart these battles are not about workers' rights – other than workers' right to be part of a potent power bloc in Australian politics. While the Gillard government hangs on, the bald power plays of the CFMEU leadership will at least be heard in Labor boardrooms. Under Tony Abbott they will not. The risk is that in just over a year's time, a perfect storm will blight the economy – tumbling commodity prices, ravaged public finances, increased labour costs putting an extra brake on infrastructure projects, and industrial anarchy. If that combination arrives, the Australian economy would look more like the early 1990s than the full employment growth story of today. The big difference is that in the early 1990s, the 'golden age' lay ahead of us. For some time I have argued that only the opposite looms for us now: a top heavy demographic profile with burgeoning healthcare bills, the golden goose of the resources sector rapidly being replaced by overseas geese or just being hit by softening demand (hence the dropping prices), and in particular, a public debt position that we simply will not be able to address in years ahead. The Keating public debt that John Howard heroically paid off during mining-boom mark one, was smaller than the 10% of GDP our federal government now owes. When the state debts are factored in, we're well above 20% of GDP, and that's before our private debt bubble in the housing market is considered. Whether or not Knight's predictions are correct for the resources sector, an incoming Abbott government will be slashing public spending, and public service jobs, to try to balance the budget just as unemployment is naturally rising anyway. The vicious circle of slowing business activity, slowing tax revenues, and rising unemployment will do its work, and we won't be back in the golden age of the late-noughties – more the 'rust belt' blight that characterised the Victorian economy in the late 1980s. The CFMEU leadership won't be worrying it's pretty tattoo'd head over that kind of scenario – union leaders, if not the workers, prosper during times of mass unemployment. The onus is now on Bill Shorten to prove that Labor can smooth over the Grocon dispute without the ABCC. If he does, Abbott will take the blame for the coming industrial shocks. If he doesn't ... what does it matter? The unions will get the power they crave, and their members, along with the rest of the country, will suffer the consequences.
This article originally appeared on <a target="_blank" href="https://www.businessspectator.com.au/">Business Spectator.</a>
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Bill Shorten must prove that Labor can smooth over the Grocon dispute without the ABCC

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Lend Lease secured a 2012 financial year net profit of $501.4 million, which was marginally up on last year.
It was within the $485 million to $505 million July guidance range given by the group.
Its group chief executive officer, Steve McCann, says Lend Lease delivered operating profit growth above market consensus earnings.
"Financial year 2012 has been a very successful year for Lend Lease," he says.
"Lend Lease has repositioned the portfolio to generate 64% of earnings from the Australian region, achieved some significant milestones in our A$20 billion urban regeneration development pipeline, secured a A$15.3 billion construction workbook and grown funds under management to A$12.3 billion," he says.
Weak consumer sentiment continued to impact the residential market in Australia, resulting in lower enquiry levels, longer conversion times and lower trading levels, he notes.
It impacted inventory values on certain projects by A$27.7 million after tax in the second half of the financial year.
Lend Lease's results noted the number of residential land lots settled had decreased by 10% from the previous year to 2,059 units, principally as a result of fewer settlements in Victoria and South Australia, reflecting current market conditions and a number of projects approaching completion.
The total number of residential land lot pre-sales decreased by 5% from the previous year to 1,369 units.
Its average price per residential land lot increased by 3% from $216,300 to $223,600, reflecting a change in the product mix compared with the previous year.
Residential built-form unit settlements increased by 351 to 523, primarily due to practical completion being reached at Convesso and Serrata at Victoria Harbour, along with Silk and Antias at Jacksons Landing.
The average price per residential built-form unit decreased by 12% to $1,051,000, reflecting the higher number of high value apartments at Sugar Dock and St Patricks settled in the prior year.
The current year includes a high proportion of mid-market apartments settled at Serrata and Antias.
The overall Australian after-tax profit increased by $148.5 million to $429.9 million, largely because of the higher profit from construction, which included a full-year contribution from infrastructure businesses like Abigroup that was acquired in early 2011.
The figure was helped by tax deductions for the retirement business, the sale of the New Zealand retail portfolio to a new Lend Lease fund, and the sale of Lend Lease interest in the South Australian New Schools public private partnership.
The profit from the Asian operations was up strongly but profit in Europe and the Americas fell sharply.
The final dividend will be 22¢, unfranked, and ahead of last year’s 15¢. Total dividend for the year to 38¢.
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Lower enquiry levels, longer conversion times and lower trading levels: Lend Lease's residential experience

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Grapes are more than just the sweet snacks in the fruit bowl. The Australian grape growing industry is highly dependent on the downstream winemaking industry, with about 89% of production heading that way.
The remaining output is sold as table grapes or dried grapes (e.g. sultanas). The industry is highly volatile due to significant uncertainty surrounding future conditions and its dependence on external variables.
The main issues affecting the industry are water availability and rainfall, activity in the downstream markets and wine producers' use of wine grape contracts. In the five years through 2012-13, industry revenue is expected to decrease by an annualised 11.7% to total $1.06 billion.
The industry is dependent on downstream wine exports, which contribute over 38% of revenue to wine manufacturers each year. The value of the Australian dollar has therefore played a prominent role in the past five years.
Since the global economic downturn, the rapid rise in the value of the Australian dollar has meant that demand for Australian wines has decreased on the global market. This has caused difficulties for wine manufacturers and growers alike.
Moreover, weaker demand for wine in significant export markets such as the United States and the United Kingdom is affecting Australian growers, in the form of lower prices received. As a result, industry revenue is expected to increase by only 2.3% in 2012-13.
The industry has wavered between conditions of over and under supply due to a number of factors, though largely influenced by the huge number of growers and the onset of drought-ridden growing conditions.
Recently, high levels of production caused a glut of wine grapes and put downward pressure on prices. Prices in some spot markets are still below production costs, resulting in some growers making large losses.
<img width="470" src="/images/stories/2012/08/ibisaug30.jpg">
<img width="470" src="/images/stories/2012/08/ibisaug301.jpg">
The combined effect of volatile production levels and changes in downstream wine manufacturing demand is expected to cause industry revenue to decline by an annualised 1.8% over the five years through 2017-18, to a total of $967.5 million.
 
<hr class="system-pagebreak">
 
Grape varieties can be broadly categorised as red or white. Furthermore, there are three main uses for grapes: winemaking, drying and eating fresh. Grapes for winemaking dominate the industry.
<img width="470" src="/images/stories/2012/08/ibisaug302.jpg">
Red grape varieties account for about 46.6% of the total grape crop, made up of 43.7% wine grapes, 0.5% drying grapes and 2.4% table grapes. There are a number of different varieties of red wine grapes, including shiraz (accounting for 18% of the total grape crop), cabernet sauvignon (12%) and merlot (5.9%). Other prominent red wine grape varieties include pinot noir, ruby cabernet, petit verdot and grenache.
White grape varieties account for 53.4% of the total crop. Again, most grapes grown are wine grape varieties, accounting for 45.9% of the total crop. White drying grapes account for 4.8% of the total crop, while white table grapes account for 2.7%. Prominent white wine varieties include chardonnay (23.9% of total crop), semillon (4.9%), colombard (3.7%) and muscat gordo blanco (2.8%). Sultana grapes account for 6.1% of the total crop, and are used predominantly as drying grapes but also as winemaking and table grapes.
Changes in the relative proportions of red and white grapes in the total crop reflect changes in both planted hectares and yield per hectare. From 2006 to 2007, the area of bearing vines made up of white varieties increased marginally from 40.6% to 41%, with a corresponding decrease in the bearing area of red varieties.
Over the same period, average yields of white varieties dropped from 14.9 tonnes per hectare to 12.1 tonnes per hectare, while average yields of red varieties dropped from 10.9 tonnes per hectare to 7.4 tonnes per hectare. The more prominent drop in red grape yields combined with a decrease in bearing hectares produced a significant fall in red grapes as a proportion of the overall crop.
<h3>Industry outlook</h3>
Climatic conditions and continued mismatches between demand and supply will affect the performance of the industry in the next five years. Increased demand, along with more balanced supply and demand conditions, will support industry performance over the next five years.
However, it will not be enough to offset the difficult growing conditions, which will primarily drive the projected decline in revenue. Revenue is estimated to decline by an annualised 1.8% over the next five years to reach $967.5 million by 2017-18.
As the global economy shows signs of recovery, demand for wine is expected to strengthen gradually. The limitation will likely be international competition. The abundant supply of wine from many markets around the world is forcing many of these markets to increase their proportion of bulk wine shipments. This will put downward pressure on prices per unit in both domestic and international markets.
If Australian winemakers keep their prices competitive then grape growers' ability to increase their price margin is very limited. Some growers and winemakers are expected to benefit from establishing a strong brand name or niche segment, wherein higher prices can be achieved.
Karen Dobie is general manager of <a href="https://www.ibisworld.com.au/" target="_blank">IBISWorld Australia</a>
This article originally appeared on <a href="https://www.smartcompany.com.au/index.php" target="_self">SmartCompany.</a>
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Profits withering on the vine for Australian grape growers

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The 1880s Bramber, a grand but now contemporary Brighton mansion, has been listed for September 15 auction.
Bramber is a substantial double-storey four-bedroom Italianate brick residence with an asymmetrical double-fronted composition. It now sits on a 460-square-metre block, having had two townhouses constructed in its rear grounds about a decade ago.
Its Marshall White listing agent Kate Strickland says it has been owned by the same family for the past four decades.  There's already been strong buyer interest in the low $2 millions after its first weekend inspection.  
"Bramber's revival is outstanding – a historic light-filled home transformed into a contemporary masterpiece," Stricklan suggests.
It was built in its Black Street Middle Brighton location for the politician Thomas Turner a'Beckett.
The Australian Dictionary of Biography says à Beckett came from London to Australia around 1850 to visit his two brothers, who had emigrated to Sydney and then decided to settle in Victoria.
He later wrote: "No better opportunity will ever be afforded to a man who is prepared to stick to his work."
He soon built up a prosperous private practice as a solicitor sought by savings banks, by the London and Liverpool Fire Insurance Co., and as chairman of the Melbourne and Hobson's Bay Railway Co., a position he held for more than 20 years.
<a href="https://www.marshallwhite.com.au/?pagecall=property&amp;propertyID=2136654" target="_blank">Bramber</a> dates from after he retired from active public life in 1878.
With his wife, Eliza, nee Stuckey, they settled in Brighton, where à Beckett was a keen gardener belonging to the local horticultural society.
He died at Brighton in 1892, leaving his estate to his surviving children and his second wife Laura Jane, née Stuckey, a second cousin of Eliza.
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Bramber, the 1880s à Beckett family home, listed

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The Balwyn home of the Health Services Union national secretary Kathy Jackson has been listed for September 22 auction.
Jackson, who was caught up in the Craig Thomson matter as the union whistleblower, has the four-bedroom house listed with reported $1.8 million hopes through Fletchers agents Jeremy Desmier and Daiman Kane.
It comes with the heated pool and sauna that came to public attention earlier this year after neighbours complained of the noisy pool pump. 
Boroondara City Council's complaint was under the Public Health and Wellbeing Act about a ''noisy pool pump'' causing an unreasonable noise.
Council was seeking she move the pool plant away from the property boundary within an acoustically treated and lined enclosure.
The tree-lined property is being marketed as a "developer's dream", given it's a 1,452-square-metre block.
The four-bedroom house comes with three bathrooms. The house sits on part of the holding, easily allowing some land to be sold or redeveloped.
It was transferred into Jackson's full ownership by her former husband, Peter Jackson, in March 2010.
It last traded at $1.15 million in 2004.
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Health Services Union secretary Kathy Jackson's Balwyn home – presumably without the infamous pool pump – listed for auction

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The Victorian property market is set to steady in the coming six months, stabilising the current falling market experienced in the first half of the year, according to First National Real Estate’s 2012 Property Market Outlook Mid-Year Update. 
The Update, released this week, is based on a survey of the 400+ member network, and provides an insight on what member agents expect the market to do, drawing on their experience at a grass roots level. 
Interest rates, buyer confidence levels, the global economy and job security are all influencing the Victorian property market, which will only improve as market conditions improve.
However, the Victorian economy had several years of strong growth, at a time when other states were struggling, so it is now in slow-down mode, which will continue for the remainder of 2012.
What is evident is that for the market to improve, there is a need for competent business and social leadership, which is currently lacking at federal level.
The key challenges for the Victorian property market are vendors adjusting their price expectations to meet market demand, ongoing consumer nervousness, especially resulting from rising unemployment concerns, lack of buyers and stock surpluses, particularly around greater Melbourne and central Victoria.
The Update says the strongest growth will come from the upgrader sector, followed by investors, then retirees and first-home buyers.
Investor activity will increase as a result of improved buying opportunities, better rental yields and increased affordability.
Property prices should stabilise, with some downswings, and price movements will be affected by buyer confidence, interest rates and worsening financial conditions.
The rental market in Victoria is expected to remain relatively strong overall, with ongoing consumer nervousness keeping many in rental accommodation, even in the face of improved affordability.
Interest rates are expected to reduce further, however it is not expected this will impact too greatly on the state’s property market as any gains will be offset by negative market factors.
While lower interest rates will improve market conditions and strengthen buyer confidence, job uncertainty, increasing living costs and tightening lending criteria will all act against this and, for some areas, may result in increased mortgage defaults.
According to the Update, the Victorian office market is set for ongoing turbulence, suffering from the effects of weakened traditional office occupying businesses.  The slow retail sector and rising unemployment as a result of a stagnant economy will be the key significant factors affecting Victoria’s commercial property market in the second half of 2012.
Market confidence and supply and demand issues will continue to plague the rural property market in Victoria for the remainder of the year.
Garry Nash is chairman of <a target="_blank" href="https://www.firstnational.com.au/">First National Real Estate </a>Victoria.
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Victorian property market in slow-down mode

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Harare in Zimbabwe the fourth least liveable city in the world, according to The Economist, no doubt due to Robert Mugabe’s repressive regime and its violent police state nature.

The Economist Intelligence Unit’s Liveability Survey assesses the locations around the world that provide the best or the worst living conditions.

Property Observer has looked at the cities ranked <a href="https://www.propertyobserver.com.au/international/what-property-investors-can-buy-in-the-least-livable-cities-in-the-world-six-to-10/2012082756216" target="_blank">six through 10</a>, plus number <a href="https://www.propertyobserver.com.au/international/buying-property-in-dhaka-bangladesh-the-least-liveable-city-in-the-world/2012090356226" target="_blank">one, Dhaka, Bangladesh</a>, <a href="https://www.propertyobserver.com.au/international/chinese-investment-and-mining-driving-property-prices-but-port-moresby-papua-new-guinea-world-s-second-least-liveable-city/2012090256363" target="_blank">two, Port Moresby, Papua New Guinea</a>, <a href="https://www.propertyobserver.com.au/international/property-in-lagos-nigeria-could-be-boosted-by-an-oil-boom-but-threat-of-violence-is-high/2012083056316" target="_blank">three, Lagos, Nigeria</a>, and <a href="https://www.propertyobserver.com.au/international/what-property-investment-is-like-in-algiers-one-of-the-world-s-least-liveable-cities/2012082856272" target="_blank">five, Algiers, Algeria</a>.

[smartcode_project:default project_id=94828]

The survey doesn’t include the absolute worst of the worst, just cities or business centres that people might feasibly want to live in or visit. So it does not include cities like Kabul in Afghanistan or Baghdad in Iraq, both in the grip of conflict.

Conflict is generally found to be the primary reason for the position of the bottom ranked cities.

“Threat of armed conflict will not just cause disruption in its own right, it will also damage infrastructure, overburden hospitals, and undermine the availability of goods, services and  recreational activities,” the report says.

Healthcare is shockingly poor and has the worst rating by a long way. Culture and environment rates notably highly, as does education, but infrastructure and stability score poorly.

Click to enlarge

<a href="/images/stories/2012/08/liveable.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2012/08/liveablethumb.gif"></a>

Smart Traveller says the situation in Zimbabwe is generally calm, with occasional outbreaks of political violence in some urban and rural areas. It says there is potential for the security situation to deteriorate quickly.

“You should remain vigilant in high-density (lower-income) urban areas because of the potential for the security situation to deteriorate,” the site says.

“Residents and visitors can be arbitrarily detained or arrested.”

The greater metropolitan area has a population of 2.8 million as of 2009 and is Zimbabwe’s largest.

Mugabe’s land reforms have led to white assets being seized ostensibly to redistribute to the poorer black community, but much of the land remains in the hands of government cronies. It is possible for foreigners to buy in the country, though buyers should obviously exercise due diligence.

That said, we’ve hit the listings to see what’s available.

Serbian-run website Numbeo lists the inner-city apartment prices in Harare at $1,000 a square metre. The numbers are based on user contributed figures and should be taken with a hefty pinch of salt.

Prices are quoted in US dollars as the Zimbabwe dollar was effectively abandoned in 2009.

A c<a href="https://pamgoldingproperty.co.zw/home/100k-150k/seldom-available-2/" target="_blank">harming two-bedroom flat</a> (pictured below) in the suburb of Avondale is listed for sale at US$120,000 (A$115,775). It comes with a front and back yard and a granite kitchen. Lovely. 

<img src="/images/stories/2012/08/harare1.jpg">

And <a href="https://pamgoldingproperty.co.zw/home/200k-500k/attractive-home/" target="_blank">a three-bedroom, two-bathroom house in Highlands</a> (pictured below) is listed for sale at US$270,000. It comes with a very good borehole.

<img src="/images/stories/2012/08/harare2.jpg">
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