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

Joel Robinson

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

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

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

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

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

Parcel delivery is joining the apartment amenity checklist

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

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

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First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

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

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Super prime rents in the Sydney CBD have risen as high as $13,000 per square metre as a result of a resilient luxury brands market, according to a new retail report by Colliers. 
This top-of-the-market price was paid by a retailer in the Pitt Street mall. On average, high street retailers on Pitt Street Mall in the CBD are paying between $8,000 and $10,000 per square metre. 
Nora Farren, director of research at Colliers, told Property Observer “normal levels of growth are expected in the short to medium term”. 
“There has just been so much growth on the back of the completion of Westfield Sydney and Mid-City Centre [both on Pitt Street],” she says. “I do not expect to see similar growth until we see new developments.” 
During the past few years, strong rental growth was driven by the lack of space and reshuffling that occurred during the construction of Westfield Sydney. The report says rents are now expected to stabilise, with higher incentives returning to the market. 
While Castlereagh Street has traditionally been the heart of the luxury precinct in Sydney, a number of retailers are now choosing to locate on George Street, including Burberry at 343 George Street and Louis Vuitton at 70 King Street. As a result a new luxury precinct is forming on George Street between Martin Place and King Street. 
Melbourne has also enjoyed a strong luxury market of late, with the likes of Jimmy Choo, TAG Heur, Prada, Tiffany &amp; Co and Miu Miu all opening stores in Melbourne during 2010. 
Collins Street is still the major luxury shopping destination in Melbourne, with rents reaching as high as $6,500 per square metre. 
In the Perth market, luxury retailers can be found around the Hay Street precinct between William and King streets in the CBD.
 In Brisbane, there are a cluster of luxury retailers at Queens Plaza on Queens Street Mall, and on Edward Street in the CBD, where rents as high as $7,500 per square metre have been achieved. 
The growth of luxury brands is attributed to a flight to quality over the past few years, “with consumers showing a preference for investment pieces, making fewer, but more expensive purchases,” Farren says. 
The sale of luxury goods rebounded strongly last year. The Luxury Goods Worldwide Market Study by consultants Bain &amp; Company estimated that the global luxury market grew by 15% in 2010.
The report also notes the expansion of the luxury brands market into the suburbs with Chadstone shopping centre in Melbourne, and Westfield Bondi Junction in Sydney having recently introduced new international luxury brands. 
According to Colliers, a legacy of the GFC is that consumers are a lot more value-conscious and now prefer to shop either high or low. 
This is resulting in a polarisation of retail with the bargain and premium sectors benefitting most, and middle market retailers losing ground.
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Luxury retailers push up Sydney super prime rents

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At the same time as overseas investors are buying up Australian real estate, cashed-up superannuation funds are looking to invest in offshore property.
These two investment trends have emerged in the latest CBRE Global Capital Market View Report for the first quarter of 2011.
Despite the strength of the Australian dollar, overseas investor interest in Australian real-estate assets remains high.
Kevin Stanley, head of research for Australia and New Zealand at CBRE, told Property Observer investor interest is from “right around the world” based on strong economic forecasts.
“Australia remains attractive by global standards. Investors are looking beyond the most recent quarter and looking at the overall picture,” he says.
Another factor, Stanley says, is that Australia is a generally more transparent market than others and one where it is easy to do business.
“Rental increases and capital growth is expected in all sectors, especially in the offices sector,” he says.
The report says that Australia’s industrial and office markets have the largest potential for increasing returns in the short term, relative to other sectors of the market.
The CB Richard Ellis Prime Office Capital Value Index for Asia Pacific increased 18.9% year over year in the first quarter of 2011 – the largest increase since the second quarter of 2008 and twice the next-largest increase for the period, which was in the Americas.
Although this growth was driven by Hong Kong, Singapore and China, CBRE says rising rents in the Melbourne market in the first quarter of the year are expected to spread to the rest of the country in 2011.
It also says that potential for strong growth remains in Australia, New Zealand and Japan, with these countries facing delayed economic and employment growth as a result of natural disasters.
The report found a 44.8% decrease in transaction volumes in the Asia Pacific region year on year. The typically slow start to the year was exacerbated by the string of natural disasters late in 2010.
The report also notes that Australian pension funds are growing strongly and starting to make acquisitions in Europe with this expected to spread to North America and Asia in the medium to long-term.
Stanley expects that superannuation funds will look to invest in the established, big US markets such as New York, Washington Chicago and Los Angeles. Asian markets likely to attract interest include Hong Kong and Japan.
Transaction volume in Asia Pacific as a whole rose 5.5% year over year to US$21.3 (A$19.8 billion) in the first quarter of 2011.
Globally, capital investment values are increasing, with the CBRE Global Office Capital Value Index increasing 12% year over year in the first quarter of 2011.
Investors in Asia Pacific real estate are made up of private equity firms, REITs, insurance companies and corporations, according to CBRE, with capital sourced within the region.
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Australian real estate drawing overseas investors, but locals are looking elsewhere

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Peter Lowy, the Los Angeles-based co-chief executive of the Westfield Group and son of the veteran shopping centre tycoon Frank Lowy, has spent $10.35 million on Sydney harbour-front residence.
The Double Bay purchase signals the likelihood that Peter Lowy and his wife, Janine, will be spending more time in Sydney. The couple have resided in the United States for the past 21 years, where he helped oversee the expansion of the Westfield Group into one of the world’s largest publicly traded real-estate companies, with investment interests in 119 shopping centres in the United States, United Kingdom, Australia and New Zealand. 
The property was recently sold by McLean family through LJ Hooker Double Bay agent Bill Malouf.
The four-bedroom house that sits on a 570-square-metre block was previously traded in 1998 for $3.25 million when sold by the late former chairman of the Maritime Services Board, John Barraclough, and his wife, Lois.
The house is set on a cul-de-sac close to the ailing heart of the cosmopolitan Double Bay village.
It comes with northerly harbour views, a sprawling grassed garden to the water's edge and a nearby berth for a small boat or dinghy.
The <a href="https://www.latimes.com/business/lat-fi-taxshelter_j69z80nc,0,469337.photo" title="Los Angeles Times" target="_blank">Los Angeles Times</a> has reported that Peter Lowy took American citizenship. The couple own a seven-bedroom, nine-bathroom Beverly Hills house, which was built in 2004 with 1,200 square metres of living space. The 4,460-square-metre block cost $US6.6 million in 2000. It currently has an estimated value of US$10.3 million, according to Zillow, the United States price estimate website. Its value at the peak of the property market in America was put at $US14 million.
<img src="/images/stories/lowy2.jpg">
Peter Lowy's two brothers have owned Sydney harbour-front homes for many years. Stephen is at Watsons Bay and the eldest, David, who recently stepped down from Westfield board after 34 years, is at Vaucluse. Their parents, Frank and Shirley, live on the harbour front at Point Piper.
In May Peter and Steven Lowy took over day-to-day control of Westfield Group as Frank stepped back from the company he founded in 1959.
Frank Lowy, 80, assumed the role of non-executive chairman.
Peter and Steven Lowy have served the company for 28 and 24 years respectively.
Both held operational management roles with the company early in their careers, with Peter starting as assistant treasurer in 1983 and Steven as manager of Garden State Plaza shopping centre in New Jersey in 1987. Both then spent time in leadership positions in operations, development and finance before progressing to more senior country head roles and then joint group managing directors.
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jchancellor-FAypfDUnLy

Peter Lowy buys harbour-side Sydney house

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Ingleby, the Denmark-based worldwide group headed by Hans Henrik Koefoed that acquires farms, has paid $10 million for the Tasmanian pastoral farm Symmons Plains.
It was sold by the Youl family, who had resided at the property since the 1820s. The Georgian house dates back to 1839. The property's vendors were Tasmanian tennis player Andrew Youl and his wife, Audrey, a former Tasmanian Olympian and Commonwealth Games medallist swimmer.
In 1960, racing car driver John Youl provided the nearby land for the development of the Symmons Plains Raceway, which now hosts V8 Supercars.
Harcourts Rural agent Michael Warren sold Symmons Plains, with rumours subsequently spreading its buyer was novelist J.K. Rowling.
“There’s certainly plenty of urban myth regarding the sale,” one local agent says.
It was the fourth major property purchased by Clovelly Tasmania Pty Ltd, a subsidiary of Ingleby. The group bought its first Tasmanian property in 2005, which was the 1,800-hectare Bridport property Bowood, for $7.75 million through Roberts agent Peter Stackhouse. Bowood dates from 1838 and had only been sold once before, in 1933.
The company also has properties at Gladstone and Tomahawk.
Under manager Stephen Creese the company breeds livestock and grows potatoes.
Ingleby manages 11 farms in Australia totalling more than 16,000 hectares across four states.
Its daily operation are run by local farm managers.
With farms also in Argentina, New Zealand, Romania, Uraguay and the US, Ingleby employs 180 people worldwide. 
Creese is also connected with Mercer Creese Farming, which offers structured arrangements to suit the landowner, whether it is farm business tenancies, joint ventures or contract farming.
Roger Mercer and Stephen Creese formed a farming partnership in 2008 to invest in the ownership and development of farms in Australia.
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Ingleby buys Symmons Plains

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Expatriate Australian billioniare Michael Hintze has added another NSW property to his rapidly expanding east coast farming portfolio. It's a $1.4 million 410-hectare farm at Munderoo in the south-east of the NSW Riverina.
The London-based hedge fund founder has amassed one of Australia’s fastest-growing farm portfolios, with acquisitions totalling about 45,500 hectares since 2007. His private pension fund, MHPF, has spent about $120 million on the land and water purchases.  
Further acquisitions are still expected by Hintze, who is the founder and senior investment officer of CQS Management, a London-based hedge fund with assets of $US10.5 billion.
The latest NSW purchase is close to the 1,733-hectare Rippling Waters grazing property, which was bought in late 2010 from the failed Willmott Forests timber investment group for $5.7 million. The Upper Murray property was sold by Willmott Forests, now in receivership, three years after it was bought for $7.7 million from Veall Limited, the publicly listed Toorak investment company.
The Hintze portfolio has been accumulated and managed by Richard Taylor, a director of Growth Farms Australia. MHPF has been described as "a newly diversified agricultural force taking shape in eastern Australia" by <a target="_blank" title="The Land" href="https://theland.farmonline.com.au/">The Land</a>'s agricultural writer, Peter Austin. It has 11 properties in NSW and <a target="_blank" title="Michael Hintze buys Queensland sugar properties" href="https://www.propertyobserver.com.au/news/sweet-deal-for-michael-hintze/2011053050346">recently added two sugar cane farms in north Queensland</a>, which marked a shift away from its weighting towards the southern NSW mixed farming of wool, prime lambs, cattle and winter cropping.
The fund has also recently purchased three farming properties totalling 7,980 hectares on the Barwon River in the Walgett district in northern NSW,  with the reported $11 million plus sale negotiated by Moree Real Estate, which advertised the properties for sale in conjunction with Kelly’s Property Sales.
 The purchases have been driven by the view that rural land in Australia now represents good value, in light of the strong global demand for “soft commodities”. A key strategy of the group has been to aggregate parcels of land where possible to achieve efficiencies of scale and cross-property synergies.
Hintze's buying spree began when he spent $12.5 million for a Breadalbane property in July 2007. He has spent another $818,000 on a neighbouring 350-hectare portion of the Goulburn district grazing property Little Wollogorang in 2008. However, in 2009 Lee Macarthur-Onslow, a descendent of the colonial pastoralist John Macarthur, outbid Hintze on another portion of Little Wollogorang. Despite his acquisitions Hintze is not likely to join the Australian Farm Journal's top 10 landholders, since other new players, Macquarie Group and the British private equity company Terra Firma Capital Partners, have between them spent $740 million buying vast chunks of northern Australia. Mr Hintze's biggest purchase was the 7700-hectare grazing property Warrane, west of Armidale, costing $22 million in late 2007.
Hintze's wealth has been estimated by Forbes magazine at $US1.4 billion as at early 20111. Rare with his public pronuncements, Hintze has said he was not just looking for capital gain from the properties. He seeks solid returns on production.
''I'm not a farmer, but I do the numbers. It's got to make money.'' The hedge fund chief, who spent 12 years at Goldman Sachs in roles such as head of European emerging markets, left Sydney in 1980 for Salomon Brothers in New York. Trained as an engineer, Hintze served in the Australian army and started his firm, CQS, in 1999. Its short for "Convertible &amp; Quantitative Strategies." He is a well-known philanthropist with beneficiaries including the University of Sydney.
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Hintze adds another string to his NSW bow

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Receivers acting on behalf of the ARK Fund are reported to be selling strawberry farms in Queensland for almost 40% less than what the delisted agricultural investment company paid for the properties in 2007.
ARK bought the properties north-west of Caboolture for $11.2 million four years ago, and sources have told the Australian Financial Review that they are likely to be sold for about $7 million.
The fund went into receivership in June 2010, after ceasing trading four months earlier, in February 2010. ARK tenant Rewards Group, which has now also collapsed, failed to pay rent on any of the 32 properties it leased from ARK, which began the fund's money woes, according to The West Australian.
When ARK purchased the strawberry farms, it issued a statement to shareholders saying that the properties had potential for subdivision and residential development becuase they were within the "under investigation" area of the South East Queensland Regional Plan.
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ARK gets sour deal on strawberry farms

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There is always something causing the rural sector some concern, Herron Todd White valuer David Shuter says.
"If it’s not drought, it’s floods, or locusts.
“Currently it’s mice."
The rodents have inundated west of Wagga Wagga, the Albury-based valuer says.
The official figures suggest more than a million hectares of crop across NSW, <state>South Australia</state>, and <state><place>Victoria</place></state> have been treated with various rodenticides to protect valuable crops and farm infrastructure from mice.
The mouse plague, initially noticed in March, regularly follows major drought.
Mouse numbers can increase rapidly. with litters of up to 11 babies, or “kittens”, every three weeks. NSW Primary Industries Minister Katrina Hodgkinson, says demand for baits over the past fortnight has not kept up with supply from bait manufacturers. NSW has not experienced a significant mouse plague since the early 2000s. NSW mouse numbers are at their highest in key cropping areas within the central west, western, Riverina, <place>Lachlan</place> and now Hume regions.
“The Hume region of the state has seen an increase in activity over the past month, particularly in northern and western cropping areas of Temora, Coolamon and Wagga Wagga,” Hodgkinson says.
“Crop losses continue to occur in a number of the state’s hotspots, including <city>Warren</city>, <city>Wellington</city>, Young, Forbes, Deniliquin and <city><place>Griffith</place></city>.
“Canola, wheat and barley crops are being targeted, with some farmers needing to completely re-sow paddocks.’’
Wet and cold conditions have only a small impact on mouse numbers, and spring could potentially bring more rodents.
“This pest remains a major problem for both our winter crop sowing and for summer harvest, though good planning and control measures will lessen impacts,” Hodgkinson says.
As farmers have spread baits to prevent the mice eating the grain and shoots, Shuter says the mice haven't had any impact in terms of market sale activity.
"There have been some sales, which show that the market looks to be holding steady,” Shuter says. "Although, if the properties for sale keep increasing, we may see the market decline in the short term."
Serious mouse infestations have occurred in grain-growing areas for more than a century.
On average, serious mouse infestations occur about once every four to 10 years and last up to two years.
Infestations are common after good cropping seasons, which was generally the case in 2010-11.
Primary industry officials said traditionally landholders have only reacted to major outbreaks when mice infest buildings, overrun crops or are seen in large numbers on roads. "Mouse numbers can exceed 3,000 a hectare in these situations,” the department guide says.
"However, it is now recognised that reacting to ‘plagues’ may be too late to prevent damage to crops."
Commercial manufacturers supply grain coated in zinc phosphide as mouse bait to rural merchants.
Landholders will then arrange to purchase bait for application by ground rigs or through aerial application.
A major plague of extremely high infestations has the potential to destroy 10 to 12 kilograms of crops per day.
Maximum densities in crop of about 2,700 mice a hectare can occur.
"Severe economic losses over thousands of kilometres are possible," the Department of Primary Industries noted.
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NSW rural sales squeaking through

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Queensland’s sugar cane fields have attracted the investment of expatriate CQS Management hedge fund founder Michael Hintze. His acquisitive personal pension fund has spent about $6.8 million on 300 hectares near Ayr in far north Queensland.

The Townsville district investment is understood to be the first outside of NSW for the Michael Hintze Pension Fund, which is managed for London-based Hintze by Growth Farms Australia.

The purchases were negotiated by Ferry’s Property, according to the Australian Financial Review.

“MHPF is very interested in diversifying its agricultural interests,” Hintze says.

“To that end, sugar seemed a sensible investment.”
The best use of the property at the moment is sugar, but Growth Farms is prepared to shift to other crops if sugar prices change.

Recent nearby cane field sales included a 98-hectare lot with Burdekin River frontage that sold for $1.55 million, which was initially listed for sale in 2009 at $1.85 million. It was bought by Sucrogen subsidiary the Haughton Sugar Company. Sucrogen is now part the Singapore-based Wilmar International, following the 2010 sale of CSR Ltd's sugar division.


Sucrogen has now taken its holdings to about 2500 hectares of farm land. It also controls two harvesting groups, each harvesting about 150,000 tonnes of cane annually.

Queensland Department of Natural Resources records show $14.32 million changed hands in the past seven sales of cane properties, representing 969 hectares from Port Douglas south to Sarina, over the past few months.





Sucrogen bought the priciest property which was a 325-hectare parcel at Upper Haughton for $5.35 million.
 It last sold for $5 million in 2007.
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Sweet deal for Michael Hintze

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Stephen Nell, CEO of Ray White NSW, has expressed surprise at comments made by LJ Hooker executive chairman L. Janusz Hooker that it is focusing on property management to ensure a steady income base through the downturn.
“Our network now has 117,000 properties under management … arguably the biggest in the market. Many of our offices have fixed overheads covered by property management income so they can weather these cycles,” Hooker told the Australian Financial Review.
Hooker made the comments in response to estimates by Real Estate Institute of Australia president David Airey that the number of estate agents across Australia had dropped from 60,000 to 50,000 over the past year.
In 2006 a census found there were 72,000 estate agents in Australia.
Nell tells Property Observer Ray White has always understood property management to be a critical part of the business and has never shifted away from it.
But, he adds: “It’s critical not to drop the ball in the sales arena. Properties need to be sold, and people are still in the market to buy them.”
Nell says Ray White sales staff numbers in NSW, where the company has a significant market share, have held firm. “In last two years we have had no change in number of sales people,” he says.
“We have in excess of a thousand sales people and we are growing,” Nell says, adding that Ray White is currently processing applications from 27 businesses looking to join its network.
In making his estimate, Airey noted a new trend of business closures exceeding the number of new REIA members.
“There’s been a huge reduction over the past year,” he said.
According to Australian Property Monitors, since June 2010 the value of property sold has fallen by up to 27% monthly, compared with the corresponding month in 2009.
By contrast, the value of real estate sold climbed steeply through 2009, according to APM, reaching a record of $27 billion in 2010.
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Agents' attrition leads to shift in focus

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