<p>Roseville is poised for a wave of new apartment development following the NSW Government's rezoning of land around Roseville Station under its Transport Oriented Development program.</p>

<p>The new planning controls have unlocked significant development potential within walking distance of the station, with a number of sites expected to be amalgamated and redeveloped in the coming years as developers seek to take advantage of the increased density allowances.</p>

<p>One of the more restrained developments in the precinct, and set among the first to be delivered having commenced well before the recent changes, is Hyecorp's Juliet. The boutique apartment project is already well under construction and remains on track to welcome residents by the end of the year, offering a markedly different proposition to many of the larger-scale developments now likely to emerge across the suburb.</p>

<p>[smartcode_project:default project_id=7395 project_image_fid=278194]</p>

<p><a href="https://www.apartments.com.au/new-apartments/juliet-roseville-64-pacific-highway-roseville-nsw-2069">Juliet</a> will comprise just&nbsp;34 one-, two-, and three-bedroom apartments opposite Roseville Station. For Hyecorp, which has delivered projects across Sydney's Lower North Shore for more than three decades, Roseville presented a rare opportunity to address a growing gap in the market.</p>

<p>"<a href="https://www.apartments.com.au/developments/roseville-nsw-2069">Roseville</a> has long been one of the North Shore's most tightly held and desirable suburbs, offering a unique combination of village charm, established greenery, excellent transport connections, and proximity to some of Sydney's best schools and lifestyle amenities," Hyecorp said.</p>

<p>"We recognised a growing demand from local homeowners seeking to downsize without leaving the community they have built their lives around. The location presented a rare opportunity to create homes that cater specifically to that buyer profile."</p>

<p>[smartcode_project:default project_id=7395 project_image_fid=278196]</p>

<p>The six-level development has been designed by <a href="https://www.apartments.com.au/architects/pbd-architects">PBD Architects</a> as a collection of residences that feel more like homes than apartments. The brief centred generous floorplans, abundant natural light, quality finishes, and strong connections to outdoor space.</p>

<p>PBD Architects drew inspiration from Roseville's established garden suburb character, creating a building that sits comfortably within its surroundings rather than dominating them. The architecture incorporates natural materials, soft forms, layered landscaping, expansive balconies, and generous setbacks to strengthen the connection between residents and the suburb's leafy environment.</p>

<p>"The focus was on designing spacious, house-like residences for discerning owner-occupiers and downsizers who wanted to remain on the North Shore without compromising on comfort, privacy, or design," PBD said.&nbsp;</p>

<p>"Every apartment was to feel considered, timeless, and highly functional."</p>

<p>[smartcode_project:default project_id=7395 project_image_fid=278195]</p>

<p>Inside, residences feature engineered timber flooring, stone kitchen benchtops and splashbacks, integrated Fisher &amp; Paykel appliances, ducted air conditioning, and large outdoor entertaining areas designed to take advantage of district and treetop views.</p>

<p>Residents will also have access to a rooftop barbecue and lounge area, alongside practical amenities including parcel lockers, EV charging capability, bicycle storage, a dog wash bay, and a basement car wash facility.</p>

<p>The majority of purchasers so far have been local owner-occupiers from Roseville, Lindfield, Chatswood, Killara, and the broader Upper North Shore, many of whom are transitioning from larger family homes.</p>

<p>"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.</p>

<p>"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."</p>

<p>[smartcode_project:default project_id=7395 project_image_fid=278204]</p>

<p>Juliet sits directly opposite Roseville Train Station and within walking distance of Roseville Village, while Chatswood's retail and dining precinct is only minutes away. The development is also surrounded by some of Sydney's most established schools, including Roseville College, Ravenswood, Pymble Ladies' College, and Knox Grammar, as well as nearby parklands and golf courses.</p>

<p>Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.</p>

<p>[smartcode_project_cta:default project_id=7395]</p>


Joel Robinson

Juliet to sit quietly amid Roseville apartment boom

<p>Sherpa Property Group has unveiled the third instalment of its Flourish series, securing full approval for the two-tower, $500 million Flourish Soleira development in Palm Beach.</p>

<p><a href="https://www.apartments.com.au/new-apartments/flourish-soleira-1150-1154-gold-coast-highway-palm-beach-qld-4221">Flourish Soleira</a> will rise from a prominent site in the commercial heart of Palm Beach, the long-time home of Cash Converters and a range of local retailers.</p>

<p>The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.</p>

<p>[smartcode_project:default project_id=150017 project_image_fid=370959]</p>

<p>“We’re very committed to not only providing affordable residential offerings that are much needed in Palm Beach, but also delivering a vibrant new commercial heart that complements the extraordinary growth of the southern Gold Coast,” Sherpa Property Group founder Christie Leet said.</p>

<p>The development will sit under Sherpa's Flourish brand, which is aimed at providing a pathway into the beachside suburb for locals, first-home buyers and downsizers. In a move designed to assist first-home buyers entering the market, Sherpa has reserved all one and two-bedroom, one-bathroom apartments exclusively for eligible first-home buyers.</p>

<p>[smartcode_project:default project_id=150017 project_image_fid=370964]</p>

<p>“Our vision through Flourish is to create a vibrant retail and lifestyle focal point within the Palm Beach centre zone, delivering thriving communities underpinned by lifestyle-rich locations,” Leet said.</p>

<p>“So far, Flourish has been an incredible success, and we hope to carry this momentum as we progress the next two Flourish projects in Palm Beach.”</p>

<p>[smartcode_project:default project_id=150017 project_image_fid=371430]</p>

<p>Located across 1150-1164 Gold Coast Highway and 3 Sixth Avenue, the development will comprise two towers. The northern tower will deliver 154 apartments, while the southern tower will add a further 132 residences, helping address ongoing demand for new apartments in the tightly held coastal suburb.</p>

<p>Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.</p>

<p>The two towers will be connected by a skybridge, with residents gaining access to a rooftop recreation deck featuring a full-width swimming pool, hot and cold plunge pools, wellness spaces, a gymnasium, private dining facilities, massage treatment rooms, barbecue areas, a basketball court, golf simulator, indoor and outdoor dining spaces, sun lounges and extensive landscaping.</p>

<p>LPS Group is expected to start construction later this year.</p>

<p>Sherpa is already well advanced on construction of its debut Flourish project, Flourish Amargo, located just around the corner from Soleira. Meanwhile, Flourish Oasis, positioned opposite Amargo, recently commenced construction and has nearly sold out its collection of 47 apartments.</p>

<p>[smartcode_project_cta:default project_id=150017]</p>


Sherpa unveils $500m mixed-use Palm Beach precinct, Flourish Soleira

<p>Are mortgage holders set to get a reprieve from the RBA in 2026?</p>

<p>Big Four bank NAB believes so. They are now expecting the next move from the RBA to be a cut, rather than a hike, which they had pencilled in for August. They are unsure of the timing of the cut however, they note in their latest&nbsp;NAB Economics RBA Watch.</p>

<p>NAB Chief Economist, Dr Sally Auld, said recent data suggests the economy has lost momentum and the outlook for rates has shifted, noting that the broader economic backdrop has changed since earlier in the year.</p>

<p>“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.</p>

<p>"In February, growth was above trend, the economy was operating above capacity and there was uncertainty over the restrictiveness of rates. None of these conditions exist today,” she outlined.</p>

<p>Dr Auld said recent data pointed to softer momentum across the economy while acknowledging that at the same time, uncertainty remains a key feature of the outlook.</p>

<p>“Both Q1 GDP data and the NAB business survey suggest momentum in the economy has slowed, meaning that growth has likely peaked for the cycle. That said, we are cognisant there is still considerable uncertainty around the outlook, both with respect to activity and inflation.”</p>

<p>Dr Auld said inflation risks and labour market outcomes would be important to watch.</p>

<p>“On the prices side, we are still forecasting above target core inflation through to mid-2027. Margins will compress and weaker labour market outcomes are a risk.”</p>

<p>She said tighter financial conditions are expected to weigh on housing and activity.</p>

<p>“Tighter financial conditions will be reflected in a slowing in house price growth and housing credit growth. In summary, we have greater conviction that the next move in rates is down, but less conviction on the timing.”</p>


Mortgage relief? NAB forecasts RBA rate cut, not hike, after softer economic conditions

<p>A local downsizer has splashed $6.5 million on a penthouse in Perifa's Alex &amp; Willow development in Crows Nest.<br />
&nbsp;<br />
The purchaser sold their long-held family home in the area before embarking on a six-month search for the right apartment. After inspecting a range of options across the Lower North Shore, the buyer returned to <a href="https://www.apartments.com.au/new-apartments/alex-willow-crows-nest-82-90-alexander-street-crows-nest-nsw-2065">Alex &amp; Willow</a>.<br />
&nbsp;<br />
The buyer profile reflects the project’s broader purchaser mix. <a>Alex &amp; Willow</a> has attracted predominantly local downsizers looking to transition from larger homes without compromising on space or quality, alongside a smaller cohort of upsizers and investors drawn to the project’s location and design credentials.<br />
&nbsp;<br />
The milestone sale comes as the project, developed by&nbsp;<a href="https://www.apartments.com.au/developers/perifa">Perifa</a>&nbsp;and delivered by <a href="https://www.apartments.com.au/builders/versatile-made-construction">Versatile Construction</a>, both part of Versatile Group, reaches 60 per cent sold.</p>

<p>[smartcode_project:default project_id=6680 project_image_fid=371325]<br />
&nbsp;<br />
Eddie Mansour, Managing Partner of <a href="https://www.apartments.com.au/project-marketer/ray-white-projects">Ray White Projects</a>, said the result demonstrates not only a headline price but also depth of demand.<br />
&nbsp;<br />
“This is an exceptional outcome and a clear reflection of sustained buyer demand for premium, well-located downsizer product,” Mansour said.</p>

<p>“We’re seeing a consistent pattern of local homeowners selling family residences and reinvesting into high-quality apartments that allow them to remain within their community. Alex &amp; Willow has resonated strongly with this group because it offers genuine scale, thoughtful design and immediate proximity to the village.”<br />
&nbsp;<br />
The sale reflects a broader and consistent trend of local downsizers actively seeking high-quality, low-maintenance residences close to established village centres. Agents report that demand for this product type has remained resilient, particularly where developments offer a rare combination of scale, design quality and walkable amenity.<br />
&nbsp;&nbsp;<br />
Fabrizio Perilli, Managing Director of Perifa and Versatile Group, said the sale marks a defining moment for the project.<br />
&nbsp;<br />
“The penthouse sale is a strong endorsement of the quality we have delivered, alongside our partners, and the clear demand from local downsizers for premium, boutique residences in this location,” Perilli said.&nbsp;<br />
&nbsp;<br />
“Most importantly, we’re proud to see the Alex &amp; Willow community beginning to take shape. As we move closer to completion, we’re looking forward to welcoming residents and seeing the project come to life.”&nbsp;</p>

<p>[smartcode_project:default project_id=6680 project_image_fid=338516]<br />
&nbsp;<br />
Designed by <a href="https://www.apartments.com.au/architects/nettletontribe">Nettleton Tribe</a> with interiors by <a href="https://www.apartments.com.au/interior-designers/richards-stanisich">Richards Stanisich</a>, Alex &amp; Willow is a boutique collection of generously sized two- and three-bedroom residences in the heart of Crows Nest village.&nbsp;</p>

<p>Completion is slated for early 2027.</p>

<p>[smartcode_project_cta:default project_id=6680]</p>


Alex & Willow, Crows Nest penthouse sells off the plan for $6.5 million

<p>Fresh from launching the first stage of its Wollongong precinct, <a href="https://www.apartments.com.au/new-apartments/keira-place-wollongong-120-122-smith-street-wollongong-nsw-2500">Keira Place</a>, builder-developer Urban Property Group has unveiled plans for the next phase of the masterplanned community.</p>

<p>Now on public exhibition through the NSW Government's Housing Delivery Authority pathway is a State Significant Development Application for a further 657 homes on the prominent gateway site opposite Beaton Park.</p>

<p>The proposal comprises three buildings, including two build-to-sell towers rising 25 and 30 storeys, delivering 391 apartments, alongside a 12-storey co-living building with 266 residences, making it one of the largest co-living proposals currently planned in regional New South Wales.</p>

<p>Of the apartments proposed in the build-to-sell towers, the majority, 310, are two-bedroom dwellings. The balance comprises 44 one-bedroom apartments and 37 three-bedroom residences. Apartment sizes range from around 50 sqm for one-bedroom homes to approximately 90 sqm for three-bedroom apartments.</p>

<p><img alt="Smith St" data-entity-type="file" data-entity-uuid="19347059-1612-41a0-9c74-b86a657237f8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%2010.02.18%E2%80%AFAM.png?VersionId=sWXnaCcA.cIC6N8YT1dg5pJ2e1V3Z6z7" /></p>

<p>The submission says the proposal has evolved significantly from its original Housing Delivery Authority application following extensive consultation with the State Design Review Panel and Wollongong City Council.</p>

<p>The final scheme has been designed to align with the emerging vision for the Flinders Street Precinct, an area identified by Council as a future high-density mixed-use neighbourhood capable of accommodating substantial housing growth close to transport, employment and community infrastructure.</p>

<p>According to the design report prepared by COX Architecture, the development aims to "deliver a built outcome consistent with the future character of the Wollongong CBD while responding to the site's unique constraints and opportunities."</p>

<p>"Our vision for the next phase of the site evolution in Wollongong is grounded in three design pillars that guide the design response: place, natural environment and celebration," COX said.</p>

<p>"Inspired by its surroundings and grounded in the stories of place on Wodi Wodi Country, the design proposal acknowledges the established character of its setting while creating a unique and timeless identity that sits harmoniously within it.</p>

<p>"The design proposal responds to its specific site conditions, acknowledging the vegetation, climate, wind conditions and solar access of the site."</p>

<p>The architecture responds directly to the site's position between Wollongong's urban core and its natural landscape setting.</p>

<p>COX identified views towards Mount Keira and the Illawarra Escarpment as defining features of the site, while the upper levels of the towers will also capture expansive views across the city and out to the Pacific Ocean.</p>

<p>The design team has positioned the tallest buildings closer to the rail corridor, where overshadowing impacts can be better managed while establishing a landmark built form on the northern approach into the city.</p>

<p><img alt="Smith St" data-entity-type="file" data-entity-uuid="79580d5b-500c-4ebf-9629-797146a4a694" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-10%20at%209.51.59%E2%80%AFAM.png?VersionId=WbTB1EKSG.KDfsfz0F3wp1QVa2oCMGR5" /></p>

<p>Urban Property Group secured the 11,000 sqm Smith Street site in 2022 and has since progressed plans for the broader Keira Place precinct.</p>

<p>Construction recently commenced on the first stage of Keira Place, which will deliver 150 apartments across two residential buildings, including 27 affordable housing apartments and 18 specialist disability accommodation dwellings, alongside activated ground-floor retail and commercial space.</p>

<p>Urban Co-CEO Patrick Elias said the commencement of construction marked a significant milestone for Wollongong and reflected the developer's long-term commitment to regional cities.</p>

<p>"Today's groundbreaking is about turning approvals into homes and moving quickly to deliver much-needed housing in Wollongong's city centre," Elias said.</p>

<p>"Keira Place will provide a diverse mix of homes close to jobs, transport and services, while setting a high benchmark for quality, durability and consumer protection."</p>

<p><em>Read more:&nbsp;<a href="https://www.apartments.com.au/news/nsw/groundbreaking-marks-start-of-construction-at-keira-place-in-wollongong-cbd">Groundbreaking marks start of construction at Keira Place in Wollongong CBD</a></em></p>

<p>&nbsp;</p>

<p>&nbsp;</p>

<p>&nbsp;</p>


Urban Property Group unveils trio of towers for next stage of new Wollongong precinct, Keira Place

<p>Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.</p>

<p>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;</p>

<h2>What is the Help to Buy Scheme?</h2>

<p>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.</p>

<p>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).</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>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.</p>

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

<p>To qualify for the Help to Buy Scheme, applicants must meet the following conditions:</p>

<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>

<p>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.</p>

<p>The scheme is expected to commence in NSW in late 2025, as part of a national rollout.</p>


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

<p>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.</p>

<p>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.</p>

<p>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.</p>

<p>Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.</p>

<h2>New South Wales First Home Owner Grant</h2>

<p><strong data-end="252" data-start="225">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="413" data-start="389">Stamp Duty Benefits:</strong> Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.</p>

<h2>Victoria South Wales First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.</p>

<p><strong>Stamp Duty Benefits</strong>: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.</p>

<h2>Queensland First Home Owner Grant</h2>

<p><strong data-end="920" data-start="893">First Home Owner Grant:</strong> 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.</p>

<p><strong data-end="1162" data-start="1135">Stamp Duty Concessions:</strong> Provides additional concessions for properties valued up to $800,000.</p>

<h2>Western Australia First Home Owner Grant</h2>

<p>&nbsp;</p>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Concessions:</strong> Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.</p>

<h2>Australian Capital Territory First Home Owner Grant</h2>

<p><strong data-end="1617" data-start="1590">First Home Owner Grant:</strong> Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.</p>

<h2>South Australia First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> 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.</p>

<p><strong>Stamp Duty Relief:</strong> Available for new homes and vacant land purchases.</p>

<h2>Tasmania First Home Owner Grant</h2>

<p><strong>First Home Owner Grant</strong>: Offers a $10,000 grant for new homes and off the plan purchases.</p>

<p><strong>Stamp Duty Exemption</strong>: 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.</p>

<h2>Northern Territory First Home Owner Grant</h2>

<p><strong>First Home Owner Grant:</strong> The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.</p>

<p><strong>Stamp Duty Exemption</strong>: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).</p>

<p><em>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.</em></p>


Every First Home Owner Grant for new property by state

<p>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.</p>

<p>Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.</p>

<p>Some systems assess individual building components, while others provide an overall rating for the entire structure.</p>

<p>A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.</p>

<p>NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.</p>

<p>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.</p>

<h2>What is NatHERS?</h2>

<p>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;</p>

<p>NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;</p>

<p>NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.</p>

<p>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.</p>

<h2>How NatHERS Ratings Work</h2>

<p>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.</p>

<p>The tools can model complex effects of building mass, insulation, window size, and other elements.</p>

<p>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.</p>

<p>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;</p>

<p>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.</p>

<p>Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.</p>

<h2>Benefits of Higher NatHERS Ratings</h2>

<p><strong>Energy Efficiency:</strong> 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.</p>

<p><strong>Cost Savings:</strong> 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.</p>

<p><strong>Environmental Impact:</strong> 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.</p>

<p><strong>Improved Comfort: </strong>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.</p>

<p><strong>Market Value and Desirability:</strong> 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.</p>

<p><strong>Compliance with Building Codes:</strong> 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.</p>


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?

<p>Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.</p>

<p>Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.</p>

<p>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.</p>

<h3>Convenience and accessibility</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=114215 project_image_fid=204874]</p>

<p>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.</p>

<h3>Vibrant lifestyle and community</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=107714 project_image_fid=214122]</p>

<p>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.</p>

<h3>Potential for higher rental yields and property value appreciation</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=139989 project_image_fid=212887]</p>

<p>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.</p>

<h3>Enhanced security and maintenance</h3>

<p>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.</p>

<p>[smartcode_project:default project_id=108019 project_image_fid=212658]</p>

<p>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.</p>

<h3>Live-work-play balance</h3>

<p>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.</p>

<p>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.</p>


alisonwarters@gmail.com

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

<p style="line-height: 1.38;">When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.</p>

<p style="line-height: 1.38;">Often the largest outlay, after the deposit which goes to the bank, is stamp duty.</p>

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

<p>Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.</p>

<p>It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.</p>

<p style="line-height: 1.38;"><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></p>

<h2>Who pays Stamp Duty?</h2>

<p>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.</p>

<h2>How much does Stamp Duty cost?</h2>

<p>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.</p>

<p>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!</p>

<p>Overall, the stamp duty you need to pay will depend on:</p>

<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>

<p style="line-height:1.38">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.</p>


Ellen Walker

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

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<p>From 2018 and 2019/20 the number of houses sold in Brisbane Metro grew by 20.9 per cent, according to PRD's <em>Affordable and Liveable Property Guide Brisbane 1st Half 2020.</em></p>
<p>Affordable and liveable house suburbs are those with a maximum property sale price of the Queensland average home loan plus 75 per cent premium. In the 1st half of 2020, 113 suburbs exist within this price range which is an improvement compared with the previous 91 suburbs identified in the <em>2nd Half 2019</em> report.</p>
<p>The most affordable and liveable house suburbs include: </p>
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<tr>
<td> </td>
<td>Approx. radius from the Brisbane CBD</td>
<td>Median House Price</td>
<td>2 Bed Median Price </td>
<td>3 Bed Median Price </td>
<td>4+ Bed Median Price </td>
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<td>Griffin</td>
<td>19.2km</td>
<td>$465,000</td>
<td>N/A</td>
<td>$431,000</td>
<td>$471,000</td>
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<td>Everton Park </td>
<td>10.8km</td>
<td>$614,000</td>
<td>$540,000</td>
<td>$595,000</td>
<td>705,000</td>
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<td>Virginia</td>
<td>14km</td>
<td>$625,000</td>
<td>$511,500</td>
<td>$581,250</td>
<td>$760,000</td>
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<p>The most affordable and liveable unit suburbs include: </p>
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<td> </td>
<td>Approx. radius from the Brisbane CBD</td>
<td>Median House Price</td>
<td>2 Bed Median Price </td>
<td>3+ Bed Median Price </td>
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<td>Geebung</td>
<td>12.4km</td>
<td>$392,000</td>
<td>$243,500</td>
<td>$392,500</td>
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<td>Arana Hills</td>
<td>12km</td>
<td>$395,000</td>
<td>$341,000</td>
<td>$402,000</td>
</tr>
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<td>Daisy Hill</td>
<td>20km</td>
<td>$411,000</td>
<td>$224,950</td>
<td>$435,000</td>
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<p>Though Queensland's home loan affordability has slightly declined, with the proportion of income to meet home loan repayments increasing by 2.7 per cent in the 12 months to Q1 2020, first home buyer loan activity increased by 20.8 per cent in the same period, indicative of an effective government first home buyer incentive programme.</p>
<p>Brisbane Metro's number of houses sold has grown by 20.9 per cent. In correlation, during this time median house prices increased by 1.5 per cent, to $690,000. On the other hand, the number of units sold increased by 13.9 per cent, however the median unit price softened by -1.5 per cent to $450,000. These figures indicate unique opportunities in Brisbane Metro.</p>
<p>House owners can be more confident of their property value, as real capital growth has transpired, whereas unit buyers can capitalise on a more affordable market.</p>
<p><a href="https://www.propertyobserver.com.au/images/2020/6/26/8_House%20sales.jpg" target="_blank">Click here</a> to enlarge: </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/6/26/8_House%20sales.jpg" alt="" width="410" height="225"></p>
<p>Brisbane Metro sales and median price growth. Source: PRD.</p>
<p>Brisbane has conducive investment conditions, with attractive house (3.7 per cent) and unit (5.3 per cent) rental yields. A declining vacancy rate, currently at its lowest of 2.8 per cent in April 2020 suggests a healthier rental demand. A total of $12.2 billion worth of project developments is in the pipeline in the 1st half of 2020, which will have positive a spill-over impact on the property market.</p>
<p><a href="https://www.propertyobserver.com.au/images/2020/6/26/9_Brisbane%20analysis.jpg" target="_blank">Click here</a> to enlarge: </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/6/26/9_Brisbane%20analysis.jpg" alt="" width="402" height="281"></p>
<p>Brisbane rental market analysis. Source: PRD. </p>
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<p>Over Q1 2020, the Brisbane Metro rental market recorded a median rental price of $390 per week for houses and $405 per week for units, representing quarterly median price growth of 0.0 per cent for houses and 4.1 per cent for units.</p>
<p>The top three lowest priced suburbs are Ellen Grove whose 2019/20 median price is $277,500, Woodridge ($282,500) and Goodna ($286,000). Ellen Grove has a project development value of $1.1 million, and 2019/20 median rent of $330 with a 4.2 per cent rental yield. Woodridge has a $640,000 value in project development, and 2019/20 median rent of $310 with a 5.5 per cent rental yield, while Goodna has a project development value over half of that ($300,000). Its 2019/20 median rent of $330 is on par with Ellen Grove, but records a higher rental yield of 4.6 per cent. </p>
<p>In contrast the top three highest priced suburbs are Teneriffe (whose median price 2019/20 is $1.85 million) with a project development value of $22.2 million, New Farm ($1.8 million) with $11 million and Hamilton ($1.525 million) with $478.1 million.</p>
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<p><span>Greater Brisbane is set to see approx. $12.1 billion worth of new projects commencing in the 1st half of 2020.</span></p>
<p>A key focus on mixed-use projects is ideal for Greater Brisbane, as it will create both new housing design options as well as commercial opportunities. This will stimulate economic growth and create local jobs, whilst also addressing an increase in housing demand in certain suburbs.</p>
<p>A key project is the Waterlea Master Plan Development at Walloon ($350.0M). This project is set to construct 1,500 homes in 8 neighbourhoods including recreational activity spaces and cafés. A key residential project is Carver’s Reach ($23.0M, 472 lots).</p>
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j.ballantyne1990-6AQqhLzZaK

Brisbane Metro house sales rise over 20 per cent: PRD

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<p><span>Preliminary works commence today on the brand new $25 million Orange Sports Precinct thanks to the NSW Government.</span></p>
<p><span>Deputy Premier John Barilaro said the NSW Government is delivering on its election commitment to provide brand new sporting infrastructure to the people of Orange with geotechnical engineers today drilling the first holes in the ground to commence construction.</span></p>
<p><span>“</span><span>Last year I stood up in Orange and promised a $25 million sports precinct for the community, and today we are delivering on that promise and putting </span><span>shovels in the ground,” Mr Barilaro </span><span>said.</span></p>
<p><span>“</span><span>I am proud to announce that preliminary work has officially begun on the purpose-built facility which will include cricket and multipurpose ovals, an athletic field and track with covered seating and a rugby union and league field with grandstand and seating mounds to sit 8,500 fans.</span></p>
<p>Mr Farraway said the NSW Nationals in Government made this commitment at the election and have stayed true to their word.</p>
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<p><span>“The NSW Nationals in Government have delivered on their promise and t</span><span>oday commenced preliminary work to make this $25 million sporting dream a reality, right here in Orange</span><span>,” Mr </span><span>Farraway said.</span></p>
<p><span>“Th</span><span>e delivery of this election commitment will drive business, tourism and dollars directly into the Central West</span><span>.”</span></p>
<p><span>The NSW Government is investing $25 million for the Orange Sports Precinct, Orange City Council will deliver the project and Council aims to have the first stage of the project complete by late 2021 with the main field and grandstand due to be completed by 2022.</span></p>
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Works begin on $25 million Orange sports precinct

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<p><span>The local Canberra housing market has continued to be quite stable, according to the latest Herron Todd White (HTW) residential report. </span></p>
<p><span>The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. </span></p>
<p><span>The HTW report notes there are still active market participants, however there are lower sales listings available. </span></p>
<p><span>The COVID-19 changes to public auctions did see a quick uptake of online auctions which proved to be quite successful with comparatively good clearance rates. </span></p>
<p><span>"The apartment market </span>has continued to experience a long period of strong supply and weakening demand. This has contributed to wider sale price fluctuations," the valuation firm said. </p>
<p><span>The residential tenancy moratorium on evictions has affected rented properties also listed for sale; investors are approaching with more caution due to the uncertainty of rental income and ending the lease agreement during this time. </span></p>
<p><span>In some cases, buyers have requested an extended settlement period to coincide with the end of the tenant’s fixed term lease (e.g. explicit term of the contract is vacant possession, however premises are tenanted, and thus responsibility is on the seller, not the buyer). </span>This has resulted in some extended settlement periods on properties that would have sold within normal settlement periods pre-COVID-19.</p>
<p><strong>A Lazy $700,000</strong></p>
<p><span>Belconnen is a district located north-west of the Canberra CBD and surrounds Lake Ginninderra. There are a few options for a lazy $700,000, the report noted. </span></p>
<p><span>A three bedroom townhouse in Belconnen has recently been sold for $655,000.</span></p>
<p>The<a href="https://www.realestate.com.au/sold/property-townhouse-act-belconnen-132721862" target="_blank"> 13/16 Morell Close</a> home (pictured below) comes with lounge room, kitchen and dining area and patio.</p>
<p><span>It also features evaporative cooling, ducted gas heating and double garage. </span></p>
<p><span><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/belconnen.jpg" alt=""></span></p>
<p><span>In the suburb of Cook, $700,000 would be your entry point for a detached family home. </span></p>
<p><span>If you are lucky enough to find one, it would be a circa 1960s </span>three-bedroom, one-bathroom home with mostly dated interior situated on a 650 plus square metre lot.</p>
<p>Cook has continued to experience strong capital growth, which should give potential buyers more confidence.</p>
<p>"True is the old saying - buy the worst house in the best street," the valuation firm said. </p>
<p>A three bedroom house in Cook has recently been sold for $690,000.</p>
<p>Located at <a href="https://www.realestate.com.au/sold/property-house-act-cook-133262966" target="_blank">24 Templeton Street </a>(pictured below), the home features RC/AC to living room, lock up garage and workshop, </p>
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<p><span>It is situated close to Jamison Plaza, Belconnen Town Centre and ANU.</span></p>
<p><span><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/cook.jpg" alt=""></span></p>
<p><span>In the suburb of Evatt, your dollar will go a lot further, the report noted. </span></p>
<p><span>"Typically, you could buy a circa 1970s renovated four-bedroom, two-bathroom detached dwelling situated on an 800 plus square metre lot," the valuation firm said. </span></p>
<p><span>Evatt has experienced good capital growth, which is likely to continue in the short to medium term.</span></p>
<p><span>Thanks to the ACT Government’s Mr Fluffy Buyback Scheme, there has been an array of brand-new </span>duplex and dual occupancy dwellings built on the remediated blocks within the established suburbs of Belconnen, some priced within the $700,000 price range.</p>
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<p><span>In the suburb of Flynn, you could buy a brand new turnkey, four-bedroom, two-bathroom dual occupancy dwelling with a two-car built in garage, the report noted. </span></p>
<p><span> Buyer demand has typically been a mix of first- home buyers, downsizers and investors.</span></p>
<p><span> The short- term capital growth has been quite stable, as there continues to be a supply of other newly developed Mr Fluffy blocks available and in the pipeline.</span></p>
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What a lazy $700,000 can buy in Canberra: HTW residential 

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<p><span>Following the COVID-19 restrictions in place from early March 2020, local real estate agents working in the northern suburbs of Tasmania have reported that general sales activity and enquiry were quiet in early March and recovered in early May, according to the latest Herron Todd White (HTW) residential report. </span></p>
<p><span>The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. </span></p>
<p><span>The report notes with some certainty, COVID-19 seems to have had limited impact on the property market in the northern suburbs. </span></p>
<p><span>"Recent sales evidence indicates that the property market was relatively stable in the second quarter of 2020 with very slight signs of negative activity. </span></p>
<p><span>"The days on market have remained steady, with average selling periods of between two and three weeks," the valuation firm said. </span></p>
<p><span> The rental market across the northern suburbs for the March quarter was also reflective of a relatively stable environment.</span></p>
<p><span> A three-bedroom home’s weekly rent was from $350 to $480 depending on the location of the property.</span></p>
<p><span>A majority of properties in the northern suburbs do not generally exceed $700,000, the report noted.</span></p>
<p><span>'At this level of value, you could expect to purchase a range of different types of properties:</span></p>
<ul>
<li>A large 200 square metre plus multi-storey dwelling with a high quality fit-out, located within a sought–after locale such as West Moonah, Rosetta, Berridale or Claremont Estate with either elevated river views or close proximity to the river, shopping and recreation facilities.</li>
<li>Good quality rural lifestyle dwelling on over one acre of land;</li>
<li>A heritage-listed property with well-maintained heritage features;</li>
<li>In terms of investors within this market, $700,000 will most likely allow you to purchase two newly constructed units in an outer suburb location (Brighton, for example) achieving yields of over seven per cent plus a tax saving benefit.</li>
</ul>
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<div class="column">A four bedroom house in West Moonah has recently been sold for $430,000.</div>
<div class="column"> </div>
<div class="column">The home at <a href="https://www.realestate.com.au/sold/property-house-tas-west+moonah-133055850" target="_blank">1/150 Springfield Avenue </a>(pictured below) comes with open plan living, four bedrooms, and rumpus or game room.</div>
<div class="column"> </div>
<div class="column">It is just a short 5-minute drive from all the amenities that Moonah has to offer. </div>
<div class="column"> </div>
<div class="column"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/west%20moonah.jpg" alt=""></div>
<div class="column"> </div>
<div class="column">A current listing is a three bedroom home in Tarleton priced over $495,000.</div>
<div class="column"> </div>
<div class="column">Set on over 4ha, the updated home is situated at <a href="https://www.realestate.com.au/property-acreage+semi-rural-tas-tarleton-134021054" target="_blank">130 Tarleton Road </a>(pictured below).</div>
<div class="column"> </div>
<div class="column">It features carpeted bedrooms, open dining and kitchen area, undercover entertaining area and double garage. </div>
<div class="column"> </div>
<div class="column"><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/tarleton.jpg" alt=""></div>
<div class="column"> </div>
<div class="column">Generally, properties under $600,000 are selling within short time frames throughout the greater Hobart locality, the report said. </div>
<div class="column"> </div>
<div class="column">The market for properties over the $1 million dollar mark appears to have slowed given the lack of interstate investors.</div>
<div class="column"> </div>
<div class="column">"Once the borders open, allowing interstate investors to become active in the market once again, it is believed that this market will improve accordingly," the valuation firm said. </div>
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What a lazy $700,000 can buy in Tasmania: HTW residential 

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<p><span>The Northern Territory is the safest location in the country, being the first state or territory to clinically eradicate COVID-19 and all confirmed cases having now recovered (Health Minister, Natasha Fyles) and no new notifications for some time now, according to the latest Herron Todd White (HTW) residential report. </span></p>
<p><span>The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. </span></p>
<p><span> The borders have been locked down and travel into remote communities has been limited. These strong actions, the small population base and the adherence to the recommendations should position the Northern Territory to respond well in our economic recovery.</span></p>
<p><span>"How has this transitioned to the property sector?", the valuation firm asked. </span></p>
<p><span>Whilst restrictions have now been eased and borders are set to reopen on 20 July, at the height of the crisis, leading local sales agents were reporting a stable level of interest for stock already on the market and open homes were replaced by private appointments – one agent noting that this had led to more qualified buyers coming through and less tyre kickers. </span></p>
<p><span>Real Estate Central has shifted to online auctions using the Gavel app, resulting in a handful of sold dwellings. </span></p>
<p><span>The private treaty sales campaigns have been successful with reigning REINT agent of the year Derek Hart of Elders Real Estate reporting strong activity with private treaty campaigns (source: NT News).</span></p>
<p><span>When considering the pipeline coming forward, it has been noted that appraisals are significantly down and the current activity is from pre-COVID-19 stock.</span></p>
<p><span>The report notes vendors requiring a result are still motivated towards sale, however for many the COVID-19 </span>interruption has postponed planning to later in 2020 with a more cautious wait and see outlook.</p>
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<p><span>"With this activity we have not seen any market reductions that are out of line or increased market reductions as a result of the COVID-19 pandemic, noting that some market sectors have been performing quite poorly due to the wider market forces.</span></p>
<p><span>"Whilst job losses have hit much of the nation heavily, the Northern Territory is fortunately positioned due to a number of factors: we have over 21,500 public servants (source: The Office<br>of the Commissioner for Public Employment), all of whom are still being fully paid and therefore have the ability to support their families," the valuation firm said. </span></p>
<p><span>A further 5,500 are defence personnel (source: Department of Treasury and Finance). This equates to over ten per cent of the total population maintaining full employment.</span></p>
<p><span>In a positive for the market, long term residential tenancies have remained relatively firm.</span></p>
<p><span> The larger agencies have indicated that requests for rent reduction remain quite low and rental arrears have not spiked. The short term tenancy market is very poor.</span></p>
<p><span> Holiday makers have evaporated from the local scene and a number of short stay companies have noted that their forward bookings </span>are very poor and that the 2020 dry season will be a difficult period.</p>
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<div class="column">
<p><span>The government stimulus programs have been quite generous; approximately $100 million has been allocated to the Home Improvement Scheme, whereby the government will offer $4,000 with an owner contribution of $1,000 or $6,000 with an owner contribution of $2,000. </span></p>
<p><span>This will help owners improve their properties, which may increase the value of their assets as we move past the COVID-19 slowdown.</span></p>
<p><span> Recent federal government announcements about the Home Builder package (which sees eligible home owners pocket $25,000 on a $150,000 spend), coupled with existing Northern Territory government packages provides a total benefit of up to $45,000. </span></p>
<p><span>"The impact so far is difficult to judge, however anecdotally some builders have seen a significant increase in enquiry," the valuation firm said. </span></p>
<p><span>"So with that all said, where is the Northern Territory market? We are yet to see any firm market evidence that the COVID-19 pandemic has resulted in lower rents or capital values. </span></p>
<p><span>"The big test as we look through the forward lens is the speed at which the economy can recover following the easing of restrictions and border openings," the valuation firm said. </span></p>
<p><span>The report notes as Victoria battles a surge in cases, the threat of an infection in the Territory remains very real and a </span>second wave of infection would see confidence and market sentiment evaporate.</p>
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<p><span>"The main theme for this month’s review focuses on a price point of $700,000 and which property types can be accessed at this level. The answer here in the Top End is - most," the valuation firm said. </span></p>
<p><span>From a three-bedroom unit in the CBD with harbour views, to a four-bedroom, two-bathroom modern dwelling in the developing residential area of Muirhead, to a rural lifestyle property down the track with a shed with all the trimmings in Humpty Doo - this price point delivers some wide and varied property types. </span></p>
<p><span>This has not always been the case and the extent of the growth experienced in the market between 2012 and 2015 and the subsequent cliff it has driven off since is well known.</span></p>
<p><span>A designer family home in Muirhead has recently been sold for $607,500.</span></p>
<p>The four bedroom, two bathroom house is situated at <a href="https://www.realestate.com.au/sold/property-house-nt-muirhead-133923558" target="_blank">12 Saunders Street</a> (pictured below).</p>
<p><span>It features open plan living and dining area, covered alfresco patio, fenced backyard and double lock up garage. </span></p>
<p><span><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/muirhead%202.jpg" alt=""></span></p>
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<p>A current listing is a three bedroom apartment in Darwin City priced at $569,000.</p>
<p>The <a href="https://www.realestate.com.au/property-unit-nt-darwin+city-133902662" target="_blank">4004/27 Woods Street </a>home (pictured below) comprises three bedrooms, two bathrooms, open plan living and dining area and corner balcony. </p>
<p>It also features gourmet kitchen, study space, two-way storeroom and city views.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/darwin.jpg" alt=""></p>
<p><span>Naturally, buyers cashed up and bringing a budget of $700,000 to the table are likely to see value for money especially compared to a number of years back. </span></p>
<p><span>"It seemingly presents as an opportunistic time to purchase across many property types. It’s not only the safest place in Australia to live during a pandemic, but economically viable – how much worse can our economy get?</span></p>
<p><span>"Surely there is only upside in the Northern Territory – it’s a safe bet." </span></p>
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What a lazy $700,000 can buy in Northern Territory: HTW residential 

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<p>First home buyers and the construction industry will benefit greatly from the elimination of stamp duty on newly-built homes below $800,000 and a reduction in thousands of dollars for properties up to $1 million.</p>
<p>Premier Gladys Berejiklian said the change to stamp duty thresholds would also support new home construction and create jobs as part of the Government’s COVID19 Recovery Plan.</p>
<p>“Thousands of people will see their bank balances benefit from this change - it will help get more keys into more front doors of more new homes,” Ms Berejiklian said.</p>
<p>“It will also boost housing construction across NSW and support jobs in the building industry at a time when we need them more than ever before.”</p>
<p><img src="https://www.urban.com.au/images/2020/7/27/Tax%20Threshold.JPG" alt=""></p>
<p>Under the changes the threshold above which stamp duty will be charged on new homes for first home buyers will increase from the current $650,000 to $800,000, with the concession reducing on higher values before phasing out at $1 million.</p>
<p>The Government forecasts more than 6,000 first home buyers will benefit from the changes, saving eligible first homebuyers thousands of dollars.</p>
<p>Under the changes the stamp duty threshold on vacant land will rise from $350,000 to $400,000 and will phase out at $500,000. The change to the thresholds will only apply to newly-built homes and vacant land, not to existing homes, and will last for a 12-month period, commencing on 1 August 2020.</p>
<p>The NSW Government will also continue to offer a $10,000 First Home Owner Grant, which is available to people buying a new first home worth no more than $600,000, or buying land and building a new first home worth no more than $750,000 in total. This means the maximum amount of benefit a home owner could be entitled to is $32,335 if purchasing a new home and accessing the grant.</p>
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NSW FHB stamp duty to be slashed as part of COVID-19 recovery plan

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<p>Dominated by project-style homes on 250 to 500 square metre allotments, $700,000 goes a very long way in Brabham, according to the latest Herron Todd White (HTW) residential report. </p>
<p>The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. </p>
<p>Up in Perth’s north-east, Brabham is a developing suburb 17 kilometres from the CBD, the report noted. </p>
<p>"Unless you’re looking at the few 2,000 square metre allotments along Park Street, Brabham’s ceiling is around the $600,000 price point," the valuation firm said. </p>
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<p>The median house price in Brabham settled at $380,000 for the March 2020 quarter, falling 6.2 per cent over the year.</p>
<p><a href="https://www.realestate.com.au/property-house-wa-brabham-133785146" target="_blank">47 Cob Road, Brabham</a> (pictured above) has recently been listed on realestate.com.au. </p>
<p>Asking $579,000, this four- bedroom, two-bathroom home was built circa 2013 and boasts a cedar lined, gabled alfresco with timber decking, outdoor seating and pool, built on a 512 square metre allotment.</p>
<p>Essentially, with $700,000 you could build a large family home to a good standard, with good quality ancillary improvements and you would still have a bit of change left over, the report noted. </p>
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<p>Moving seven kilometres north of Brabham, The Vines presents plenty of options around the $700,000 range. </p>
<p>The report notes the median house price settled at $631,250 for the March 2020 quarter, falling 3.6 per cent since a year previous. </p>
<p>Development in The Vines began around 1990 as a Country Club Estate, centred around two 18-hole golf courses which traverse the suburb. </p>
<p>"Properties here consist mostly of larger allotments of between 2,000 and 5,000 square metres, but more recent development has seen a number of 400 to 800 square metre lots available for purchase," the valuation firm said. </p>
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<p><a href="https://www.realestate.com.au/sold/property-house-wa-the+vines-132759214" target="_blank">27 Tolladine Vista</a> (pictured below) in The Vines sold in March for exactly $700,000 after 59 days on the market.</p>
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<p>The 807 square metre allotment directly faces The Vines Golf Course and is improved with a circa 2007 home providing four-bedroom, two-bathroom accommodation with a double garage. </p>
<p>Ancillary improvements include a pool and alfresco.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/the%20vines.jpg" alt=""> </p>
<p>Travelling further north to Lower Chittering, it is common for purchasers to be driven by land for animals or equestrian purposes, the report said. </p>
<p>Good sized family homes are available here however a lot of value is taken up by ancillary items such as fenced, cleared paddocks or stables, the report noted. </p>
<p>34 Charolais Trail (pictured below) breaks our budget by $50,000 but is a good example of what product is available. </p>
<p>Selling in April 2020 for $750,000, this property is improved with two dwellings. </p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/chittering.jpg" alt=""></p>
<p>The first is a four-bedroom, two-bedroom family home built circa 2013. </p>
<p>The second dwelling is a two-bedroom, one-bathroom granny flat with a kitchen. </p>
<p>Other improvements include two large rain water tanks, portable bore, established gardens, pet yard area, swimming pool, powered workshop, machine storage shed and horse stables.</p>
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What a lazy $700,000 can buy in north-east Perth: HTW residential 

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<p>The median house price of Hillarys recorded in the March quarter was $750,000, a two per cent fall compared to the previous year, according to the latest Herron Todd White (HTW) residential report. </p>
<p>The valuation firm took a look at how a budget of $700,000 could be invested in property markets across the nation. </p>
<p>Hillarys is a suburb 23 kilometres north-west of the Perth CBD and is located along the coastline of the state.</p>
<p>It includes the attraction of Hillarys Marina consisting of popular cafes and restaurants.</p>
<p>The report notes the suburb consists mainly of dwellings at 88.9 per cent of the suburb’s property types, with some dated from circa 1970 onwards.</p>
<p>Sections of the suburb have recently undergone zoning changes, which have seen developments and subdivisions increase within the suburb.</p>
<p>For example, <a href="https://www.realestate.com.au/sold/property-house-wa-hillarys-132693562" target="_blank">3 Nash Street, Hillarys </a>(pictured below) sold for $740,000 in February.</p>
<p>The property is a circa 1972 renovated four-bedroom, two-bathroom dwelling with a double carport situated on a 754 square metre block.</p>
<p>The dwelling has 248 square metres of living area and externally there is a below ground pool and gable patio.</p>
<p>The land is zoned Residential R20/60 and has confirmation from the local council that the property has subdivision potential of four to five lots.</p>
<p>Along with the subdivision potential, the existing house is also in a good condition to rent out for a set period of time and benefits from parkland access to the rear of the property.</p>
<p>Currently the median rental for a four-bedroom property in Hillarys is $560 per week as at 15 June.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/17/hillarys%20.jpg" alt=""> </p>
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<p>Scarborough is a suburb located 13 kilometres north-west of the Perth CBD and is the location of one of Perth’s most iconic beaches. </p>
<p>In 2017, a redevelopment was undertaken on the Scarborough foreshore area with over $54 million being spent by the state government and local council to revitalise the area in order to improve its reputation and create a new family oriented destination. </p>
<p>The suburb has a diverse range of options for property types for people looking to enter the suburb, which mainly consists of villas and townhouses covering over 50 per cent of all properties.</p>
<p>Old character dwellings that have been completely renovated to a modern standard,  circa 1940s onwards, are also available and would represent the best value currently for $700,000 in this market.</p>
<p>The median house price for the suburb for the March quarter was $736,000, which was only a 0.8 per cent decrease from the previous year.</p>
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<p>129 Burniston Street, Scarborough (pictured below) sold in April for $727,500, having been on the market for 40 days. </p>
<p>The dwelling is a fully renovated circa 1948 street facing survey strata three-bedroom, two-bathroom dwelling with a secure double carport situated on a 370 square metre block.</p>
<p>The renovations completed on this property retained the character of the home and provide a modern and traditional style of living that is highly sought after in this pocket of the suburb.</p>
<p><img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2020/7/20/scarborough%201.jpg" alt=""> </p>
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<p>Located 17 kilometres north-west of Perth, Duncraig is a suburb that will offer buyers an abundance of options for the $700,000 budget, with a number of four-bedroom, two-bathroom family homes being offered in the market. </p>
<p>The March quarter had the median house price of the suburb at $656,000 which was a 2.8 per cent decrease compared to this time last year. </p>
<p>"In the suburb you can find properties dating back to circa 1970s that have been renovated and are on generous sized blocks perfect for families," the valuation firm said. </p>
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<p>In January, 8 Mohonia Place, Duncraig sold for $722,000 having been on the market for 12 days. </p>
<p>The property is a circa 1987 renovated four- bedroom, two-bathroom dwelling with a double garage situated on a 705 square metre block.</p>
<p>It offers 170 square metres of living area with a recently renovated kitchen and master bathroom as well as a spacious entertaining area outside with a gable patio and below ground pool. </p>
<p>"This is just one of many examples of four-bedroom, two-bathroom dwellings offered within the suburb at an affordable option in a great location," the valuation firm said. </p>
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What a lazy $700,000 can buy in north-west Perth: HTW residential 

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<h2><strong>OPINION:</strong></h2>

<p>Navigating the planning system in New South Wales can often seem like a tedious problem. At a local level, development applications are governed by a seemingly endless list of statutes, frameworks, guidelines, and advisory notes. Adding onto this burden the issue of heritage and suddenly, the odds of doing any form of adaptation or alteration to a building can, on the surface, seem like an insurmountable challenge. </p>

<p>Yet lying underneath this mountain of legislation is a <a href="/news/upcycling-australia-why-demolish-when-you-can-re-polish">wealth of untapped opportunities around heritage adaptation</a> which offers flexibility and a chance to develop projects which would otherwise not be possible. By bringing in both planning and heritage expertise in-house as architects, we can engage in a close exploration of how architecture can work coherently and concurrently with the plethora of planning legislation, using heritage buildings as a gateway to provide new opportunities which deliver positive outcomes for development and the local community. </p>

<p>These opportunities recognise that the idea of heritage preservation is not an end in itself and in fact, as the historian David Lowenthal reminds us, “‘preserve’ also carries with it the meaning of ‘pre-serve’. It is an act that preceded some aim to be served through it. Preservation is not action or epilogue; it is only prologue.” When we begin to look at heritage buildings from this perspective of pre-serve prologue, what we find is a wide array of opportunities for adaptive reuse, and the chance to give new life to old structures in the very heart of our city.</p>

<p><strong>Planning for adaptation</strong></p>

<p>The potential for heritage items to lead new lives is embodied in the provisions under <a href="https://www.legislation.nsw.gov.au/#/view/EPI/2006/155a/part5/cl5.10">Clause 5.10(10)</a> of the Local Environmental Plan (LEP) which states that,“<em>...The consent authority may grant consent to develop for any purpose of a building that is a heritage item…even though development for that purpose would otherwise not be allowed…</em>” </p>

<p>The threshold test for activating this incentive is to ensure that the conservation is “facilitated by the granting of consent” meaning that whilst an opportunity is offered to repurpose a heritage building, it is also balanced with the responsibility for any potential development to also adequately manage the item. This clause, therefore, gives credence to the principle of adaptive reuse by enabling potential alternative functions to be explored and implemented whilst also ensuring that a historic building is maintained and enhanced. </p>

<p>Alternatively, some councils in our inner-city also have specialised provisions for the conversion of historic structures into new, more applicable uses in an attempt to preserve the historic character of an area whilst also accepting the need for change. Marrickville LEP’s <a href="https://www.legislation.nsw.gov.au/#/view/EPI/2011/645/part6/cl6.9">Clause 6.9</a> (Soon to be the Inner West LEP) for the Conversion of Industrial or Warehouse Buildings is one such example. As the old industrial suburbs of Alexandria, Marrickville and Waterloo have become progressively redefined as key inner-city housing precincts, departing industries have left behind a legacy of sturdy, warehouses and factories. The expansive floor plates and tall ceilings of these buildings provide an equally unique opportunity for conversion into a range of housing typologies, including mezzanine and loft-style developments. Conversions such as these provide a bridge between the historical and the functional – retaining the old industrial character of an area, whilst meeting the new residential needs of Sydney in the 21st Century. </p>

<p><strong>Order in the court</strong></p>

<p>In exploring additional opportunities for adaptive reuse, we can also turn to how the Land and Environment Court has interpreted the issue. In the pivotal case <a href="https://www.caselaw.nsw.gov.au/decision/549f83703004262463abc5a1">Hesse v Parramatta</a>, which became one of the key planning principles of NSW, a four-part test was established to determine the public interest benefit of adaptive reuse, where a proponent would have to advocate for one or more of the following attributes:</p>

<ul>
<li>The building is of historical or heritage value</li>
	<li>The building is attractive and fits into its urban design context</li>
	<li>The building is much loved by the community</li>
	<li>The new use serves the public interest better than the existing use</li>
</ul>
<p>Whilst the case demonstrated that adaptive reuse is not automatically in the public interest, these four guiding principles are extremely useful because it allows designers to engage more directly and critically with a local context to deliver, ultimately, a better outcome for the proponent of a project, the final users as well as the local community – a triple-win scenario. </p>

<p><strong>A world beyond heritage </strong></p>

<p>Beyond the world of heritage architecture, the potential for adaptation also exists in structures littered across our city more generally. The zone adjacency provisions contained in <a href="https://www.legislation.nsw.gov.au/#/view/EPI/2006/155a/part5/cl5.3">Clause 5.3</a> of the LEP once again offers flexibility to sites which lie adjacent to more intensive development zones. Caught between the interface between high and low density or commercial and residential zoning, lies dormant possibilities to reuse structures.</p>

<p>Old factories, old commercial buildings can often be converted without substantial demolition, providing substantially denser projects in areas where this may no longer be allowed. Similarly, recent development approvals in Glebe and Balmain have shown that old, pre-existing structures, whether origin<a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-07-23_at_3.46.46_pm.png" rel="gallery-all" title="On-site construction image, current development – removal of interior fabric and reinforcement of the top floor for construction of the new penthouse level. "><img alt="" class="image-article-full-width-580px" height="383" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-07-23_at_3.46.46_pm.png?itok=8MiYTTJs" title="On-site construction image, current development – removal of interior fabric and reinforcement of the top floor for construction of the new penthouse level. " width="580"></a> On-site construction image, current development – removal of interior fabric and reinforcement of the top floor for construction of the new penthouse level. ally a boarding house, a warehouse, or offices, can be converted with substantially little structural change, but far higher floor space and height than current planning constraints.</p>

<p>These developments make clever use of existing building envelopes, providing a sound argument in their <a href="https://www.legislation.nsw.gov.au/#/view/EPI/2006/155a/part4/cl4.6">Clause 4.6 Variation</a> that amenity in the neighbourhood remains unchanged, whilst modernising tired, old structures to supply much needed, high quality, sustainable housing to meet the needs of our growing city</p>

<figure><a class="colorbox colorbox-insert-image" href="https://res.cloudinary.com/dz9xllyip/image/fetch/q_auto:good/https://s3-ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/pictures/article-images/screen_shot_2020-07-23_at_3.50.41_pm.png" rel="gallery-all" title="On-site construction image, current development – removal of interior fabric and reinforcement of the top floor for construction of the new penthouse level. "><img alt="" class="image-article-full-width-580px" height="392" src="/s3/files/styles/article_full_width_580px/public/pictures/article-images/screen_shot_2020-07-23_at_3.50.41_pm.png?itok=FcmHlFZs" title="On-site construction image, current development – removal of interior fabric and reinforcement of the top floor for construction of the new penthouse level. " width="580"></a>

<figcaption>On-site construction image, current development – removal of interior fabric and reinforcement of the top floor for construction of the new penthouse level.</figcaption></figure><p><strong>The future lies in our past</strong></p>

<p>So often our planning system is thought of as an adversarial system, a tangled web woven to confuse and to prevent any change or progress from taking place. But when we begin to look closer, more carefully and more critically, we can actually find the individual paths of untapped potential of warehouse conversions, heritage incentives and pre-existing site benefits. This enables us not only to use heritage buildings in a useful way, but also in a meaningful one, preserving what is best for our past, whilst also looking ahead to the endless possibilities for our future.</p>

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Nick Dante

The untapped opportunities of adaptive reuse

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<p>Morgan Stanley’s Bryce Thompson and JBWere’s Renata Das have emerged as the mystery buyer of a former Wallaby’s Centennial Park home.</p>
<p>They paid $7.25 million for the Lang Rd, Centennial Park, home of former Wallaby Paul Darveniza.</p>
<p>The residence also had a second residence on its 1080 sqm block.</p>
<p>It sold for $7.25 million in May through Ray White Double Bay agent, Nic Krasnostein and colleague Alan Fettes.</p>
<p><img src="https://www.realestate.com.au/blog/images/1280x720-fit,progressive/2020/07/23131047/capi_ee573a46178bfd4b0a5e21ef240d6e7e_c0029d0bc9272de1f48acc6bfca97b04.jpeg"></p>
<p>Darveniza, is an associate professor and neurologist at St Vincent’s, and his wife, Anne Charteris, also a doctor, are moving to a garden apartment in The Benson in Rose Bay that cost $4.25m off-the-plan.</p>
<p>They’d lived at the six-bedroom home set behind a sandstone fence for 23 years.</p>
<p>They paid $1.6m in 1997.</p>
<p>The Centennial Park mansion is an investment for the couple who planning to stay in Paddington home that they bought for $3.18m in 2015.</p>
<p>Marketing material suggests the property will likely see the main house renting out for $3000 a week and the second home $1000 a week.</p>
<p>Darveniza was one of seven Wallabies known as the “magnificent seven”.</p>
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