An entity directed by HSN's Rafi Assouline and Rebel Property's Allen Linz has filed plans for an impressive new precinct in Woolloomooloo.

The major mixed-use development would transform a prominent William Street site into a new residential village anchored by affordable housing and a large public park.

The proposal, submitted as a State Significant Development Application, covers 164-172 and 174-194 William Street, a 6,398 sqm site between Forbes Street and Dowling Street on the southern edge of Woolloomooloo.

Designed by fjcstudio in collaboration with Bangawarra, Studio Bright and Tribe Studio Architects, the scheme would deliver 227 apartments across four residential buildings ranging in height up to 18 storeys, alongside retail space, public domain improvements and a new publicly accessible park.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="0eb59b7c-914a-4a5c-b849-3a56749f5e93" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.18.51%E2%80%AFAM.png?VersionId=mxM6EEqeoLjrCiTlCzTKTvzpKuh6kSkH" />

It's another design scheme for Rebel, who took <a href="https://www.apartments.com.au/news/nsw/first-look-rebel-property-group-takes-woolloomooloo-precinct-to-nsw-government">concept plans to the NSW Gov late last year</a>.

The latest plans will be a mix of 167 build-to-sell apartments and 60 affordable apartments, with the affordable housing component representing 15 per cent of the project's gross floor area. The apartment mix includes 12 one-bedroom, 53 two-bedroom, 89 three-bedroom apartments and 13 penthouses, while the affordable housing component would comprise 42 one-bedroom and 18 two-bedroom apartments.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="3b3d4553-8a8c-4af5-aa8c-519ffb1e28c6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.12%E2%80%AFAM.png?VersionId=_Yb6ibN7eDnOtQjCNDK2eviORa4qzgv." />

Rebel Property is seeking to take advantage of the NSW Government's infill affordable housing bonus provisions under the Housing SEPP, which provide additional floor space and height in exchange for the delivery of affordable housing for a minimum of 15 years. The planning pathway allows a 30 per cent increase in floor space ratio and building height where 15 per cent of the development is dedicated to affordable housing.

&nbsp;

At the centre of the development is a 1,356 sqm sunlit public park designed to become a new community gathering space at the gateway to Woolloomooloo. The park would be complemented by a network of pedestrian laneways connecting William Street with the surrounding streets, improving permeability through what is currently a largely impermeable block.

<img alt="Rebel" data-entity-type="file" data-entity-uuid="257af931-a393-4007-8c6d-7219796df58d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-12%20at%2011.20.51%E2%80%AFAM.png?VersionId=KAHy94GrhaReFsWTGDKfy39EDJ8gEEv4" />

The design team says the public domain has been heavily influenced by the site's topography and Aboriginal cultural heritage, drawing on the escarpments, gullies and landscape characteristics that historically defined the area before urbanisation. The landscape design has been developed in partnership with First Nations consultancy Bangawarra.

The project would be delivered across four separate buildings. The William Street East and William Street West buildings, designed by fjcstudio, would contain the majority of the apartments. Melbourne-based Studio Bright has designed the Forbes Street building, while Tribe Studio Architects is responsible for the Dowling Street building.

Rebel had secured approval for the concept plans late last year.

Joel Robinson

First look: HSN, Rebel, advances Woolloomooloo precinct plans

A locally heritage-listed furniture showroom on Water Street is set to become the centrepiece of a new mixed-use residential development as local developer&nbsp;<a href="https://www.apartments.com.au/developers/keylin-group">Keylin</a> seeks approval for <a href="https://www.apartments.com.au/new-apartments/lotus-on-water-street-290-water-street-fortitude-valley-qld-4006">Lotus on Water Street</a>, a 15-storey project on the Fortitude Valley side of Spring Hill.

The proposal spans 290 Water Street and 137-141 Warry Street, combining several properties into a 2,869 sqm site that sits between Fortitude Valley, Spring Hill and the rapidly evolving Victoria Park precinct. Keylin's plans would deliver 132 apartments alongside new retail, hospitality and commercial space, while retaining and repurposing the historic Brunswick Home Furnishers Showroom that fronts Water Street.

Designed by <a href="https://www.apartments.com.au/architects/jackson-teece">Jackson Teece</a>, Lotus on Water Street comprises a 12-storey residential tower rising above a three-storey podium and communal rooftop terrace. The development includes 76 apartments classified as multiple dwellings and a further 56 units proposed as short-term accommodation, designed to be flexibly used as either accommodation or permanent residences. The apartment mix comprises six one-bedroom, 54 two-bedroom and 16 three-bedroom homes.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="9822bb79-6c49-49c9-95ba-319e8c8d81c3" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20front.png?VersionId=ioW8zbN4UVebbLetTFuv92t.HkdgfR5e" />

Residents would have access to an extensive rooftop recreation level spanning more than 1,200 sqm of communal open space. Plans include a pool, gym, sauna, infrared sauna, yoga area, library, private dining room, barbecue facilities and landscaped entertainment spaces, making the rooftop the project's largest shared amenity offering.

At street level, the proposal focuses on the adaptive reuse of the heritage buildings along Water Street, where 518 sqm of retail and commercial space is planned across shop, office and food and drink outlet uses. A permeable residential lobby would be positioned between the retained heritage buildings, creating a pedestrian connection between the historic streetscape and the new tower behind.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="269cf3e0-7d13-48bf-a318-05a00deb5c10" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20podium.png?VersionId=DLXmTCLsp6GOcLpQ0h.0z7wKCw59EhN_" />

The heritage retention strategy is central to the scheme. The development application notes that the Brunswick Home Furnishers Showroom and adjoining heritage buildings will remain, with only non-significant structures on the site earmarked for removal under a previously issued Heritage Exemption Certificate. Levels one and two of the new podium are recessed behind the heritage façades to maintain their prominence within the streetscape.

Jackson Teece has drawn inspiration from the site's manufacturing history when designing the podium. The planning documents state that the façade incorporates perforated metal screening that references the woven and rattan furniture historically produced on the site. Cascading and climbing plants are integrated throughout the podium to soften the building's presentation and screen parking levels behind. The landscape strategy also informs the project's name, Lotus on Water Street, drawing on the historic Spring Hollow waterholes that once ran through Spring Hill and the blue water lilies associated with Meeanjin, Brisbane's traditional name.

The proposal also incorporates the neighbouring property at 141 Warry Street, currently occupied by a healthcare service. The existing building would remain, with nine dedicated parking spaces allocated within the new development to support its ongoing operation. In total, Lotus on Water Street proposes 117 car spaces, including 110 resident spaces and seven visitor bays, alongside 100 bicycle spaces.

<img alt="First look: Keylin unveils heritage-led Lotus on Water Street tower in Fortitude Valley" data-entity-type="file" data-entity-uuid="70cf07bc-4fd8-4e70-92dd-be8b21c4e4f0" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/fortitude%20valley%20site.png?VersionId=txlxrJImM0Sm_vTzHVKh5DDUkyL_CiiA" />

The site sits within the Spring Hill East Precinct of the Spring Hill Neighbourhood Plan and is positioned around 650 metres from both Fortitude Valley Station and Exhibition Station. It is also within walking distance of the King Street precinct, Royal Brisbane and Women's Hospital, Herston Quarter and Victoria Park, which is earmarked to become a major venue precinct ahead of the Brisbane 2032 Olympic and Paralympic Games.

Planning documents describe the location as a key gateway between Spring Hill and Fortitude Valley and highlight the area's increasing importance as new transport infrastructure and Olympic-related investment reshape Brisbane's inner north. The development team argues the project will contribute additional housing supply while activating a section of Water Street that has historically received less investment than other parts of the Valley.

Keylin has become increasingly active across Brisbane and southeast Queensland, assembling sites in strategic inner-city locations. They are currently selling and delivering <a href="https://www.apartments.com.au/new-apartments/oria-spring-hill-447-gregory-terrace-spring-hill-qld-4000">Oria Spring Hill</a>, just over 140 apartments due for completion in 2027.

Keylin plans heritage-led Lotus on Water Street apartment development in Fortitude Valley

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.

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.

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.

[smartcode_project:default project_id=7395 project_image_fid=278194]

<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.

"<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.

"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."

[smartcode_project:default project_id=7395 project_image_fid=278196]

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.

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.

"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;

"Every apartment was to feel considered, timeless, and highly functional."

[smartcode_project:default project_id=7395 project_image_fid=278195]

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.

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.

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.

"Buyers are looking for spacious, house-like apartments that allow them to downsize without feeling like they are sacrificing comfort or functionality," Hyecorp noted.

"They value large kitchens, generous living areas, ample storage, quality finishes, secure parking, lift access, and low-maintenance living."

[smartcode_project:default project_id=7395 project_image_fid=278204]

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.

Juliet is currently more than 75 per cent sold ahead of its anticipated completion in late 2026.

[smartcode_project_cta:default project_id=7395]

Juliet to sit quietly amid Roseville apartment boom

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.

<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.

The project will introduce a new retail and dining precinct at ground level, beneath 286 apartments.

[smartcode_project:default project_id=150017 project_image_fid=370959]

“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.

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.

[smartcode_project:default project_id=150017 project_image_fid=370964]

“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.

“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.”

[smartcode_project:default project_id=150017 project_image_fid=371430]

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.

Flourish Soleira will also feature the most extensive rooftop amenity offering ever delivered in Palm Beach.

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.

LPS Group is expected to start construction later this year.

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.

[smartcode_project_cta:default project_id=150017]

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

Are mortgage holders set to get a reprieve from the RBA in 2026?

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.

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.

“The next move in the cash rate is likely to be down, but the timing is uncertain," Dr Auld said.

"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.

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.

“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.”

Dr Auld said inflation risks and labour market outcomes would be important to watch.

“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.”

She said tighter financial conditions are expected to weigh on housing and activity.

“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.”

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

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<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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City Tattersalls Club, one of the oldest clubs in Sydney, has had its plans for a $200-million mixed-use tower approved by Sydney City Council.
The club in conjunction with developers ICD Property will construct a new 100-room hotel plus 246 apartments at its 194 Pitt Street site.
The City of Sydney Central Sydney Planning Committee gave an envelope approval for the Stage 1 Concept Development Application at its Thursday night meeting.
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Under the plans, the almost 125-year-old club's heritage site will have an angular feature to ensure it does not overshadow Hyde Park.
The process to redevelop the club and its airspace kicked off in mid-2013.
ICD developed the Eq Tower in Melbourne.
“It is a result that will safeguard the future of the City Tattersalls Club for another 125 years to come,” City Tattersalls Club chairman Patrick Campion said.
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$200-million mixed-use City Tattersalls Club tower approved by Sydney City Council

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Auction activity in Sydney is down this week off the back of its its second busiest auction week of the year, with 891 auctions scheduled this week, down 6%
Mosman is tied as the second busiest auction suburb this weekend, and the busiest in Sydney with 17 homes set for the hammer.
The suburb with the most auctions is Mount Waverley, with 21 homes to be auctioned off. There are 1,169 Melbourne homes scheduled for auction this week, with volumes set to rise by 13.3% on last weeks 1,032.
Across the smaller auction markets, auction volumes are set to rise in Adelaide (23.9%), while volumes are down in Brisbane (-21.5%), Canberra (-32.4%) and Perth (-25.5%). Tasmania has 5 scheduled auctions this week.
<img src="https://www.urban.com.au/images/2019/11/14/Auction%20Clearance%20NOV%2017.JPG" alt="">
The dearest auction taking place in Mosman this weekend is for <a href="https://www.realestate.com.au/property-unit-nsw-mosman-132198246" target="_blank">2/23 Moruben Road</a>, a first floor apartment.
Set on 183 sqm, the three bedroom, three bathroom abode holds a sweeping 200 degree view of Sydney Harbour.
Built in 2005, the apartment last sold for $3,350,000 in 2013.
It was last listed as a rental in 2012 seeking $4000/pw, according to CoreLogic and in 2011 it sought $2300/pw.
<img src="https://www.urban.com.au/images/2019/11/14/Mosman%20Auction%202.JPG" alt="">
One of the priciest auctions taking place for a house in Mosman this weekend is <a href="https://www.realestate.com.au/property-house-nsw-mosman-132197142" target="_blank">24 Carrington Avenue</a>.
The three storey waterfront reserve home is like the previous home being just minutes from Mosman village and Balmoral Beach, among other amenities and education facilities.
Last sold for $4.3 million, the home sold under the hammer in November 2016.
The five bedroom, four bathroom home sits on a 597 sqm parcel of land.
<img src="https://www.urban.com.au/images/2019/11/14/Mosman%20Auction%203.JPG" alt="">
Mosman's cheapest property up for auction this weekend is <a href="https://www.realestate.com.au/property-apartment-nsw-mosman-132289206" target="_blank">4/22 Mosman Street</a>.
The one bedroom, one bathroom apartment is set for the auctioneers gavel with a price guide of $575,000.
Last sold for $322,000 the home transacted in 2002.
Positioned within Mosman Towers, which has recently undergone some minor refurbishments, the home encompasses 46.5 sqm.
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Mosman is Sydney's busiest auction suburb this weekend

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Jennifer Hawkins and Jake Wall have listed Casa Paloma, their Newport home, just two years after moving in.
The four-level waterfront residence was designed by architect Koichi Takada on its 3360 square metre holding.
The interiors are by Sarah-Jayne Marriott and Hellen Pappas.
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<div id="adspot-1x1-pos-5">“It’s going to be really sad to say goodbye to this beautiful home and location,” Hawkins told Nine Entertainment, on the issuing of a hazy 2.30 minute video which makes no reference to any listing agent.</div>
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“We really made some amazing memories here but I’m looking forward to designing a house with Jake with a similar aesthetic closer to family.
“I’ve always dreamed of living on an acreage by the ocean and now that we’ve just had our daughter Frankie we’d like to live closer to family while she’s young but still close to our work in the city, so we have our eye on Avoca, MacMasters and (sic) Womberal.”
It is reported the former Myer ambassador hopes Christies will secure the first $20 million-plus residential sale outside of Palm Beach on Sydney's northern beaches.
The waterfront estate Finisterre on Avalon’s Stokes Point sold for close to $20 million in 2002 to the Oatley family.
Hawkins’ first home was a three-bedroom house in Merewether, near Newcastle, which she bought for $469,000 in 2006 and sold two years ago for $782,355.
It was part of her then more expansive property portfolio.
Hawkins and Wall bought adjoining blocks in 2014 for $4 million that secured <a href="https://www.realestate.com.au/property-residential+land-nsw-newport-2640148" target="_blank">Jacaranda Cottage</a> and the lesser, <a href="https://www.realestate.com.au/property-house-nsw-newport-105663970" target="_blank">Blois Cottage</a> through LJ Hooker agent David Watson.
The properties were once part of the longtime estate of the former politician William Wentworth.
The couple's Pittwater home building proposal was <a href="/news/jennifer-hawkins-and-jake-walls-2-million-plans-for-their-pittwater-home">costed at $2 million in construction</a>.
Jennifer Hawkins and husband Jake Wall announced the arrival of their first child, daughter Frankie Violet in October.
 
 
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Jennifer Hawkins and Jake Wall seek $20 million plus for Newport waterfront

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The mining industry veteran Brad Gordon has listed Winbrook, his Brisbane mansion for November 30 auction. 
It has been listed by Christine Rudolph and Matt Lanchashire at Ray White.
The colonial-style Kalinga house features five bedrooms, five bathrooms, plus a floodlit tennis court, with elevated spectators' rotunda.
There is a pool with spa and twin cabanas.
It sits on a 3,380 square metre block.
There's also a home theatre, a gym, wine cellar with bar room and a library.
Over the years he has worked at Placer Dome, Emperor Mines, Intrepid Mines and Acacia Mines.
This article was first published in the Weekend Australian.
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Mining industry veteran Brad Gordon lists Brisbane mansion Kalinga

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The South Yarra penthouse of developer Michael Fox has sold for $9.12 million.
Prestige Homes of Victoria, Christies International agents Sean Cussell and Natalie Frid sold the apartment.
Fox hung on to the apartment which sits in the 2015 built Central South Yarra block that he built.
The 30 level, 367 apartment block was designed by Rothelowman in collaboration with Plus Architecture.
The 600 square metre property came complete with a fit out by local design firm Mim Design with fully automated technology. 
The iPad controlled apartment has Sonos speakers in all of the main rooms, wall-mounted TVs in three bedroom, keypad entry to the apartment and car park where there's garaging for nine cars.
Each of the four bedrooms have their own ensuite and walk in wardrobes, while the master bedroom ensuite features a steam room.
There's an adults retreat with a custom fitted bar, separate formal and informal living areas and a lap plunge pool.
This article was first published in the Weekend Australian. 
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Central South Yarra penthouse sold by developer Michael Fox

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The Small House in Surry Hills, designed by architect Domenic Alvaro, has returned to the market with $2.6 million hopes.
The five-level home, with 200 square metre floor space, won the World Architecture Festival’s World House of the Year in 2011.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/18/surry%201%201.jpg" alt="">
The Belmore Lane Grand Designs Australia-featured home was first sold for $1.88 million in 2014 by Alvaro to Jason Madz, who sought $2500-a-week tenants.
Constructed from precast concrete panels, there are city skyline views.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/18/surry%202%201.jpg" alt="">
It has been listed by Gavin Rubinstein and James Peach at Ray White.
The house features an Italian marble kitchen bench space and European appliances.
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One of its bathrooms finds space for a stand-alone bathtub.
This article was first published in the Sunday Telegraph.
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Surry Hills small house designed by Domenic Alvaro listed

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The rural property market in central western Queensland has strengthened significantly in 2019 as drought affected producers from the Northern Territory, central Queensland and New South Wales have competed to secure the limited numbers of well grassed properties for sale, according to the latest Herron Todd White (HTW) report. 
The report suggests sales activity has generally been confined to areas from Longreach to west of Winton, with values increasing by up to 25% on levels seen from 2010 to 2018.
The Blackall and Barcaldine area had its run in 2018, but dry conditions in this region have seen the market focused further west, where good rainfall totals have seen a large number of well grassed properties hit the market.
Sales data has seen nearly 40 properties sell in 2019 to date, up from around 20 in 2018.
"While the majority of purchasers have been chasing grass, in some cases they are bringing forward expansion plans due to current drought pressures," the valuation firm said. 
"Most are looking at a longer-term investment, not a short-term quick fix."
Sheep producers, principally from New South Wales, have also been active in the region for the first time in nearly 30 years.
"The increase in values has been due to the strong demand and limited properties for sale, but is also riding on the back of significant land value increases in the eastern half of Queensland, coupled with low interest rates," the valuation firm added. 
Some producers are also securing land rather than pay very high agistment rates which is extremely limited, preferring to pay off their own property rather than someone else’s.
Demand is still evident, at this late stage of the year, with two properties in the Winton district recently going under contract and market attention now focused on the smaller scale, reportedly well grassed Aramac property, Caber Feidh (pictured below), which sold in early November at auction. 
<img src="https://www.urban.com.au/images/2019/11/13/Caber%20Feidh%202%20.jpeg" alt="">
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Central Western Queensland rural property market strengthened significantly: HTW rural

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The depth of the horticultural market in far north Queensland will be tested with a large mixed avocado and sugar cane property being offered to the market, according to the latest Herron Todd White (HTW) rural report. 
The report notes the property, located at Arriga (pictured below), comprises 1,576 hectares developed with 31,483 young Hass variety avocado trees and a sugar operation producing around 120,000 tonnes per annum.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/arriga%202.jpg" alt=""> 
The irrigation water allocation of 8,732 megalitres is one of the larger allocations in the region.
Combined with extensive structural improvements and supporting infrastructure, it is expected to generate interest from corporate buyers and local larger family operators.
The market for well-watered Atherton Tableland grass country continues to be strong with numerous recent sales to western graziers and others seeking drought proof fattening country.
The latest is a 120-hectare piece (pictured below) at Moregatta on the southern Tablelands that sold under the hammer for $1.24 million at auction with strong interest.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/millaa.jpg" alt="">
The sale analysed to $7,802 per hectare ex-structures.
"What makes it a bullish sale is that it was a deceased estate / administrator’s sale in run down condition requiring repairs, however this is consistent with the recent bullish trend," HTW said. 
The report notes reliable high rainfall is the main driver in this market with rainfall throughout the Atherton Tablelands ranging between 1,500 millimetres and 2,500 millimetres per annum.
Recent wet seasons in north Queensland have been above average and this is consistent with Bureau of Meteorology rainfall statistics borne out in the below illustration.
"If rainfall trends continue, it is likely that Atherton Tableland grass country will be a hot spot for west graziers for many years to come," the valuation firm said. 
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Reliable high rainfall - the main driver in North Queensland rural property market: HTW rural

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Recent rain in the Charters Towers area has lifted eyes towards the sky with some good moisture in the sky with clouds building in the afternoon, according to the latest Herron Todd White (HTW) rural report. 
Recent events have developed with isolated thunderstorms delivering up to 24 millimetres in the odd spot and barely spit in others.
"The old saying rings in the ears that where the first break of the season is, that is where it will fall for the oncoming wet season," the valuation firm said. 
"These are early falls, however they have had immediate effect on the minds of land holders.
"Last wet season, the Charters Towers area (more so to the north) had regular steady rain events. A cracking season for some!" 
From an agricultural perspective, this district has lots to offer, the HTW report noted. 
Since the area was thrown open to cattle grazing in the 1860s, agriculture has endured the tribulations of drought, disease, flood, commodity market cycles and property market cycles.
Property market cycles have endured cattle slumps, a millennial boom, a live export ban and now strong demand exists with limited country for sale.
"At four of the last five auctions in this district, neighbours were successful in expanding their holdings.
"The auctions of Somerset, Maitland Downs, Reedybrook and Myrrlumbing certainly provided varying gauges of market depth from under bidders," the valuation firm said. 
There have been a few privately negotiated transactions to neighbouring land holders.
This degree of demand is somewhat different to the post live export ban period where there was limited market interest in northern cattle breeding assets.
Auction results have been:
◗ Maitland Downs (pictured below) - $9.85 million ($712/ha, $288/ acre) walk in walk out;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/maitland%20down%20.jpg" alt="">
◗ Somerset (pictured below) -$4.3million ($296/ha,$120/acre) bare of livestock, plant and equipment;
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/2019/11/13/somerset.jpg" alt="">
◗ Reedybrook (pictured below) - $5.67 million ($603/ha, $244/acre) walk in walk out;
<img src="https://www.urban.com.au/images/2019/11/13/reedybrook.jpeg" alt="">
◗ Myrrlumbing - $5.9 million ($373/ha, $150/acre) walk in walk out.
"As usual, it depends what you apportion to cattle and plant, but our bare/improved land rate range from these sales is from $296 per hectare ($120 per acre) to $538 per hectare ($217 per acre)," the valuation firm said. 
"Even though these are sales to neighbours, one cannot forget the depth of underbidding to take the buyer to the auctioneer’s drop of the gavel."
Given the recent rain, last year’s seasonal conditions, cattle demand, interest rates and slim pickings for buyers, only time will tell whether the broader market starts to push value rates higher.
Certainly, the property market conditions are in the vendor’s favour at present.
With both neighbours and vendors confident in their property investments and the future, it is very difficult for prospective buyers to invest at present.
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Charters Towers property market conditions in the vendor's favour: HTW rural

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The price of leasing irrigation water this season continues to rise, causing plenty of headaches for the Mildura local horticultural community, according to the latest Herron Todd White (HTW) rural report. 
"In mid-August, temporary water was trading for around $625 per megalitre which was well above prices we have seen in recent years and reflected concerns that the supply of water would be tight this season," the valuation firm said. 
"The largest supply of leased water generally comes from New South Wales Murray General Security Licence holders and by mid- August it was clear that this class of entitlement was likely to have a zero allocation for the second year in a row."
The report suggests an allocation of even 5% or 10% would have brought a significant volume of water onto the market and eased prices, however that is not going to happen this season.
Over the past two months the position has worsened, with the realisation that Victorian licence holders are now unlikely to get a 100% allocation and the cost of leasing water has risen another 30%, to now be around $800 per megalitre, HTW said.
"It is normal for the Victorian resource manager to open the season on 1 July with a low allocation, which then increases as the extent of winter and spring rainfall becomes evident," it said.
"Inflows to the main storage dams (Dartmouth, Hume and Eildon) have been dismal this season and holders of Victorian Murray licences are now faced with the very real possibility that allocations might only reach 50%. They have gradually crept up to 40% at the time of writing.
"This creates the double whammy of putting many normally secure irrigators into a position of having to lease water, as well as significantly reducing the supply available from licence holders who would otherwise be in a position to lease out all or part of their entitlement."
The Murray Darling Basin Authority publishes a weekly report showing inflows to the Murray River system and the latest chart highlights the current predicament.
"Our region has faced this position before, most recently during the millennium drought, when irrigators endured two consecutive years when allocations for Victorian Murray licences reached 43% and 35% respectively. That event was brutal and forced many irrigators to abandon their plantings and cease farming," the valuation firm said. 
The key difference this time around is that commodity prices are much better than they were in 2007 and 2008 and local irrigators can now justify spending the exorbitant sums required to maintain production from their citrus, vines and almond trees, the report noted. 
"Of course, this only increases demand, which in turn increases the cost and helps explain the current predicament," the report said.
"The only thing which will prevent the cost increasing to $1,000 per megalitre by mid-summer would be above average rainfall in north-eastern Victoria over the coming summer, which at present seems very unlikely.
"On a more positive note, we are seeing some diversification in our farming base with the establishment of a large scale medicinal cannabis facility just outside Mildura."
The development is being undertaken by Cann Group Limited, who has purchased a modern juice processing facility that was originally developed to process carrot juice and started construction of a three-hectare glasshouse facility.
They are well underway in their plan to create a vertically integrated business that can tap into the growing global demand for medicinal cannabis.
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