Australia’s housing debate has rarely been more urgent. The National Housing Supply and Affordability Council forecasts the country could fall around 262,000 homes short of housing needs by 2029, underscoring the scale of the challenge facing planners, governments and developers.

In response, much of the conversation has centred on high-density towers around transport corridors and strategic centres.

Diversified developer Coronation Property, while also focused on well-located, strategic sites, is incorporating an arguably underutilised typology, the terrace.

Difficult to integrate into true high-rise developments, terraces have become a defining feature of Coronation’s lower-rise portfolio, including projects in Ashbury and Erskineville. <a href="https://www.apartments.com.au/buildings/ashbury-terraces-165-171-milton-street-ashbury-nsw-2193">Ashbury Terraces</a> places a stronger emphasis on this housing type, forming part of a broader community mix.

At its Erskineville development, <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, terraces are more limited, with just a handful&nbsp;included within the wider, predominantly apartment-led precinct, one of the first developments to launch in Erskineville in several years.

[smartcode_project:default project_id=135149 project_image_fid=368392]

Terrace residents at Lillian benefit from many of the same advantages as apartment owners, the lock-up-and-leave lifestyle and access to shared amenities like the rooftop wellness space, but with significantly more space.

Spanning multiple levels, the terraces also feature front and rear courtyards, providing direct access to the central landscaped gardens within the precinct.

<h3 data-end="212" data-section-id="1n97jye" data-start="191">The terrace model</h3>

Terrace housing has long been part of Australia’s urban fabric. From Paddington and Surry Hills to Glebe and Annandale, rows of terrace homes have shaped neighbourhood streets, offering a housing form that sits between detached houses and apartments.

The contemporary terrace, however, addresses many of the limitations of older designs, where narrow staircases and constrained layouts often compromised liveability.

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“Terraces represent one of the city’s most intelligent housing models,” says Joe Nahas, Managing Director of Coronation Property.

“They deliver density without losing the human scale that makes neighbourhoods liveable. In many ways, they provide a bridge between the Sydney we know and the Sydney we need to build. If Sydney is going to grow well, it can’t rely on towers alone.”

<hr data-end="1090" data-start="1087" />
<h3 data-end="1124" data-section-id="1a7l0gw" data-start="1092">The evolution of the terrace</h3>

That thinking has shaped Coronation’s approach at Ashbury Terraces, where the terrace typology has been reinterpreted for modern living.

Designed by SJB, the project recently received recognition at the 2026 Better Future World Design Awards, acknowledging its architectural clarity and response to the surrounding suburban context.

SJB Director Adam Haddow says the intent was to evolve a familiar housing form rather than reinvent it.

“The terrace is one of Sydney’s most familiar housing forms, so our approach at Ashbury was to reinterpret that typology in a contemporary way,” Haddow says.

“The homes are designed to sit comfortably within the existing neighbourhood while introducing more light, landscape and shared spaces that support modern living.”

Ashbury Terraces combines terraces, apartments and penthouses across a series of low-rise buildings, integrating contemporary architecture with landscaped communal spaces and resident amenity.

That same typology is now being carried into Coronation’s Lillian development in Erskineville, where a smaller number of terraces sit within a predominantly apartment-led precinct.

<hr data-end="2269" data-start="2266" />
<h3 data-end="2289" data-section-id="cazuws" data-start="2271">Buyer response</h3>

Coronation’s decision to include terraces at Lillian was informed by strong buyer feedback from Ashbury Terraces, where purchasers were drawn to the flexibility and scale the housing type offers.

One resident, Sweta Pursem, purchased a terrace as a single buyer, citing its long-term versatility.

“As a single buyer, it might seem surprising that I chose a terrace over an apartment, but I was thinking long term,” Pursem says.

“The terraces are incredibly versatile, catering to a range of lifestyles while still offering the space and privacy of a house.”

For Pursem, the multi-level layout provides a level of functionality not typically found in apartment living.

“Having a separate living area from the bedroom and home office makes everyday living feel both functional and comfortable. When friends and family come to visit, the layout gives a sense of privacy while still feeling open and spacious.”

Her terrace also supports a more connected, lifestyle-driven way of living.

“I love entertaining, and the courtyard is ideal for relaxed weekend drinks with friends. I tend to use each level differently throughout the day, it creates a natural rhythm between work, downtime and entertaining, which I didn’t have in apartment living.”

Ashbury Terraces is now complete and ready to move in, while Lillian in Erskineville is under construction and expected to welcome residents in mid-2027.

Joel Robinson

Coronation champions terraces as a key piece of Sydney’s housing mix

Private equity real estate firm Conquest has entered into a $220 million partnership with Woolworths’ development arm, Fabcot, to deliver its long-awaited Waterloo project on Bourke Street.

The Bourke Street development was first flagged by Fabcot back in 2021 as part of its push into Sydney’s residential market. However, progress has since stalled, with no activity on site amid a number of design revisions in consultation with the City of Sydney.

<a href="https://www.apartments.com.au/developers/conquest">Conquest</a>, which is actively planning more than $6 billion worth of new developments, predominantly mixed-use precincts, is now set to move the project forward.

The current plans include between 110 and 120 apartments across two buildings designed by Bates Smart at <a href="https://www.apartments.com.au/new-apartments/923-935-bourke-street-waterloo-nsw-2017">923 Bourke Street</a>. The scheme will incorporate a portion of apartments reserved for key workers, alongside premium commercial space at ground level, including a full-line Woolworths supermarket.

Construction is expected to commence in the second half of 2026.

Michael&nbsp;Akaawi, CEO of Conquest, said the partnership reflects the firm’s commitment to "convenience-led" urban renewal."

"We are preparing to commence construction in the second half of this year," Akaawi says.

"Along with Woolworths, we look forward to delivering the first major supermarket to the growing Waterloo community, integrated with premium new apartments and specialty retail shops. Our focus is on creating a seamless lifestyle hub where essential services are at the doorstep, saving residents time and enhancing their quality of life."&nbsp;

<img alt="Conquest" data-entity-type="file" data-entity-uuid="d8beee83-ef9b-446b-a3b3-1e2fe596512b" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-05-01%20at%2011.08.46%E2%80%AFAM.png?VersionId=raYhGepiLUJfx4InLPRRJduA3ftDJ_kS" />

The news comes just a week after Conquest went to the NSW Government to upsize its plans for Castlecrag's Quadrangle Shopping Centre.

Conquest purchased the site for just shy of $70 million last year, with existing plans in place for a mixed-use residential and retail precinct comprising 38 luxury apartments.

Those plans have now been significantly expanded, with the developer lodging a State Significant Development Application with the NSW Government’s Housing Delivery Authority for 150 apartments across two 11-storey buildings. The apartments will sit above a four-storey podium, incorporating specialty retail tenancies and five levels of basement car parking, on the 5,166 sqm site at&nbsp;<a href="https://www.apartments.com.au/new-apartments/100-edinburgh-road-castlecrag-nsw-2068">100 Edinburgh Road</a>.

Conquest has been increasingly active in the development space in recent years. The group acquired the&nbsp;<a href="https://www.apartments.com.au/developments/eastlakes-nsw-2018">Eastlakes</a>&nbsp;Shopping Centre redevelopment, where it plans to deliver more than 1,000 apartments above a new retail precinct, and has also lodged a $900 million State Significant Development Application for a&nbsp;<a href="https://www.apartments.com.au/news/nsw/conquest-unveils-900m-stanmore-village-vision-for-landmark-inner-west-site">mixed-use precinct in Stanmore</a>.

Conquest partners with Woolworths to deliver mixed-use Waterloo project

A shift away from Sydney’s industrial past has left parts of the inner south defined by contrast, brick warehouses repurposed into dining precincts, former factory streets softened by landscaping and pedestrian activity.

Rosebery is one of those suburbs. Over the past decade, it has undergone significant gentrification, anchored by The Cannery, which has helped reposition the area as one of the inner city’s most sought-after lifestyle pockets.

What hasn’t kept pace with that transformation is new residential supply, which has remained relatively limited. Builder-developer Deicorp identified that gap early, securing a site in 2019 and delivering what is now one of the suburb’s most architecturally distinctive developments.

To realise the vision, Deicorp engaged Candalepas Associates to design The Rothschild, a project that is immediately recognisable from the street.

Completed in 2025, The Rothschild comprises two buildings across Rothschild and Mentmore Avenues, delivering 176 apartments. The development replaces a former industrial site, retaining a material and structural dialogue with its past while introducing a more resolved residential framework. The scale is deliberate but not monolithic, broken into forms that engage both street frontages, with retail at ground level and two levels of basement parking below.

[smartcode_project:default project_id=106843 project_image_fid=221665]

From the street, the architectural intent is clear. Off-form concrete columns run through the façade, establishing a repeated structural rhythm that gives the building its visual weight. These are paired with deep-set arches and sections of exposed brickwork, creating a layered elevation that reads less like a typical apartment block and more like a reinterpretation of industrial architecture.

The material palette is intentionally restrained, with concrete left exposed and brick used to define mass rather than decoration. The result is a building that stands out through proportion and repetition, rather than height or glazing.

This approach continues internally. A central landscaped courtyard sits between the two buildings, anchored by an olive grove that acts as both a visual and spatial focal point. Rather than functioning as residual space, the courtyard is designed as a shared ground plane, where circulation paths, seating areas and planting come together to create a usable communal environment. Its positioning allows natural light to penetrate deep into the site while maintaining separation between residences.

[smartcode_project:default project_id=106843 project_image_fid=221666]

Within the apartments, the planning follows a clear and functional logic. Entry points lead directly into open-plan living areas, with kitchens positioned as central elements alongside dining and lounge spaces. These zones extend to balconies or external openings, maintaining a visual connection to either the courtyard or the street.

Kitchens prioritise practicality, with generous bench space, ample storage and European appliances configured for everyday use. Bedrooms are typically set back from the main living areas, creating quieter zones within each residence, with separation achieved through layout rather than material change. Bathrooms are compact but efficient, incorporating mirrored cabinetry and integrated storage to maximise space. Across all residences, the emphasis is on clarity of movement and functional planning.

[smartcode_project:default project_id=106843 project_image_fid=221669]

At ground level, retail and hospitality uses extend the building’s presence beyond its residential function. A café or restaurant space, alongside communal amenities such as a music room and rooftop areas, positions the development as part of a broader urban network rather than a standalone project. These shared spaces reinforce a lifestyle where the building operates as an extension of the surrounding neighbourhood.

Rosebery’s proximity to Green Square, The Cannery and nearby parklands supports this model of living, where much of daily life is within walking distance. The Rothschild sits comfortably within that network, contributing to the streetscape through its distinctive architecture, while internally organising space around light, structure and communal use.

The Rothschild is now complete and ready to move in, with limited residences remaining.

[smartcode_project_cta:default project_id=106843]

The Rothschild reinterprets Rosebery’s industrial DNA into residential form

KTQ has unveiled&nbsp;<a href="https://www.apartments.com.au/new-apartments/casilia-16-marine-parade-coolangatta-qld-4225">Casilia</a>, the final residential release within the Kirra Point precinct which really kicked off the boom in the area back in 2019.

The final stage comprises&nbsp;87 residences and marks the culmination of a long-term, family-led vision for Kirra Point, as the precinct moves toward completion in tandem with the development.

Around $100 million in sales have been achieved already, close to 35 per cent of the residences secured ahead of launch. There have been a significant number of buyers returning from the first stage of the development, Miles Residences, securing another property within Kirra Point.

[smartcode_project:default project_id=152295 project_image_fid=368410]

Selling agent Tim Keenan from Keenan Byrne said the response reflects both the scarcity of the offering and Kirra’s growing reputation as a premium coastal market.

“This is effectively Kirra’s final act, the last release within what has become one of the Southern Gold Coast’s most tightly held beachfront precincts,” Keenan said.

“We’ve seen exceptionally strong pre-sale interest, from VIP waitlists through to off-market enquiry, which speaks to both the quality of the product and the confidence buyers have in the precinct. What’s particularly compelling is the number of buyers returning from Miles, either upgrading or investing again, which is a strong signal of how the precinct has been received."

Keenan adds that at the same time, north-facing beachfront remains exceptionally rare in Australia, limited to places like Noosa, Byron and Kirra, which is underpinning long-term value.

[smartcode_project:default project_id=152295 project_image_fid=368415]

Positioned along one of Australia’s few true north-facing beaches, Casilia offers a mix of two and three-bedroom residences with pricing ranging from $1.87 million to $7.15 million and two exclusive penthouses. Residences are oriented to capture varying outlooks, from uninterrupted Pacific Ocean views across Kirra Beach to hinterland vistas, with upper levels and shared amenity taking in sweeping perspectives along the Gold Coast coastline.

At rooftop level, a north-facing pool deck captures expansive, uninterrupted views over Kirra Beach and north towards Surface Paradise. The space incorporates a heated resort-style pool, mineral spa, sun lounges and a covered BBQ cantina.

Buyer profiles are broad, typically aged between 40 and 70, with a strong skew toward second-home ownership, drawn by a combination of lifestyle, relative value, proximity to Gold Coast Airport and lower congestion compared to more established markets such as Byron Bay and Noosa.

[smartcode_project:default project_id=152295 project_image_fid=368414]

The project is being delivered by <a href="https://www.apartments.com.au/developers/ktq-group">KTQ Group</a>, a family-owned Australian property group with a diverse portfolio spanning residential, hospitality and commercial developments. The group has delivered a number of notable projects across sectors, including the award-winning Elements of Byron resort, demonstrating its depth of experience across both hospitality and residential development.

Known for its long-term approach to place-making, KTQ Group retains a vested interest in its projects, often holding assets within its portfolio, which has also helped build trust among buyers and reinforced confidence in both the vision and delivery certainty of the precinct.

“Casilia represents the final opportunity to secure a residence within Kirra Point and brings to market the last release within our long-term vision for the precinct," KTQ Group's Jeremy Holmes said.

"Kirra Point has been more than a decade in the making, and that timeframe reflects the care behind each decision, it takes listening, balance and vision to arrive at something that feels right for the location.

“Our approach has always been to deliver Kirra Point as a destination in its own right, a connected coastal neighbourhood integrating residential, hospitality and wellness, rather than a standalone project. It’s a vision that respects place, pace and permanence, and contributes to a sense of community that feels authentic to Kirra.”

[smartcode_project:default project_id=152295 project_image_fid=368411]

Once complete, the Kirra Point masterplan will incorporate a mix of dining establishments, bars and cafés, alongside the Kirra Point Health Club and a future 91-room independent resort hotel, creating a walkable, integrated lifestyle precinct.

Architecutue and interiors at Casilia have been designed by the experienced design houses of <a href="https://www.apartments.com.au/architects/little-boat-projects">Little Boat Projects</a> and O’Neil Architecture &amp; Interior Design, The design moves beyond the conventional coastal apartments, instead taking cues &nbsp;from the surrounding landscape - layering natural materials, soft curves and warm textures to create spaces that respond to light, airflow and the rhythms of coastal living.

Residences are designed with an array of floorplates, generous proportions and intuitive flow, while at ground level Casilia connects into the broader precinct, where future laneways, retail and hospitality offerings will contribute to a neighbourhood defined as much by how people live day-to-day as its beachfront position.

[smartcode_project_cta:default project_id=152295]

The final residential release within the Kirra Point masterplan is set to launch, as strong pre-sales signal sustained demand for the Southern Gold Coast

A decade in the making: KTQ launches Casilia at Kirra Point

South East Queensland developer&nbsp;<a href="https://www.apartments.com.au/developers/gardner-vaughan-group">Gardner Vaughan Group</a>’s entry into the Gold Coast apartment market has progressed from pipeline to market, with its Chevron Island project Bronze on Chevron now formally available to purchase ahead of a planned 2029 completion.

The 119-apartment development on Mawarra Street marks the Brisbane-headquartered builder-developer’s first residential play in the Gold Coast, following its expansion south from Brisbane and the Sunshine Coast.

<a href="https://www.apartments.com.au/new-apartments/bronze-on-chevron-8-mawarra-street-surfers-paradise-qld-4217">Bronze on Chevron</a> comprises a mix of two-, three- and four-bedroom residences, with pricing starting from just over $1.5 million. The project is being delivered under Gardner Vaughan’s fully integrated model, with the group acting as both developer and builder, a structure it has consistently applied across its South East Queensland portfolio.

[smartcode_project:default project_id=107520 project_image_fid=367182]

Architecture has been designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, with landscape architecture by <a href="https://www.apartments.com.au/landscape-architect/jeremy-ferrier-landscape-design">Jeremy Ferrier</a>. The building presents as a single-tower scheme, with a focus on maximising outlook across both the Surfers Paradise skyline and the Nerang River.

Apartments have been planned with open-plan living zones extending to generous balconies, a response to the site’s dual-aspect positioning between river and ocean. Interiors follow a restrained coastal palette, with two colour schemes offered, and an emphasis on natural light and cross-ventilation.

[smartcode_project:default project_id=107520 project_image_fid=367181]

Resident amenity is concentrated across more than 1,250 sqm and includes a resort-style pool, gym, yoga lawn and rooftop entertaining areas. A function space with catering facilities forms part of the upper-level offering, alongside north- and south-facing outdoor areas.

Ground level will incorporate two retail tenancies, intended to extend the existing village character of the surrounding streets.

&nbsp;

[smartcode_project:default project_id=107520 project_image_fid=367200]

The project sits within walking distance of Thomas Drive’s established dining strip, while maintaining proximity to <a href="https://www.apartments.com.au/developments/surfers-paradise-qld-4217">Surfers Paradise</a> beach and broader Gold Coast amenity. The location, positioned on Chevron Island between the river and coastline, has increasingly attracted mid- to high-density development in recent years as the precinct evolves beyond its low-rise origins.

Gardner Vaughan’s move into the Gold Coast was first signalled in 2025, with the group identifying the region as a natural extension of its operations. Chief Executive Officer Simon Betteridge described the expansion as both “strategic and natural”, citing demand for well-designed apartments in lifestyle-driven markets.

Construction is expected to complete in early 2029.

[smartcode_project_cta:default project_id=107520]

Gardner Vaughan brings Bronze on Chevron to market as Gold Coast debut

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

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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The developer of the collapsed Soul Development in Surfers Paradise, Juniper Group, has listed lots in five retail properties in Mooloolaba as part of a massive portfolio sale.
Juniper Group will be selling $100 million of retail property across Queensland following the appointment of receivers to its Soul development.
"The directors have decided to take their retail portfolio, valued in the vicinity of $100 million, to the market," a company spokesperson told The Australian.
"A big proportion is property along the Mooloolaba Esplanade, Mooloolaba, and they will sell commercial and retail property in north Queensland."
Juniper Group has listed 38 lots in <a target="_blank" href="/news">Mooloolaba </a>worth about $30 million. Collectively they earn more than $3 million in rent per year.
The retail shops are all close to the beach in Mooloolaba. Four are on Mooloolaba Esplanade and one is on River Esplanade.
All the lots were built by Juniper since 1997.
Zanzibar retail is a series of 14 shops that are up for sale in one line or individually. Fully leased they earn $1.55 million in rent per year. The arcade comes with outdoor licensed areas.
Zanzibar has a total of 1,099 square metres of net lettable area and includes four ATM tenancies leased to major banks.
Built in 1999, the shops in Zanzibar range from 45 square metres to 156 square metres.
The site value, accessed by the Queensland state government, is $9,300,000 as at June 30, 2012.
The most lucrative tenancy in the development is a 121-square-metre shop leased to Yoghurt World for $242,000.
Aside from the ATM tenants, which pay around $12,000 per year each, the highest rent per square metre in the building is paid by Déjà vu Café &amp;Bar, which pays $2,794 per square metre.
Total forecast outgoings come to $196,745 for the 2012-13 financial year.
Aegean retail is two titles on River Esplanade – a 116-square-metre vacant lot with a projected income of $76,908 and a 30-square=metre lot with a net income of $29,928 from a massage shop.
Malibu is a single 132-square-metre lot with a carpark leased to David Hart Galleries for $200,619 per annum.
Landmark retail is a series of 12 lots in a shopping centre, nine of which are leased, three are vacant.
The lots range in size from 42 square metres to 322 square metres.
The most lucrative lease comes from a restaurant called Bellissimo on 108 square metres plus an outdoor area. It has outgoings of $16,048. Other tenancies are restaurants, a hair salon and a day spa.
Oceans retail is a series of nine lots, six of which are leased. The lots range from 35 square metres to 230 square metres.
The most lucrative tenancy comes from fashion shop El’ Marie, which pays $155,125 per annum for the 95 square metre space. All other tenants are fashion stores except for a day spa.
The sales are all being negotiated by CBRE’s Brendan Robins and Rem Rafter.
CBRE is responsible for a number of retail and commercial listings in Queensland including a retail outlet in Cairns.
The offers to purchase campaign ends on November 29.
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awalsh-7Ub9EypybQ

Juniper group to sell 38 retail lots in Mooloolaba

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Home building approvals in Queensland mining towns continue to outperform other areas of the state, according to HIA data.
The coal mining region of <a target="_blank" href="/news">Mackay </a>had the biggest increase in home building improvements in all of Queensland. There were 754 building approvals in the three months to September 2012, compared with 350 in the three months to September 2011, an increase of 115%.
<a target="_blank" href="/news">Toowoomba </a>was close behind with an increase of 53% from 154 approvals to 235. <a target="_blank" href="/news">Townsville </a>was next, with a 42% increase, followed by Gladstone-<a target="_blank" href="/news">Biloela</a> and Hervey Bay at 32%.
The Sunshine Coast and Gold Coast experienced the biggest decreases in home building approvals, dropping 28% and 29% respectively. Greater <a target="_blank" href="/news">Brisbane </a>and <a target="_blank" href="/news">Cairns </a>were next lowest at 19% and 16% respectively.
HIA director Warwick Temby says there is a clear connection between resource development and home building activity.
“Central Queensland and the Toowoomba regions have experienced double digit growth in home building over the last 12 months. This is overwhelmingly positive news for an industry that has struggled to climb out of a GFC-induced recession,” Temby says.
“But to have big impacts on employment in the industry the growth that has been seen in the resource areas needs to take hold elsewhere in the state.
“The budget’s $15,000 for first-home buyers who are building has increased inquiry for new homes and it is expected that this will flow through into orders in the coming months.
“HIA is forecasting that combined with lower interest rates this boost for first-home buyers will underpin a broad-based lift in home building across Queensland in 2013.”
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Building approvals in Queensland resource areas continue to outperform others: HIA

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Pet-owners in Queensland could face higher rental bonds than regular tenants if options in a new discussion paper are passed.
If the option of one extra week's rent is passed it will join WA where pet owners can be slugged with an extra $260 in bond to pay for fumigation sometimes required when pets move out. The WA pet charge limit was upped from $100 in 2011.
The Queensland government has released a discussion paper on tenancy laws to review changes to legislation introduced in 2008.
The paper introduces many options to for review including increasing the bond required for tenants with pets, or tenants moving into houses that are fully furnished or have a swimming pool.
The discussion paper lists four main areas of concern – balancing stakeholder interests, streamlining service delivery, reducing red tape and technical and minor changes.
The review is not examining the procedures and practices of QCAT or public housing policies and procedures.
Some other options <a href="https://www.rta.qld.gov.au/About-the-RTA/Legislation/Review-of-the-RTRA-Act" target="_blank">the paper</a> looks at include:
<ul>
<li>Increasing deposits for fully furnished property and those with pools</li>
<li>Ensuring tenants have a fee-free way of paying rent</li>
<li>Outlawing key deposits</li>
<li>Increasing bond amounts for caravan tenants</li>
<li>Increasing the window agents have to inspect properties to three hours</li>
<li>Reducing frequency of inspections for long term tenants</li>
<li>Removing immediate eviction provisions for rooming accommodation providers</li>
<li>Ensuring lessors can only end a tenancy for specific grounds</li>
<li>Remove short term tenancies which currently allow tenancies without paperwork for up to 42 days for moveable dwellings.</li>
<li>Giving lessors permission to charge the full water consumption cost regardless of water efficiency of the property</li>
</ul>
Housing and Public Works Minister Bruce Flegg says the laws are due for a review.
“The last review of tenancy law was in 2006-07, which introduced some significant changes and it is now appropriate to consider how effectively those changes have worked,” Flegg says.
The Real Estate Institute of Queensland (REIQ) says it welcomes a review of tenancy laws by the state government but says the review it should be expanded.
REIQ chief executive Anton Kardash says the review could better streamline the residential tenancy transaction process.
“In a tenancy relationship it’s important both parties, namely the tenant and landlord, understand their rights and obligations and that these are fairly balanced,” he said.
“Additionally, we welcome the opportunity to clarify the responsibilities of a property manager which at times are onerous and poorly defined.
“It is disappointing to note however, that the review does not extend to the procedures and practices of the Queensland Civil and Administrative Tribunal (QCAT).
“The Institute, in consultation with its members, is aware of inefficiencies relating to QCAT procedures and inconsistencies in decision making and as such would encourage the State Government to widen the scope of the review.”
“We want to hear the views of tenants, landlords, agents, park managers and rooming accommodation providers on important issues that affect them and whether the options in the discussion paper will address these issues.
‘We need to ensure the Act is balanced and there are no legislative barriers to improved service delivery by the RTA.”
The 2013 deadline for submissions is January 2.
 
<ul></ul>
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Queensland tenants with pets face higher rental bonds under mooted tenancy laws that follow WA’s lead

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Manufacturing is the largest industry in the Queensland mining hotspot town of Gladstone, according to ABS statistics.
Manufacturing jobs account for 17% of all jobs in the Gladstone local government area, compared with just 3.36% for mining.
Though not strictly mining jobs, many of the manufacturing work in Gladstone stems from mining in nearby areas.
Construction is the second biggest industry, accounting for 13.8% of jobs, followed by retail at 9.48%. Next is transport, postal and warehousing at 7.71% and professional, scientific and technical services at 7.25%.
The major manufacturers in Gladstone are QAL, Rio Tinto Yarwum, Boyne Smelter and Ausproof.
Gladstone is reaping the benefits of the mining boom, says Purcell's line boring and engineering managing director Terry Purcell.
"There is heaps of mining work coming into this town – fabrication and machining," Purcell told The Gladstone Observer.
“Gladstone is traditionally an industrial city, so there is a lot of manufacturing to support that.
"We are centrally located between Surat and the Bowen basin."
He says his business manufactures new and old components primarily for the mining industry such as ruck trays.
"(Manufacturing is) to take a bit of raw material and turn it into a machine or fabricated component."
He says Gladstone’s manufacturing industry isn’t the biggest in the country but it is well placed to service mining needs.
"In the true sense of manufacturing, I think there is a lot more down in Victoria and NSW. They can get it done for cheaper because of lower wages,” Purcell says.
"There will always be a manufacturing industry here if [mining companies] can't wait and need it right now. Skilled tradespeople are hard to find."
<table width="451" cellpadding="0" cellspacing="0" border="0">
<colgroup>
<col width="289">
<col>
<col width="98">
<col>
<col width="64">
<col>
</colgroup>
<tbody>
<tr height="66">
<td width="289" height="66">Industry</td>
<td width="98">Percentage of workers employed (%)</td>
<td width="64">Rank</td>
</tr>
<tr height="20">
<td height="20">Accommodation and food services</td>
<td align="right">5.94</td>
<td align="right">8</td>
</tr>
<tr height="20">
<td height="20">Administrative and support services</td>
<td align="right">2.49</td>
<td align="right">14</td>
</tr>
<tr height="20">
<td height="20">Agriculture, forestry and fishing</td>
<td align="right">1.55</td>
<td align="right">17</td>
</tr>
<tr height="20">
<td height="20">Arts and recreation services</td>
<td align="right">0.49</td>
<td align="right">19</td>
</tr>
<tr height="20">
<td height="20">Construction</td>
<td align="right">13.76</td>
<td align="right">2</td>
</tr>
<tr height="20">
<td height="20">Education and training</td>
<td align="right">6.27</td>
<td align="right">7</td>
</tr>
<tr height="20">
<td height="20">Electricity, gas, water and waste services</td>
<td align="right">2.58</td>
<td align="right">13</td>
</tr>
<tr height="20">
<td height="20">Financial and insurance services</td>
<td align="right">1.10</td>
<td align="right">18</td>
</tr>
<tr height="20">
<td height="20">Health care and social assistance</td>
<td align="right">6.39</td>
<td align="right">6</td>
</tr>
<tr height="20">
<td height="20">Inadequately described/Not stated</td>
<td align="right">2.72</td>
<td align="right">12</td>
</tr>
<tr height="20">
<td height="20">Information media and telecommunications</td>
<td align="right">0.36</td>
<td align="right">20</td>
</tr>
<tr height="20">
<td height="20">Manufacturing</td>
<td align="right">17.00</td>
<td align="right">1</td>
</tr>
<tr height="20">
<td height="20">Mining</td>
<td align="right">3.36</td>
<td align="right">11</td>
</tr>
<tr height="20">
<td height="20">Other services</td>
<td align="right">3.40</td>
<td align="right">10</td>
</tr>
<tr height="20">
<td height="20">Professional, scientific and technical services</td>
<td align="right">7.25</td>
<td align="right">5</td>
</tr>
<tr height="20">
<td height="20">Public administration and safety</td>
<td align="right">3.93</td>
<td align="right">9</td>
</tr>
<tr height="20">
<td height="20">Rental, hiring and real estate services</td>
<td align="right">1.82</td>
<td align="right">16</td>
</tr>
<tr height="20">
<td height="20">Retail trade</td>
<td align="right">9.48</td>
<td align="right">3</td>
</tr>
<tr height="20">
<td height="20">Transport, postal and warehousing</td>
<td align="right">7.71</td>
<td align="right">4</td>
</tr>
<tr height="20">
<td height="20">Wholesale trade</td>
<td align="right">2.44</td>
<td align="right">15</td>
</tr>
</tbody>
</table>
Source: ABS
For more on investing in Gladstone, download the free Property Observer eBook: <a href="http://propertyobserver.com.au/ebooks/free-ebook-gladstone-investment-keys-to-one-of-the-nations-most-talked-about-hotspots" target="_blank">Gladstone - Investment keys to one of the nation’s most talked-about hotspots.</a> 
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Most jobs in Gladstone come from manufacturing

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Rents have risen 22% over the past two years in the remote north-west Queensland base metals mining town of Mount Isa, driven by demand for temporary accommodation from mining employees.
PRDnationwide calculates that median rents in <a target="_blank" href="/news">Mount Isa</a> have risen to $550 per week, while house prices in the Mount Isa municipality have experienced “exceptional growth” of 12.4% per annum.
According to Australian Property Monitors, Mount Isa has median house price of $350,000 for the 12 months to August and a regional house price of $330,000.
Mount Isa lies 1,800 kilometres north-west of Brisbane and 900 kilometres west of Townsville.
The urban region of Mount Isa has around 20,500 people, according to the 2011 census, and sits directly below enormous mining operations, with smoke stacks billowing plumes into the sky day and night. Among the mining companies operating in the area is Xstrata, which operates the underground Mount Isa Mines, which extract copper and zinc-lead-silver.
Around 43% of Mount Isa residents rent.
Since June, the Queensland state government has been receiving hourly data updates from Xstrata's 10 air pollution monitoring units after the Department of Environment and Resource noted that air pollution levels in Mount Isa are much higher than other parts of the state.
Recent sales in Mount Isa include <a target="_blank" href="https://www.realestate.com.au/property-house-qld-mount+isa-111332071">this four-bedroom house</a> (below) sold by Brenda Slade of Vivid Realty for $380,000 on October 24.
Photograph of Mount Isa courtesy of <a target="_blank" href="https://www.flickr.com/">Flickr.</a>
<img src="/images/stories/2012/10/seventeenth.jpg">
Four-bedroom houses rent in Mount Isa from around $700 to $850. At the low rental point, this would equate to yield of around 9.5%
 
<hr class="system-pagebreak">
According to PRDnationwide, the largely transient miner population has contributed to an annual population growth rate of 3.1% over the past five years, compared with the nation's growth of 1.6% per annum. 
 
Mount Isa is benefiting from significant infrastructure investment with a new gas-fired power station under way and due to be operation from 2014, with Mount Isa and Cairns base hospitals currently being redeveloped at a combined cost of $920 million.
PRDnationwide research director Aaron Maskrey says Mount Isa was established as the first "company town" in Australia, due to the discovery of its mineral resources.
“It has now become the administrative, commercial and industrial centre for the state's large north-western region.


"There are currently approximately six operational mines in the north-west region, producing lead, silver, copper and zinc with a further 62 locations of known mineral deposits.
“The recent overturn from the Queensland state government on uranium mining should allow for an economic boost to the local economy. To date there are approximately 12 known deposits of uranium within the region."
Maskrey says the influence of the local mining industry on the property market has been significant.


In a recent column for Property Observer, <a target="_blank" href="https://www.propertyobserver.com.au/queensland/mount-isa-s-property-investment-potential-has-improved-due-to-the-dirty-business-of-uranium-mining-terry-ryder/2012102457422">Terry Ryder noted</a> that Queensland’s estimated $18 billion worth of uranium resources “mostly lurk in the state’s north-west, “a lot of it not too far from Mount Isa”.


“One of the largest known reserves is just 35 kilometres outside the town,” says Ryder, who calls Mount Isa the “most polluted town in the nation”. 

However, Ryder says that from the “cold perspective of pure bloody-minded investment potential Mount Isa has improved of late”.

“Rents have risen, yields have improved and over the long term it has a good capital growth record (the various suburbs of Mount Isa have long-term growth averages ranging from 11% to 16% per year, according to Australian Property Monitors),” he says.

Ryder says the highly polluted Mount Isa is “about copper, gold, lead, zinc – some of them metals you don’t want to be living near when the processing is going on. And, now it seems, uranium,” he says.

He does not include Mount Isa among his preferred mining town investment options, picking instead mining towns with more diverse economies including <a target="_blank" href="/news">Cloncurry</a> (grazing, tourism and mining) and Galilee basin (four mega projects including Gina Rinehart and Clive Palmer projects) in Queensland and the NSW frontier town of <a target="_blank" href="/news">Broken Hill</a> (agriculture, tourism, creative industries in addition to mining).


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lschlesinger-FZcF9M3vE6

Rents and house prices rise in Mount Isa due to demand from mining employees

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{qtube vid:=yb-K1pHLnDE&amp;feature=plcp}
In this week’s Purchase or Pass segment we take a look at buying any unit in Queensland, as there’s some debate about what it could cost you in the future. In September this year a bill was introduced into Parliament to amend the Body Corporate and Community Management Act of 1997, and public comment closed today. It's related to how strata fees are allocated in unit blocks and if they could be changed after being originally set up. 
Say if you owned a $500,000 two-bed unit on the ground floor with no aspect and you used the pool or the gym, should you pay the same price to use it as someone with someone with the same sized unit but worth $5 million on the 100th floor?
John Edwards: Yes, I think they should if they were both one-bedroom or the same number of people were living in it. If you’ve got a one-bedroom penthouse and a one-bedroom unit on the ground floor obviously only one or two people can live in both of those and should pay the same amount of money.
Chris Gray: And if you owned the $5,000,000 unit and wanted you windows washed every week to enjoy your ocean view should you pay the same strata fees as the guy on the ground floor who is happy to wash them himself and doesn’t use the lift?
John Edwards: No they shouldn’t. It doesn’t make sense. Effectively the higher premium $5 million property was part of it was to do with the view. We can forget about the view, but what we ought to be focusing on is the real cost of maintaining the top floor unit and the ground floor unit. Obviously it’s very easy to wash your own windows on the ground floor.
Chris Gray: Let’s say the strata fees were set at $5,000 per year for the ground floor unit and $50,000 per year for the top unit when you bought them off the plan. If the top unit managed to overturn the strata fees and get them all done more fairly from his perspective maybe they all then pay $15,000. The top unit owner has his reduced by a third, but the bottom owner has his tripled. It’s suddenly a massive nightmare, isn’t it?
John Edwards: The only people who are really going to get hurt  in this process are the actual owner-occupiers. The rest of us who are investors probably ought not to be investing in an apartment block that has all of these facilities so we shouldn’t be straddled, and I’d make the point that there are dozens and dozens of apartment blocks that are small in places like Brisbane that just don’t have these issues. I don’t think we should be saying don’t get involved in units in Brisbane, I think we should just simply say this is a rational situation that is going to exist. Where we’ve got very extravagant blocks of units with all the amenities that can possibly go there. I think the judge should be very well briefed.
Chris Gray: If you have bought into a strata and there is an issue like this tabled in the annual general meeting minutes – is that likely to put off potential buyers and make it very hard for sellers to onsell their units?
John Edwards: You’re going to have great difficulty in selling that apartment, unfortunately.
Chris Gray: One of the lessons is if you are going to get into this then potentially buy the penthouse because if anything your fees are going to reduce.
John Edwards: But Chris, we're not you.
Chris Gray: So is that purchase or pass?
John Edwards: For me, no, because I wouldn’t have been involved as an investor buying those sorts of units in the first place. 
Chris Gray: For me I’d purchase as normal. The laws are constantly changing, the laws are only being talked about now so we’re not definitely sure about what’s happening. For me I’d purchase as normal and unless anything else comes out I certainly wouldn’t change my mind.
Chris Gray is a buyers' agent at <a href="https://www.yourempire.com.au/" rel="nofollow" target="_blank">Empire</a>. He is host of Your Property Empire on Fridays on the Sky News Business Channel.
He will appear periodically on Property Observer posing and answering investment questions on select propositions.
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chrisgray-pn7di3ceFk

Purchase or Pass: Would you buy any unit in Queensland?

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The organisers of mega-music festival Splendour in the Grass have listed their historic Byron Bay home for sale.
Jessica Ducrou and Dain Thomas are looking for $3.5 million for their 109-year-old farmhouse.
The couple recently renovated the property, named Killarney, with their home styling due to feature in the December issue of Vogue Living.
<img src="/images/stories/2012/10/splendour1.jpg">
The couple bought the five-bedroom Queenslander in 2010 for $2.65 million. Prior to this it traded for $1,595,000 in 2005.
The two-level <a target="_blank" href="/news">Byron Bay</a> property features a large veranda, five bathrooms a formal lounge room with an open fireplace. The open-plan kitchen and dining area overlooks the entertaining deck, gardens and swimming pool.
The saltwater pool sits next to a large cabana with a barbecue.
Marketing for <a target="_blank" href="https://maps.google.com.au/maps?q=21+Cooper+Street+byron+bay&amp;hl=en&amp;sll=-25.335448,135.745076&amp;sspn=42.130286,56.513672&amp;hnear=21+Cooper+St,+Byron+Bay+New+South+Wales+2481&amp;t=m&amp;z=16">21 Cooper Street</a> suggests it’s a few minutes’ walk from Tallows Beach and 10 minutes from Byron Bay centre.
The property has expired development approval for a guest cottage at the back of the garden and current approval to operate as a bed and breakfast.
The property is being marketed by Unique Estates agent Nicolette van Wijngaarden.
The expressions of interest campaign closes on November 30.
Ducrou founded Splendour in the Grass in 2001 after co-founding Homebake in 1996.
The festival has drawn headline acts such as Coldplay, Smashing Pumpkins, Wolfmother, Kanye West, Pulp, Sonic Youth and Moby.
The couple have battled the local council after the council failed to approve the Byron Bay festival and they had to move it to Woodford, Queensland.
They will be moving the festival back to Byron Bay after securing trial approval to operate the festival at a site in North Byron Parklands.
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Splendour in the Grass organisers list Byron Bay home

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Eskgrove, one of Brisbane’s oldest houses, has been listed for November 22 auction. The sandstone house was built for former Sydney bank manager Archibald Hutchinson, who purchased the land in 1853 for £88. When built it was one of only three river estates along the eastern Brisbane River neighborhood. When Hutchinson died at Eskgrove a year later his wife and children returned to Sydney and the house was rented out with its prominent tenants, including Brisbane Portmaster George Poynter Heath.

In 1880, Chief Engineer of Harbours and Rivers William David Nesbet purchased the house for £2,000. The <a href="https://www.realestate.com.au/property-house-qld-east+brisbane-111898279" target="_blank">56 Laidlaw Parade, East Brisbane</a> home remains intact with some damage from neglect over the years, with the only alterations being an extended veranda at the rear with laundry and bathrooms. It has exquisite sandstone walls, high ceilings with stencilled artwork and large purposeful rooms with grand fireplaces.
The original estate was five hectares, but after various subdivisions through the years, it is now set on 1,174 square metres.
The <a href="/news">East Brisbane</a> house has been known as Eskgrove Cottage, Scanland Estate and Grey Eagles at various times. Listed on the Queensland Heritage Register since 1992, the house was up for sale in early 2012, and recently relisted for November 22 auction. The house last traded for $1 million in 2010, having been listed with $1.2 million hopes. It had previously traded at $112,000 in 1985.
"With plenty of potential to develop further, this home needs only the right purchaser to transform it to a grand estate that makes the most of wide river and city views from multiple vantage points," listing agent Simon Caulfield of Place Estate Agents New Farm says.
"A current development approval to renovate the existing dwelling is in place," he says.
There are currently three bedrooms with proposed plans to make way for five bedrooms and three bathrooms.
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Eskgrove, 1850s Brisbane heritage home, listed

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Logan Central is the Brisbane suburb with the greatest yields for units, according to RP Data figures.
With a median price of $150,000 and a median rent of $250, units in the suburb hav a median gross rental yield of 8.7%.
According to the 2011 census the suburb has a population of 6,172 up from 5,592 in 2006. The census shows 26.5% of <a target="_blank" href="/news">Logan Central</a>’s 2,308 dwellings are flats, units or apartments.
Logan Central is the central business district of Logan City, 20 kilometres south of the Brisbane CBD.
A search of real estate listings reveal no apartments priced below $165,000.
The cheapest unit currently available is <a href="https://www.realestate.com.au/property-townhouse-qld-logan+central-111044487">3/10 Blackwood Road</a> with a negotiable asking price of $165,000. The two-bedroom townhouse is in a complex of six properties.
It comes with a second toilet and a single car park.
The property is being marketed by Meryl Woods from Run Property Springwood, who says it could earn $230 per week. If it sells for $165,000 this would give a gross yield of 7.25%.
It last sold for $105,000 in 2004.
According to RP Data median unit prices have dropped 42.7% over the last year. In September, REIQ figures showed prices had dropped 15% over the quarter but were up 10.9% for the year.
Local agents say the price fluctuations have been due in part to new developments in the area, but prices are down.
In September, local agent John Ahern from John Ahern Real Estate Slacks Creek told Property Observer prices were actually down around 15% for the year.
“The peak of the market was in 2007, 2008 and 2009 and then prices started trending slightly downwards during 2010, and by 2011 and 2012 prices tended to drop a little further,” Ahern says.
“They’ve dropped about 15% from their peak over the last 18 months or so.”
Agent Marian Grimsey from Professionals Logan Lifestyles Browns Plains and Marsden told Property Observer prices are desperately down from two years ago.
Apartment <a href="https://www.realestate.com.au/property-unit-qld-logan+central-110123581" target="_blank">7 at 28 Defiance Road</a> is on the market looking for offers over $175,000. It’s being sold by Ioan Vancia also from Run Property, who says the unit is leased at $225 per week and could earn $260 per week plus. This would put the yield at around 7.7%.
It hasn’t sold since 1989, when it traded for $60,000. It was last on the market in 2009 listed at $199,000, discounted from $212,000.
<a target="_blank" href="https://www.realestate.com.au/property-unit-qld-logan+central-111810583">Unit 4 at 13 Blackwood Road</a> is listed at $179,000 through Tracey Child from All Properties Group. It’s currently rented at $250 per week giving a gross yield of 7.3%.
It last traded for $140,000 in 2005. It was last on the market every year since then with an asking price of $220,000 in 2010.
The Brisbane suburb with the next highest yields for units was Brookwater at 8.4% and Goodna at 8.2%.
 
<table width="404" cellspacing="0" cellpadding="0" border="0">
<colgroup>
<col width="107">
<col width="64">
<col width="93">
<col width="102">
<col width="38">
</colgroup>
<tbody>
<tr height="20">
<td width="107" height="20">Suburb</td>
<td width="64">Postcode</td>
<td width="93">Median Price</td>
<td width="102">Median Rent</td>
<td width="38">Yield</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Logan Central</a></td>
<td align="right">4114</td>
<td align="right">150000</td>
<td align="right">250</td>
<td align="right">8.7</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Brookwater</a></td>
<td align="right">4300</td>
<td align="right">330000</td>
<td align="right">530</td>
<td align="right">8.4</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Goodna</a></td>
<td align="right">4300</td>
<td align="right">175000</td>
<td align="right">275</td>
<td align="right">8.2</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Woodridge</a></td>
<td align="right">4114</td>
<td align="right">180000</td>
<td align="right">250</td>
<td align="right">7.2</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Waterford West</a></td>
<td align="right">4133</td>
<td align="right">191500</td>
<td align="right">260</td>
<td align="right">7.1</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Slacks Creek</a></td>
<td align="right">4127</td>
<td align="right">200000</td>
<td align="right">270</td>
<td align="right">7.0</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Brisbane City</a></td>
<td align="right">4000</td>
<td align="right">460000</td>
<td align="right">620</td>
<td align="right">7.0</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Kuraby</a></td>
<td align="right">4112</td>
<td align="right">285000</td>
<td align="right">370</td>
<td align="right">6.8</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Spring Hill</a></td>
<td align="right">4000</td>
<td align="right">365000</td>
<td align="right">472.5</td>
<td align="right">6.7</td>
</tr>
<tr height="20">
<td height="20"><a target="_blank" href="/news">Bellara</a></td>
<td align="right">4507</td>
<td align="right">214500</td>
<td align="right">277.5</td>
<td align="right">6.7</td>
</tr>
</tbody>
</table>
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Logan Central tops list of Brisbane suburbs with top unit yields

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Queensland has simultaneously reached both the bottom and the top of the property market, according to managing director of National Property Research, Matthew Gross.

His two-way bet stems from his view of the two-speed economy in Queensland.
“Many of Queensland’s regional centres have experienced demand at record levels, most fuelled by investors that have chased the next big thing. Some will have done very well, many may be okay but unfortunately, those late to the scene are probably doing the equivalent of sticking their fingers in a dyke trying to stop the flow of leak,” Gross says in his latest newsletter.
“South-east Queensland, on the other hand, has had some of the most diabolical trading conditions in memory. Now this is where I stick my neck out… I believe the worst may well be behind us. This doesn’t mean that the recovery is going to be quick or uniform. It will be like dropping a stone in a bucket and watching the ripples move out.”
The improvement is partly being driven by increasing levels of migration, Gross says, but also by limited building approvals.
“Whilst this is not good for the construction industry in the short term, it is setting up the preconditions for a shortfall in the residential sector. Rental pressure remains firm in many locations, this is likely to increase over the next couple of years,” Gross says.
The bankruptcy rate has dropped to pre-2005 conditions, and the Reserve Bank is in a stimulatory frame of mind, with a possible extra 50 basis points in cuts to come, Gross says.
He says that the conditions for recovery are there, but not every region will experience the return.
“Areas like the western corridor that have significant supply are likely to experience a more modest improvement in the next two years, though the rail and improved amenity continue to make this a region with sound prospects into the future,” Gross says.
“The inner suburbs of Brisbane are experiencing higher demand. The Sunshine Coast and Gold Coast are starting to pick up, but this is often on the back of mortgagee sales which have set back new projects at least two years. As this stock is finally absorbed into the market, developers will again start to build again”
National Property Research is a Brisbane-based research firm established in 1999. Gross is a former state research manager for Stockland.
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