Longstanding Gold Coast and Canberra developer <a href="https://www.apartments.com.au/developers/morris-property-group">Morris Property Group</a> is continuing to roll on with its Glitter Strip apartment pipeline, seeking to return to Mermaid Beach with a new 68-apartment development.

Morris, founded by Barry Morris in 1978 and one of the Gold Coast’s most prolific apartment developers over the past two decades, has filed plans for a 12-storey mixed-use building at <a href="https://www.apartments.com.au/new-apartments/36-seabeach-avenue-mermaid-beach-qld-4218">34-36 Seabeach Avenue</a>, on the prized eastern side of the Gold Coast Highway.

The 1,227 sqm site occupies a prominent corner position at Seabeach Avenue and the Gold Coast Highway, opposite the Mermaid Plaza retail and office precinct and around 140 metres walking distance from the future Mermaid Beach South light rail station.

<a href="https://www.apartments.com.au/architects/fraser-partners-0">Fraser &amp; Partners</a> has designed the project, which will comprise 68 apartments across a mix of 48 two-bedroom and 20 three-bedroom residences.

The building will rise 12 storeys, reaching a maximum height of 36 metres, with the apartments accounting for a total of 156 bedrooms. The development application also seeks approval for short-term accommodation across the 68 apartments, while two office tenancies are proposed at ground level.

The plans show 108 car spaces across the development, with parking accommodated at ground level and within a three-level basement accessed from Seabeach Avenue.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="c2175c99-12fd-4a3c-9be1-89bbf258a90d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.41%E2%80%AFPM_0.png?VersionId=iNLzWcE6gaAE76rafhEXfHve.4g4Se0p" />

Resident amenity will be concentrated on level two, where Fraser &amp; Partners has designed a recreation deck with a swimming pool, 90 sqm pool terrace, outdoor barbecue area and gym.

The broader communal offering will also incorporate landscaped spaces, with the planning documents noting the amenity has been designed to provide areas for recreation, social interaction and outdoor living.

The proposal would continue the transformation of the Gold Coast Highway corridor through Mermaid Beach ahead of the arrival of the light rail.

The site is zoned Neighbourhood Centre and sits within the Mermaid Beach/Broadbeach Light Rail Corridor neighbourhood plan. While the prescribed building height is 24 metres, the site is identified within an Urban Neighbourhood context providing for a 50 per cent height uplift to 36 metres.

Planning documents describe the stretch of the Gold Coast Highway between Broadbeach and Nobby Beach as increasingly characterised by medium and high-rise development, with the proposed Morris tower joining projects including Ventura, The Alfred, Oceans and Otto.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="911f193f-e381-4a55-be08-58be87fcf978" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%202.59.48%E2%80%AFPM.png?VersionId=oxVvLJaY.SOXEdXrIcogfyEXDfvCmmpM" />

The development would mark Morris Property Group's latest investment in Mermaid Beach, where it has already delivered two apartment projects.

Otto, at 1 Bondi Avenue on the western side of the Gold Coast Highway, comprises 70 apartments across nine storeys. The project was completed in 2019 and includes a residents' gym, recreation deck and swimming pool.

Morris also developed Oceans at 46 Ocean Street, a nine-storey, 70-apartment build-to-rent development completed in 2019. Oceans was the group's first build-to-rent project and incorporates commercial space at ground level.

The two existing Morris projects sit further north along the same Gold Coast Highway corridor as the proposed Seabeach Avenue development. Fraser &amp; Partners' planning analysis specifically identifies both Otto and Oceans among the established built-form precedents surrounding the site.

<img alt="Seabeach Avenue and the Gold Coast Highway" data-entity-type="file" data-entity-uuid="14925119-7b71-4812-8149-340317512c7c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-20%20at%203.00.15%E2%80%AFPM.png?VersionId=aEJqYuw_nTCjcin17BSD0piB1EFotTlj" />

Mermaid Beach represents only part of Morris' considerable Gold Coast footprint.

The family-owned developer has been particularly active in neighbouring Broadbeach, delivering projects including Sierra Grand, Eclipse, Synergy, Qube, Koko, Opus and Malo, while its current pipeline includes Maison and the two-tower Crest development.

Further south, Morris has also developed a string of projects in Burleigh Heads, including Element, Boardwalk and Sandbar, while Essentia expanded its footprint north into Surfers Paradise.

The Seabeach Avenue application has been lodged by PMM Broadbeach Pty Ltd and seeks a development permit for a Material Change of Use for multiple dwellings, short-term accommodation and office uses. Zone Planning Group prepared the planning application, with Fraser &amp; Partners commissioned as architect.

The project comes as the developer continues to expand its Gold Coast pipeline while retaining a significant presence in Canberra. Morris now has more than $2.5 billion of development in its national pipeline and has delivered more than 7,000 homes during its near five-decade history

Joel Robinson

First look: Morris Property Group returns to Mermaid Beach with new Seabeach Avenue apartment development

<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developers/fortis&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw3hvFB2uWTRfEyEcpTSnnK9" href="https://www.apartments.com.au/developers/fortis" target="_blank">Fortis</a>&nbsp;is continuing its stronghold on Sydn​ey’s eastern suburbs apartment market, launching&nbsp;in September&nbsp;its latest boutique&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/developments/double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw0GI5S9-wNeiLUnM-d1uYkw" href="https://www.apartments.com.au/developments/double-bay-nsw-2028" target="_blank">Double Bay</a>&nbsp;development,&nbsp;<a data-saferedirecturl="https://www.google.com/url?q=https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028&amp;source=gmail&amp;ust=1787272340808000&amp;usg=AOvVaw2YNouJQcFjiTTgVHbgDLA-" href="https://www.apartments.com.au/new-apartments/55-william-double-bay-55-william-street-double-bay-nsw-2028" target="_blank">55 William</a>.

55 William presents&nbsp;just eight north-facing&nbsp;two-bedroom, three-bedroom and full-floor&nbsp;residences to the market, priced from $4.5 million.

The upcoming launch comes just weeks after Fortis secured approval for the $80 million development, its third eastern suburbs approval in two months. Construction is already underway, with completion targeted for 2028.

[smartcode_project:default project_id=152579 project_image_fid=376250]

55 William adds to a growing concentration of Fortis projects in and around Double Bay, a market the developer has become increasingly active in over recent years.

Fortis previously completed the nine-residence Marmont on New South Head Road, while it is currently developing a mixed-use residential and retail project at 12 Cross Street. Its wider Double Bay footprint also extends into commercial and retail development.

The developer's broader Sydney residential pipeline is particularly concentrated across the eastern suburbs, with projects spanning Doub​le Bay, Ro​se Bay, Wo​ollahra, Dar​ling Point, Poi​nt Piper and Eli​zabeth Bay.

[smartcode_project:default project_id=152579 project_image_fid=376253]

At 55 William, Fortis has again turned to MHN Design Union, the architecture practice behind several of its eastern suburbs projects, while London-based 1508 London has been appointed to handle the interiors and Wyer &amp; Co the landscaping.

The six-level building will comprise a combination of two and three-bedroom apartments, including a garden residence, full-floor apartments, a sub-penthouse and penthouse. Each residence will have secure basement parking and private outdoor space.

A rooftop terrace for all residents, along with select apartments, enjoys views across Double Bay Harbour and toward the Sydney skyline.

Ceiling heights will reach up to three metres&nbsp;in select residences, while the kitchens will feature natural stone and integrated Gaggenau appliances.

&nbsp;

&nbsp;

The boutique nature of the project reflects the type of stock Fortis has increasingly targeted across Sydney's eastern suburbs, where larger apartments and smaller buildings are being pitched primarily toward local owner-occupiers and downsizers.

Fortis Group General Manager Ed Eve said the developer continues to see demand from buyers wanting to remain in the eastern suburbs but move into newer, lower-maintenance housing.

“We're seeing continued demand from local owner-occupiers and downsizers looking for high-quality homes that allow them to remain in the eastern suburbs, close to the lifestyle and community they know,” Eve said.

55 William is also one of the early projects to respond directly to the NSW Government's Low and Mid-Rise Housing reforms. Fortis had previously secured approval for just two townhouses on the 599 sqm site before revising the scheme to eight apartments following the planning changes.

Situated one street back from Double Bay's water's edge, the project enjoys an enviable harbourside setting within walking distance of Double Bay Village and the ferry wharf.

[smartcode_project:default project_id=152579 project_image_fid=376252]

Fortis has increasingly made the eastern suburbs a major focus of its Sydney pipeline. Beyond Double Bay, it recently completed the 14-residence Piper in Point Piper and has projects underway or planned across Rose Bay, Woollahra and Darling Point.

The developer recently secured approval for Verano in Rose Bay, a six-level development comprising 21 two, three and four-bedroom apartments, also designed by MHNDU.

55 William&nbsp;is soon to be release to the market with VIP appointments commencing early September,&nbsp;with residences priced from $4.5 million.

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Fortis continues eastern suburbs push with 55 William launch

UAE-based developer Arada has unveiled plans for a $2 billion twin-tower apartment development in Broadbeach, marking its first move into Queensland as it continues its rapid expansion across Australia.

Arada will develop 952 apartments across two towers on a prominent site opposite the Gold Coast Convention and Exhibition Centre, with the project targeted for completion ahead of the Brisbane 2032 Olympic and Paralympic Games.

The project represents Arada's largest commitment to the Australian market since arriving in the country in 2024 and significantly expands a local pipeline that has now grown to eight projects and more than 5,000 homes.

It will also be the first major Queensland project delivered by Roberts Co since the tier-one contractor was acquired by Arada Group in 2025.

Plus Studio has designed the Broadbeach development, which will comprise one, two and three-bedroom apartments across two towers connected by a landscaped podium.

A significant resident amenity offering will include lagoon and lap pools, a gym, sauna and steam room, alongside a mist room, infrared room and salt scrub facilities. Communal terraces, private dining areas, a library, residents' lounge and work-from-home spaces are also planned. Around 1,200 sqm of retail and hospitality space will occupy the ground floor.

The site puts Arada in one of the Gold Coast's most active apartment markets, directly opposite the convention centre and within walking distance of Pacific Fair, The Star Gold Coast and Broadbeach's dining and retail precinct.

It also has immediate access to the Gold Coast light rail network and sits just a few blocks from the beach.

Arada Group Chief Executive Ahmed Alkhoshaibi said Broadbeach represented an opportunity for the developer to expand beyond its initial NSW pipeline.

“Broadbeach is a world-class address that gives us the canvas to create a community of exceptional design and lifestyle quality that genuinely enriches the daily lives of the people who call it home,” Alkhoshaibi said.

“This is our first development outside New South Wales, and it reflects our growing ambition to grow in key urban markets around the country.”

Alkhoshaibi said bringing Roberts Co into the project would give Arada greater control over the development and construction process.

“Delivering this project through Roberts Co, our own tier-one construction business, means we can bring the quality, pace and accountability that our buyers expect.”

The move into Broadbeach comes as Arada accelerates its Australian expansion following its entry into the market two years ago. The developer has assembled a pipeline of eight projects comprising more than 5,000 homes, while the acquisition of Roberts Co last year gave the group its own Australian construction capability.

Globally, Arada has a development portfolio valued at $50 billion comprising more than 55,000 homes across the UAE, United Kingdom and Australia.

The Gold Coast is emerging as the next major market for the developer, with strong population growth and infrastructure spending ahead of the 2032 Games continuing to underpin significant apartment development across the coastal strip.

Arada plots $2 billion Broadbeach towers in major Queensland move

Sydney’s downsizer market is changing, with a growing cohort of buyers prioritising the right home over simply finding a smaller one.

Coronation Property Head of Sales Cam Porter says the traditional idea of downsizing does not necessarily reflect what many buyers are now looking for, particularly those moving from established family homes across Sydney.

Instead, he says they are increasingly becoming “right-sizers”, seeking lower-maintenance homes without sacrificing the space, amenity or quality they have become accustomed to.

“We are increasingly seeing buyers who are not motivated by the idea of simply moving into a smaller property,” Porter says.

“They are right-sizers. They want a home that is easier to manage and better connected, but they still expect generosity, quality and a floorplan that supports the way they live.”

It is a subtle but important distinction in a market where apartment developers are increasingly targeting established owner-occupiers.

[smartcode_project:default project_id=135149 project_image_fid=377495]

For many of these buyers, moving from a house to an apartment is not driven by a desire to dramatically reduce their living space. Instead, the appeal is in removing some of the maintenance associated with a larger home while retaining generous living areas, storage and enough flexibility to accommodate family and friends.

Coronation’s sales team is seeing buyers place particular importance on natural light, practical storage and additional rooms that can be used as guest bedrooms, home offices or secondary living spaces.

Kitchens and dining areas are also playing an increasingly important role, particularly for buyers who regularly entertain or have children and grandchildren visit.

[smartcode_project:default project_id=135149 project_image_fid=377494]

“These buyers still want their home to feel generous,” Porter says.

“They may want less maintenance, but they are not looking for less life.”

The challenge for the broader housing market is providing enough of the right stock to encourage that move.

While much of the discussion around Sydney’s housing shortage has centred on the number of homes being delivered, Porter says the diversity of those homes is equally important.

Older homeowners can remain in large family houses for longer when they cannot find an appropriate alternative in the neighbourhoods where they have built their lives.

“The decision is rarely as simple as wanting fewer bedrooms,” Porter says.

“People are weighing up their connection to a neighbourhood, the space they need for family, the quality of the home and whether it will continue to work for them over the long term.”

It also has implications beyond the downsizer market. Providing suitable apartments for smaller households can free up established houses for families who need the additional bedrooms and land, creating greater movement through the housing market.

<h2>Lillian targets the next stage of apartment buyer</h2>

It is a buyer Coronation is targeting at <a href="https://www.apartments.com.au/new-apartments/lillian-erskineville-9-metters-street-erskineville-nsw-2043">Lillian</a>, its new collection of apartments, terraces and penthouses at Erskineville Village.

Designed by Silvester Fuller, Lillian has been shaped around larger living spaces, natural light and flexible floorplans, alongside landscaped areas, wellness amenity and communal spaces for residents.

The development will form part of Coronation’s broader Erskineville Village precinct, which will combine new homes with green space, retail, hospitality and new pedestrian connections.

[smartcode_project:default project_id=135149 project_image_fid=377688]

McPherson Park will sit at the centre of the precinct, creating a significant new green space alongside the project’s retail and hospitality offering.

For Porter, the opportunity is to give buyers another housing option without forcing them to leave the part of Sydney they already know.

“People should be able to change the type of home they live in without having to change their entire life,” he says.

“For many buyers, Lillian offers the opportunity to remain connected to the Inner West and the city, while gaining access to a more convenient, walkable and considered way of living.”

[smartcode_project:default project_id=135149 project_image_fid=377687]

Coronation will explore the changing <a href="https://lillianresidences.com.au/news/lillian-x-space-x-downsizers-event-27-august/">right-sizer market at an event on August 27</a>, bringing together experts across property, design and lifestyle.

Held in partnership with SPACE, Poliform and Downsizer.com.au, the event will include a property market outlook from economist Michael Blythe alongside discussion around the considerations facing buyers planning their next move.

Attendees will also be able to learn more about the residences and amenity planned at Lillian Erskineville.

[smartcode_project_cta:default project_id=135149]

From downsizing to right-sizing: What Sydney buyers want from their next home

Family-owned builder and developer <a href="https://www.apartments.com.au/developers/omaya">Omaya</a> is bringing its 27-storey The Maybelle development to market, with the 229-apartment tower rising alongside Ismay Reserve near North Strathfield.

<a href="https://www.apartments.com.au/new-apartments/the-maybelle-21-parramatta-road-homebush-nsw-2140">The Maybelle</a> will comprise one, two and three-bedroom apartments, with its height providing elevated outlooks towards the Sydney skyline and Harbour Bridge, while other residences will look across neighbouring Ismay Reserve.

Designed by <a href="https://www.apartments.com.au/architects/squillace-architects">Squillace Architects</a>, the tower combines its parkside setting with proximity to the established retail, dining and transport amenity around North Strathfield.

[smartcode_project:default project_id=134873 project_image_fid=376196]

Residences will feature open-plan living spaces and a choice of two interior schemes, while communal amenity is spread across two elevated levels of the building.

Level 8 will be home to the Garden Pavilion, a full-floor resident space incorporating communal entertaining and breakout areas, seating and recreation spaces. Further up the tower, a landscaped Sky Terrace on Level 14 will provide another communal area with panoramic views towards the Harbour Bridge and Sydney skyline.

At ground level, the development sits directly alongside Ismay Reserve, where lawns, walking paths, children's play areas, picnic spaces and recreational facilities extend the green space available immediately around the project.

[smartcode_project:default project_id=134873 project_image_fid=376194]

The Maybelle is also within walking distance of North Strathfield and the Bakehouse Quarter, which provides a mix of cafés, restaurants, shops and everyday services.

Existing rail and bus services provide connections across Sydney, while the future North Strathfield Metro and access to the M4 will add to the transport options available around the precinct. Walking and cycling routes also extend via Powells Creek towards Sydney Olympic Park and its sporting, entertainment and parkland precincts.

Families are also well positioned for access to a broad selection of established schools and education options across Strathfield and the surrounding Inner West.

[smartcode_project:default project_id=134873 project_image_fid=376181]

Omaya has operated in Sydney for more than 35 years, managing projects from acquisition and design through to construction and delivery. The family-owned company is both developer and builder of The Maybelle.

Apartments start from $560,000, with the development protected by 10-year Latent Defects Insurance.

Construction is well underway, with completion expected by the end of 2026 and move-in anticipated from Q1 2027.

[smartcode_project_cta:default project_id=134873]

The Maybelle brings 27-storey parkside tower to market near North Strathfield

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

Ellen Walker

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

New apartment developments with uninterrupted, north-facing views over Perth's Swan River are exceptionally rare.

Recognising just how limited those opportunities are, <a href="https://www.apartments.com.au/developers/edge-visionary-living">Edge Visionary Living</a>, one of Perth's most respected builder-developers, targeted <a href="https://www.apartments.com.au/developments/applecross-wa-6153">Applecross</a>, assembling an unrepeatable 6,342 sqm riverfront site on the corner of Moreau Mews and Canning Beach Road to create one of Perth's only new north-facing apartment developments directly overlooking the Swan River.

Today, <a href="https://www.apartments.com.au/buildings/riviere-residences-applecross-59-canning-beach-road-applecross-wa-6153">Rivière Residences</a> offers buyers a unique opportunity to choose between completed residences ready to move into now and off-the-plan homes in the final stage, Rivière West.

[smartcode_project:default project_id=28384 project_image_fid=3823]

Across the completed East and Central buildings, residents are already enjoying the development's luxury amenity, while two of the precinct's hospitality venues are now open.

The completed component of the development gives buyers the advantage of experiencing the finished product firsthand, including its uninterrupted river views, while still having the opportunity to secure a residence in the final stage.

"People are wowed by the view and the quality of the apartments,"&nbsp;Edge Visionary Living Sales Executive, Holly McSweeney, says.

"They're looking for the convenience of lock-and-leave living, but they're not looking to downsize on quality."

[smartcode_project:default project_id=28384 project_image_fid=3826]

The rarity of the development hasn't been lost on prospective buyers, McSweeney says.

For McSweeney, it all comes back to a location that is becoming increasingly difficult to replicate.

"Location, location, location," she says. "We are nestled right on the front of the Swan River. You can never get built out, so wherever you are in Rivière Residences, you've got views of the river forever."

The unique waterfront position has resonated particularly strongly with local downsizers. McSweeney says many buyers are long-time Applecross residents looking to transition from large family homes into a luxury apartment without sacrificing space, quality or the lifestyle they've enjoyed for decades.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture; web-share" allowfullscreen="" frameborder="0" height="315" referrerpolicy="strict-origin-when-cross-origin" src="https://www.youtube.com/embed/N_FowNW0wu8?si=vb25XFq1wZ-iufAW" title="YouTube video player" width="560"></iframe>

A major focus for Edge in recent years has been resident amenity. Across its apartment portfolio, from beachfront developments in Scarborough to luxury towers in South Perth, the developer has increasingly invested in the spaces beyond the apartment itself.

The strategy has largely been shaped by downsizer demand. Many buyers are moving from large family homes with swimming pools and established gardens. While they're looking to leave the maintenance behind, they don't want to compromise on lifestyle.

At Rivière, <a href="https://www.apartments.com.au/architects/hillam-architects">Hillam Architects</a> designed the resident facilities as an extension of each apartment. A 25-metre heated swimming pool takes advantage of the north-facing river outlook, complemented by a large gym, sauna and steam rooms, private dining spaces, residents' lounges, a cinema, games room, and dedicated wine and whisky rooms.

[smartcode_project:default project_id=28384 project_image_fid=372542]

The waterfront location has also proved to be a major drawcard. Residents are within walking distance of the Raffles Hotel, South of Perth Yacht Club, the Heathcote Cultural Precinct and the cafés, restaurants and boutiques along Ardross Street.

Beyond the location and amenity, McSweeney says many buyers take confidence from Edge's fully integrated development model.

Having delivered apartments across Perth for decades, Edge now designs, develops and constructs its projects in-house, giving the company greater control over quality, delivery and the finished product.

"What I love is when people walk through their apartment for the first time and say, 'This is better than what we imagined,'" McSweeney says. "We hear that all the time."

Completed apartments in the East and Central buildings are now available to inspect by appointment, while Rivière West, the final stage of the precinct, is expected to be completed in the first quarter of 2027.

[smartcode_project_cta:default project_id=28384]

North-facing Swan River views drive demand at Rivière Residences in Applecross

<html><body>
GUEST OBSERVATION
Half of Perth’s metropolitan councils are dragging their heels in meeting the Western Australian government’s urban infill development targets, according to a progress report.
One of the key aims of the state government’s planning blueprint Directions 2031, which was released in 2011, was to increase housing densities to slow Perth’s urban sprawl and accommodate 3.5 million people.
As part of the measures, the WA government set a long-term urban infill target of 47%, which means 47% of new residential developments must be built within established suburbs in the two decades to 2031.
However a report card on the blueprint released by the state government recently revealed that just two (Claremont and Kwinana) of the 32 local councils were currently meeting the target.
It found that 14 councils were tracking towards the target while 16 councils, or 50%, were stuck in the ‘early planning phase’.
<img src="/images/2015/02/23/collions-feb-23-one.jpg" alt="">
Source: Directions 2031, Damian Collins.
Local councils falling behind the target include Subiaco, Cambridge, Melville, Nedlands, Canning and South Perth, among others.
The report stated: “These initial figures suggest that there would have to be a significant increase in residential infill development over the next three years if short-term infill targets are going to be met.”
Although Directions 2031 is a 20-year plan, local councils need to start taking substantial action now in order to meet the state government’s target.
While I acknowledge that Perth councils have been distracted by the WA government’s failed amalgamations agenda, some councils have simply sat on their hands purely because they’re against higher density.
However, if Perth is to adequately accommodate and manage its rapidly growing population, a concerted effort is needed by all local councils to offer a mix of housing options.
Councils need to create their own planning schemes to meet the objectives of Directions 2031, including rezoning to allow high-density housing in strategic areas of their precincts, including around transport hubs and shopping and activity centres.
The report card on Directions 2031 was released just months after the Western Australian Planning Commission (WAPC) revealed that Perth’s infill rate was actually declining, despite the push to increase infill developments.
The WAPC report, using the latest figures available, found that the infill rate dropped to 28% in 2012, down from 32% in the previous year.
Failing to meet the infill targets will only increase pressure on Perth’s public infrastructure, particularly its road networks, and force more people to live on the urban fringe.
Damian Collins is the founder and managing director of <a href="https://www.momentumwealth.com.au/" target="_blank">Momentum Wealth</a>, a Perth-based property consultancy that specialises in building the long-term wealth of its clients by assisting in the strategic selection, financing, acquisition, development and management of their investment properties.
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DamianCollins-BiwU8NaWEC

Perth councils falling behind infill targets: Damian Collins

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The property woes of the Pilbara region in the wake of a moving mining economy are well known.
As the iron ore industry moves from the construction phase to the operations phase and commodity prices drop, so too have rents and home prices.
The Pilbara's property boom, a few years ago, saw investors chase after the stream of fly-in, fly-out workers that flooded its major mining towns. The promise of a population spike and an undersupply of properties lured in investors after sky-high rental yields.
There's no doubt that there was once money to be made by investors who purchased in the Pilbara's mining towns, but those who bought in at the height of the boom have lost, and lost big.
According to the Western Australian government's latest Pilbara Residential Housing &amp; Land Snapshot, all three major towns ­– Port and South Hedland, Karratha and Newman ­– have recorded rental declines in the December quarter of 2014, for the fifth consecutive quarter in a row.
Click charts to open in a new window:
<a href="/images/2015/02/19/Picture%2052.png" target="_blank"><img src="/images/2015/02/19/Picture%2052.png" alt=""></a>
Home prices aren't faring much better, for those who are hoping to sell and recover some of the declining rental income with capital growth:
<a href="/images/2015/02/19/Picture%2053.png" target="_blank"><img src="/images/2015/02/19/Picture%2053.png" alt=""></a>
In Port Hedland, rental prices have been declining for even longer ­– the last three months of 2014 marked the ninth consecutive quarter of declines. The average advertised rental price peaked in the September quarter of 2014 at $2,544 per week. In the latest quarter, the average was less than half that: $1,153 per week, a seven year-low.
The graph below shows just how volatile rents have been in Port Hedland, compared with the low steady growth of rents in Perth.
<a href="/images/2015/02/19/Picture%2054.png" target="_blank"><img src="/images/2015/02/19/Picture%2054.png" alt=""></a>
Last week, Port and South Hedland real estate agent Barry Walsh of Jan Ford Real Estate told <a href="/expert-insights/buying/port-hedlands-price-plummet-can-it-recover">Property Observer</a> the mining boom peak prices were unsustainable.
"It was totally unsustainable where it was, and now that it's stabilising, it will bottom out, and is in the throes of doing that," said Walsh.
"It was unfortunate that the market went where it did, to unsustainable and disproportionate price levels."
When workers began to exit the region in mid-2012, leaving a surplus of rental properties and driving down rents, investors followed.
The graph below shows the spike in homes on the market, beginning in the first quarter of 2013.
<a href="/images/2015/02/19/Picture%2055.png" target="_blank"><img src="/images/2015/02/19/Picture%2055.png" alt=""></a>
One of the characteristic features of a single-industry town, particularly ones with a large proportion of investor properties in the market and transient workforces, is volatility. Karratha displays a similar pattern to that seen in Port Hedland, with the number of rental properties advertised rising dramatically in mid-2011, mirrored by a steep decline in advertised rents.
<a href="/images/2015/02/19/Picture%2056.png" target="_blank"><img src="/images/2015/02/19/Picture%2056.png" alt=""></a>
That volatility is largely due to the region's transient workforce, which made up a large segment of Karratha's population and housing demand. According to the <a href="https://www.abs.gov.au/AUSSTATS/abs@.nsf/Lookup/4102.0Main+Features10April+2013#p4" target="_blank">Australian Bureau of Statistics</a>, Karratha's census night population (the people staying in Karratha on census night) increased from 13,257 in August 2006 to 20,061 in 2011. The "usual residence population", however, was only 16,475 in 2011, up from 11,727 in 2006.
Back-of-the-envelope calculations imply that in 2011, around 18% of the people in Karratha were not usual residents – presumably, many of them were fly-in, fly-out workers.
Karratha's home prices show the same pattern as that seen in Port Hedland, implying a stream of exiting investors – around six months after rents started declining, in early 2011, the number of homes on the market began to climb:
<a href="/images/2015/02/19/Picture%2057.png" target="_blank"><img src="/images/2015/02/19/Picture%2057.png" alt=""></a>
Further inland is Newman, where the amount of rental stock advertised began to increase in late 2012 (see graph below).
<a href="/images/2015/02/19/Picture%2058.png" target="_blank"><img src="/images/2015/02/19/Picture%2058.png" alt=""></a>
The <a href="https://www.realestate.com.au/property-house-wa-newman-409944187" target="_blank">four bedroom Newman home in a planned estate</a> pictured below is currently available to rent. Its asking rent has more than halved in the past year: In March 2014, it was advertised at $2,000 per week. That number gradually eroded over the months, and landlords are now asking for $900 per week.
<img src="/images/2015/02/19/newman.jpg" alt="">
2 Hibiscus Way, Newman
They paid $408,146 for the property in 2012. If it's rented at its current asking price, it will yield 11.5%
Newman's property market displays the volatility characteristic of the region.
<a href="/images/2015/02/19/Picture%2061.png" target="_blank"><img src="/images/2015/02/19/Picture%2061.png" alt=""></a>
Whether the Pilbara's property market has stabilized and bottomed out, or will continue to see declines, remains to be seen.
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jrichardson-uRX5hFdKfN

The Pilbara’s property market descent

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In response to the City of Perth releasing their position paper about the proposed City of Perth Act, the Property Council has expressed their support.
The City of Perth has today called for the act to include a collaborative framework to allow the state government and the City of Perth to coordinate together and identify “critical initiatives”, explained Property Council executive director Joe Lenzo.
This is an initiative the Property Council supports.
“The City of Perth Act needs to ensure there is a strong connection between the local and state government, enabling the development of the city to be coordinated and prioritised,” said Lenzo.
“The development of the City of Perth needs to retain a strong focus on the CBD.”
Lenzo said that over 100,000 workers spend more than a third of their day in the Perth CBD.
“This is why the existing voting entitlements of the City of Perth must be retained in the act, to enable the business community to have a say in the future of their working environment.”
He noted that commercial property owners and tenants at present are required to re-register to vote after every second election, despite residential owners not requiring to do the same, and said that this new act should address this.
“Registering to vote should be kept simple, with all voters remaining on the electoral role unless they say otherwise.”
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jduke-EHk3XBmHkn

City of Perth development should remain focus: Property Council

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New data from the Real Estate Institute of Western Australia has found that Perth’s rents have dropped in December, with the median rent for the metropolitan area falling $10 to $440 per week.
REIA president David Airey has found that this drop is more prominent for apartments and villas, with houses weathering through a little better.
“Houses are typically holding a rental median of $450 per week, while units, apartments and villas have dropped to a median of around $420 per week,” Airey said.
The overall vacancy for Perth has lifted to 4.2%, with 6,300 rental properties vacant. Usually, a “normal” market for Perth is 3%, according to Airey, who says that the high rate is being driven by a slowing growth in population as a result of fewer jobs.
The data released by the REIWA sees the stock of property for lease increased by 10% over the December quarter – up some 37% over the year.
“The increase in stock over the past two years can be directly attributed to the rapid turnaround in migration which peaked in the year to September 2012. The latest reading of WA’s population growth for the year to June 2014 has it falling to its lowest level in eight years,” Airey said. 
“The available rental stock bottomed-out at around 2,100 dwellings in September 2012 and has grown by 200 per cent since then, lifting the vacancy rate from 1.8% to more than 4% over the last couple of years,” he said.
Areas that have seen the largest increases in rental listings include:
<ul>
<li>Belmont</li>
<li>Kwinana</li>
<li>Armadale</li>
<li>Wanneroo’s northwest corridor</li>
</ul>
However, Kwinana is up by $5 over 2014, to $390 per week – the only area to report an increase in median rent. Armadale is currently the most affordable area to rent – with a $370 per week median.
The biggest drops in median rent over the year (drop is in brackets):
<ul>
<li>Perth City ($65)</li>
<li>Vincent ($50)</li>
<li>Stirling South-east ($50)</li>
<li>Mundaring ($45)</li>
<li>Wanneroo South ($40)</li>
<li>Serpentine/Jarrahdale ($30)</li>
<li>Stirling West ($30)</li>
<li>Western Suburbs ($30)</li>
<li>Canning ($25)</li>
<li>Cockburn ($25)</li>
</ul>
Source: REIWA 
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Perth rents plummet in December: REIWA

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According to the chief executive of real estate agency Raine &amp; Horne, a drop in interest rates would likely boost the performance of Perth's housing market.
In the agency's end of 2014 wrap, Angus Raine said: "The Perth market is highly correlated to the commodities sector, so any assistance from the Reserve Bank will help underpin real estate activity in 2015."
Raine &amp; Horne Rockingham Beach principal Paul Curran said the prospect of a rate change would particularly affect the south-western suburbs.
"Interest rate cuts will always make a difference in first home owner belt suburbs such as Rockingham, Safety Bay, Baldivis and Warnbro, where it's possible to secure a four bedroom, two bathroom home for between $380,000 and $450,000," said Curran.
In the city's northern region, the Rain &amp; Horne North Perth Principal Larry Gallagher said exposure to commodity prices has weakened conditions in the investment property market.
"However, there is cause for optimism with the falling Australian dollar sure to help attract more foreign interest in the Perth real estate market," Gallagher said.
"The falling dollar might also keep more Australians at home this Christmas holiday season, with Western Australia sure to be a major beneficiary. A spike in tourism numbers often translates to more interstate investors buying Perth real estate."
Meanwhile, the agency claims increased calls to review negative gearing policy have impacted interest in the investor-dominated Mandurah market. Petter Vetten, principal at Raine &amp; Horne Mandurah, called "ongoing attacks on negative gearing" "far from helpful".
"The Mandurah market was going gangbusters up until about three weeks ago when the calls for the government to review negative gearing hit a crescendo," said Vetten.
"Investor enquiries have since hit the wall following last week's release of the Financial System Inquiry Report, which recommended reducing the benefits of negative gearing."
However, he believes a potential rate cut could encourage more first time bud
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Potential rate cut will boost commodity-driven Perth market: Raine & Horne

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Slowing population growth in Perth will allow the home building industry to better keep pace with demand, according to a property developer with investments in the city.
The downturn in mining investment has curbed population growth in Perth, with the city’s growth rate easing from 3.6% to 2.5%, Cedar Woods chief executive Paul Sadleir told Property Observer.
“That is a more sustainable growth rate,” Sadleir said. “When it was running at 3.6% we were not able to keep up as an industry.”
The Housing Industry Association’s bi-annual Housing Scorecard report, released in early December, found Western Australia remained the strongest residential building market in the country, despite a slowdown in the state’s property market.
Cedar Woods has housing estate developments in Perth, Melbourne and Brisbane.
Sadleir said the housing market was tipped to grow strongly in Queensland, to moderate in Victoria and to ease in Western Australia.
Despite expectations of weakening conditions in two of the states in which the company operates, Sadleir said the listed company anticipates it will deliver a net profit in the 2015 financial year at least in line with its record profit in 2014.
“Expectations switched from interest rate rises to rate cuts the underlying conditions for the sector will be quite positive for the next year. We still have reasonable population growth and interest rates are a key thing that buyers are always looking at,” Sadleir said.
He said buyers had become more discerning and wanted high quality housing and amenities, and developers had to ensure they met the standards.
“Most of our projects are multi-year and if we deliver quality stage one and two, people have the confidence to buy into the area,” he said.
Demand is increasing for smaller, low maintenance lots.
“People are time poor and we try with the large estates to make sure we have got a good network of parks running through … For many people, the backyard is a patio to sit on and when they need more space it’s the park we provide,” Sadleir said.
One example is Carine Rise, a 7.93 hectare former TAFE site about 15 kilometres north of Perth CBD, which is being redeveloped by Cedar Woods Properties with LandCorp and the St Ives Group. The site is considered an infill development as it is surrounded by established suburbs rather than being on the outer fringes of the city.
The development will incorporate a range of housing, retirement living and commercial developments. Almost a hectare of the estate will be dedicated to public open spaces.
Most of the buyers for the medium density development come from within a radius of about five kilometres from the site. Many of the buyers in those types of developments are retirees looking to downsize their family homes while remaining in the neighbourhood, Sadleir said.
“Infill opportunities are few and far between so when they do come along people are interested in that housing choice in their locality,” Sadleir said. “I think we will see more of that and the buyers for that will be people from within those catchments.”
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zfielding-GvX3Uq9KTa

Slowing Perth market will allow supply to catch up with demand: Developer

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While Perth’s property market was largely stable in November, the rental market has shown significant changes in the past 12 months, according to Real Estate Institute of Western Australia (REIWA) data.
There are now 6,111 rentals on the market – up 37% year on year.
However, rents are stable, at $450 per week for houses, while units have slipped slightly from $430 per week to $425 per week.
The vacancy rate sits under 4%, with little change forecast.
REIWA president David Airey said there has been a slight pickup in sales activity from the September quarter into October that appears to have been somewhat strong through November.
Listings for sale were up 13% in November, to 13,588 properties – up 40% on November 2013.
Airey said that this is a healthy return to an environment of choice that hasn’t been seen in Perth for a few years.
“Perth’s median house price appears to have picked up a little too, but this is nothing to get excited about,” Airey said.
Airey said that the skewed results were solely the result of an increase of near city sales that are pushing the median temporarily higher.
“As a result the Perth median is more likely to be steady at around $550,000.”
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Perth rentals up 37% in 12 months to November: REIWA

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New reforms have been introduced to the Western Australian Parliament regarding landowners and compensation when public works are undertaken on their property by the state government.
The Land Acquisition Legislation Amendment (Compensation) Bill 2014 was introduced to parliament yesterday.
The bill aims to reinforce private property rights when essential services need work, for instance power lines, and looks at the full impact of the land being used,  explained Premier Colin Barnett.
“The legislation will ensure the property rights of landholders - including pastoral leaseholders - are taken into account when Government decisions are made, and that those decisions are fair and transparent,” said Barnett.
“It will expressly require just compensation to be paid in cases where an interest in land is acquired for public works where there is loss of amenity, value of enjoyment, or changes in the aesthetic environment of land\,” he said.
He also noted that the Bill encourages utilities to use land already government-owned.
“Costs that are currently imposed on landholders will be appropriately transferred to the government authority undertaking the work,” he said.
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Reforms to clarify WA private property rights introduced to Parliament

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The Western Australian Planning Commission has announced that they are making changes to the planning system, aiming to boost housing affordability.
The changes follow last year’s Planning Provisions for Affordable Housing Discussion Paper and have now become part of the Affordable Housing Strategy, which looks to bring 20,000 new affordable housing options by 2020.
Western Australian Planning Commission chairperson Eric Lumsden said that as the state’s population grows, the emphasis on affordable housing would be an increasingly important priority.
“Housing affordability is a complex area, which is why we are adopting a staged approach that encourages the use of incentives in the first instance,” he said.
The voluntary incentives may be planning concessions that reduce costs or that may improve the outcomes for both developers and buyers.
 “The WAPC will assess the effectiveness of incentives and, if it proves necessary, will in the longer term investigate further potential policy approaches to deliver affordable housing supply,” said Lumsden.
These changes have been welcomed by the Property Council of Australia, who has been encouraging the government to consider voluntary incentives to increase the supply of affordable housing.
Executive director of the Property Council, Joe Lenzo, said that incentives are the most effective long-term strategy for delivering affordable housing.
“Incentives that reduce costs and improve development outcomes will enable more affordable living options to be provided for the community,” said Lenzo.
“The incentives need to be designed intelligently so that they increase a project’s feasibility and do not impact on its commercial viability, encouraging developers to embrace this opportunity.”
Lenzo said that tailoring the incentives to prioritise housing diversity and supply is the key to providing more options.
“Affordability is more than just the sticker price. It is all well and good to throw up a cheap house in the middle of nowhere, but it will only cost that resident more in utility payments, access and cost of transport and proximity to employment.”
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WA's affordability housing boost given industry thumbs up

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The latest research data confirms our tip, at the start of the year, that Busselton was likely to be a market leader in regional Western Australia.
The Real Estate Institute of WA says the Busselton area has been the state’s best-performing property market over the past 12 months, with almost 500 house sales which lifted the median price by around $25,000 to $450,000.
This is generally in line with price data from Australian Property Monitors, which records double-digit growth in median house prices in several of the suburbs of the City of Busselton, including <a href="/news">Geographe</a>, <a href="/news">Dunsborough</a> and <a href="/news">Quindalup</a>.
Busselton caught our eye because we saw it as part of a national trend. Coastal centres traditionally based on tourism and retirement are diversifying, with greater spending on infrastructure. Cairns and the Sunshine Coast in Queensland and Port Macquarie in New South Wales are other examples.
Current infrastructure events impacting Busselton include a $120 million hospital upgrade, an $85 million airport upgrade and $45 million in spending on a Busselton Foreshore master plan.
Chairman of REIWA’s Busselton branch, Joe White, says Busselton is no longer seen as just a “seaside holiday town”. It has experienced growth with young families and FIFO workers choosing to stay “rather than use the market as a stepping stone”.
He says: “The volumes and consistency of non-seasonal sales show the market is alive and building activity is high as the population grows. It’s cheaper to build a new home here than in Perth and the infrastructure gets better all the time, with schools and shops all within proximity to a great beachfront with a village atmosphere.
“The Forest Highway means Perth is now half an hour closer and people don’t mind the two and a half hour drive up to the city on occasions for cultural or sporting events because it’s a small price to pay to enjoy Busselton’s coastal lifestyle.”
It says a lot of about current events in the WA economy that the state’s regional markets showing price growth are all south of Perth, a long way from the key resources areas. Other locations to record growth in the past 12 months, according to the REIWA, are Mandurah, Bunbury and Albany.
At the other end of the scale, markets in significant decline include Karratha and Port Hedland, both places that have experienced exponential price and rental growth in the past, thanks to their links to the resources sector.
“Karratha suffered the biggest blow, dropping 12.2% and pulling its median price to $630,000,” the REIWA said.
Karratha prices are now 40% below the levels of early 2012. Rents have also fallen sharply, so that typical yields are now 6-7%, compared to 10-12% in more buoyant times. In better times, the Karratha market was turning over 50 to 60 properties per quarter, but currently sales levels are around 25 per quarter.
Vacancies went as high as 8%, but have recently declined to around 4%, so perhaps the worst is over for Karratha.
REIWA’s Karratha branch chairman, Richard Naulls, says the market has stabilised since July. With investors no longer interested, owner occupiers are now the mainstay of the market.
“Around 90% of buyers this year have been owner-occupiers, partly due to investors lacking confidence due to the significant reduction in rents, but mainly because housing has become much more affordable,” he says. “With a high number of properties available under $500,000 this stock is moving.”
Naulls says 2015 is likely to be stable, with prices and turnover at current levels.
“If any significant construction or project announcements are made during 2015 there will be a slight increase in prices - but due to the high number of properties for sale and rent, as well as plenty of land, I can’t see prices or rents reaching the previous peaks,” he says.
The REIWA reports a 7.6% decrease in the median price for Port Hedland, although Australian Property Monitors reports a 26% reduction. Both sources, however, record a median price around $800,000. Long gone are the days when the median was about $1.2 million.
Also long gone are the double-digit rental returns. More typical today is 6-7%. Vacancies are above 6% and have been hovering around those levels for almost two years.
The hard reality for Port Hedland is that prices are still too high. Places like Busselton, at half the price, offer far better value and growth prospects.
TERRY RYDER is the founder of <a href="https://hotspotting.com.au/" target="_blank">hotspotting.com.au</a>. You can <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> him or contact him on <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>. 
Picture courtesy of  <a href="https://commons.wikimedia.org/wiki/User:Gobeirne" target="_blank" title="User:Gobeirne">Greg O'Beirne</a>/<a class="mw-mmv-license cc-license" href="https://www.propertyobserver.com.au/https://creativecommons.org/licenses/by/2.5" target="_blank">CC BY 2.5</a>. 
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