<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

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?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

<img alt="iCIRT" data-entity-type="file" data-entity-uuid="dcbb59af-3d5a-43aa-b28e-a66e55a83568" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Announcement.png?VersionId=6OD8r.v.oucEF01BWxR85urzoD9seQ9e" />

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

<img alt="mirvac" data-entity-type="file" data-entity-uuid="1c11c691-e8cd-46c3-88fd-6c8d614e8357" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mirvac.png?VersionId=ZqDqNL36WJOOCmNMmmO93Q2GTrFOBomz" />Mirvac is a 5 Gold Star iCIRT rated developer, the highest possible rating a developer can get: Harbourside by Mirvac

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

<img alt="iCIRT" data-entity-type="file" data-entity-uuid="958e1497-8151-4689-aadc-baf59f6e6122" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/iCIRT-Infographic-Assessment-Process-Final.png?VersionId=7KyVcwSo4vCLXBYBdq382e3Si.R.9PWQ" />

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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Wayne and Jane Hawkes - of the well-known Hawkes Racing family - sold their Essendon property last weekend for $63,000 over reserve.
There were four bidders on the Hawkes' <a href="https://www.domain.com.au/property/for-sale/house/vic/essendon/?adid=2011265279" target="_blank">modern three-bedroom house</a> at 155 Bradshaw Street.
It is a three bedroom plus study home.
 It sold for $1.158 million through agent Lou Rendina.
<a href="https://www.realestate.com.au/property-house-vic-essendon-104904169" target="_blank">The building block was sold in 2008</a> at $915,000.
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jchancellor-FAypfDUnLy

Hawkes racing clan in Essendon sale

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Residential construction activity is expected to remain strong in the coming year following a considerable rise in new housing starts in the year to March 2014.
The value of new housing starts rose by 8.7% in seasonally adjusted terms in the March quarter compared with the previous three months, the Australian Bureau of Statistics reported. Compared with the March quarter of 2013, new housing starts were up by 22%, the ABS reported.
Housing Industry Association chief economist Harley Dale said the increase included a 12.8% surge in detached houses.
“The annual level of new dwelling commencements is at its highest since late 2010 and at 176,891 is approaching historical peaks, with further upward momentum to come,” Dale said.
Dwelling commencements increased in all of the states and territories, except South Australia, where housing starts fell by 7.8%.
The strongest increase was in the Australian Capital Territory (31.6%), followed by Victoria (15.4%), Western Australia (12.1%), the Northern Territory (5.9%), Tasmania (5.3%), New South Wales (2.5%) and Queensland (1.3%).
The value of residential building work done in the March quarter also rose, the ABS reported.
Residential building work done in the March quarter was up 7.6% compared with December quarter and up 8.5% compared with the previous March quarter, the ABS reported.
Forward sentiment indicators for the residential construction sector are also strong with the latest Property Council-ANZ Property Survey finding construction businesses expect strong activity in major metropolitan centres to continue over the next year.
Overall, expectations for the September quarter moderated, the Property Council-ANZ Survey found. That was in line with a decline in home building approvals data reported by the ABS.
The property sector remained optimistic about the outlook for the coming year, although construction activity expectations peaked in the June quarter, the Property Council-ANZ survey showed.
ANZ chief economist Warren Hogan said the industry’s optimism was driven by strong underlying housing market demand, a solid pipeline of building activity and expectations of further cyclical improvement in economic conditions.
The residential sector was still the strongest part of the industry with construction activity and price expectations buoyant even though price expectations had softened in line with lower auction clearances, he said.
“House prices now appear to be settling down to more sustainable growth rates. House prices are expected to rise over the next 12 months in every State except the ACT,” Hogan said.
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zfielding-GvX3Uq9KTa

Residential construction activity going from strength to strength

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The Victorian government is considering introducing minimum apartment sizes.
It may ban any new studio flats being smaller than 37 square metres.
The proposal under consideration by the Planning Minister Matthew Guy also mandates that 50 square metres would be the minimum for any new one bedroom unit.
A recent Melbourne City Council report shows some of Melbourne's newest developments are 10 times as dense as permitted by law in many other urbanised centres.
It suggested 40% of the city’s newest apartments are smaller than 50 square metres, satisfying only the needs of overseas investors at the expense of residents, according to the Melbourne City Council’s draft housing strategy.
Melbourne City Council's director of city design, Rob Adams even suggested the volume of apartment approvals and their density on city blocks meant Melbourne risked becoming like "Hong Kong without the spectacular setting".
Describing the developer trend to micro apartments of even as small as 18.5 square metres as ''rampant exploitation of renters,'' Michael Buxton, professor of environment and planning at RMIT University, recently noted apartments were shrinking in size with profit the primary motive.
“Five year ago the average size of an apartment was 60 square metres.
“Now its between 42 and 45 square metres and falling. ” he advised.
Tom Alves, a senior adviser at the Office of the Victorian Government Architect and chairman of the working group drafting the standards, told the Australian Financial Review the agency desire to improve the quality of apartments came after consultation with the City of ­Melbourne, local councils and lobby groups.
A reference group was chaired by Victorian government architect Geoffrey London.
Mr Guy said his department was considering the proposals for micro apartments.
“This review will include industry consultation and assessment of impacts on construction cost and ­housing supply,” he told the AFR.
Property professionals are invited to sign up for the <a href="/news">upcoming Property Observer webinar on Off the Plan Marketing and Sales Masterclass</a>.
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No more shoebox apartments? 37 square metre minimum size under Victorian government consideration

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Harry Triguboff's Meriton intends to amend approved plans for an 18 storey development in Dee Why, adding another storey to the mixed-use towers.
Formerly known as the Brookfield Multiplex site, the plot's previous owners had their plans approved in 2008. As works in accordance with those approved plans have been undertaken on the site, the council consent remains active.
Although Meriton plans to build a 19 storey development, the developers plan to keep the towers under the same 78 metre threshold. The company also wants to fit a greater proportion of residences into the site, and make changes to parking provisions and vehicle access.
In 2004, a masterplan with guiding principles for the site's development was put forward, including plans for a new Town Square.
The site is bounded by Oaks Avenue, Howard Avenue and Pittwater Road in Dee Why (pictured above).
The council is accepting public comment on Meriton's proposals until <a href="https://yoursaywarringah.com.au/planning-proposal-meriton-site-howard-avenue-dee-why-site-b-2014" target="_blank">4 August at their website</a>.
If you're marketing off the plan, you should consider signing up to the <a href="/news">Property Observer/Investorist free webinar off the plan marketing masterclass</a>.
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jrichardson-uRX5hFdKfN

Meriton files plans for Dee Why development

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The housing shortage is a much-lamented problem and BIS Shrapnel’s latest Building in Australia 2014-2029 report suggests that we may continue to feel its effects for some years.
While a record-breaking recovery in housing construction was discovered to be underway and a new high of homes being constructed is expected to be reached – many of them in apartment towers – it will not close the housing shortfall until 2018 if their forecasts are correct.
BIS Shrapnel’s associate director Kim Hawtrey said that new housing starts are forecast to reach 190,000 in 2014/2015, surpassing 187,000 seen during 1994.
”In the next two years we’ll also see the recent emphasis on highrise units continue. Currently two highrise apartments are being built for every five detached houses, which is double the historical rate of one apartment for every five houses built,” said Hawtrey.
However, strong population growth has driven pent up demand, growing at 1.7% per annum.
“Home building has been punching below its weight for about a decade, and has not kept pace with population growth for some time now,” he said.
They estimate a deficiency of 100,000 dwellings at present. This is based on household formation per thousand head of population.
”We estimate that it will take the next five years to eliminate the unmet demand for housing. We therefore do not see this housing shortfall closing until 2018,” said Hawtrey.
This is even despite an expected slowdown in population growth.
”Investors and upgraders/downsizers are driving demand in this cycle,” said Hawtrey. “First home buyers are still largely on the sidelines.”
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jduke-EHk3XBmHkn

Record breaking housing construction can't keep up with demand: BIS Shrapnel

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It's the list every seller wants to see their home on - the most expensive sales of the week. 
According to RP Data, these were the 10 biggest sales this week. The list doesn't include <a href="/expert-insights/buying/petersham-boarding-house-fetches-3-3-million-in-sydney-weekend-auctions">the 12-bedroom 1888 Victorian Petersham trophy home sold at weekend auction</a> for $3.3 million, or the <a href="/news/backwards-at-2-000-a-day-millioniares-row-hedges-avenue-mermaid-beach-still-at-half-price">loss making Mermaid Beach home that sold on Sunday for $4 million</a>.
<ol>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f30_dawson_avenue_brighton_vic_3186%2f10009235" target="_blank">30 Dawson Avenue, Brighton, VIC</a> <img src="/images/2014/07/22/30-Dawson-Avenue-Brighton-VIC-3186-Real-Estate-photo-2-large-7196071.jpg" alt=""> This four bedroom house<a href="/expert-insights/buying/brighton-home-sells-for-4-68-million-as-weekends-top-auction-result"> sold for $4.68 million through Buxton Brighton this week</a>. Just a few doors down from the beach, the home is located in <a href="/news">Brighton</a>'s golden mile. With two storeys, the house has both formal and informal living spaces including a parent's retreat, a library and a "children's retreat" with a wet bar. The north facing backyard features a pool and spa, a covered dining area, spotted gum decks and a pool house or separate guest house. The vendor, prominent harness horse-breeder and construction company director Duncan McPherson, purchased the house in 2000 for $1.5 million. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f8_stack_street_balmain_east_nsw_2041%2f1262300" target="_blank">8 Stack Street, Balmain East, NSW</a> <img src="/images/2014/07/22/2.jpg" alt=""> Another four bedroom house sold at auction this weekend, with this <a href="/news">Balmain East</a> home securing $3.12 million through Cobden &amp; Hayson Balmain. Minutes from the harbour, the house is located within a gated community. The home has private covered courtyards, an al fresco dining area and a heated pool. The sale comes after two previous attempts to list the property - the vendors also attempted to move it in September 2010 and March 2012. They purchased the home in 2008, for $2,925,000. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f33_royalist_road_mosman_nsw_2088%2f4504281" target="_blank">33 Royalist Road, Mosman, NSW</a> <img src="/images/2014/07/22/3.jpg" alt=""> Raine &amp; Horne Mosman sold this home for $2.95 million this week. The renovated house with an easterly aspect has four bedrooms and three bathrooms. Located on the end of a quiet cul de sac, it is a short walk away from Mosman Bay. The single storey house was purchased by the vendors in July 2007, for $2,125,000.  </li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f71_irrubel_road_newport_nsw_2106%2f4872610" target="_blank">71 Irrubel Road, Newport, NSW</a> <img src="/images/2014/07/22/4.jpg" alt=""> This single storey waterfront home sold for $2,925,000 through L J Hooker Mona vale this week. The open plan house on Crystal Bay has its own swimming pool, boat shed, ramp and a shared deep-water jetty with a pontoon, fresh water and power. It has American Oak polished floorboards throughout and a sandstone fireplace. The vendors purchased the home in 2011, for $2.2 million. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f71_irrubel_road_newport_nsw_2106%2f4872610" target="_blank">347 Bronte Road, Bronte, NSW</a> <img src="/images/2014/07/22/5.jpg" alt=""> Dellcotta, a five bedroom semi-detached terrace in Bronte, sold for $2.67 million through McGrath Coogee. The 1881 era home has dual occupancy zoning, with the opportunity for the buyer to reside in one part of the home and rent out another. The property has two kitchens, separate dual level accommodation with two double bedrooms, and a cellar. The vendors purchased the home 23 years ago, for just $281,000. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f24%2f5_towns_place_millers_point_nsw_2000%2f4286471" target="_blank">24/5 Towns Place, Walsh Bay, NSW</a> <img src="/images/2014/07/22/6.jpg" alt=""> The only unit on this week's top 10 list secured $2.6 million when sold through McGrath Estate Agents Eastern Suburbs. The three bedroom penthouse overlooks Barangaroo Headland Park and across the harbour. The apartment includes access to a heated pool, gymnasium, sauna, spa and storage cage. The vendors purchased 24/6 Towns Place for $2,125,000 in 2006. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f11_hinkler_street_greenwich_nsw_2065%2f2634026" target="_blank">11 Hinkler Street, Greenwich, NSW</a> <img src="/images/2014/07/22/7.jpg" alt=""> This five-bedroom house sold at auction through Shead Property Chatswood for $2.39 million. With a formal lounge with fireplace, a home office, an open plan living room and a freestanding studio, the house offers plenty of living spaces for residents. Outside, there is a paved courtyard, a heated pool and lawns. The sellers purchased the house 15 years ago, for $925,000. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f172_paddington_street_paddington_nsw_2021%2f5273350" target="_blank">172 Paddington Street, Paddington, NSW</a> <img src="/images/2014/07/22/8.jpg" alt=""> Di Jones Real Estate Woollahra sold this terrace for $2.25 million this week. The 1890s terrace, which opens out to a north-east facing courtyard, has three bedrooms and two bathrooms. The listing agents suggest the home has potential for an attic conversion and a studio over the home's garage. Held for 27 years, the vendors originally purchased the home for $300,000 in 1987. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f21_austin_avenue_elwood_vic_3184%2f10909342" target="_blank">21 Austin Avenue, Elwood, VIC</a> <img src="/images/2014/07/22/9.jpg" alt=""> One of only two Melbourne homes on this week's top 10 list, this Elwood house is just a 20 minute walk from the Dawson Street home. It was sold at auction by Pride Real Estate St Kilda for $2.2 million. Sitting on 500 square metres of land, this Californian bungalow has been transformed by Jackson Clements Burrows, who have added a contemporary extension and revised the house's interiors. The home has four bedrooms and two bathrooms. It was purchased by the vendors in December 2007 for $1.17 million. 
</li>
<li>
<a href="https://mail.privatemedia.com.au/owa/redir.aspx?C=jIPiREyySEeCynWu5WdVSEYF81nQeNEIYYWzmmVK0FaNtaCI-4D4qvj35un_nURQ8wM4kiv9Znc.&amp;URL=http%3a%2f%2fwww.myrp.com.au%2fproperty%2f22_cleveland_street_wahroonga_nsw_2076%2f7188577" target="_blank">22 Cleveland Street, Wahroonga, NSW</a> <img src="/images/2014/07/22/10.jpg" alt=""> A four-bedroom house in Wahroonga sold through McConnell Bourn Wahroonga for $2.196 million. A single storey home set on a 930 square metre block, 22 Cleveland Street has north-facing living areas, with four double bedrooms and three recently-renovated bathrooms. Outside, there are two large entertaining areas and lawns. T he vendors purchased the house six years ago, for $1.52 million.</li>
</ol>
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The 10 most expensive sales of the week: RP Data

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Here at Property Observer we talk a lot about buying your first investment property or home, getting your foot onto the ladder and the mistakes you may make earlier on.
However, for many property buyers it’s about planning for a portfolio of properties – rather than just the first one.
For today’s Q&amp;A we spoke to Wakelin Property Advisory’s associate director Jarrod McCabe and asked about how crucial that first purchase is and where it fits in to building a portfolio.
If there are any questions you’d like to see answered, or experts you’d like to see asked, email us with your thoughts: <a href="mailto:jduke@propertyobserver.com.au">jduke@propertyobserver.com.au</a>.
What type of property should first time investors be looking at?
Typically, a first-time investor has bought their own house and has some equity in that property. Usually they are employed and have identified some surplus income they feel they would like to invest rather than consume. Often the investor has time on their side – they have 10 or 20 years or more until their envisioned retirement date – and so they are investing for the long-term.
Under these circumstances, a first-time property investor should be seeking a property that is likely to deliver strong capital growth. It is the year-on-year compounding effect of this growth that will deliver the return they are after. 
How crucial is the first investment property to building a portfolio?
The first property is vital.  Get this right and in a few years it will generate sufficient equity to finance the addition of a second property.  Ideally the aim is to repeat this process a number of times.  But if the first property is a dud it won’t deliver the equity to go to stage two. Instead, the investor is stuck with a non-performing asset.  Their best move is then to recognise the error, sell this property quickly and start again. 
However, invariably it takes several years before the investor faces up to the reality of their situation. Not only do they lose thousands of dollars in transaction fees and forgone capital growth, but they lose the most valuable and irreplaceable resource of all – time.
What does the 'perfect' portfolio look like? 
A perfect portfolio would consist of a number of assets situated across a number of blue-chip suburbs in one or more of our larger capital cities. There would be a balance of one and two bedroom apartments in the portfolio as well as a number of single fronted period cottage or terrace homes. 
All the properties would be older-style and be situated on attractive, leafy residential streets with good proximity to local amenities. The apartments would be in smaller boutique blocks with allocated off-street parking.  There would be a range of architectural styles including Victorian, Edwardian, Art Deco, and 1950s through to 1970s.
What does it mean when people refer to “diversifying” their portfolio?
Diversification – not having all your eggs in one basket – is of course just as valid for property as it is for other asset classes. 
In the ‘perfect’ portfolio above, this is achieved in a number of ways: selecting both houses and apartments, selecting one bedroom and two bedroom properties; mixing up the architectural styles; and by selecting properties in different suburbs – and possibly different cities.
But you can over-diversify, if that means compromising on other investment criteria such as sticking to property with scarcity value. So I wouldn’t recommend buying a high-rise property just so I can claim diversification.  One also has to weigh up buying property outside your own state in order to achieve diversity against the increased uncertainty that comes with investing in a less familiar place.
See over page for more on building a portfolio, knowing when to stop acquiring properties and whether or not you should sell.
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How quickly should a portfolio be built?
Property investment is not about how many properties you have. Rather it’s about building equity. Only invest in the next property when you have the equity to do so and the spare cash-flow to finance it.
How do property investors know when to stop acquiring properties?
Eventually investors recognise they have reached a point when they have achieved their financial aim or they are at a life-stage when they no longer wish to accumulate assets but reap the benefits of those assets.
Do you believe in 'never sell'?
‘Never sell’ is a good state-of-mind to have when investing. It’s the attitude that these assets are locked away for the very long term; that the investor won’t be selling if the property market has a cyclical fall and that they are determined to accept a lower disposable income today in return for greater rewards tomorrow. It is also a recognition of the very large costs involved in property transactions. Of course, this is all predicated on buying quality assets in the first place.
But naturally, life does not always go to plan, and there may be personal reasons why one would sell. 
How do you judge the success of a property investment portfolio?
It probably takes a few years before this can be done. A successful property investment portfolio is one that repays the sacrifices made in the early years of ownership to establish and nurture it. It does this by generating enough rent to not only cover all costs, but to pay out a healthy income on top. It also continues to grow in value every year. And it is so well managed by your advisers that it require little input from the owner.
Any ideas for a Q&amp;A you'd like to see? Email us: <a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a> 
For more Q&amp;As, click here.
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Building a well-structured portfolio: Q&A with Jarrod McCabe

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Australand has reported a 49% rise in net profit and a 30% increase in operating profit after tax for the half-year.
Its residential division reported an increase in operating earnings.
The residential division achieved an operating EBIT result of $30.7 million for the half year up on the half year of $22.3 million. 
Aggregate sales revenue for the half year was $185.0 million (HY13: $191.8 million). 
Sales activity remains strong with the division holding 2,170 contracts on hand as at 30 June 2014 (13 December: 1,823 contracts on hand). 
Major projects contributing to the half year result included: 
<ul>
<li>
<a href="/news">Greenhills Beach</a> in NSW with 14 lots sold;
</li>
<li>
<a href="/news">Croydon</a> in VIC with 86 lots sold;
</li>
<li>
<a href="/news">Greenvale </a>in VIC with 74 lots sold;
</li>
<li>
<a href="/news">Clyde North</a> in VIC with 118 lots sold;
</li>
<li>
<a href="/news">Parkville </a>in VIC with 48 lots sold; and
</li>
<li>
Port Coogee in WA with 19 lots sold. 
</li>
</ul>
The Clyde North project is being marketed as <a href="https://residential.australand.com.au/land/vic/clyde-north/berwick-waters/#forsale" target="_blank">Berwick Waters</a> (pictured above) which is delivering homes within extensive wetlands and open spaces, along with shopping and community facilities complemented by additional schools
But despite the recent sales the developer’s overall revenue fell 15% according to its financial report for the half-year to 30 June.
Distributions per stapled security were 12.75 cents, up from 10.5 cents.
The group upgraded its earnings guidance in May noting if strength in the residential market is sustained, earnings per security were expected to grow 10-15% annually from 2014 until the end of 2016.
Australand is set to be taken over by Singaporean-listed Frasers Centrepoint Limited after Australian authorities approved the $2.6 billion deal earlier in July.
Property professionals are invited to sign up for <a href="/news">the upcoming Property Observer webinar on Off the Plan Marketing and Sales Masterclass</a>.
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Berwick Waters, Clyde North residential boosts Australand sales contracts

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Over the last 12-18 months investors have become an important part of the target market for most project marketers.
The 2012-13 Annual Report of the NSW Rental Bond Board gives some keen insights to the character of the Sydney rental market. The insights are well worth sharing with investors, developers and marketers alike.
It is estimated that there are some 2.47 million private dwellings in NSW of which 703,158 (when last counted by the Board) are private sector rental properties and there’s a general trend suggesting that soon this will account for almost 30% of housing stock. By any measure the residential rental accommodation is key and seemingly ever more important.
In 2009/10 the Board held some 648,141 bonds or $840 million but in 2012/13 it held 703,158 bonds or $1.043 billion, and since the GFC the number of people in rental accommodation has been on an upward trend with the biggest increase being seen in 2012/13. It is also reasonable to expect that this trend will continue as affordability remains tight and as more new stock is completed and becomes available to rent.
There also appears to be a trend towards longer lease terms. This may in part be directly related to the improved quality of apartments that are now being developed. Investors are now very keen to purchase apartments that offer good quality, this applies to SMSF investors who are looking for long-term income and tenant stability. The sometimes termed ‘rental quality’ is no longer acceptable, as any sort of dumbing down in a development will fall short of investor expectations.
The trend towards longer leases, and hence more security for investors, is seen in some of the Board’s figures. These show that lease terms of between 13 to 24 months are the fastest growing sector of demand and that lease terms beyond 37 months are a very stable part of the market.
Two-year terms are now around 33.5% – a big increase from the level of 23.3% in 2001/02. It also appears that investors are also on a winning trend with more than 91% of bonds returned in full or only with part deductions and only 9.3% of bonds claimed by landlords. Again, I think that this points to an evolving and longer-term rental market, which for some tenants means that renting is less of a stop-gap measure and longer lease terms may also help people save for their own home, while flat-sharing of more expensive properties is also a popular option.
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Sydney’s residential rental accommodation is more important than ever

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The Bexley vendor and their estate agent who publicised their $570,000 reserve price ahead of its weekend auction secured a $613,000 sale.
The unusual tactic garnered a result at 7.5% above reserve, which suggests it was a tad conservative in its initial appraisal although recent surveys typically put sold prices at around 12% above price guidance.
Its web marketing didn't actually give the reserve price, with inspectees of 15A St Georges Road advised of it when they turned up or rung the agent.
The LJ Hooker listing agent confirmed to Property Observer that there was no marketing of the reserve price as he needed to engage possible buyers in a conversation which might not happen if the reserve price was publicly available.
<a href="https://www.realestate.com.au/property-house-nsw-bexley-117327823" target="_blank">The $570,000 disclosed reserve price was for a two bedroom, two bathroom property</a> which traded at $400,000 in 2004.
The buyers’ agent Patrick Bright attended the auction saying it was a test case for a fully transparent and successful auction for vendor and buyer alike by disclosing the reserve price prior to auction.
“Speaking with the under-bidder after the auction, she said she only bid on the property because the reserve price had been published in advance and she knew the property was truly within her budget," Bright suggested.
Though she did miss out.
Bright noted the underbidder "claimed she would not have even attended the auction if the reserve price had not been disclosed as she was ‘fed up’ with attending auctions that had reserves well over the price guide provided by agents".
Patrick Bright is currently petitioning the NSW government to disclose reserve prices prior to auction to stamp out underquoting.
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