<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>

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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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After a marketing push into Asia, it appears that offshore buyers are interested in Surfers Paradise properties, with Ray White Surfers Paradise noting a total of 202 transactions to Asian buyers in the past 12 months.
Property Observer clarified the nature of the Asian buyers and was told this included 80% offshore and 20% with residency, or around 162 offshore sales.
CEO of Ray White Surfers Paradise, Andrew Bell, said that the sales data points to a focus from these buyers on the central and northern end of the Gold Coast, particularly Southport. He also noted that there was a favouring of development stock, beachside apartments and homes in the areas of Arundel and Labrador.
“The prospect of a Chinatown precinct, and the area’s proximity to Griffith University are huge ticks for Southport in the eyes of Asian investors,” said Bell.
“Another big plus for <a href="/news">Southport</a> is the impending start to light rail service, connecting it with the huge Griffith University and hospital precinct and key locations like <a href="/news">Surfers Paradise</a> and <a href="/news">Broadbeach</a>.”
However, there’s no one motivation behind the purchases – just as there’s no one motivation behind Australian purchases. Holiday homes, accommodation for their children studying at university, for capital growth or for investment return, there are numerous reasons, explained Bell.
“We are the second most visited destination in Australia after Sydney by this demographic and this fact continues to inform and intensify our international marketing efforts,” he said. Their current strategy, which began six years ago, focuses on China, Hong Kong, Singapore, Indonesia and Malaysia, where they have offices.
Many Ray White staff also travel to these countries to build their databases of buyers, including Bell himself.
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jduke-EHk3XBmHkn

Strong offshore transactions noted on Gold Coast: Ray White 

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In short, very much so.
There is a lot of flak running around about dwelling prices at present.  It’s ‘budget impact’ this, ‘unemployment’ that.
Yes, dwelling price growth has slowed in recent months, but price growth is seasonal.
The important thing is to take the long-term view and don’t get spooked by the monthly and especially weekly reporting on price movements.
Publishers of property-related magazines or media property editors in general, will tell you that one of the hardest things they have to do is to find something fresh to write about each issue.
To help fill their publications, they write about the latest price machinations. The data houses don’t help matters when they release daily/weekly dwelling price indices.
Take a look at these two charts.
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/05/HP-11.jpg"><img class="alignnone size-full wp-image-7240" src="https://matusikmissive.com.au/wp-content/uploads/2014/05/HP-11.jpg" alt="HP #1"></a>
<a href="https://matusikmissive.com.au/wp-content/uploads/2014/05/HP2.jpg"><img class="alignnone size-full wp-image-7241" src="https://matusikmissive.com.au/wp-content/uploads/2014/05/HP2.jpg" alt="HP#2"></a>
The first shows annual price movements; the second, quarterly changes in dwelling price.
In most cases, the middle and end of the year appear to be strongest when it comes to price growth. This makes some sense, given the end of the financial and calendar years and when you take into account when most new listings occur in Australia.  Many investors like to buy before the 30 June, whilst owner-residents often like to be in their new digs by Christmas.
Things do, however, get stuffed up a bit when we have a late Easter, as was this case this year; and for certain once-off events – like an overly reported hard budget or a pending federal election (2013).
So the statistics suggest to me that price growth is strongest in the June and December quarters (usually) and weaker during the March and September quarters.  The figures also show that sales volumes also follow suite, though not as dramatically so.
In contrast, new property listings seem to be higher during the March and September quarters each year.
Again, this makes sense as decisions about moving are often made during the Christmas break – so listings increase soon thereafter and as most real estate agents will tell you, spring is a great time to list a property for sale – and yes, many look to list at time of the year – as spring is often a good time (especially in our southern markets) to display property for sale.  It gives buyers enough time to settle and move in before Christmas.  And so the cycle continues.
It is this increase in listings and subsequent sales that often leads to high price growth results, especially when demand exceeds supply.
Don’t get me wrong, the property cycle is set to slow down over the next 18 months or so, depending on when interest rates next rise.  Revisit what we said earlier this year <a href="/expert-insights/investing/whats-going-to-be-the-x-factor-in-this-property-cycle">here</a>.
But for mine, much of the current commentary about house prices is just seasonal fluctuations – or as <a href="/news/rba-housing-bubble-alarm-bells-should-be-ringing-despite-may-price-correction-christopher-joye">Christopher Joye described last week</a>, “an air pocket” rather than a “descent”.
Regardless, it is always best to take a long-term view when it comes to property – sale volumes; supply lines; prices and rents all “sawtooth” within the wider property cycle.
Think of a circular saw.
An annual review of price growth is adequate. You will drive yourself around the bend looking at more frequent fluctuations.
Visit Michael's <a href="https://www.matusik.com.au/" target="_blank">website</a>, read <a href="https://www.matusikmissive.com.au/" target="_blank" rel="nofollow">his blog</a>, follow him on <a href="https://www.facebook.com/ThinkMatusik?fref=ts" target="_blank" rel="nofollow">Facebook</a> and <a href="https://www.twitter.com/michaelmatusik" target="_blank" rel="nofollow">Twitter</a>, or connect via <a href="https://www.linkedin.com/in/michaelmatusik" rel="nofollow">LinkedIn</a>.
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michaelmatusik-49YzLvdmNv

How seasonal are dwelling prices?

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Over the past two weeks, Property Observer has featured the twin cities of <a href="/expert-insights/buying/suburb-spotlight-albury-market-is-steady-and-strong">Albury</a> and <a href="/expert-insights/buying/suburb-spotlight-will-wodongas-big-spend-pay-off">Wodonga</a> separately. It’s now time to make the two cities share the spotlight, as we compare their property markets.
The local governments of Albury and Wodonga would have you believe that the two cities – one in New South Wales, the other in Victoria, are worlds apart. But with only the Murray River between them, how different can the two markets be?
The major differences between the two cities are a result of their respective governments. With Albury in New South Wales, buyers and sellers in that city have to contend with the state’s stamp duties and land tax rates. The same goes for Wodonga on the other side of the border. But despite Albury’s New South Welsh affiliations, the city is closer to Melbourne than it is Sydney.
ALBURY-WODONGA: THE KEY FIGURES
<ul>
<li>Total population: 82,083 </li>
<li>Total dwellings: 35,831 </li>
<li>Median weekly household income: $1,039 </li>
<li>Median monthly mortgage repayment: $1,452</li>
</ul>
Source: ABS 2011
Council plans may also have an impact, according to founder of Destiny Financial Solutions, television host and Property Observer columnist, Margaret Lomas.
“Wodonga has a sustained and fairly lengthy land release timetable, and to my knowledge, Wodonga seems to have more land available for land release than Albury,” she says.
However, Lomas doesn’t think land release timetables will necessarily make a  difference to investors.
“I don’t think that will ultimately affect land values,” says Lomas. “In reality, you’re not disadvantaged by living in one over the other.”
Albury’s close proximity to Wodonga (or the other way around) means that if one town benefits, so does another.
“I know the councils want to uncouple them, but you can’t really,” she says. “If you live in one or the other, you don’t miss out. The residences get to enjoy the benefits of both towns.
“I think they’re pretty much exposed to almost exactly the same growth drivers.”
As for that growth, Lomas says that it’s likely to be slow and steady for both towns, thanks to improvements from their local governments.
“I think we’ll see sustained growth in both of them. Both local governments are providing far better services to their residents, and are focussed in creating a better lifestyle for their residents,” says Lomas. She cites Wodonga’s town centre developments, the first of their kind in the town, as a move by local government to improve services. Other big spending items in Wodonga include a new saleyard at North Barnawartha and the now completed Logic industrial site.
But despite big spending agendas, Lomas doesn’t believe that we’ll necessarily see rapid growth from the two cities. She echoes the sentiment from Albury real estate agent Peter Drummond of Drummond Real Estate, who told Property Observer late last year that he believed the city’s market was “steady and strong.”
“They both have room for growth,” she says. “But a boom? I don’t think so. And I don’t think we ever see that in any country areas. But over time we could see some excellent returns in a sustained fashion.”
Photo courtesy of Wikimedia. 
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jrichardson-uRX5hFdKfN

Suburb spotlight: Albury-Wodonga, how do the markets compare across the Murray?

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With the first five months of 2014 almost complete, it is worth noting that a large number of auction records have been broken in the Melbourne.
<ul>
<li>Highest volume of auctions ever</li>
</ul>
Taking into account the expected auctions this week there have been around 16,236 auctions already held this year which is 30% more than the previous high in 2010.
<ul>
<li>Most 1,000 plus weeks ever</li>
</ul>
Once the planned auctions scheduled for this week are held, there will have been 10 weeks in the year when the volume has exceeded 1,000. This is more than three times the record of three weeks in 2010.
<ul>
<li>Most consecutive weeks over 1,000</li>
</ul>
Never before has Melbourne seen two or even three consecutive weeks with over 1,000 auctions before June.
<ul>
<li>Single week record for auctions prior to June</li>
</ul>
Melbourne has broken the 1,294 auction recorded three times this year including the peak of 1,530 in the week ending on 13 April.
<ul>
<li>Most homes sold by auction prior to June</li>
</ul>
Even if there are no homes sold at auction this week, the number sold by auction will have been reached a record high. The previous record of 9,758 from 2010 will probably be exceeded by around 1,000.
These records are impressive as they show a healthy market but they don’t mean that it has been just a sellers market. Around one third of homes offered at auction have been passed in as the vendors expectations have not been matched by the market on the day.
Photo courtesy of Beau Giles/Flickr/<a href="https://creativecommons.org/licenses/by/2.0/" target="_blank">Creative Commons</a>.
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rlarocca-zWhvjay44N

Melbourne auction market setting records

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Affordability
While on the face of it the level of housing affordability is what causes our housing markets to ebb and flow, it's as likely to be the unemployment rate and the availability or otherwise of credit in Australia which drives property market movements.
The unemployment rate currently sits at a historically low level at under 6%, but has been rising moderately through 2013.
<img src="https://1.bp.blogspot.com/-5KyrRjfn_4U/U3_NKChJnmI/AAAAAAAANYE/O2N0OR0t0Tk/s1600/1ue.jpg">
The issue of affordability is an ongoing one, and being an emotive issue, sometimes the dynamics of how housing markets actually work in practice are overlooked.
The great paradox of today's rising asset prices is that the prevailing low interest rate environment has improved affordability considerably for existing home owners, but made life correspondingly worse for first time buyers as entry prices to the market rise.
Older clients often come to me expressing surprise at the level of their surplus income, the driver of which has clearly been the structural shift to low inflation and lower interest rates over the past 25 years.
<img src="https://4.bp.blogspot.com/-a74WkKkfsuw/U3_LQuBMZFI/AAAAAAAANX4/gPOx71PU4u0/s1600/OCR.jpg">
Multiples of income
The way in which housing markets from different countries are compared to each other is most often by taking the median price of a house and dividing it by an average measure of household incomes to produce a multiple.
Looking at how long it would take to pay off an average house with an average income is a handy shortcut measure of housing affordability and a very easy means of comparison, but this isn't how housing markets work in reality since it flatly ignores the role of interest rates and the differing financial situations and stages of life that buyers of property are in.
This widely favoured methodology fails to consider mortgage repayments - a housing market where prices are a low multiple of incomes yet has mortgage rates approaching 20% may still not necessarily be an affordable market.In other words, the multiple of incomes method works on the presumption that everyone is a first home buyer with a 80-100% loan.
In the real world, our housing markets work very differently.
There are essentially four different types of buyer, and issues of affordability affect each of them differently.
<ol>
<li>
No finance The percentages fluctuate each year and by state, but between a quarter and a third of properties tend to be bought with no financing. How so? Well, there are some lucky so-and-sos whose parents buy their homes for them, but most often this happens due to the sale of an existing home. Empty-nesters and down-sizers form part of this phenomenon. Other older buyers who are mortgage free opt to move to a similarly-sized home and thus require no debt financing. By the end of 2013, the total of all Australian household debt reached a record $1.84 trillion as the population expands. Yet even the sum total of all forms of household debt is comfortably dwarfed by the value of housing assets as estimated by the Australian Bureau of Statistics (click chart): <img src="https://2.bp.blogspot.com/-on_IH1jsph4/U3_HkgaAYNI/AAAAAAAANXs/D-CJ95PWWuQ/s1600/1HD.jpg"><a href="https://2.bp.blogspot.com/-on_IH1jsph4/U3_HkgaAYNI/AAAAAAAANXs/D-CJ95PWWuQ/s1600/1HD.jpg"> </a>Cash buyers are affected little by rising interest rates and often they remain unaffected by the base value of housing, since the asset which they are selling may rise in tandem with the asset they opt to buy. 
</li>
<li>
Investors As our capital city housing markets mature and the population expands largely by immigration, it is expected that the number of properties owned by investors will also increase. In cities such as Sydney around half of loans presently written are investment loans, but Australia-wide one of the gauges over time of how much property is bought by investors is the rate of home ownership, which also seems likely to slide in the decades ahead. Since some investors choose to own multiple properties, investors tend to comprise around a quarter of buyers. Affordability is not really an issue for most investors in the low interest rate environment, since rental income pays the bulk (if not all) of the mortgage and there are tax deductions available for on-paper losses. Investors instead elect to buy at times when rental yields are acceptable as compared to other available investments and in regions where they expect to see capital growth. Most property investors are looking for locations where the population is expected to grow over time and therefore they are very heavily focused on capital cities and larger regional cities. 
</li>
<li>
Existing mortgagors Again, the percentages fluctuate each year and by state, but around a third of the market of property buyers are existing mortgagors who have equity in their home. So the issue for these buyers of affordability is largely governed by interest rates and the price gap between the property they own and the one which they want to own. Note therefore, that housing affordability for these buyers is correspondingly unrelated to the base value of their existing property, and is instead much driven by their own aspirations. 
</li>
<li>
First home buyers The remaining 10% or so of property buyers are first homebuyers, which is the one sector of the market for whom repayments versus household income is a genuinely worthwhile measure. For this sector of the market the challenges to be overcome include the deposit gap and whether mortgage repayments can be well covered in the event of future interest rate hikes. The first homebuyer demographic which has access to a deposit and mortgage finance is driven by another equation: the cost of renting versus the expected mortgage repayments if a home is purchased.
</li>
</ol>
This article continues on the next page. Please click below. 
<hr class="system-pagebreak">
Granularity
The above dynamics help to explain why US forecasters who predicted an Australian property crash have not to date seen their expected outcome.
A multiple of income measure is one measure of housing affordability, but in itself doesn't guarantee a price correction where a strongly rising demand is exceeding supply
This is particularly so where most of the population remains employed.
The above dynamics show that perhaps around 90% of buyers are not impacted by affordability in the manner which commentators frequently imply.
This is where the point on granularity comes in.
House prices in London have been able to run up to outrageous levels and by another 20% or so in the past year alone since there is a woefully low level of ongoing dwelling construction but demand is rising.
Yet in the north-east of England, more than 50% of first homebuyers who bought homes in 2007 remain in negative equity even seven years on.
The difference in outcomes is due to the respective supply/demand imbalances.
While it's certainly useful to compare price to income multiples to a point, it would be unwise to expect all markets to behave in the same manner in this regard.
In the case of parts of New South Wales, there exists a genuine challenge for the rising demand of the coming decades to met by quality supply.
Here is how things stand in Sydney's inner suburbs at the moment, which is to say, verging on crisis levels.
<a href="https://3.bp.blogspot.com/-DtNKs4qIo7M/U3_Qo-ArpKI/AAAAAAAANYQ/3IHTCOw7Ivk/s1600/1REINSW.jpg" style="line-height: 1.3em;"><img src="https://3.bp.blogspot.com/-DtNKs4qIo7M/U3_Qo-ArpKI/AAAAAAAANYQ/3IHTCOw7Ivk/s1600/1REINSW.jpg"></a>
Clearly certain regional markets do not face anything like the same issues, especially as population growth in New South Wales is tracking below the national average in almost every regional town as I considered <a href="https://petewargent.blogspot.com.au/2014/04/the-sea-change-is-well-and-truly-buried" target="_blank">here</a>.
Since we don't face the same demographic challenges in Australia as some other European countries where dependency rates have increased alarmingly, far more important will be how our economy progresses and the extent to which credit markets remain liquid and mortgage financing remains so widely available.
Further, while most of the value in housing market is equity rather than debt, and while a third of property is owned debt free (and a growing percentage by investors) those who are hurt financially by softer periods in the housing markets are likely to be those who are forced sellers such as the longer-term unemployed, those who have to relocate for employment, divorcees and deceased estates.
Other potential vendors have the luxury to 'wait out' softer periods in the market and as such are less likely to experience an adverse outcome.
Warning - the popular media is late to the party and <a href="https://news.domain.com.au/domain/neighbourhoods/erskineville-becomes-a-hot-property-20140519-zrhqa" target="_blank">tipping Erskineville</a> as a hot suburb, which means that you've long missed the time to buy.
As we said here previously, the time to buy in Erskineville was 2007/8 when it was still seen to be a less attractive proposition - and as we anticipated, apartment prices in the suburb have risen by 56% in the last five years.
It's time to look elsewhere.
Sources: I've leaned heavily here on the ideas of John Lindemann and his work in the Mastering the Australian Housing Market (Wrightbooks, Queensland, 2011).
You can visit <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) or Pete's <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blog</a>.
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is out now.
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pwargent-M4siyDbqQY

The property market dynamics influencing affordability

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Here are the grants currently accessible by first time buyers, as per information available from the respective Office of State Revenues and Treasuries.
Please note that eligibility factors may influence the amounts available in each state. You can check out the <a href="/expert-insights/buying/the-national-guide-to-first-home-buyer-grants">national guide to first home buyer grants</a> to see a more detailed rundown of what's available across Australia for first home buyers.
$10,000
<ul>
<li>Victoria</li>
</ul>
For new properties a grant of $10,000 is available.
There is no grant for buying established properties.
<ul>
<li>Western Australia</li>
</ul>
A grant is available for first time buyers of $10,000 for those purchasing or building a new home. 
Those looking to buy established may be able to net a $3,000 grant.
 
$12,500
<ul>
<li>Australian Capital Territory</li>
</ul>
First home buyers in the ACT purchasing a "new" or "substantially renovated" property can net themselves $12,500. 
There is no grant for buying established properties.
 
$15,000
<ul>
<li>South Australia</li>
</ul>
For those buying a new home, since 1 January 2014 $15,000 is achievable.
For those purchasing established homes, currently $5,000 is attainable - dropping to $0 from 1 July.
<ul>
<li>New South Wales</li>
</ul>
First home buyers in New South Wales can currently net a $15,000 grant - however this will be reduced to $10,000 as of 1 January 2016.
This grant is only available to those who buy a new home or build their home.
<ul>
<li>Queensland</li>
</ul>
W hen purchasing new, Queensland first time buyers can receive $15,000. 
There is no grant for buying established properties.
 
$26,000
<ul>
<li>Northern Territory</li>
</ul>
From 13 May 2014 to 31 December 2014, a new home is applicable for a $26,000 grant.
An established property in an urban area will be provided $12,000 and elsewhere $25,000. 
 
$30,000
<ul>
<li>Tasmania</li>
</ul>
Currently, established and new properties can receive a $7,000 benefit for first time buyers.
For new properties, the First Home Builder Boost has increased since 7 November 2013 from $8,000 to $23,000, and applies until 31 December 2014. Those eligible for this would also be eligible for the $7,000 FHOG, bringing their total payment to $30,000.
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Which state has the highest first home owner grant?

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The Block Vaucluse 2010 contestants Erin and Jake Michael have sold their Coogee apartment pre-auction for $668,500.
They are moving on following the birth of their son, Jagger last September. The couple married in September 2010.
Their two-bedroom Nathan Street apartment cost $406,000 in 2008.
They then spent around $100,000 on renovations for the 59 square metre apartment.
LJ Hooker Double Bay agent Sean Poche had been telling inspectors of <a href="https://doublebay.ljhooker.com.au/MB1F93" target="_blank">8/3 Nathan Street</a> more than $600,000. 
Erin is a <a href="https://webcache.googleusercontent.com/search?q=cache:x8FKPN_ZZwIJ:https://www.facebook.com/erinmichaelstyling+&amp;cd=1&amp;hl=en&amp;ct=clnk&amp;gl=au" target="_blank">freelance interior and food stylist</a>, working briefly for Real Living Magazine, and remains an accredited sports dietitian.
Contestants are now being sought for <a href="https://theblock2015.castasugar.com" target="_blank">another series of The Block </a>to be aired in 2015 after the Prahran office block conversion series, which will go to air later this year.
The location is yet to be confirmed.
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Post-Prahran 2015 Block contestants sought as Erin and Jake from the Block 2010 sell Coogee apartment

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Avondale Hall, marketed as one of Armadale's most beautiful homes, fetched $4.9 million at weekend Jellis Craig auction.
T<a href="https://www.jelliscraigbm.com.au/property/ARMADALE-15-Avondale-Road/7038611/#.U4HiIFxK7u0" target="_blank">he 1911 classic Queen Anne Revival home</a> comes with a combination of elegant and contemporary finishes.
There are five upstairs bedrooms.
The 800 square metre Avondale Road holding last traded at around $1.5 million in 1998.
<a href="/developments/armadale-vic-3143">Armadale</a>'s median house price sits at $1,627,500, according to RP Data, down on the $1,755,000 peaks in 2011.
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Armadale's 1911 Avondale Hall sells at $4.9 million

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Brunswick East’s formerly derelict, heritage listed, Tip Top bakery site is seeing settlement on properties as a $215 million rejuvenation nears completion.
The site, acquired by Little Projects in 2009, is separated out into six buildings, all with bakery-appropriate names: Stables, Seeds, Silo, Rye, Grain and Malt; Rothelowman are the architects behind the design.
Rothelowman have been active across Melbourne recently, shaping South Yarra boutique development <a href="/news/vic/rothe-lowman-designed-lex-crowns-south-yarras-alexandra-avenue">Lex</a>, 29-apartment <a href="/expert-insights/buying/rothelowman-designed-mosaica-apartments-to-launch-in-melbourne">Maribyrnong development Mosaica</a>, the <a href="/expert-insights/buying/jazzed-up-residential-tower-strikes-key-with-melburnians">"piano" facade La Trobe Tower</a> that is set for 2016 completion and <a href="/expert-insights/buying/construction-on-rothelowman-designed-aqueous-kicks-off">Port Melbourne's Aqueous</a> that has an appropriately bubble-themed building.
Heritage elements have been retained for the <a href="https://livebrunswickeast.com.au/" target="_blank">Tip Top site</a>, including the art deco stables and brick façade.
The 1.2 hectare site is now a lifestyle precinct, including a childcare centre with 92 places in the Seeds building, that includes a specially designed rooftop outdoor space.
The base of the Seeds building will also house a new café and an office at its base, and there is a base site available in the Stables building for either a retailer or office.
Many of the buildings include large entertainer’s balconies and city views, while each has a separate street address and private access to their properties. The internal laneways were designed by Urbis.
Little Projects managing director Michael Fox said that the site is located between Edward and Weston Street and had been dormant for close to a decade.
“We have always seen Brunswick East as an up-and-coming suburb and we have now unlocked this potential through this project with settlements already underway. This is an exciting step forward for Melbourne’s North,” said Fox.
“We’re creating a community, so we consider the flow-on impact on the surrounding streets and wanted to create a precinct that adds value to the neighbourhood and that people want to be part of,” he said.
Settlements of the apartments commenced in April, with a few two-bedroom apartments remaining and some commercial leasing opportunities.
Two-bedroom apartments in Silo were selling for $539,000 plus.
Property Observer previously reported that <a href="/expert-insights/buying/a-not-so-little-project-for-brunswick-easts-tip-top-bakery-site">some of the apartments were being offered for rent</a>, with one-bedroom from $300 per week and two-bedroom from $420 per week, with a move-in from May.
The median price for <a href="/news">Brunswick East</a> units is $475,000, commanding a median advertised weekly rental price of $395, according to RP Data.
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Brunswick East's $215 million Tip Top bakery redevelopment sees settlements take place

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Melbourne had a solid year in real estate in 2013, its best since 2009/10, but it was well short of the “boom” claimed by some.
This has continued in the early part of 2014. Three different research sources, including the Australian Bureau of Statistics, broadly agree that the housing market has risen 10% or 11% in the past 12 months (although growth in the unit market has been considerably less – up about 5%, according to Australian Property Monitors).
The fundamentals of the Melbourne market – and several key regional markets – are strong and there should be further price growth in selected areas.
However, there are three key events which may influence prospects for price growth – a couple of them negative and one likely to be positive.
The first is the federal budget, which has hit consumer confidence and caused household belt-tightening. Consumer sentiment polls since budget night show a sharp decline in confidence.
The budget also makes severe cuts to funding to Victoria (and other states), particularly in the areas of health and education.
The second key event is the state election, which is scheduled for 29 November. Elections usually cause businesses and households to delay spending decisions.
Although this factor is somewhat overstated by media, the impact this year is likely to be enhanced by the federal budget and its consequences for Victoria’s finances.
<blockquote>
The fundamentals of the Melbourne market – and several key regional markets – are strong and there should be further price growth in selected areas.
</blockquote>
Marketers of real estate in Melbourne like to milk the mythical spring cow for all its worth, aided by a compliant media, but the so-called spring selling season is likely to be undermined by the undercurrent of political campaigning.
Beyond the political factors, the underlying fundamentals suggest growth in Victorian property markets. The latest data from the Australian Bureau of Statistics shows a 10.5% annual rise in loans to home buyers and a 24% annual rise in loans to property investors in Victoria.
And sections of the Melbourne market will benefit from the third key event, the Plan Melbourne document from the state government, particularly as many of the suburbs nominated as “national employment clusters” and as “key activity and job centres” already rate highly on the Hotspotting scale.
They include the municipalities of Brimbank, Dandenong, Wyndham, Whittlesea, Casey and Monash.
Dandenong City, which features in the plan as both an employment cluster and a key activity centre, is typical of areas which are under-rated by property buyers but which have all the credentials needed for solid price growth over time.
The power combination in real estate is affordability plus infrastructure plus jobs. Dandenong is one of several correct answers to that equation.
Others include the Sunshine precinct in Melbourne’s west (Brimbank City), the City of Casey in the south-east and Epping in the north in the municipality of Whittlesea.
You can contact Terry via  <a href="https://mailto:ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank">Twitter</a>.
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