<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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The young NAB dealing desk broker arrested in the alleged ABS insider trading case has been revealed as the investor buyer of one of the four apartments sold in the recent Channel 9 The Block series.
It was the luxury apartment decorated by the runner-up Adelaide twins, Alisa and Lysandra who were reduced to tears when their apartment sold at its 8 April auction for $2.375 million —<a href="https://www.dinglepartners.com.au/index.cfm?pageCall=property&amp;propertyID=2618525" target="_blank"> a massive $616,000 above the reserve of $1.759 million</a>.
<img src="https://cdn.portplus.com.au/742/2649068/20058186_640x.jpg" alt="3/47 O'Grady Street, ALBERT PARK - Rental - Dingle Partners" hspace="" vspace="" width="640" name="thePic">
NAB broker Lukas Kamay, who turned 26 on Anzac Day, has been accused of using insider Australian Bureau of Statistics information to make $7 million-plus by trading in the Australian dollar online over the past 10 months.
He was arrested on Friday after a joint investigation by the Australian Federal Police and the Australian Securities and Investments Commission.
Police allege Kamay, of Melbourne, used confidential ABS statistics to trade online, betting against foreign exchange derivative movements in the Australian dollar after allegedly being in receipt of national economic, retail trade and labour-force statistics before the normal 11.30am release.
After it was alleged Mr Kamay profited between August 2013 and May this year with around $7 million made from the trades, police froze assets including a $500,000 property, a $15,000 car - and $6.5 million in bank accounts.
<a href="https://ow.ly/i/5wuz5/original" target="_blank" style="line-height: 1.3em;">The Sunday Herald Sun have uncovered Kamay's $2,375,000 purchase</a>, which Property Observer believes along with the other sales in the block, has yet to settle.
The three bedroom apartment was marketed for Alisa and Lysandra, the former SA police officers, by the Melbourne CBD agents, Anton Wongtrakun and Rochelle Wilson from Dingle Partners.
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Property Observer gleans it is now likely that settlement of apartment 3 at 47 O'Grady Street will not occur as expected by the production company, Watercress Productions with the 10% deposit likely to be subject to legal proceedings.
The twins were not the overall winners, so it will not affect the final result of the television renovation gameshow, and in all likelihood it will not affect their payout as the outcome of the auction night are likely to be honoured by Watercress and Channel 9. 
There were six or seven competitive bidders on the apartment, according to <a href="/expert-insights/buying/it-was-our-last-throw-of-the-dice-bidding-and-winning-at-the-block-fans-v-faves-auctions">one attending buyers' agent</a>, Frank Valentic who was there for an intending buyer from Horsham. It appeared to be knocked down to another buyers' agent. The exact intended ownership of the apartment has yet to determined, according to News Ltd, as the ASIC and the AFP continue their investigation. It is possible the purchase was made through one of two companies directed by Kamay, L.A. Promotions Pty Ltd or Lukam Pty Ltd which was established in April this year.
There does not yet appear to be any caveat taken, as yet, over the asset by the AFP-led Criminal Assets Confiscation Taskforce, with events only coming to a head yesterday.
Kamay, who appeared briefly in court in Melbourne yesterday afternoon, arranged $500,000 in bail, agreeing to surrender his passport, and live with his parents at their 1000 square metre property in the Melbourne suburb of Eaglemont. He is due back in court on August 24 for a committal mention.
It appears Kamay secured the apartment as an investment property as <a href="https://www.dinglepartners.com.au/index.cfm?pagecall=property&amp;propertyID=2649068" target="_blank">Dingle Partners have it listed with a $2,500 weekly asking price</a>, reflecting a gross 5.4% rental yield. 
It is advertised as available for rent from 26 May, presumably on its intended settlement. 
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<div class="clearBoth">FOR RENT    $2500 per week</div>
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<div class="bedIcon"><img src="https://202.91.7.245/storage/templatedWeb/13_742_new/resources/images/bed.png"></div>
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<div class="bathIcon"><img src="https://202.91.7.245/storage/templatedWeb/13_742_new/resources/images/bath.png"></div>
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<div>FURNISHED HIGH END LOFT APARTMENT WITH A QUINTESSENTIAL MANHATTAN FEEL</div>
<div>3/ 47 O'GRADY STREET ALBERT PARK</div>
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Available 26 May 2014
Bond $15,000
Rent per calendar month $10,863
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The apartment was marketed as a cutting edge transformation over three state-of-the-art floors."The international standard warehouse inspired apartment fuses innovative interior design with bespoke style to create a spectacular inner city abode."
The four apartments were recently installed into a red brick former cinema turned office warehouse that was offloaded <a href="/news"></a>by a company associated with <a href="/expert-insights/investing/the-block-albert-park-warehouse-price-appreciation-in-history">Lloyd Williams</a>, the Melbourne property developer.
<a href="/news/substance-over-style-as-chantelle-and-steve-win-the-block-2014-fans-v-faves">The Block Albert Park results</a> were as follows:
<ol>
<li>Steve and Chantelle, 1/47 O’Grady: $2.47 million ($636,000 above the adjusted reserve)</li>
<li>Alisa and Lysandra, 3/47 O’Grady: $2.375 million ($616,000 above the adjusted reserve)</li>
<li>Kyal and Kara, 2/47 O’Grady: $2.44 million ($567,250 above the adjusted reserve)</li>
<li>Brad and Dale, 4/47 O’Grady: $2.31 million ($507,250 above the adjusted reserve)</li>
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jchancellor-FAypfDUnLy

Alleged ABS insider trader spent $2.3 million on The Block Albert Park purchase - sale now in doubt

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Sydney now has 170 suburbs with a $1 million median house price, according to Australian Property Monitors.
The figure comes from sales data over the six months to March.
<a href="/news/sydneys-million-plus-median-suburbs-pass-the-century-as-michael-slater-cements-avalons-place">In a similar survey</a> covering the six months to September it was 123 suburbs.
There are around 600 suburbs across Sydney.
APM senior economist Dr Andrew Wilson told 2UE that the some of newest entrants were from Sydney's upper north shore.
He said the UNS region was the fifth of eight regions that now sat within the $1 million plus median house price range.
The other regions already with $1 million medians include the city and east, the lower north shore, the northern beaches, and the inner west which was included last year.
There had been growth of 23% over the past year on the upper north shore with middle-market changeover buyers seen as the driving force behind the strong result.
The Ku-ring-gai municipality median sits at $1.3 million after strong growth in the past year.
The new entrants include West Pymble where the house median now sits at $1.07 million with 19% annual growth.
North Turramurra sits at $1.06 million with 13% annual growth.
APM includes the Hills district within the UNS regional count, though Dr Wilson indicated it was the intention of the data group to separate the data at some point in the future.
"These are geographical descriptors we have used for 30 years.
"We are redefining the areas," he said.
"And we are changing the data going back in the house price time series."
Chatswood to Hornsby would be the typical upper north shore reference.
West of Epping could be possibly deemed to be the start of the north-west corridor.
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Sydney now has 170 suburbs with $1 million median house price: APM

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New data has made its way onto the Property Observer chart of the day list - this time a list of the top number of applications in Victoria.
Here are the top areas, according to the Office of State Revenue, Victoria.
 If you're a first home buyer wondering where you can afford - you can see our free suburb data here.
There should be more information coming soon - in the meantime, you can see <a href="/news/vic/where-are-victorian-first-home-buyers-purchasing">how first home buyers differed in their purchasing habits over October to December 201</a>3.
The below data is based on the number of applications for the first home owners' grant.
<img src="/images/2014/05/09/chart-of-the-week-may-9.jpg" alt="">
Source: State Venue Office of Victoria
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Where are new first home buyers purchasing in Victoria?

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Brisbane CBD's new tallest tower, 81-level Meriton Serviced Apartments Brisbane, includes the highest apartment in Brisbane.
The development, at 43 Herschel Street, includes a penthouse collection where the apartments are offered with three-bedrooms, each with own bathroom, and bases the design on a previously successful launch in Sydney.
Meriton Serviced Apartments' national manager Matthew Thomas, said that <a href="https://www.meritonapartments.com.au/brisbane/herschel-street" target="_blank">these top-floor penthouses</a> include imported marble, custom-made carpeting and prestige leather sofas and dining chairs.
They include views of the city skyline and the Brisbane River to the mountains.
The complex also includes a heated indoor swimming pool and spa, private gym and a sauna.
There is a daily housekeeping service to all the apartments, and also a bi-weekly full housekeeping service.
It appears if you were to book for tonight, a 122 square metre penthouse will set you back around $895 per night, with a sleeping capacity of six people. Booking further in advance may net you the penthouse for under $600 a night.
Each room comes with either one king zip bed, or two single beds. One of the bathrooms has a shower and a bath, where the others have showers.
A TV with some Foxtel channels and a Blu-ray player is included, as well as iPod/iPhone docks in each bedroom, individually controlled heating/air-conditioning, an espresso machine with coffee pods and an internal laundry.
“The penthouses are the perfect special occasion, once-in-a-lifetime experience,” said Matthew Thomas.
Local restaurants provide meal delivery straight to the apartment.
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A sneak peek inside Brisbane's highest apartment

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Avon Court, the high profile Hawthorn mansion, sold on Monday off market.
But the initial unconfirmed post-sale price speculation doesn't suggest there has been too much price growth over the four or so past years.
The Shakespeare Grove property was last purchased by Autobarn boss Garry Dumbrell in late 2009 for $20,250,000.
Just where Hawthorn's highpoint price now sits remains a mystery after its latest sale through Paul Pfeiffer and Jeremy Fox of RT Edgar, but the purchase by Chong Qing Du has been advised as higher, possibly hovering around $21 million.
At that price level, the resale would not cover the initial $1.1 million stamp duty outlay.
It was last sold by the former Richmond Football Club president Clinton Casey and his wife, Leslie who had <a href="https://www.realestate.com.au/property-house-vic-hawthorn-106132107" target="_blank">Ross Savas at Kay &amp; Burton</a> hire Jo Silvagni to be the face of its print and video campaign. The photography that accompanies this article are of the house from 2009, with only nominal works undertaken over during the current ownership.
The Age suggests since the 2009 purchase, the home improvements were concentrated on its landscaped gardens and a $250,000 outdoor non-glare 10 foot television installation.
Avon Court had previously traded for $5.7 million in 2003 with a rumoured $9 million or more spent on building two new wings, a cinema, gymnasium, sauna, 10-car garage and replacement tennis court.
This time it was an off market purchase by a Chinese family from Kew.
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Avon Court, Hawthorn $21 million sale intrigue

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The Block Vaucluse 2010 contestants Erin and Jake Michael have listed their Coogee apartment for 26 May auction following the birth of their son, Jagger last September.
Their two-bedroom Nathan Street apartment was bought in late 2008 for $406,000, having previously sold at $385,000 in 2003.
They spent around $100,000 on renovations for the 59 square metre apartment.
LJ Hooker Double Bay agent Sean Poche has been telling inspectees of <a href="https://doublebay.ljhooker.com.au/MB1F93" target="_blank">8/3 Nathan Street</a> that more than $600,000 is the price guidance. 
<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">Erin</a> is a freelance interior and food stylist, briefly for Real Living Magazine, and remains accredited sports dietitian.
Jake Michael married to Erin Berghofer in September 2010.
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Erin and Jake Michael - from The Block 2010 - list Coogee apartment

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The Australian Bureau of Statistics (ABS) released dwelling approvals data for March 2014 earlier this week.  Although the monthly reading recorded a fall, the trend of the data showed that the number of approvals is continuing to rise.
<img class="aligncenter size-full wp-image-3203" src="https://blog.rpdata.com/wp-content/uploads/2014/05/Chart-1.jpg" alt="Chart 1" width="500" height="181">
Total dwelling approvals fell by -3.5% (seasonally adjusted) over the month however, they are still 20.0% higher year-on-year. 
House approvals fell by -0.5% over the month compared to a much larger -7.5% fall in the more volatile unit category. 
Year on year both houses and units have recorded a significant increase, up 19.1% and 21.3% respectively.
<img class="aligncenter size-full wp-image-3204" src="https://blog.rpdata.com/wp-content/uploads/2014/05/Chart-2.jpg" alt="Chart 2" width="500" height="179">
The month-to-month index is inherently volatile; as a result we prefer to look at the rolling annual number of approvals.  Over the 12 months to March 2013, there were 188,153 dwelling approvals nationally.  This was the highest annual number of approvals since the 12 months to January 1995.  Annual house approvals outweighed unit approvals with 104,598 and 83,554 approvals respectively.  House approvals are at their highest level since April 2011 while unit approvals are currently at an all-time high.
With interest rates currently set at low levels, population growth quite high and property values rising, developers are becoming more comfortable in seeking applications for new developments.  Of course this is just the approval stage and it will be interesting to see what proportion of these approvals actually make it to commencement in the near-term.
<img class="aligncenter size-full wp-image-3205" src="https://blog.rpdata.com/wp-content/uploads/2014/05/Chart-3.jpg" alt="Chart 3" width="500" height="181">
Across the individual capital city markets the annual number of approvals is also generally trending higher with record high approvals in some capitals.  Following is the annual number of approvals across the capital cities with the annual change in brackets: Sydney 38,436 approvals (35.7%), 42,231 (2.7%) in Melbourne, 19,566 (43.8%) in Brisbane, 8,264 (36.4%) in Adelaide, 24,375 in Perth (45.1%), 770 (5.8%) in Hobart, 1,637 (-23.7%) in Darwin and 5,157 (27.6%) in Canberra. 
As you can see dwelling approvals are generally trending higher over the past year. 
In fact dwelling approvals over the year were at a record high level in Sydney and Perth. 
In Melbourne dwelling approvals are at their highest level since November 2011, Brisbane approvals are at their highest level since July 2004, in Adelaide approvals are at their highest level since August 2011, Hobart approvals are at their highest level since January 2013, Darwin approvals are trending lower and Canberra approvals are at their highest level since February 2012.
<img class="aligncenter size-full wp-image-3206" src="https://blog.rpdata.com/wp-content/uploads/2014/05/Chart-4.jpg" alt="Chart 4" width="500" height="177">
The other interesting evolution of the market is the ongoing rise in prominence of unit approvals. 
The number of unit approvals is at a record high in both Sydney and Brisbane.  As a proportion of all dwelling approvals, more than 50% of all approvals over the past year have been for units rather than houses in Sydney, Melbourne, Brisbane, Darwin and Canberra.  Sydney has consistently approved more units than houses for the past 20 years and both Darwin and Canberra have approved more units than houses consistently since 2010. 
The rising prominence of unit approvals in Melbourne and Brisbane is a relatively new phenomenon with unit approvals over-taking those of houses in Melbourne from August 2012 and in Brisbane from June 2013.
It is encouraging to see that dwelling approvals are trending higher nationally and across most capital cities. 
This is a desired outcome of low interest rates with the Reserve Bank hoping that a pick-up in dwelling construction can somewhat offset falling mining investment.  New dwelling construction also has a significant multiplier effect throughout the economy creating jobs and encouraging additional retail spending.
The main challenge will be that in many cities we are seeing an unprecedented level of units approved for construction.  Certainly demand for units has risen over recent years however, the pipeline of approvals is at record levels which are not yet tested.  Obviously most developments will need a level of presale to trigger finance to commence construction and it will be interesting to see how many of these unit approvals actually make it to construction phase over the coming months and years.
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Highlights from the March 2014 building approvals data

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There are 643 auctions scheduled this week in Melbourne compared to 807 this weekend last year. This is a 20% reduction and reflects the record seven weekends with over 1,000 auctions already held.
Last weekends clearance rate was the lowest since late December in 2012.
The most popular areas for auctions this weekend are in the inner north where there are 10 in both Pascoe Vale and Preston.
Melbourne is currently returning a below average clearance rate when compared to the market nationally and that should translate into better conditions for buyers over the next few months. The lower clearance rate should also indicate to vendors with an auction in the next month the importance of taking current market conditions into account when setting a selling price.
Conditions eased slightly in the private sale market with time on market for houses stable at 33 days and vendor discounting still stable at -5.6%. The lowest vendor discount on a suburban basis is in Armadale for units at -2.6% followed by houses in Vermont at -2.7% and houses in Bayswater South at -3%.
Key data
<ul>
<li>Clearance rate week ending 4 May: 61.9% 
</li>
<li>Melbourne auctions expected week ending 11 May: 643 
</li>
<li>Melbourne private sales time on market week ending 4 May: 35 days (houses) 
</li>
<li>Melbourne vendor discounting market week ending 4 May: -5.6% (houses) 
</li>
<li>Listings being prepared for market are 7.5% higher in month ending 4 May (seasonally adjusted)</li>
</ul>
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Falling clearance rates translate to better buyer conditions: RP Data's Melbourne auction preview

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Two-tier marketing is a phrase that has been around for many years, and in a nutshell it is a practice that can result in inflated prices, to the disadvantage of the buyer.
Essentially, it means that properties are marketed to different groups at different prices. Usually, this is due to the knowledge of those buying within an area, or the locals, as opposed to those from other areas who are less able to ascertain value. These out of town buyers are, as a result, more likely to pay over the market value.
In 2003, Neil Jenman reported that “the most commonly known two-tier marketing scams are in south-east Queensland. Indeed, 'two-tier marketing' has almost become a synonym for 'Queensland property scam'.”
Two-tier marketing quickly became the buzz conversation that year, with <a href="https://www.abc.net.au/4corners/content/2003/20030421_tall_stories/int_connolly.htm" target="_blank">Four Corners discussing how it could be legislated against</a>.
Stephen McDonell interviewed Chris Connolly from UNSW's Consumer Policy Centre to be told that the growth in the practice had been rapid.
"It's surprising that Queensland - which does have Fair Trading legislation - didn't exercise the powers in that legislation earlier and crack down on such an obvious scam. They seem quite willing to allow two-tier property marketing to take place - especially in south-east Queensland - because of the economic growth which resulted, basically from ripping off people from other states," he was recorded as saying.
At the time, Jenman noted that valuer Iain Herriot came up with the term in the 90s after he noticed that some sales were also starting to be valued at the higher price due to comparisons made with sales that had already been inflated.
Imagine going to see a development in an area you have never heard of. You’re buying a premium product, and you’re told that very little like it has been created before this time. You buy a two-bedroom apartment for $600,000. Later, you find out that a number of other local buyers bought the same property for $480,000. Perhaps you fail to do your due diligence, or you trust an adviser who does not work in your best interest. Either way, you’ve just been scammed into paying more than what it is worth.
It’s only when the property sells that this may become clear.
In fact, in June/July 1999 Iain Herriot took to the pages of Australian Property Investor (API) magazine to discuss the practice he first noted in 1991. He said that when valuations were not stacking up, developers, investment groups and similar took to blaming ‘conservative’ valuers.
Jenman went on to note in 2003 that it was a national epidemic.
“In ten years from now, we are going to look back on this period, see the tens, probably hundreds of thousands of victims who have lost billions of dollars between them and ask one question. How could this happen?”
The Real Estate Institute of Australia has also overtly told real estate agents not to be involved in such selling schemes.
For instance, they include the following points in their guidelines:
<ul>
<li>Real estate agents must not engage in the practice of setting different tiers of pricing, with higher prices being charged to consumers who are, for example, resident outside the particular area of the property or who are otherwise unaware of material facts such that they are prepared to pay prices for the property that are higher than the prices that those who are aware of those facts would be prepared to pay. 
</li>
<li>Real estate agents must not induce potential purchasers of property to believe that the stated price of a property is a fair market value when the price has been inflated by matters irrelevant to the value of the property such as marketing fees, commissions and profits.</li>
</ul>
Clearly, it is not only unethical but illegal to take part in selling in this manner.
Now, 11 years since Jenman posted his blog suggested we would be dealing with a nationwide epidemic, it appears he may be correct.
Terry Ryder has been overt in <a href="/expert-insights/buying/the-inner-melbourne-boom-is-toxic-growth">suggesting that some properties in Melbourne may be subject to two-tier marketing</a>.
However, it is not just interstate buyers being fed inflated prices, but those offshore who are not clear on the costs. With 'out of town' replaced with 'overseas' buyers, who are arguably even less familiar with specific Australian real estate markets and their rights, the debate has started to surged again.
Recently, Property Observer reported that GiFang.com’s Michael Yang<a href="/news/china-based-estate-agencies-selling-australian-properties-through-inflated-two-tiered-pricing-schemes"> believes that China-based estate agencies are selling properties to China-based buyers at inflated prices</a>. It was noted that 10% of those agents are expected to be taking part in two-tier marketing, as Chinese buyers are offered 'exclusive' lots at different prices to those sold locally.
This is currently up for debate. However, two-tier marketing appears ready to hit the limelight again as a topic of discussion.
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What is ‘two-tier marketing’ and why are we hearing more about it?

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Local buyers and foreign buyers appear to be head-to-head in Melbourne’s development market, according to a JLL study, however they believe that locals are at a distinct advantage.
The study looked at buyer profiles of major development sites across Melbourne’s CBD, City Fringe, Docklands and St Kilda Road over the past 12 months. It found that 49% of the 39 properties sold from February 2013 to April 2014 were domestic buyer purchases.
When looking at the dollar value of $1 billion in transactions over the past 12 months, 51% came from domestic buyers, said JLL director, sales and investments, James Kaufman.
“Of the 39 major site sales JLL recorded, CBUS' purchase of 447 Collins Street for $91 million was the only land sale where the developer intended to undertake a commercial development,” he said.
“Generally foreign developers have a strong preference for sites that are offered for sale with the benefit of planning permits. Sites with permits make the assessment process significantly less complicated and remove uncertainty.”
He said that domestic developers have a “much deeper understanding” of the town planning process, providing them the advantage when bidding without a planning permit.
“This is evidenced with the sale of 181 Fitzroy Street, St Kilda (pictured above) and 85 Spring Street, Melbourne. During both campaigns, the marketing attracted interest from foreign buyers, however the planning risk put the local developers in the best position to secure the sites,” he said.
This was purchased by Grocon, with planning approval lodged for a 38-level, $300 million 370-apartment development at 85 Spring Street.
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