<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 Reserve Bank of Australia sold its redundant Kirribilli mansion, Eversley, for a bullish $5.2 million at weekend auction.
Its annual price appreciation during the RBA's 28 year ownership reflected a healthy 7.8% annual growth.
It was among the 670 properties that went to weekend auction with the initial Australian Property Monitors tally at another weekend clearance rate above 80% - of 81.5%.
 It represented the eighth weekend running that APM has recorded above 80% on initial results, although the prior weekend was revised down to 77.9%, which is about its true auction success tally.
With unconfirmed $4.5 million plus price hopes, the opening bid at the Ray White Lower North Shore auction was $4.1 million.
There were just the two reported bidders, who pushed the price of the duplex at 10 Carrabella Street up.
It last sold in April 1986 for $630,000 under Bob Johnston's governorship just before the Sydney market took off in its late 1980s record boom.
No reason for its sale has been given but Property Observer recently noted in recent years <a href="/news/nsw/no-more-landlord-niggles-as-rba-lists-excess-4-million-kirribilli-residential-property">the property has been beset with pesky landlord issues</a> taking up much of the central bank's time.
Issues including leaking taps, pathway descaling, problematic cistern, dangerous tree limb decay, low pressure hot and cold shower water, hazmat requirements, leaking roof tiles, balustrade compliance, damp kitchen ceiling, decaying front garden fencing, the back fence replacement, bathroom grouting issues, possums in the fiddlewood tree, beeping fire alarm on the first floor, and the failing light above the sandstone stairs that meant the steps were dangerous. 
At one point rental abatement was given.
The weekend's highest sale was $5.7 million in Mosman.
APM put Melbourne's initial weekend clearance rate at 73% an its revised prior weekend at 69.8%, indicating that slight softening in the Melbourne market. Its initial result last weekend was 73.9%.
Melbourne's highest weekend sale was $3,125,000 in Canterbury. 
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jchancellor-FAypfDUnLy

RBA sells Kirribilli mansion securing impressive 7.8% annual price growth

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Australian cricketer David Warner secured $1.88 million when his Little Bay home sold at weekend auction.
Initial reports suggested the coastal suburban Sydney house would fetch about $1.9 million.
Two buyers competed for the renovated four-bedroom Jenner Street home.
The 27-year-old opening batsman had purchased the property for $1.75 million in 2012.
The home, with Queenslander-style facade, had a contemporary rear extension with an open-plan living space of its 738 square metre block.
David Warner apparently will be trading up in Sydney's east, but the Sunday Telegraph Phil Rothfield's has recently written the test opener has denied he was looking to buy a property in the $4 million range in Bondi.
Warner and his fiance, Candice Falzon announced they are expecting a child earlier this month.
Warner also has an investment property in Maroubra, which cost $562,000 in late 2009. It is in a 1950s Maroubra Road block of four units.
Its rental performance appears patchy as available at a $620 a week rental in late 2011, by March 2012 it was still available at $560 a week.
It became available again in March 2013 at a $600 a week asking price, seemingly on a six month lease, as it was back briefly available for rent at $600 a week in late 2013.
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Cricketer David Warner sells in Little Bay as family home becomes necessary

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In the latest ABS results it was reported that the total value of housing finance commitments for investment purposes was recorded at $10.3 billion in January 2014.
While the value of investment finance commitments had fallen by -3.3% over the month, it is clear that there has been a very strong ramp-up in investment expenditure on housing over the past 18-24 months with a significant increase in lending to investors. Although this is the case, owner occupier purchases have also ramped up sharply over the same period.
<blockquote>
The proportion of activity by investors in the housing market currently is sitting at its highest levels since late 2003.
</blockquote>
While owner occupier purchases accounted for the greatest proportion of housing finance commitments, there was a distinct rise in investment lending where in January 2014, investment lending accounted for 38.5% of all lending; a drop from 39.6% in December 2013. The proportion of activity by investors in the housing market currently is sitting at its highest levels since late 2003. It’s important to remember that late 2003 was the peak in housing market activity and at that time and shortly afterwards, value growth went flat for a number of years.
<img src="/images/2014/03/24/kusher-march-24-one.gif" alt="">
Why is investment activity so significant in the current market? 
The combined capital city housing market recorded a low point in May 2012. Since that time, values have increased by 13.2%.
Although we’ve seen a broad rise in values, the magnitude of these has varied significantly on a city-by-city basis.
<img src="/images/2014/03/24/kusher-march-24-two.gif" alt="">
Since May 2012, home values in Sydney increased by 18.6%, in Melbourne by 14.4%, in Perth by 12.4% and in Darwin by 8.8%. On the other hand, Adelaide home values are up by 1.0%, Hobart by 2.6%, Canberra by 4.4% higher and Brisbane by 4.9%. Based on this it is clear that value growth has only been particularly strong within a handful of capital cities, albeit the two largest cities, Sydney and Melbourne, have been the primary drivers of capital gains over the current cycle.
Over the same 22 month period since May 2012, rental growth has significantly underperformed home value growth. Across the combined capital cities, rental rates have increased by a total of 4.9% which was significantly less than half the growth in home values. Darwin (11.7%), Perth (8.4%) and Sydney (5.6%) have recorded the strongest increases in rents however, only Darwin has recorded stronger levels of total rental growth than value growth. Every other city has recorded less than 5% growth in rental rates. Across the remaining cities the rental change has been recorded at: Melbourne (3.4%), Brisbane (4.3%), Adelaide (2.5%), and Hobart (0.6%) while Canberra rents are -3.1% lower.
<img src="/images/2014/03/24/kusher-march-24-three.gif" alt="">
With home value growth generally outperforming rental growth, it seems that most of the investment activity in the market is focussed on capital gains rather than rental return.
With investors clearly focussed on capital growth in the market, the potential for failure is when growth slows or falls - what then will happen to the investor segment?
<img src="/images/2014/03/24/kusher-march-24-four.gif" alt="">
There’ll be some investors who won’t be overly concerned as they may have negatively gearing their investment by design. However, some will be left with a low yielding asset coupled with potentially low medium term capital gain prospects as the market moves out of the growth phase.
Potentially a portion of these recent investors will look to exit the residential property asset class if and when value growth slows or falls and move into better performing and more liquid asset classes.
Note: Housing finance data is released by the Australian Bureau of Statistics (ABS) each month and provides valuable insight into residential lending. A key trend recently has been the heightened level of activity by investors. It is important to remember that the data is based on finance commitments by Australian Authorised Deposit-taking Institutions (ADIs). Finance sourced from overseas is not included in the data.
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ckusher-ujnxiKuFQs

Investors continue to focus on property

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GUEST OBSERVATION
Cairns is right on the change of times and fortunes - it is still really unclear exactly what will happen over the next few years. 
I personally believe it will change, but the answer I don't have is just how quickly or to what extent.  The big thing is Aquis and if this goes ahead this will be a game changer for Cairns.  It will not just be restricted to the area immediately surrounding Aquis - Cairns just isn't like that.  
We are still a regional city and Cairns, to us locals, extends down to Gordonvale, up to Palm Cove.  It isn't like the area of Smithfield is booming with business, but Bungalow near the City isn't.  It is too small for that - the whole town either is working or isn't.  
If Aquis is built then the immediate surrounding area will boom, but it won't be like a house there is $800,000 and a similar house in the rest of the city will be $400,000.
<blockquote>
Cairns may not be for everyone - you need to work out if Cairns is the right place for you to invest in.
</blockquote>
The State government seems to be behind the Aquis project, now all we have to do it is get it approved and work to start on it. This is a big step in the right direction. The Foreign Review Investment Board has also given the green light for <a href="https://www.cairnspost.com.au/business/foreign-investment-review-board-gives-fungs-green-light-to-yorkeys-knob-land-buy-for-aquis-mega-resort-and-casino/story-fnjpusdv-1226844517155" target="_blank" style="line-height: 1.3em;">Aquis to purchase the land at Yorkeys Knob</a>.
Without being to dramatic, if Aquis does get the go ahead and work starts this year, we will see a huge movement in the market and very quickly. This could really be the very last chance to get into the property market in Cairns before it takes off.  
To highlight this, I looked at duplex pairs for sale.  Just over two years ago I was lucky to find anything that was listed for over $400,000.  Now there is just one duplex pair that is under $400,000.  The rest have sold - this shows you that the market is on the move. 
The <a href="https://www.cairnspost.com.au/business/full-steam-ahead-for-bunnings-warehouse-in-portsmith-cairns/story-fnjpusdv-1226840282363" target="_blank">building numbers for new houses has increased</a>, but let’s not get too excited.  The numbers are fairly small.  The number of high density developments is minimal, which on one hand is not good for the building industry, it will be a good thing for those of us with investment properties. With no building of any significance for almost seven years now, the vacancy rate is low. As things pick up we will be able to push rents up - it is a simple case of supply and demand. 
Cairns may not be for everyone - you need to work out if Cairns is the right place for you to invest in.
LINDA TUCK is director of <a href="https://www.plrealty.com.au/index" target="_blank">Cairns Property Ladder Realty</a>, an independent real estate agency in specialising in property management, investment and sales expertise in the tropical Cairns region.  
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ltuck-LoPRMkTfus

Is the Cairns market on the cusp of take-off?

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A new Brunswick East development has revitalised the former heritage Tip Top bakery site, purchased by Little Projects in 2009, into boutique homes and shops.
<a href="https://livebrunswickeast.com.au/" target="_blank" style="line-height: 1.3em;">The $113 project for the site</a>, which is located between Edward and Weston Streets, had been unused for close to 10 years prior to purchase.
Little Projects’ managing director Michael Fox looked to bring an urban style to the area.
“We have always seen Brunswick East as an up-and-coming suburb and we have now unlocked this potential through this project with settlements set to commence from April this year. This is an exciting step forward for Melbourne’s North,” Fox said.
Using the theme of the original 1.2 hectare bakery site, he has called the six smaller buildings Stables, Seeds, Silo, Rye, Grain and Malt.
The Rothelowman designed buildings each have a unique aspect, some with entertainer’s balconies and city views. Similarly, they also have separate street addresses for discreet access. Urbis designed the internal laneways.
The Learning Sanctuary is housed on the site, a 92-place childcare centre within the Seeds building. It also includes a rooftop outdoor space.
A café and office will also be within the Seeds building, while a commercial space for a retailer or office is at the bottom of the Stables building.
“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,” Fox said.
Elements of the former brick façade and Art Deco stables have been retained as part of the site’s heritage.
The apartments remaining in the complex are two-bedroom offerings, with the first of the apartments to settle in April. They come in two floor plans, The Sanctuary and The Entertainer.
Some of the apartments are being offered for rent, with one-bedroom from $300 per week and two-bedroom from $420 per week, with a move-in from May.
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">INVESTOR SHOWCASE</a>. 
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jduke-EHk3XBmHkn

A not-so Little Project for Brunswick East's Tip Top bakery site

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Auction volumes remain strong this week with 1,076 expected in Melbourne and 1,154 across Victoria. This is the first time there has been consecutive weekends with over 1,000 auctions in March.
The healthy demand that is present in the auction market is also apparent in the private sales market.
Days on market for houses in Melbourne dropped again this week to 37 from 42 last week. This is consistent with last year’s trend which saw days on market contract from the mid 40’s to 39 in December.
Vendor discounting also dropped again to -5.5% last week. Time on market and vendor discounting metrics are important as they provide a measure of demand in the private sale market.
Buyers will find increased choice over the next few weeks as the listings being prepared for sale were 10% higher in seasonally adjusted terms compared to last year. As this is common to both private and auction property market segments, it will provide a greater test for the market than a weekend of 1,000 auctions.
The highest volume of auctions is in Reservoir where 26 are listed, followed by 23 in Brighton and 20 in Richmond.
Key data 
<ul>
<li>Clearance rate week ending 16 March: 67%</li>
<li>Melbourne auctions expected week ending 23 March: 1,076</li>
<li>Melbourne private sales time on market week ending 16 March: 37 days (houses)</li>
<li>Melbourne vendor discounting market week ending 16 March: -5.5% (houses)</li>
<li>Listings being prepared for market are 10% higher in month ending 16 March</li>
</ul>
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rlarocca-zWhvjay44N

First time ever for three consecutive 1,000 plus auction weekends: RP Data's Melbourne weekend auction preview

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Hi Margaret,
My husband and I brought a property in Emerald, Queensland in 2008 and resided there while he was working in the town as a paramedic. After we moved on we decided to rent the property out. We understand that with the economic downturn, we have been patiently waiting for things to improve but we're beginning to wonder if and when they ever will. 
It's frustrating to hear comments that property owners are seeing great capital returns while we are just treading water. I regularly log on to CQ News to see what is happening in Emerald and it all seems very negative. I have met people who still have family over there and they're saying a lot of projects are still going ahead. My question is do we still hang in there or cut our losses? I know Emerald has not been picked as a hotspot in the past for nothing. 
Regards,
Yvette
Margaret's answer on the next page. Please click below. 
<hr class="system-pagebreak">
Hi Yvette,
One of the inherent dangers of following ‘hotspot’ recommendations (even those I make myself) is that these recommendations can only be based on the available data at the time.  No one has a crystal ball and when we use such data to suggest hotspots we are doing so using the data available at the time.
One of the things I have always tried to do is to suggest a risk rating alongside any hotspot recommendation.  This is because certain types of areas have greater downside risks than others should the hotspot not turn out to be a hotspot at all.
For example, a hotspot which is in a residential area, say a suburb of a capital city, with a diversity of employment, lowering unemployment rates, rising population and improving median household income is one which will either boom soon, rise nicely over the longer term or not fulfil boom expectations, but rather experience the average kind of growth we would expect from a stable market. A buy in such an area carries little risk as you either get a great return, or an OK one.  Investors with lower appetites for risk and a need to preserve capital can buy in these areas confidently knowing that the downside risk is small.
At the opposite end of this scale is a hotspot in a single industry town, such as a mining town.  It will fulfil boom expectations as long as the economy does not turn or an outside influence does not conspire to damage its potential.  As the chance for this is fairly high, only investors who can face losses and who have a big appetite for risk should buy in such areas.
At present, the future of Emerald is impossible to predict.  This is because it is an area which suffers extreme impact from economic circumstances and, as confident as we all feel right now, these remain at high risk of a second downturn.  The information you are reading now about the area is current now, but could equally change as soon as the economy changes and become positive again.
For you, you must consider your entire financial circumstances and ask yourself whether you can withstand the downside risk – will short or medium term values losses impact on your ability to leverage into more property (do you have enough equity to see you through any potential value losses?) and do you have the personal cash flows required to support this property if there is a significant fall in rental returns?  If not, then selling now might be the best choice – although if you do sell, you cannot later look back and bemoan any growth you subsequently missed.  You must instead realise you made the decision that was right for you at the time.  Considering all of these things is something that the person helping you to buy this property (if any) should have done with you in the first place.
If you think you can withstand any storms, Emerald, like all mining towns, is likely to see good times ahead again, although I cannot predict when, so there’s no way of knowing how long this present situation will impact you. Perhaps buy more property in more stable areas so that you don’t watch and focus on Emerald and continue to keep your finger on the pulse of all mining markets.
Regards,
Margaret 
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mlomas-KC9MUPZ6Ca

My hotspot investment is treading water: Should I hang in there or cut my losses?

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Angophora House, the recently completed Avalon house designed by Richard Leplastrier, has been sold for $1.6 million. It had been listed by Andew Campbell, the builder who has worked on a number of Leplastrier's designs.
It was marketed by the agency, <a href="https://www.modernhouse.co" target="_blank">Modern House Estate Agents</a>, as "a piece of fine cabinetry for humans".
<img src="/images/2014/03/20/avalon-march-20-one.jpg" alt="">
The Bellevue Avenue house was set on the edge of the extended grove of Angophoras.
The house had six pavilions on an 808-square-metre site with views towards Bangally Headland.
<img src="/images/2014/03/20/avalon-march-20-two.jpg" alt="">
The four bedroom, two bathroom house with 139 square metres of internal space had been worked on full-time for three years and three months until its completion in February 2013.
The design actually stems back to 2003.
<img src="/images/2014/03/20/avalon-march-20-five.jpg" alt="">
Some six months was spent in the ground with the help of master builder John Simpson with the timber, being recycled Jarrah coming from the Freemantle Wool Store, comprising some nine carriage loads delivered by Andrew Brodie of Australian Architectural Hardwoods, Kempsey.
RP Data gives the median house price as $2.32 million.
<div id="property-notes">
<img src="/images/2014/03/20/avalon-march-20-four.jpg" alt="">
Images courtesy of Michael Nicholson Photography
</div>
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Bespoke Angophora House, Avalon, designed by Richard Leplastrier fetches $1.6 million

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At Property Observer, there are a number of questions from investors that we get time and time again. We've compiled a list of our eight most common queries.
Do I need a buyer’s agent?
A buyer's agent is a licensed professional who can cover the entirety or just a single stage of the buying process for you – from searching for properties, assessing its value and negotiating the purchase for you. A good buyer’s agent will ensure you don’t spend too much on a property, and can handle the hazards of auction bidding on your behalf.
The best buyer's agents can save you time and money, and will have specialised knowledge and resources (like databases and contacts) that you won’t have access to as a buyer.
There are many arguments for and against using a buyer's agent, but what it really comes down to, as with any part of investment, is cost versus benefit.
According to the <a href="https://rebaa.com.au/" target="_blank">Real Estate Buyers Agents Association of Australia</a>, a buyer's agent should cost you roughly 1.5-3% (plus GST) of the property in question’s purchase price (similar to what a seller's agent will charge). “Negotiation only” buyer's agent services are typically around 1% of purchase price plus GST, and for if you want to hire a buyer's agent just to represent you at an auction, you should be looking at a fee of $500-$1000 for each auction they attend, with a potential 0.25-0.5% of purchase price fee added on.
If you aren’t confident with negotiating auctions or aren’t as familiar with the buying process as you’d like to be, a buyer's agent can bring a lot of value to your transaction.
What proportion of my income should be taken up by mortgage repayments?
This is a question that comes up a lot and really depends on your individual budget constraints. For example, the more frugal among us may have the capacity to have a greater proportion of their income taken up by mortgage repayments, while still maintaining a decent amount of savings. Others may have ongoing costs like children, chronic illness or travel, which will reduce their ability to contribute so much to their property.
As a rough guide, housing affordability stress is generally defined as spending more than 30% of one’s income on housing payments, so you want to stay well under that threshold, especially if you are a low income earner. Most mortgage providers have calculators for potential mortgage payments – here’s one from <a href="https://www.commbank.com.au/personal/home-loans/loan-calculator" target="_blank">the Commonwealth Bank.</a>
A good budgeting exercise that will help you determine whether you can afford mortgage repayments is to have your expected mortgage repayments deducted into a savings account for a year. It will help you gauge what is manageable for you, and by the end of the year, you might have enough to put down on a deposit.
How do I pick the best capital growth areas?
This is a very contentious question, with no simple answer. Property Observer contributor <a href="https://www.propertyobserver.com.au/terry-ryder" target="_blank">Terry Ryder</a> specialises in identifying capital growth “hotspots” around the country, and many others have devoted their careers to doing the same. Decent transport amenities, sustainable economic development, and nearby employment hubs are all good signs.
However, all the experts agree: keep your eyes on the data. Rental yield movement is important to keep an eye on, as is an area’s median sales price trend – but remember, context is everything. The metric should only be applied as a rough guide, and only if you’re looking at a “median” house in that area.
When should I sell?
Again, there is no simple answer to this question – though if there were one, it would be “before everyone else.” In the best case scenario, you want to take advantage of rising demand in your area before the other home owners get the same idea and start pushing up supply, which will bring prices back down.
Charles Tarbey, the owner and managing director of Century21 Australasia, says that sellers need to be keeping an eye out for the signs of buyer interest well before they are intending to sell to avoid competition.
“If you’re thinking of selling, there’s a time to launch. And that time to launch is not when you’re hearing the talk out there about the markets going well.
“If there are lots of “For Sale” signs up, you’ve got competition. When you open up the newspapers or go and see the same properties in there, week after week after week being advertised, it’s another indication that you’re going to have a lot of competition.
“So why would you then launch your property into a market place where when there’s all this competition out there? You’re going to have to negotiate downwards.”
What make better investment properties, units or houses?
Again, a contentious question. The answer will depend on whether you’re looking for cash flow in the form of rental yields, or capital growth. If you’re purchasing a unit, bear in mind body corporate fees, potential difficulties in renovating your property, and your state’s strata laws.
For those who are thinking of purchasing a house, you again will have to consider development restrictions such as heritage overlays. There may also be additional costs to tending to the home’s exterior and garden.
When considering the numbers before purchasing your property, make sure you’re looking at the relevant data – that means median house prices or yields if you’re looking at a house, or unit prices or yields if you’re considering a unit. Within a single suburb, these figures will vary greatly.
And remember – don’t confuse what you want and what makes a good investment. A dwelling type that you wouldn’t prefer to live in may make a great investment.
How much should I spend on renovations?
The cost of your renovations should be weighed up against how much profit you think your property will make at sale. Some commentators recommend spending 5-10% of your property’s current value on a renovation, but where you distribute this cost will make the real difference. In general, most agree that kitchens and bathroom renovations will contribute the most additional value when renovating your home.
Try talking to agents in your area to look at similar properties in your area which have modernised interiors or comparable renovations before you start any works – this will give you an idea of the value potential of your renovations.
Also, don’t forget that labour and materials aren’t your only costs. If you’re planning to undertake significant renovations, you may need to find temporary accommodation for you and your family – something that can cost a decent pile of cash.
Factor in all the costs and undertake a profitability study on your home before you even think about picking up your tools.
What sorts of properties make the best investments? 
For capital growth, Tarbey says that investors should look at the top of the first home buyers’ market, or the bottom of the second home buyers’ market.
“The most important thing about buying real estate is picking the mark that you want to go. And for me that mark has always been at the top end of the first home buyer's range or at the bottom end of the second home buyer’s range,” says Tarbey.
“In other words, you’re putting yourself at a category that is not actually at the bottom where it’s less than desirable to everybody, and it’s not at the top of the second where some people can’t afford.
“At the top of the second home buyer [market], you’ve obviously got better homes with better facilities. And obviously those facilities are not often good when you’re renting the properties out. For example, swimming pools et cetera become a burden to a landlord, rather than an advantage, because they have to be maintained. In normal tenancy terms, generally, those features won’t be maintained to the same level that an owner might.
“In the middle of that price range, you’ve got two levels of people that might be interested in buying the property should you wish to sell it. So you’ve not priced yourself in a category where you’ve probably got the highest amount of buyers that you’ll ever get.”
Should I sell at auction or private sale? 
According to investment writer <a href="/expert-insights/buying/choosing-a-method-of-sale-auction-vs-private-treaty">Karin Derkley</a>, there are a number of factors that should influence a vendor’s method of sale. These include:
The norm in your suburb: go for what is the most common method of sale for your area
Whether the property has unique or special qualities: an auction may be for you
Whether your area is booming: an auction may be the right setting to take advantage of buyer anxiety
How quickly you need to sell your property: If you want to get it off your hands quickly, an auction might be the best choice, but if you want to take the time to consider offers, a private sale may suit better.
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Eight common investor questions answered

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Melbourne-based developer GURNER has acquired a 5,000 square metre site in Brisbane’s Fortitude Valley, in the centre of Brunswick Street, Alfred Street and Barry Parade, in their first foray interstate.
The site is to be a $600 million mixed use development landmark, with hopes of rejuvenating the area.
Award-winning architects Elenberg Fraser will take on the project and the site will include a number of towers, totaling more than 730 apartments, a 100 apartment 4.5 star hotel, a 5,000 square metre real estate precinct, 3,000 square meteres of resident-only resort style club and landscaped area, designed by landscape architects 360 who also undertook work at Sydney’s The Ivy.
A U-shaped infinity pool, private bars, BBQ areas, outdoor cinema, sun deck, gym, library and formal dining rooms that residents can book will all be within the site.
The development application was submitted last week for the proposal.
The decision to move into Brisbane was due to the growing interest across the Australian market for the inner-city apartments in the area, something Property Observer has long noted regarding investors. GURNER was searching for a Brisbane site since early last year. 
The new site, in keeping with this philosophy, is 50 metres from the train station and 800 metres to the CBD.
GURNER has purchased three sites in Melbourne in the last three months alone, including 24-28 Stanley Street, Collingwood, 107 Cambridge Street, Collingwood and 74 Eastern Road, South Melbourne. These will be $30 million, $55 million and $45 million respectively, with the latest development to be their most significant.
The development company has been around since 2012, after Tum Gurner’s involvement with Pan Urban and Urban Inc.
Gurner said that these sites represent an opportunity to cater for population growth.
“With the development site market being so hot at the moment it is making acquisitions very difficult for local private companies. We are thrilled to have been able to secure four incredible sites that will offer our clients a very unique home or investment opportunities that are beautifully designed with great local amenity,” he said.
Stage 1 of the mixed use project is expected for launch mid-2014, hanging on Brisbane City Council’s approval of the DA.
“The inner city Brisbane market is very attractive for investors and owner-occupiers, with very low vacancy rates, great affordability and increasing rental yields. Brisbane prices are now around 40% lower than comparable apartments in Sydney and over 20% cheaper than Melbourne, while rents are not far behind. Brisbane has not had the amazing run that Melbourne and Sydney have had over the past 12 to 24 months. But we are very confident that the time has come for the Brisbane market to gain momentum over the next two to five years as investors grow wary of Melbourne and Sydney’s supply and growth rates,” he said.
The sale of the largest part of the site was negotiated by Neville Jensen of Ray White Metro.
The Collongwood Stanley Street development, to be designed by Warren and Mahoney, will bring 50 apartments and retail to the market, with the Cambridge Street development, also designed by the same architects, permitted for 95 apartments and retail outlets. The South Melbourne site is being re-planned, with ideas for 65 apartments and a café, spanning eight levels, and designed by Elenberg Fraser.
For the latest development listings, brought to you by Property Observer and partners, see our <a href="https://showcase.propertyobserver.com.au/" rel="nofollow">INVESTOR SHOWCASE</a>.
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