<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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Australia Day traditionally flags the end of the real estate ‘vacation’ period, with the long weekend being the last chance most agents have to take a breather before the auctions begin and weekly clearance rates once again come under intense scrutiny.
Most predictions for 2015 conclude that the recent upward trajectory will continue – with particular focus on some of our largest capital cities: Sydney, Melbourne and Perth (with Sydney and Perth already past their previous peaks in non-inflationary terms).
The pace of growth will differ for each capital with a correction expected in 2015 – despite the talk of a sooner than expected rise in rates. The momentum that has built up throughout 2013 has come primarily from investors, largely driven by local speculation.
In Sydney, where supply has been hampered by stringent planning requirements allowing larger developers with a greater financial capacity to hold the upperhand, the shortage of stock to cater to the needs of a market share of over 50% investors, has resulted in a spike in prices. This has diverged considerably from other states and continues to drive the herd mentality.
Louis Christopher, managing director of SQM Research, suggests Sydney will have its strongest start to the year in more than 15 years. Even assuming the prediction is too bullish, it’s unlikely to be far from the mark.
The extra boom of apartment supply will assist in cooling demand and boosting the number of rental dwellings, but it will take more than one interest rate hike before we see the evidence translate into lower median values, hence why the run will last the duration.
Whether you celebrate or commiserate news of a continued increase in house prices will obviously depend on circumstance – with investors benefitting most. However, the higher entry cost will continue to impede first time buyers and low-income earners. With no immediate solution by way of structural reform to housing policy, the debate won’t move far from headlines.
I made clear in my <a href="/news">column last week</a>, why we have an affordability problem and how that translates across the different demographics.
In our most populous capital cities, house prices have gone from three times median income to nine times median income. The impact on low-income families – in particular those renting, or teetering on the edge of ownership due to divorce or job loss - is particularly disturbing. In Melbourne alone, from <a href="https://business.curtin.edu.au/local/docs/ahrc13/Conceptualising-housing-affordability-in-Melbourne.pdf" target="_blank">1991 to 2011</a>, metropolitan housing CPI rose by 50%, compared to 188% for rents across the LGA.
The swell of concern coming from the ground up is the best chance we have to push significant reform forward. It’s encouraging to see results from a recent Ipos poll, conclude that most Australian’s disagree that rising prices are a <a href="https://www.news.com.au/finance/money/most-australians-disagree-rising-house-prices-are-a-good-thing/story-e6frfmci-1226799251099" target="_blank">‘good thing.’</a>
Notwithstanding, a huge portion of private debt for the appropriation of business and commerce is secured against residential real estate. Its Australia’s largest domestic asset class with an estimated aggregated value of over $4 trillion, pinned to a banking sector, which has the highest exposure to residential mortgages in the world.
The sensitivity to maintain high prices is evident not only in the NIMBY-style practices that protest at all attempts to either increase density or assist development, but also in the inability of  politicians to move ahead with structural reform to housing policy.
Consequently, governments tend to treat affordability issues reactively rather than proactively.  Words always mean more than the actions.
Demand side policies are favoured and when supply is released it’s done in such a way that it feeds a monopolist culture – designed to maximise profit over the delivery of land at ‘affordable’ prices.
To illustrate the point – ‘economics 101’ suggests the most effective way to reduce prices is to simply increase supply. In Melbourne last week, Planning Minister Matthew Guy anno0unced that the city has “decades worth of land”; more than “400,000 potential house lots in growth areas”, of which five new precinct structure plans have been approved for development (amounting to 19,000 ‘potential’ bocks) and a “potential” 180,000 apartment blocks (more than enough keep all our offshore investors happy).
Clearly – we’ve got supply in spades!
Furthermore, broadly speaking, population growth in the outer suburbs of Greater Melbourne, predominantly in the newer greenfield developments, continues to be faster, and larger, than anywhere else in the greater Melbourne districts. So demand, in theory, should not be lacking.
But what Mr Guy fails to mention, is that in a five-year period from 2006 to 2010 the median land price in outer growth area suburbs jumped from $136,000 to $212,750, a difference of $76,750, according to Oliver Hume Real Estate Group. The typical starting price for a house and land package on a compact 450 square metre block of land is now transacting for a little over $400,000. Where is this cheap supply?
Of course, it all comes down to the development process. As soon as the urban boundary was implemented speculation began, existing landowners were able demand a premium for land now potentially available for residential purposes. Of those who decided to cash in, hectares were duly auctioned off to the highest bidder – resulting in a massive inflationary boom in values.
Precinct structure plans must be finalised before construction can commence – a process of which takes two to three years.
Funds for the provision of infrastructure - arterial roads, kindergartens, child health centres and so forth, are passed onto the buyer (initially the developer, who simply factors it into the final cost).
However, there is no timetable for the construction of this infrastructure. Councils can wait years for the funds to arrive because they are usually only payable upon subdivision. Notably land within PSPs can be held by landowners who have little incentive to bring it to market unless it’s financially beneficial to do so. The result is home owners pay for infrastructure which they may never receive.
Any areas of land a developer unwittingly acquires which is subject to ‘biodiversity conservation’ must be set aside.  10% of their land must be donated for ‘community open space’. Add to this GST, along with sales and marketing costs and you begin to get the idea of why supply does not immediately equate to lower prices.
Developers, with a desire to maximise profits, time their releases carefully. In other words, the state has auctioned away any chance of a plentiful supply of cheap fringe dwellings – and in light of the evidence Mr Guy is unable to claim otherwise.
Whilst inner city development may assist renters, the extent to which it does so is debatable. Investors seem undeterred by the higher vacancy rates in Melbourne, which have hovered around 3% for the past 12 months. We can see from work undertaken by Philip Soos at <a href="https://www.prosper.org.au/" target="_blank">‘Prosper Australia’</a> last year, that a percentage of newer units are allowed to sit vacant for much of the year – unclear whether they are being used for speculation, or as temporary vacation homes.
Building approvals data for apartments do not indicate commencement - the process of approval, to release (off plan pre-sales), and finally completion, takes a number of years.
<a href="https://www.charterkc.com.au/" target="_blank">Charter Keck Cramer</a> track each project from start to finish – and estimated back in July 2013 that 39,155 apartments will be added to the stock in Melbourne during the three year period of 2013 to 2015 (not including those for which subsequent planning approval has been granted).
To maximise yield and meet financial requirements, most apartments are small one and two bedroom dwellings (no more than 70 square metres in size). Unsurprisingly, they offer little attraction to the vast majority of local home buyers – being far more apt to meet the needs of student renters.
All in all, it’s an appalling state of affairs.
Australia is now entering its 23rd year of continuous GDP growth – the history of which is outlined briefly in HSBC’s recently released global research paper <a href="https://www.macrobusiness.com.au/wp-content/uploads/2014/01/2014.01.24-Australia-in-2014-Still-in-second-gear-PUBLIC-1.pdf">“Still in second gear”</a>. It should come as no surprise that land is always the eventual beneficiary from the wealth of a burgeoning economy.
As productivity increases, jobs are created, the population grows, infrastructure is built, areas gentrify, land values increase, and owners benefit. The uplift in values finances additional development and so the speculative process continues.
From the trough of 1996 to the peak in 2010 land values have roughly <a href="https://www.macrobusiness.com.au/2013/02/the-history-of-australian-property-values/" target="_blank">doubled</a> as a percentage of GDP – and the policies we have in place simply fuel the cycle.
In countries that have promoted home ownership both a means of ‘saving’ for retirement and a valuable asset to leverage against to accumulate additional assets – the eventual consequence is always the same. Tax strategies and inelastic supply side policies have encouraged speculation in rising land values with both the monopoly and restriction of the resource stagnating effective and affordable supply.
Until any sharp ‘correction’ is experienced (and eventually it will be), the advantage lies with those who hold the appreciating assets above those who don’t – particularly if acquisition was early on in the cycle as suburbs initially gentrified.
Whilst gains over the period wax and wane, spurred on by low rates or intermittent grants, the party can only continue whilst there is consistent demand at the entry level. This is why so much attention is focused on mortgage ‘serviceability’ rates, rather than the overall level of ‘affordability’ by way of calculating the gross amount borrowed.
It is possible to create a stable housing market that doesn’t subsist on ever rising prices. However, it can only be achieved by significant tax reform moving toward a broad based land tax - as was advocated in the Henry Tax Review - coupled with structural changes to the way we manage supply.
Without such reform, the social cost to our country and welfare system as a whole, will only worsen.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
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catherinecashmore-6LXia3pPQj

More supply does not immediately equate to lower prices

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About 120 Gold Coast properties will be taken to auction next week, in what is widely regarded as Australia’s largest in-room auction showcase.
The one-day event by Ray White Surfers Paradise Group will open at 11am on January 27 with a market report presentation by auctioneer Andrew Bell, the group’s CEO. Dubbed “The Event”, it will be the 21st annual real estate auction showcase for the group.
<a href="https://www.propertyobserver.com.au/news/gold-coast-seeing-the-best-real-estate-market-conditions-in-more-than-eight-years/2013120566642" target="_blank">The Event will be hosted at the Gold Coast Turf Club in Bundall</a>. A prestige auction event will also be held by the group on Thursday January 30.
Property Observer readers will be able to read about all the highlights next week.
<a href="mailto:news@propertyobserver.com.au" target="_blank">news@propertyobserver.com.au</a>
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jrichardson-uRX5hFdKfN

Gold Coast to host Australia’s biggest real estate auction from Monday

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With Australia Day over the silly season will soon be behind us, although for much of the real estate market the silly season in 2013 arrived late, and for many, may have been short lived.  For the residential property market the second half of 2013 was remarkable and hectic, in particular for Sydney. So now as we move into 2014 it’s a good time to highlight some of the key factors that might influence conditions over the next 12 months, for buyers, developers and marketers alike.
But before we leave the silly season completely behind, I was interested to research where the idea first came from. I found that, according to the Oxford English Dictionary, references date back as far as 1861, so this is by no means a new idea. I also found that there is great deal of information published about how to both best enjoy and also ways to avoid the pitfalls of the season. In some round about way this made me think about all of the advice that is offered to real estate buyers.
When looking at the silly season it’s a mix of suggestions like considering alternatives (to alcohol), never drinking on an empty stomach, quench your thirst thus discouraging you from over doing it with the champers and beer. Then you could take a comprehensive B vitamin and antioxidant formula, drink a glass of water between drinks and before going to bed and aim to be in bed before 12am. Then some final suggestions include the use of gentle exercise each day such as walking that will help boost your mood and burn some of those extra kilojoules. And if the season is really getting the best of you, well you could always seek the aid of a naturopath or other health professional for help to manage the demands of your silly season. All of which are strategies that can help you be at your best.
A good plan to avoid any headaches
What these somewhat colourful and quaint ideas offered me was I felt the ideal preamble to a look at the many influences that will impact the residential market in 2014. For example it will pay to stay alter to the varied alternatives that different markets offer, it will also pay dividends if buyers do their fair share of footwork and planning and for sure it will be very wise to get the best support and market information available.
There can be unforeseen consequence of the silly season for some people. Most are easy to deal with, but as we move on from a very positive year in 2013 the market across 2014 is going to be influenced by a wide range of circumstances, and as we often see some factors, like supply will be localised while others, like taxation and planning policy will be as a result of structural change.
Now and next week I would like to highlight some of the central issues and then also look at some marketing trends. However from the start we need to acknowledge that many of the key points will all be connected to a few central issues. These will include house prices, the fate of the Australian dollar, the continued adjustment away from an economy powered by the mining boom and changes to employment and how this also relates to demographic shifts. While in NSW proposed changes to planning regulations and strata laws are set to deliver localised, and some would argue unwelcome pressures on the local apartment market.
Higher house prices here to stay
House prices have always driven a great deal of news, comment and chatter – this will without any doubt continue and amplify. However the headlines can only reflect the reality that market settings for the next few years, are now more or less predictable and they cannot be easily changed. In 2014 we will continue to work with the fact that the dynamics of the housing market are very complex and in the absence of any sort of big policy shift by government no important or far reaching changes can be anticipated.
Where the housing market is concerned either directly or indirectly, current governments at both state and federal level are not given to bold policy shifts. Policies like the floating of the dollar in 1983 or the introduction of capital gains and the fringe benefits tax in 1985 are possible, but we will have to wait until May this year to see if the current tax review results in any big policy shifts.
Over the last six months, as auction clearance rates broke many previous records, house prices were in many areas only now recovering from the impact of the GFC. But clearly price increases were impressive. Over the previous decade the average house price increased by 2.3% while last year Sydney prices grew by 11.4%, Perth 8.6%, Melbourne 6.8% and Brisbane 4.1%. Key factors driving prices were low interest rates, continued lagging in the supply of new homes, apartments and land and a big increase in demand from off-shore buyers, that in some markets like Sydney and Melbourne was a major factor. Now as we look at 2014 these factors are set to continue, but we need to keep an eye on how related issues like the exchange rate and employment could impact these areas.
We know that most Australians are always happier if the value of their home increases, and this boosts general confidence – which was a factor in 2013, but it is also true that lost jobs do weigh heavily on sentiment.
There is of course the fate of first home buyers to consider when we reflect upon the impact of higher house prices. This is an emotional issue, and may currently be somewhat under the radar of the general market, but with only 12.3% of total home loans going to FHBs in November, an historic low, the fate of the FHB may soon move from an economic to a wider social issue.
A key concern, not really helped by low interest rates, is the ability to save the 10% deposit most people aim for when entering the market, in 2014 we may see more pressure for more FHB assistance. While the deposit gap for some may come via help from Baby Boomer parents, who are themselves trading down, this is only a very limited solution for the lucky few.
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
 
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pchittenden-eLqUUC8TWW

The key market factors for 2014

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The Crown Group’s Paramatta apartment complex has sold 277 apartments since its launch in mid-2012. Upon completion in 2016, the $309 million residential development will contain 519 luxury apartments.
A variety of one, two and three bedroom apartments are available, with executive studios and penthouses. Residences in the V by Crown complex will feature ceiling-to-floor windows, stone bench tops and waterproof balconies.
The 29-storey building will also hold a pool, a gymnasium, conference facilities, a music room, a theatrette and a library, in addition to gardens and a gaming room.
<img src="/images/stories/2014/01/23/v-by-crown-jan-23-breakout.jpg" alt="v-by-crown-jan-23-breakout" height="264" width="470">
V by Crown’s <a target="_blank" href="/news">Paramatta</a> location caters to the increasing demand for high quality residences close to Sydney’s employment hubs, said Crown sales manager Anthony Falas. According to the Crown Group, more than 90,000 workers travel to Parramatta each day, and the district has a thriving nightlife.
“Only last year Parramatta was named the country’s fastest growing night-time economy,” Falas said. “It’s a recipe for momentum.”
Prices for apartments in the V by Crown development start from $418,000.
jrichardson@propertyobserver.com.au
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>.
Images are artist impressions.
 
 
 
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V by Crown development reaches $150 million in sales

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Buyer's agents, or buyer's advocates as they are commonly known in Victoria, are increasingly a consideration for many home buyers and investors wanting to make better financial choices. However, different buyer's agents have different skills and it's worth knowing what it is you need before signing up and paying for their services.
<hr>
YOU MIGHT ALSO BE INTERESTED IN:
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<li> <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/news/the-argument-for/against-buyer-s-agents/2013092465231" target="_blank">The argument for/against buyer's agents</a></li>
<li><a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/news/how-buyer-s-agents-pick-the-best-performing-properties/2014011667219" target="_blank">How buyer’s agents pick the best performing properties</a></li>
</ul>
<hr>
Finding a location
If you're a home buyer, it's likely you already have locations in mind where you are happy to live. If you're a straightforward investor, perhaps not so much. Let's firstly look at the role of a buyer's agent when it comes to finding you a location.
Many buyer's agents now take on the role of location researchers, or 'hotspot' experts, where they trawl the country or select locations to find growth spots for their clients.
For some investors, outsourcing this part of the process may sound like a dream come true. If you're in this category, and you're willing to buy in any state or territory, then you'll likely be looking towards a national agency, or an operator with access to data on every suburb available. You'll want to ensure they have a close understanding of the values and laws in these areas.
If, however, you are only comfortable buying within a certain state, or perhaps even a certain city or area you have picked as ripe for growth yourself, then it is more likely you'll want to look towards a specific location, or 'local', expert. Local experts are more likely to know which blocks can be developed and to be well versed on the specific good and bad streets of a suburb, as well as properties with difficult neighbours. This qualitative information isn't necessarily going to be available at the hands of a national agent.
Negotiating
If you’ve already found a property or are clear on what you want, then you might want to skip straight to someone who is an expert at settlement and negotiating. Many buyer’s agents were previously real estate agents, so they are well equipped with the confidence and knowledge to negotiate your sale. If you are likely to be sending the buyer’s agent into auction for you, make sure you see them in action first. Ask for solid examples of where they have saved their clients money (you’ll be wanting to see that their fee is saved by the money you save on your purchase).
You'll also want to ask them for statistics from their business, for instance - what is the average percentage by which they negotiate property down?
The style of the buyer's agent
Some buyer's agents specialise in certain types of property. Perhaps the properties are prestige, or under $300,000. Ensure your property and buying style, such as investor or home buyer, aligns with the buyer’s agency you are considering. If they are mainly buying inner city units, you may want to reconsider asking them to help you find and buy a country homestead.
Some buyer's agents are lone operators, while others have significantly sized staff. Ensure you know what will make you most comfortable - personalised service, a more corporate feel, or somewhere inbetween? Ensure you don't judge an operation by its number of staff, however it's worth asking who you would be dealing with throughout the process.
The Real Estate Buyer's Association of Australia recommends that you ask a number of questions, including:
<ol>
<li>How experienced is the buyers’ agent?</li>
<li>What qualifications do they have?</li>
<li>What are their most recent purchases?</li>
<li>Can they provide recent client testimonials/references?</li>
<li>Do they own property themselves?</li>
<li>Do they have the contacts to find you the property that best suits your criteria?</li>
</ol>
Ensure you aware of their background, education and how they got into the position they are in now. Treat your conversations as an informal job interview - afterall, you are hiring them for a particular purpose.
Their fee structure
Find out how much they will cost you upfront and ask yourself whether their services are worth that amount to you. If they are charging a percentage of the final property cost, ask them how they have an interest in keeping the property price as low as possible when they get paid far more lucratively for more expensive sales.
Ask about kickbacks or commissions being received, particularly where new and off the plan sales are concerned. Try and ensure their independence as much as possible.
You'll want to speak to a number of buyer's agents before you make up your mind, so keep notes as to how much each will cost you. Don't be afraid to ask them to justify their price and how it is worth it for your property purchase. Fees can vary dramatically, from a few thousand dollars up to around $25,000 in some instances.
Their network
One of the often undiscussed benefits of a buyer's agent is their access to other professionals in the space. Whether it's real estate agents, building and pest inspectors or similar, you'll want to know that they have good relationships with the necessary experts. Responding on Twitter, one reader mentioned that it is crucial that the buyer's agent walks through the home with the building and pest inspector, as well as has a good look at the nooks and crannies. That is, they should be able to have a look in the attic and know what they're looking for, as much as they should be able to look at a contract and know what is within it.
Bells and whistles
Some buyer’s agencies also offer finance, development assistance, insurances, property management and similar in what is often described as a “one stop shop” approach. Not every investor or home buyer will want all their eggs in one basket, and it is always wise to consider all of the options available to you.
Others also fall onto the line of creating strategies and plans for your investments. If you are looking to build a portfolio, then it may make sense to consider speaking with a buyer's agent who understands the importance of your portfolio and may assist in this endeavour. Some provide goal-setting, mentoring and similar services, and where these suit some investors, others will not be as keen. Be clear on the role of the buyer's agent to you and the service you are looking for.
Many will <a href="https://www.propertyobserver.com.au/buyers-agents/buyers-agents-are-particularly-beneficial-for-busy-people-david-airey" target="_blank">opt for a buyer’s agent if they believe it will save them time and stress</a>.
And finally, it may come down to checking their fees, licensing, insurances and how other people have found their services.
It can be hard to protect yourself, but always ensure you are dealing with a licensed real estate agent (buyer’s agents need this licence too). Search online for what is being said about them, and always double check references. A referral can often hold far more power than a slick brochure.
<a href="mailto:jduke@propertyobserver.com.au" target="_blank">jduke@propertyobserver.com.au</a>
 
 
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Select your buyer's agent wisely: What you need to consider

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There are few better examples of the potential for investors in regional Australian than Toowoomba.  
Queensland’s biggest inland city (population 155,000) recorded price growth in 2013 that out-performed capital city Australia, with the possible exception of Sydney. Most Toowoomba suburbs delivered double-digit growth in their median house prices last year, headed by <a href="/news">Rangeville</a> (the number one location in terms of sales volumes) which rose 14% and Newtown which rose 16%.  
Part of  Toowoomba’s appeal lies in affordability and rental returns. Despite the recent high growth, most suburbs have median house prices in the range between $240,000 and $330,000. House yields suburb-by-suburb mostly fall in the 5.5% to 6% range, while apartment yields are mostly between 6% and 7%.  
Toowoomba does well because it ticks most of the Hotspotting boxes: a strong and diverse economy, a growing population, plenty of infrastructure spending, a growing business community, affordability housing – and a big kicker which takes it to another level, in the form of the coal seam gas industry in the nearby Surat Basin.  
Toowoomba is regarded as one of the best places in Australia to get a job. Its jobless rate is about 1.5 percentage points below the national average.  
I particularly like regional centres that benefit from resources activity but don’t depend on it. The CSG industry is quite recent in this part of Queensland and Toowoomba was a prosperous city and steady property market before it became a factor.  
Toowoomba has delivered some level of price growth every year for the past decade, with the exception of the flood-affected year of 2011. Toowoomba suburbs typically have long-term capital growth rates around 7-8% per year.  
Australian Property Monitors senior economist Andrew Wilson has forecast further price rises for Toowoomba in 2014, tipping an average rise of 8%,  
At the same time, University of Southern Queensland Professor John Cole has forecast a population boom, with Toowoomba’s population tipped to reach 240,000 by 2031.  
Toowoomba and the surrounding region are alive with resources projects, infrastructure projects and property developments, which include the impending completion of a new airport facility and proposed major road and rail links.  
One example of the impact is the growth of local business FK Gardner &amp; Sons, which has tripled staff numbers in the past three years and recently opened a $20 million head office  
As with all growth centres, the one danger to the city’s property market is the potential for oversupply. Other boom centres in Queensland, notably Mackay and Gladstone, have had their markets undercut by over-building by developers. To date, that has not happened in Toowoomba and vacancies currently are around 2%.  
But the potential exists. The number of new dwellings approved has grown steadily in the past three financial years. And in the first half of the current financial year, there was a further 50% increase. Investors need to keep an eye on vacancies and ongoing approval levels.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">hotspotting.com.au</a> and you can contact Terry via <a href="https://mailto:%20ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://www.twitter.com/hotspotting" target="_blank" style="font-size: 14px;">Twitter</a>.
 
 
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Regional hotspot Toowoomba shows great investor potential

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The Australian Bureau of Statistics (ABS) released the Consumer Price Index results for the December 2013 quarter earlier this week.  The December results provide a timely summary of consumer price rises up to the end of last year.
<img class="aligncenter size-full wp-image-2830" alt="Chart 1" src="https://blog.rpdata.com/wp-content/uploads/2014/01/Chart-11.jpg" width="470" height="173" style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;">
Headline inflation was recorded at 0.8% over the final quarter of the year and was 2.7% over the year.  Perhaps most interesting is the fact that the final two quarters saw inflation of 1.2% and 0.8%, an annualised rate of 4.0%.  The current annual inflation of 2.7% sits within the RBA’s target band of 2% to 3% however, the strong level of inflation over the past two quarters lessens the prospect of interest rate cuts for the time being.  The RBA prefer to look at underlying measures of inflation; the trimmed mean and weighted median each recorded quarterly rises of 0.9% in December.  Both measures have annual inflation recorded at 2.6% which is only slightly below the 2.7% headline figure.
From a residential property markets perspective the effects of inflation are also important to consider.
<img class="aligncenter size-full wp-image-2831" alt="Chart 2" src="https://blog.rpdata.com/wp-content/uploads/2014/01/Chart-21.jpg" width="470" height="172" style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;">
Based on the RP Data-Rismark Home Value Index, combined capital city home values increased by 9.8% in 2013 however, when you adjust for inflation the growth was a lower 6.9%.  Although home values rose over the year across all capital cities, when the impact of inflation is considered, home values actually fell in Hobart (-0.6%) and the rate of growth across all other cities was also lower.
Over time the impact of inflation on housing markets should also be considered.  The raw capital growth figures show that combined capital city home values at the end of 2013 were 3.5% higher than at their previous peak.  When these figures are adjusted for inflation, values are still -4.6% lower than their previous peak at the end of the September quarter in 2010.
<img class="aligncenter size-full wp-image-2832" alt="Chart 3" src="https://blog.rpdata.com/wp-content/uploads/2014/01/Chart-31.jpg" width="470" height="173" style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;">
Across each individual capital city market, inflation adjusted home values remain below their previous peak.  This includes Sydney and Perth where unadjusted figures show values are 10.9% and 3.6% higher than their previous peak respectively.  When adjusted for inflation, values across these two cities are currently -0.1% lower than their previous peak and Perth values are -8.9% lower.
If we look at the time of the previous market peak in inflation adjusted terms across each city, it goes some way to explaining why there has been such a pick-up in demand for housing and subsequently an increase in home values.  Sydney’s market peaked in the first quarter of 2004 and across other capital cities the market peaks were: Melbourne (Q3 2010), Brisbane (Q1 2008), Adelaide (Q2 2010), Perth (Q3 2007), Hobart (Q4 2007), Darwin (Q3 2010) and Canberra (Q2 2010).
With the relative costs of other goods rising at a faster pace than home values over recent years it is no surprise with mortgage rates at historic low levels that buyer demand and home values have now been rising.  From here, if inflation continues to climb that may result in the need to lift interest rates which would likely dampen investor activity and slow levels of capital growth.  The important thing to keep in mind however is that when you consider inflation, dwelling values remain lower than their previous peaks in every city.
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
 
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Inflation suprisingly strong while adjusted home values below previous peaks

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I reckon 2014 will be a fabulous year for property investors. It’s the year where we will start to see the impact of interest rates that have dropped steadily to a record low over the past 12 months.
We’ve seen the Sydney (and other areas) real estate market start to fly and I wonder if it will reach the dizzying heights of 2003. No matter if it doesn’t, as it’s already shown that we have regained our confidence after we all took a massive hit worrying about whether we would survive the global financial crisis (GFC) in 2007 which lead to a global recession of which some countries are still battling – worse they say than the Great Depression of the 1930s.
In Australia during the GFC our resource sector seemed to hold us up as we fed China’s growth. There was a rapid rise but then the ‘slow down’ hit in late 2012 as China’s demand softened and we  transitioning from a construction to a production phase within the mining industry. This has had an impact on our economy over the past couple of years. And a change of federal government last year may be the icing on the cake of change. Change is what we need after weathering such a big storm.
We’ve survived some amazing historical events that we’ll look back on in years to come, and we'll brag to our kids about “When I was young, the entire financial world nearly collapsed, banks and even countries had to be bailed out and the stock and housing markets crashed..."
I think 2014 will see the winds of change that will lift us to soar again.
When I made my first property investment it was the year 2000 and I had spent a considerable amount of time and money on my ‘property’ education (more than my uni degree). I was lucky to start investing in an up market but didn’t really appreciate this till years later.
What I’d like to say to investors now is: You may well be looking at a window – a window of opportunity – one that won’t always be there. The record low interest rates will increase. The affordable property will become more expensive.  The government incentives may be withdrawn.
Get in and stay in. It’s the time in the market where you can make some serious money, not in a short time because a long-term commitment is needed.
Study the market but don’t take too long before you venture in and remember, you need to allow funds to be able to hold your property long-term to take into consideration the times you cannot predict – use your memory of the GFC as an example of what crazy stuff can happen.
Jo Chivers is director of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.propertybloom.com.au/" title="Property Bloom">Property Bloom</a>, which manages property development.
 
 
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The window of opportunity is open - so get in, and stay in

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As many property investors can attest to, a trip to the Civil and Administrative Tribunal can be a daunting and expensive experience.
In a building dispute seen before QCAT earlier this month, applicant Abheshek Sodhani sought a total of $19,352 (with interest) plus an undecided amount at the discretion of the tribunal, from Queensland residential property developer Path Developments, who oversaw the construction of his new three bedroom duplex. The tribunal dismissed his claims, resulting in a loss of time and resources for Sodhani.
Property Observer takes a look at QCAT’s decision to deliver some tips that could save you from a trip to the tribunal.
Clarify any contentious terms before signing any contracts
While it may seem obvious, subjective or unclear contracts appear to be one of the greatest causes of disputes between investors and contractors.
One of Sodhani’s complaints at QCAT was that Path Developments had not provided the strata title in the course of completing his property. Sodhani claimed that he had to make additional payments to Path Developments above the cost of the price stated in their contract ($318,000) to obtain a strata title.
According to Sodhani, his contract with Path Developments stated that the strata title should be paid for by the builders, and no costs relating to the strata title should be paid by the client.
However, a closer look at a special condition in the contract shows that it in fact states: “payment for strata title by builder. Documentation by client.”
 
Path Developments argued that the costs paid by Sodhani were in obtaining documents for the strata title, and that they had in fact paid a total of $8,880 getting the strata title itself. The tribunal agreed.
The tribunal’s decision shows that it pays to double check any unclear items on contracts. Even QCAT agreed that the terms were ambiguous, stating that “unfortunately the special condition is not explained any further in the contract.”
Sodhani also claimed that he missed out on four months of rental payments, and had to bear additional interest costs because the property was completed four months late. But the tribunal ruled that there was no particular date specified in the contract for the completion of the property, and that the date that the contract is signed is not an indication of the commencement of construction.
It’s worth taking the extra time to enquire about any subjective items.
Seek advice when you need it
As evidence to his claim, Sodhani provided a letter carrying the name (but not the signature) of Peter Luckmann, Path Development’s director. The tribunal decided that the letter was not part of the existing contract, and had no bearings on his decision.
If you think you have an agreement in writing, it’s worth having the document checked against any existing contracts, and written up formally – which is something that will most likely require the help of a lawyer.
A lawyer can also spend an hour combing your contract for anything that might need clarification. Investing is tricky enough as it is – while lawyers are expensive, if you’re unsure of any terms, it’s worth hiring someone to advise you.
Keep all your receipts
QCAT noted that while Path Developments provided invoices for all the payments they made obtaining the strata title, Sodhani did not present any proof of payment for any of the additional documentation. Even if QCAT did agree that Sodhani shouldn’t have borne the extra costs, it would have been impossible to assess just how much he was owed.
Do your research
Sodhani also claimed that his property wasn’t built as per the specifications outlined in his contract with Path Developments. According to Sodhani, there was a 7.9 square metre difference between the size of his property as submitted by a certification group to the council, and the final survey plan. As such, he claimed that he was owed a reimbursement for loss of land to the tune of $1,016 per square metre of difference.
But Path Developments argued that survey plans for strata titles are measured differently than building plans, accounting for the apparent difference in size. In fact, Path Developments stated that after building Sodhani’s property as per its approved working drawings, he actually ended up with an extra 2.1 square metres above what was specified in his contract. The tribunal agreed.
If you feel as though you haven’t received what you agreed to in your contract, it’s worth looking a little deeper – call a surveyor or take a look at the publicly available information from your local Department of Planning.
Do you have any other tips for avoiding a trip to the tribunal?            
<a href="mailto:jrichardson@propertyobserver.com.au" target="_blank">jrichardson@propertyobserver.com.au</a>
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Four investor tips to keep you out of tribunal

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It has practically become a national pastime for Australians to remark on just how expensive the property market is in this country. Be it BBQs, social functions, or even over a casual drink after work, affordable housing is always a hot topic of conversation. The reality is that be it purchasing a home that ticks all the right boxes, or securing an investment property that is affordable while still offering strong a return, property ownership remains a costly affair for many.
Even saving for a deposit can be a disheartening affair. Take lender’s mortgage insurance, for example. It is arguable one of the most unnecessary and wasteful expenses that a home or investment property buyer can.
The key issue when it comes to affordability however is not the cost of housing, but rather the cost of land. That is what you are really paying for when purchasing most properties. Land in highly desirable areas is very expensive because it is a scarce resource. This is because all but one of our capital cities are coastal, built on harbours, peninsulas and river fronts. Add to that the extensive urbanisation of our overall population, and all of these factors reduce the volume of available land to build more housing stock, where dwellers need it most.    
I believe the biggest oversight is neglecting to effectively manage the value of land throughout our capital cities. Instead, more effort has been focused on reducing construction costs.    
This is ridiculous for two reasons:    
1) Take an average three-bedroom Sydney house on a modest block (450 square metres), within a 15 kilometre radius of the CBD. You’d be looking at say $900,000 minimum to buy that property. But the land value of that parcel is more likely to be $600,000+. What good would it do for the buyer, then, to attempt to reduce the $300,000 portion of the cost for the dwelling, down to say $250,000? Overall the buyer would still be paying $850,000 for the property.
2) The impact on our construction industry, which has been hurt in recent years and only just recovering again now. Making construction and development companies less profitable will encourage them to want to build less projects, since their margins are not as great. Punishing the construction industry will only stress affordable housing concerns, and not ease it.
The Australian government has, at both federal and state levels, initiated programs in recent years to ease affordable housing challenges throughout the country. Take for instance the introduction of the National Rental Affordability Scheme (NRAS) in 2008. Almost 50,000 entirely new residential dwellings were constructed since the introduction of the scheme. The aim was to build housing in the most needed and desirable locations – so mostly throughout CBD areas of capital cities – and to make it affordable and accessible to the rental markets who needed it most.    
The government called on investors to buy into these developments and enter into a minimum 10 year arrangement. More information on how the NRAS scheme works can be found <a target="_blank" href="https://www.originalpropertybrokers.com/index.php?page=57">here</a>.    
The problem with the NRAS scheme though is that is merely a Band-Aid fix to a bigger land value issue. Making physical dwelling construction costs more affordable is not really a viable solution here because it is the high land value that will see these properties become just as unaffordable once the decade-long investor ‘ownership’ scheme ends. Furthermore, encouraging investors to buy these properties should raise affordable housing alarm bells, as investors will be pursuing values growth more than anything else.
This is the real crux of the broader affordable housing crisis that much of Australia is facing, and I believe it is all entirely related to our near-unique demographic position.
You’ll note I mentioned ‘near-unique’ above. If you compare Australia to a similar market, Canada, you’ll see that the two countries have more in common than just having an affordable housing crisis. Like Australia, Canada is a geographically massive country with a comparatively small human population. In fact, <a target="_blank" href="https://data.worldbank.org/indicator/EN.POP.DNST?order=wbapi_data_value_2011+wbapi_data_value&amp;sort=asc">according to the World Bank</a> (see link below), out of all the countries on Earth, Australia is the fourth least densely populated country in the world. Canada is ranked 10th. 
This means that with a low population of working age people (which will shrink as the baby boomer population moves to retirement in both countries) being available to ‘run’ the country, it will become more expensive to maintain the quality of life in these countries. This will push up land values over time. This has direct and indirect consequences for land values. In both Australia and Canada, there are only a handful of major cities that present as genuine employment hubs.
By no means am I about to paint a bleak picture here, however, as values could improve if the population continues to shrink after the baby boomer generation passes on. Effectively, there would be more properties then available to a smaller population, and this would make dwellings more affordable.
So yes, affordable land is needed, and it almost seems a farce that spare land is something Australia offers in abundance. So what’s the problem, right? If Australia’s population distribution had evolved to be more like a smaller-scale version of say China or the US; where the population is pretty evenly distributed around dozens of smaller size cities versus being clustered in just a handful or less of larger ones, like Australia, Canada, Brazil, and Russia; then affordable land would be less of an issue.    
Imagine if Australia’s cities were like this: Brisbane, Perth, Adelaide and Canberra were the same as they are, but instead of having Sydney (4.6 million people) and Melbourne (4.1 million people), we had lots of smaller cities in NSW and VIC instead.    
For example, in NSW, say Sydney was only 1.6 million people, then Port Macquarie was 1.5 million, and Wagga was 1.5 million, and in VIC, Melbourne was 1.5 million, Mildura 1.5 million, and Bendigo 1.5 million. Land would be infinitely more affordable because, well, there would be more of it to go around, spread across more medium-sized cities, versus two large ones.    
Sadly, our population is not spread out in such a way, and unfortunately this means that demand in our larger cities will continue to keep land costs high, and thus affordable housing will remain scarce.    
Although there does not appear to be any easy solutions to the problem, I believe a potential one is to consider satellite cities on the outskirts of major capital cities. In these kinds of locations, land values are lower, yet access to CBDs can still be feasible within say a 90 minute travel time.    
For CBD commuters this likely won’t be viable, however it is worth keeping in mind that the job you may have in five to 10 years may not even require you to commute to a CBD to do it! Australia’s workforce is embracing technology more and more. Although this is in the pursuit of greater work efficiency and not affordable housing; I believe Australian mortgage holders may be a beneficiary.
If innovation continues to evolve and the trend to negotiate more ‘work from home’ days continues, I believe many urban Australians will begin to reconsider why they are continuing to hole themselves up in an expensive ‘rat race’ shoe-box apartment, when sub-90 minute travel time coastal house may be more feasible with their new work schedules.
It will be interesting to see if this trend picks up speed in the coming years.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://www.propertycorrespondent.com.au/">Property Correspondent.</a>
 
 
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