<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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In the final hours of Federal Parliament for 2013, Labor Senator Jan McLucas succeeded in establishing an inquiry by the Economics References Committee, in addressing Australia’s growing housing affordability crisis, stating:  
“Pressures on affordability of housing in Australia have continued to intensify, especially in capital cities and mining communities.”
 
This appears to be good news and something that a growing ground swell of home buyers and renters, limited by budget and feasible supply, have been hoping for.  
The inquiry is set to investigate the role of all levels of government in facilitating affordable home ownership and private rental, social, and public accommodation.  
Importantly, it will also look into policies designed to increase the supply of housing – perhaps the most critical and well proven factor in the potential long-term effectiveness of any sustainable solution.  
As welcome as any inquiry into housing affordability is, I question why we are using taxpayer dollars to produce a repeat version of the investigation undertaken by the Rudd administration back in June 2008?  
The 2008 report entitled <a href="https://www.propertyoz.com.au/library/A%20good%20house%20is%20hard%20to%20find%20report%20JUNE%202008.pdf">“A good house is hard to find: Housing affordability in Australia”</a> was detailed in its content, drawing on evidence from organisations such as the housing section in the Department of Families, the Master Builders’ Association, the Planning Institute, the Urban Development Institute, the Housing Industry Association, NATSEM and the Treasury.  
It addressed Australia’s tax policies, such as capital gains tax and negative gearing, which under the current structure are widely recognised as having a negative impact on affordability and market activity. It included an assessment of the construction industry's future skilled labour workforce – a job to be undertaken by the National Housing Supply Council, which has subsequently been abolished by the Abbot government, thus giving a very clear indication where their priorities lie (not with housing).  It also covered rental accommodation, and social housing policy.  
The report correctly stated “the need for greater responsiveness of land release and housing supply to market demand.” Stressing, “Efforts to this end should occur in a variety of contexts.”  
Some of the highlights included:  
<ul>
<li>
Recognition that state and local governments' planning processes are too complex and often involve long delays and high costs.
</li>
<li>
Housing supply not adequately facilitated with community infrastructure.
</li>
<li>
Developer infrastructure charges being too excessive and further restricting supply and inflating purchasing costs.
</li>
<li>
The negative impacts of the 'urban growth boundaries' implemented by the Victorian and South Australian governments, resulting in land banking and increased prices.
</li>
<li>
The type and quality of housing being constructed – i.e. not appealing to elderly downsizers or single parent buyers.
</li>
<li>
And notably, a critical assessment of New South Wales, with the suggestion it had probably done more than any other state in Australia to restrict the opportunities for urban growth on fringe land.
</li>
</ul>
  The 238 page document contains many submissions; including this one, by the New South Wales Division of UDIA (Urban Development Institute of Australia),
in which Mr Blancato recommends the Commonwealth government expedite the release, rezoning and servicing of Commonwealth land with critical lead infrastructure to support the supply of new dwellings to the market;  
“We are proposing that there should be an amount of land—a forward train of land of maybe 20 years—that is released and serviced.  
“The word ‘released’ is something that is very difficult to get a handle on. You will have successive governments release the same patch of land five times but not a dollar will be spent on infrastructure…  
“The government used to invest in it—20 years ago you would go out to a release like Blacktown and the main sewer carriers were in and the sewage treatment plant was built. You would go out there and you could develop this five-acre parcel or that five-acre parcel. You might do a little bit of a lead-in, connecting infrastructure, but it was affordable.”  
Whilst I wouldn’t advocate all the recommendations concluded in the paper, it’s five years later and we seem to be no further forward.  
Prices continue to rise from a bull run on established property in our most populated states – and first home buyers are barely treading water against a speculative investment sector.  
Urban boundaries and a propensity towards land banking, hefty tax overlays and poor infrastructure development, ensure land on the outskirts continues to be priced at a level that doesn’t incentivise buyers to correctly evaluate the trade-off between price and time. Therefore demand remains marginal, with a downward slide in the number of new dwellings completed per annum.  
There is no forward thinking on infrastructure financing, or a full understanding that people don’t purchase houses as much as they buy into communities.  
Additionally, there is little diversity on the type of housing built in greenfield developments to enable newly created suburbs to market to a broad socioeconomic mix of residents, who do not just want McMansions built to the edges of a 400-500 square metres blocks of land.  
Rents continue to rise, with vacancy rates in areas such as Sydney, close to 1%.
Crowded houses – with three or more families sharing accommodation, has increased nationally by 64% to 48,499 according to the ABS.  
The ACT is abolishing stamp duty over a slow transitional <a target="_blank" href="https://www.canberraconnect.act.gov.au/app/answers/detail/a_id/1397/~/tax-reform">20 year</a> period and reverting to a land tax system, and some states have reduced stamp duty payments for first home buyers, however there has been no action federally on recommendations in the Henry Tax review on negative gearing, capital gains tax, or the rapid rise of residential investment and gearing in SMSFs.  
So what happened?  
In one respect it’s the deluded thinking perpetuated by policy makers, who theorise urban sprawl to be essentially bad, imagining it’s possible to develop affordable housing on expensive land in inner urban localities. This is a picture of a bright future where residents live a handbreadth apart, compacted in small apartments around existing infrastructure hubs within computable distance to the CBD – questioning ‘isn’t this where everybody wants to be anyway?’  
As if to prove their point - when fringe land is released and an additional abundance of ‘roof space’ is built, it fails to lure a diverse range of home buyers, because - as the 2008 report correctly highlighted - the housing lacks diversity, the cost of raw land remains too high, and the developments are burdened with hefty taxes transferred onto the buyer.  
More importantly, the surrounds are not adequately facilitated with infrastructure such as schools, transport, medical and recreational facilities to cater for an individual and family’s personal needs.  
Therefore, our outer suburbs tend to be black listed as low socio economic hubs, populated by those who are deemed to sit at the bottom of the housing ladder.  
I listened to an auctioneer’s preamble a few days ago, which summed it up perfectly.  After he elucidated the various attributes of the modest two-bedroom home, he threw his hands up and with a flourish, exclaimed: “And let me tell you what you get for free!” And proceeded to point out the local school, shopping strip and park.  
Accordingly, if a buyer is able to travel to work, the supermarket and any other amenity on the priority list within a 30-40 minute period, the distance from the CBD is not an imposing factor. The decider is in the time it takes to drop the kids off to school in one direction and travel to work in the other.  
Furthermore, an acknowledgement that the value of land and the capital gains achieved by its owner lays in the facilitated connections around it, forms the argument for broad based land value tax, as I explained <a href="https://www.macrobusiness.com.au/2013/11/land-tax-must-kill-negative-gearing-stamp-duty/">here</a>.  
The <a href="https://www.demographia.com/dhi.pdf" target="_blank">Annual Demographia International Housing Affordability Survey</a> has aptly demonstrated, in cities where supply is not artificially constrained by poor policy and planning, which fails to cater for community needs, house prices remain affordable and relatively stable.  
Realistically, a well developed city, which has policies flexible enough to meet the demands of its home buying demographic, should see price rises track only the rate of inflation, with growth in household incomes somewhat influential in those areas in which there is greater demand.  
Not the well spruiked figures of 7% plus median growth per annum we experienced in some suburbs prior to the GFC, – or figures outpacing both wage growth and inflation.  
Across Australia, every state faces its own intrinsic economic and geographical challenges, for which housing policies need to be flexible enough to adhere, local resident voices need to be heard, and councils need to have the freedom to respond.  
However, if the only options we offer first home buyers are candy style incentives in a low interest rate environment, which must stay at rock bottom levels in order to support the inflated levels of debt it encourages. Then, over the longer term, our real estate obsession from which so many feed, will become a noose around the neck, provoking broader concerns.  
It’s very important we correctly understand where our policy makers have let us down in the delivery of affordable housing stock. A worrying trend is starting to emerge, which was highlighted in a recent news report showing footage of Julia Gillard's Altona house auction.  
In the post auction interview, the sales agent said that the Chinese purchaser wanted her to express to everyone that 'she is an Australian citizen.'
The comment speaks volumes - emphasising how important it is to stop blaming current high prices solely on 'foreign buyers' whilst at the same time, singling out a unique demographic - a large proportion of which are Australian citizens, work and pay their taxes and have a right to purchase residential real estate.
One of the most powerful tools for the regulation of any market is transparency. Without it, speculation ensues and leads to undesirable assumptions - such as the belief that every Asian face seen at an auction is 'foreign'.
The reason real estate prices are high in Australia is due to years of poor government policy and planning - and this is where the blame should be placed and this is where the pressure should be directed.
 
<hr>
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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catherinecashmore-6LXia3pPQj

Another senate housing affordability inquiry – but what’s happened since the last?

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Victoria saw around 1,560 auctions in 327 suburbs this past Saturday, making 2013 the hottest year for auctions with nine Super Saturdays on record, according to the Real Estate Institute of Victoria (REIV).
Prior to this year, 2010 comes in a close second with seven Super Saturdays on record.
Richmond was set to have the highest volume of auctions with 27 auctions, followed by Bentleigh East with 23 auctions, Brighton with 20 auctions, Reservoir with 19 auctions, and St Kilda with 19 auctions as well.
The weekend before last's auction clearance rate stood at 64%, which was the lowest since April.
REIV chief executive Enzo Raimondo believes this reflects the very high number of auctions, noting of last weekend that it will be the last for the year, bringing the grand total to nine. This compares to just two in 2012.
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dleow-BGaNPbHWyK

2013 had nine Super Saturdays, highest on record: REIV

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<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">If there was any residual doubt about whether low interest rates would push more investors into Australia's housing markets...well, there isn't now.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">I'm not sure I understand all of the reasons why everyday Australians are more inclined to invest in residential property than, say, our counterparts in the US, but regular readers will recall that I was confident that this would be the outcome of lower interest rates (in the face of a chorus of articles and commentators suggesting in no uncertain terms that the housing markets would not respond to monetary policy, and that buyers should 'sit it out' and wait for an inevitable price correction).</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">It seems to be part of the Australian psyche, as well as a reflection of our tax system. Investors with surplus capital have seemingly been spooked by the share market crash rather than welcoming the wonderful buying opportunities, and instead turn to the property markets to seek returns in the low interest rate environment ("I've always done well in property").</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">In my opinion, and in that of others, the long-run outcome of this will be iniquitous "cones of wealth" surrounding our major capital city centres - in particular Sydney and Melbourne - just as we have seen unfolding in London and elsewhere over the past few decades. I don't expect that outer suburbs and regional centres, where the percentage of investors is much lower, will be impacted all that much.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">Finance data</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">The Housing Finance data for October from the Australian Bureau of Statistics (ABS) showed a very substantial 4.1% seasonally adjusted increase in total dwellings housing finance.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div class="separator" style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; clear: both; text-align: center;"><a href="https://1.bp.blogspot.com/--O0y9m6RS0w/Uqd_bs-p0ZI/AAAAAAAALEE/rc-Pe742TYw/s1600/ABS+housing+finance.jpg" imageanchor="1" style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;"><img border="0" height="120" src="https://1.bp.blogspot.com/--O0y9m6RS0w/Uqd_bs-p0ZI/AAAAAAAALEE/rc-Pe742TYw/s400/ABS+housing+finance.jpg" width="400" style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></a></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;">Source: ABS</div>
 <div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">As you can see above, owner occupied housing finance increased by 1% through October, seasonally adjusted, and the recent data has sent the total number of owner occupied dwelling commitments well above their long run averages.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><img alt="Graph: No. of dwelling commitments, Owner occupied housing" src="https://www.abs.gov.au/ausstats/abs@.nsf/a866861f12e106e0ca256a38002791fa/05dbce56402ec566ca25723d000f2999/Body/0.29FC!OpenElement&amp;FieldElemFormat=gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;">Source: ABS</div>
 <div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">The total value of dwelling commitments is in a roaring uptrend, the most recent sector of the chart almost vertical.</div>
 <div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><img alt="Graph: Value of dwelling commitments, Total dwellings" src="https://www.abs.gov.au/ausstats/abs@.nsf/a866861f12e106e0ca256a38002791fa/05dbce56402ec566ca25723d000f2999/Body/0.1FEE!OpenElement&amp;FieldElemFormat=gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;">
 Source: ABS
</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"> </div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">The real driver and the real story of this release is the level of investor activity, which has increased massively over the month of October (+8%) and over the past year (+29%).</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">Note that this is easily the highest level of investor activity ever recorded in Australia.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><img alt="Graph: INVESTMENT HOUSING - TOTAL" src="https://www.abs.gov.au/ausstats/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/d672cf4ebe195f15ca256e910077d9c2/Body/0.A0E!OpenElement&amp;FieldElemFormat=gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;">Source: ABS</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"> </div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px;">
<div style="text-align: justify;">Combined with other data which shows that New South Wales is leading the levels of financing activity, this clearly suggests to me that the types of property which will 'outperform' the national averages will be those favoured by investors, in particular those located in the inner/middle ring suburbs in Sydney.</div>
</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">Meanwhile, there was positive news for the new dwellings sector, with he number of commitments for new dwellings strong.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><img alt="Graph: Purchase of new dwellings" src="https://www.abs.gov.au/ausstats/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/d672cf4ebe195f15ca256e910077d9c2/Body/0.3C46!OpenElement&amp;FieldElemFormat=gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;">Source: ABS</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"> </div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">
FHB activity There is little point in analysing first homebuyer activity in great detail. We know that the numbers are low, but, in NSW at least, we also know that the numbers are incomplete.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">I missed out on a property myself to a first homebuyer a fortnight ago, but I'm doubtful that he was recorded as such. Notably, he was somewhat older than first homebuyers from generations gone by, a trend we might expect to see continuing. New dwellings construction
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<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">And finally, finance for the construction of new dwellings is definitely moving strongly in the right direction with 11 consecutive monthly increases, but it would be fair to say that there is still a good deal of heavy lifting for low interest rates to do before it could be called a construction boom.</div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"></div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">In particular, much of the activity has been in NSW and Western Australia to date, so other states have some way to go.</div>
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<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">"The number of finance commitments for the construction of dwellings for owner occupation (trend) rose 0.7% in October 2013, following a rise of 0.6% in September 2013. </div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;"> </div>
<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: justify;">This is the eleventh consecutive rise since December 2012. The seasonally adjusted series rose 1.0% in October 2013, following a rise of 1.7% in September 2013."</div>
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<div style="font-family: Arial, Tahoma, Helvetica, FreeSans, sans-serif; line-height: 18px; text-align: center;"><img alt="Graph: Construction of dwellings" src="https://www.abs.gov.au/ausstats/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/d672cf4ebe195f15ca256e910077d9c2/Body/0.317E!OpenElement&amp;FieldElemFormat=gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></div>
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Source: ABS <div style="text-align: left;">
Summary 
<div style="text-align: justify;">Housing finance is a useful indicator as to what is coming in the future, and the indicators suggest more of the same in 2014 while interest rates remain low.</div>
<div style="text-align: justify;"></div>
<div style="text-align: justify;">Over the past 12 months, Sydney has recorded 14% growth, Perth around 10.5%, and Melbourne 7.5%. Even Adelaide, which was is my least favoured capital city suggestion due to there being a weaker supply/demand dynamic, has scraped together a tiny amount of capital growth, although the city's dwelling prices have comfortably underperformed inflation for years and years now.</div>
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<div class="separator" style="clear: both; text-align: center;"><a href="https://2.bp.blogspot.com/-1eWOm-EVNXE/UqekuSqMLEI/AAAAAAAALEU/QTI74rZkIz0/s1600/RPD.jpg" imageanchor="1" style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;"><img border="0" height="207" src="https://2.bp.blogspot.com/-1eWOm-EVNXE/UqekuSqMLEI/AAAAAAAALEU/QTI74rZkIz0/s320/RPD.jpg" width="320" style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></a></div>
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<div class="separator" style="clear: both; text-align: center;">Source: RP Data</div>
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<div style="text-align: left;">In summary, we are heading into a giant and unprecedented investor-led property boom in Sydney. But if you've been a long-term reader of my books (and my blog), you already knew that...years ago.</div>
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Australian housing finance to the moon (record investor activity)

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Brookfield’s Portside Wharf development in Hamilton is proving to be a success with $83 million in sales – 130 apartments – secured since January.
The secured sales were in the completed Promenade building and the latest two releases Pinnacle and Link.
"Promenade was completed in late 2012 so purchasers have taken advantage of the completed building and the fact they can move into their new Portside Wharf home without any delay," says Portside Wharf project director Lee Butterworth.<img src="/images/stories/2013/12/11/portside-dec-11-one.jpg" alt="portside-dec-11-one" style="float: right;" height="300" width="200">
"The release of the Pinnacle building in April, and the Link building some months later, enticed new and incremental market segments into the precinct and in some cases market segments we have not seen buy at Portside before,” says Butterworth.
Promenade features 172 one-, two- and three-bedroom apartments across 15 levels and Pinnacle features 168 one-, two- and three-bedroom apartments, terrace homes and penthouses across 16 levels.
The four-level Link building features 31 one-bedroom apartments.
The final apartments at Promenade are priced from $515,000, Pinnacle apartments start from $435,000, while the remaining apartments at Link are selling from just $395,000.
"As the only absolute riverfront building at Portside Wharf, Pinnacle appeals to those wanting a premium location, spacious apartments and the fittings and finishes to match, while Link has a selection of quality one bedroom apartments, in a great location, but at a more entry level price point.
"Across all market segments, we are seeing increasing confidence in the property market, which is also helping to drive sales,” says Butterworth.
<a href="https://www.propertyobserver.com.au/news/three-bedroom-apartments-in-high-demand-at-brookfield-s-pinnacle/2013100165333" target="_blank">Three-bedroom apartments in the Pinnacle release were in such high demand</a>, a waiting list resulted in Brookfield releasing its final three-bedroom stock ahead of scheduled.
Portside Wharf residents will have access to restaurants, cafes, fashion boutiques, a Dendy Cinema, Jetts Fitness and an IGA Supermarket.
<img src="/images/stories/2013/12/11/portside-dec-11-two.jpg" alt="portside-dec-11-two" height="282" width="470">
<a target="_blank" href="mailto:ntrotman@propertyobserver.com.au">ntrotman@propertyobserver.com.au</a>
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Brookfield's Portside Wharf secures $83 million in 2013 sales

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There’s a lot at stake as our property experts gaze into their crystal balls and make some predictions for the coming year.
<img src="/images/stories/2013/12/12/ryder-profile.jpg" width="125" height="150" alt="ryder-profile" style="float: right;">Terry Ryder, property commentator and founder of hotspotting.com.au, believes the 2014 housing market will show "a little bit more sanity" than this year.
"Sydney and Melbourne are experiencing an auction frenzy, which occurs every three or four years, but things will settle down a bit," he said. "Next year there will be 5%-10% growth in those cities but it will be more evenly spread across the middle and outer-ring suburbs."
Ryder predicts the big improver will be Brisbane "which is only just starting to gather momentum". Improvements will be shared across the board. "Brisbane is behind Sydney and Melbourne after being adversely affected by the devastating floods of 2011 and the job losses experienced by 1,500 public servants after the election of the Newman government in March 2012.
"Brisbane is only just now starting to take off and I see much stronger growth there – perhaps over 10%."
Ryder predicts Perth’s "solid year" – it was growth leader early in 2013 before being overtaken by Sydney – would ensure it carried momentum, especially into the more affordable areas, in 2014.
He said Darwin had "quietened down" after a flying start fuelled by the $34 billion Ichthys liquefied natural gas project off Western Australia. The 820 kilometres pipeline through Darwin has generated jobs and, consequently, the interest of investors and home buyers. The fact that this growth has already happened will mean a more moderate 2014 for the city.
Adelaide, he said, would show moderate growth next year of around 5%, while Hobart – "technically in recession" – will need government input to maximise its opportunities.
Ryder predicts savage job cuts of 10,000 to 15,000 by the Abbott government and an apartment oversupply will have Canberra "struggling" into the New Year.
He believes the next interest rate move will be up – but not possibly before at least the middle of next year – and that a heated Sydney property market is not reason enough to put the brakes on the economy as a whole.
He described a 7% increase in property values overall – after two years of zero growth - as "moderate" and not justifying any dampening tactic by the RBA. "Affordability is the best it’s been in 10 years so there’s no need to put on the brakes in 2014 – even though a lot can happen in six months."
Regions should do well in 2014, he predicts, especially those with input from resources, such as Narrabrai and Dubbo in NSW, Myles and Rockhampton in Queensland, and Port Lincoln in South Australia. A regional growth leader will be Cairns in Far North Queensland which is making a comeback. Ballarat and Bendigo in Victoria will show growth, boosted by high infrastructure spending and regional rail links.
No-go areas, Ryder warns, are Melbourne’s Docklands, Southbank and CBD, where oversupply has stymied the apartment market. Likewise, oversupply will affect the Queensland coal port of Gladstone, he says. Ryder is not enamoured with regional city Mackay nor tourism hotspot, the Gold Coast. "Stay away from the speculative market," he warns, "and buy in ‘real’ suburbs with real housing where people have jobs and buy houses to live in. Sales momentum in south-east Queensland is inland – not on the coast."
Article continues on next page. Please click below.
 
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<img src="/images/stories/2013/12/12/wargent-profile.jpg" width="125" height="150" alt="wargent-profile" style="float: right;">Peter Wargent, co-founder of <a href="https://allenwargent.com/" target="_blank">Allen Wargent</a> property buyers in London and Sydney, is a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank">blogger</a>. He said: 
"Our base case sees a number of key variables which will represent headwinds for the property markets in 2014.
"With the unemployment rate still in a moderate uptrend and mining capital investment set to fall, it is likely to be a year of sub-trend economic growth for Australia, and, consequently, we are tending towards a more subdued overall view than you will see elsewhere.
"The RBA has yet to see the material uplift in dwelling construction it had hoped for, so we are expecting to see interest rates remaining historically low, and the next adjustment may yet still be down."
Sydney is the clear standout, he said. There are likely challenges ahead for Canberra, but Brisbane could be the star.
Wargent’s property price predictions:
<ul>
<li>Canberra -1% to -4%</li>
<li>Hobart -1% to 2%</li>
<li>Perth 0% to 3%</li>
<li>Adelaide 0% to 3%</li>
<li>Brisbane 2% to 5%</li>
<li>Melbourne 2% to 5%</li>
<li>Sydney 6% to 9%</li>
</ul>
<img src="/images/stories/2013/12/12/sasson-profile.jpg" width="125" height="150" alt="sasson-profile" style="float: right;">The Melbourne property market in 2014 is likely to maintain - and even build - on the momentum of 2013, according to Monique Sasson, founder of Wakelin Property Advisory.
“2013 was a year of recovery with the values of many properties recouping their losses since the last peak in 2010," she said.
"We anticipate this trend to continue, and feel the momentum of the past 12 months should carry the Melbourne market upwards in the first half of 2014.
“There will be many Super Saturdays – weekends with a thousand-plus auctions – throughout the autumn of 2014. Nevertheless, robust demand should soak up this supply and see auction clearance rates remain at around 70%.
“In a typical year, the first serious auction weekends don’t occur until mid-or-late February. But the auction season may well open a little earlier than usual in 2014 and we may see a lot of deals in the private treaty market as early as January.
“The greater unknown is what will happen in the second half of 2014.  In large part, the trajectory of the property market will be determined by the Reserve Bank’s attitude to setting monetary policy.
“It may well be the case that the RBA decides to leave interest rates steady throughout most of 2014. If that scenario eventuates, then expect to see Melbourne price growth in 2014 to be strong, and potentially reaching double-digits.
“I doubt the Reserve Bank will be entirely comfortable with this potential outcome – especially if there is a similar result in Sydney.
“Consequently, there is a reasonable likelihood of a modest tightening in monetary policy – perhaps 25 or 50 basis points – from around the middle 2014, or even earlier. This would dampen capital growth in the second half of the year and possibly see a retracting back of some of the earlier 2014 growth.
“Should the Reserve Bank cut rates again, then I expect this will accelerate capital growth in 2014. However, in our view, another rate cut seems unlikely and unwise. As well as fuelling price inflation, cutting rates to 2.25% or lower leaves the Reserve Bank with little in the way of monetary ammunition to respond to any unexpected shocks: such as the banking crisis of 2008.”
Article continues on next page. Please click below.
 
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<img src="/images/stories/2013/12/12/CatherineCashmoreProfile.jpg" width="125" height="150" alt="CatherineCashmoreProfile" style="float: right;">"The markets of inner Sydney, and some areas of Melbourne, are being driven by a lot of speculative activity, and this will affect their performance next year, says buyers’ agent and observer Catherine Cashmore.
"Investors tend to be sensitive to interest rate changes, however, in Sydney, a number of factors have combined to make ‘the perfect storm’ leading into 2014: strong interest from overseas buyers, SMSFs feeding into a limited pool of residential real estate, buyers looking for a better return on their savings, coupled with a severe shortage of supply.
"It is projected we'll see interest rates rise through the course of next year and, although not immediately, this will take some heat out the market. This will be more the case in Melbourne before we see the effects in Sydney.
"Brisbane is still playing catch up and, with lower price options, it will likely continue its upward trajectory. There also looks to be some tentative activity along the Gold and Sunshine coasts.
"Home buyers in both Sydney and Melbourne are finding themselves forced further out to find suitable accommodation, and this ‘ripple effect’ will be felt in the middle-ring suburbs.
"I'm afraid without more direct action on long term sustainable solutions for first home buyers, they will continue to struggle with a severe shortage of affordable accommodation."
<img src="/images/stories/2013/12/12/robert-larocca-profile-for-site-2.jpg" style="float: right;">Robert Larocca, RP Data’s Victoria housing specialist, can’t see anything on the 2014 horizon to change the market’s current trajectory.
 
"This year there’s been modest growth while the economy remains between subdued and good. There are not a lot of external calls for the market to rocket ahead.
"Melbourne prices fell back a bit in the past month and we are not yet to reach a new peak, but I think we have levelled out a bit and can expect a peak in either February, March or April."
Larocca said the property market was not being driven by over-confident consumers, but by the Reserve Bank’s interest rate decisions - which are designed to encourage spending. He cautioned that transaction levels were "not overly high" and that there is lots of room for improvement.
"Monetary policy settings remain of interest, but, ideally, we will have good housing prices supported by low interest rates."
Larocca tipped 2014 would be a year of "ongoing sustainable – but not rapid - growth and, if the Victorian economy improves, it will have a direct input into the property market" through jobs and wages growth.
"The whole of last year we had slow improvement. This year the clearance rate is up 10% and the cycle bears no resemblance to those of 2007 or 2010 that were rapid and unsustainable. I hope that next year is more sustainable."
Larocca is concerned at the low numbers of first home buyers. "We need to see an improvement here; last month’s figures (showing a 13% FHB participation rate) were the worst in 10 years."
But he said it would be prudent to wait before hitting the panic button as the reasons are still unclear.
"There’s really a big question mark over next year’s market: we’ve had a good year but we’re not out of the woods yet."
<a href="mailto:staylor@propertyobserver.com.au" target="_blank"></a><a href="mailto:staylor@propertyobserver.com.au" target="_blank">staylor@propertyobserver.com.au</a>
 
 
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What will the year 2014 mean for the national property scene? The experts have their say

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Taking the bit between your teeth and setting out to sell your home online is a gutsy effort in a market awash with real estate agents, but it is increasingly being preferred by those on the move.  
And the reasons are understandable: it takes the estate agent out of the equation and, without having to pay hefty commissions, is far cheaper with much less rigmarole.  
But selling your home online yourself doesn’t have to mean you are on your own: a range of ‘For sale by owner’ companies are here to help with advice, photography, 'for sale' boards, flyers, colour e-brochures and even online valuations.  
Vendors can feel that they are in charge but with backup. They are not beholden to others’ ways of doing things. There are fewer forms to sign, no need to fit your life around an agent's timetable, and fewer stickybeaks who saw the open-for-inspection board out front and just popped in.  
Come to think of it, you don't even have an open-for-inspection board. But you do have a for sale sign on the fence - one that looks as appealing as a professionally sign-written board can be. Research has shown that most property buyers live within 5 kilometres so a professional board is essential if you want to catch them driving past.  
Basic sales packages at buyMyplace.com.au – which claims to be the largest ‘For sale by owner’ company – cost $270, the ‘professional’ package is $350, and the ‘premium’ package is around $600. They come with various levels of hardware, support and expertise. The firm – which is a fully licensed estate agent - can offer advertising online through the big advertising sites, such as Realestate.com.au and Domain.com.au to reach the most potential buyers.  
The level of newspaper advertising – both local and city - is up to you, with no limits on how much you can spend. Maybe buy more advertising with the money you'll be saving on the agent's commission?  
Other services offered include home decluttering, minor repairs, conveyancing and valuations, as well as auctioneers and other professionals who can be called upon to handle property inspections. These can be ordered on the website.  
Behind all this, of course, is social media’s ability to reach potential buyers and show them what's on offer in the comfort of their home or office. You simply list your property online, detailing its key selling points, the floorplan, and a map of surrounding streets, and upload photos. Those on the lookout for a similar property - on location, price, number of bedrooms and landsize - will receive a prompt in their inbox when the listing is complete. Simple, isn't it.  
A huge proportion of today's buyers - even those looking through an agent - check out online offerings as part of their search strategy. So, it's not like yours will be in some private, out-of-the-way spot where no one will see it - or even be looking for it.  
And the success rate of this well run window of opportunity is a comforting thought for a solo seller who hasn’t got the expertise of a professional realtor on side.  
buyMyplace.com.au and a host of other specialist for-sale-by-owner portals, such as <a target="_blank" href="https://sellmyhouse.com.au/">Sellmyhouse.com.au</a>, Gumtree, <a target="_blank" href="https://realestateguide.com.au/">Realestateguide.com.au</a>, and <a target="_blank" href="https://realestateyourway.com.au/">Realestateyourway.com.au</a> are often the first ports of call for prospective buyers who can scan the web and have properties that suit their preferences sent to their inboxes daily.  
While established real estate agents have the advantage of being able to showcase properties in their shop windows, and can market them to an established list of contacts, the surge in online listings is testament to the fact that buyers look online as much as anywhere.  
Online seller <a target="_blank" href="https://buymyplace.com.au/">buyMyplace.com.au</a> claims vendors – especially in Victoria - are ditching real estate agents and selling their homes themselves in record numbers. And in many cases they're selling faster – ''within hours'' for some properties, they claim.  
Senior manager Stephenie Pulis-Cassar said that, nationally, private sales online entries increased by 23% from February 25 to November 25 this year. "According to Realestate.com.au there are currently over 3000 properties being sold privately and these obviously don’t include the many thousands more vendors who list with Domain.com.au, Gumtree, Trading Post and/or buyMyplace.com.au," she said.  
The company’s statistics show that 30% of clients so far in 2013 had sold their properties in under 30 days. "Our general current average selling time is 90 days which is similar to that of a traditional real estate agency agreement," Pulis-Cassar said. "This clearly outlines the similarities between the buyMyplace selling process and the traditional estate agents. It is further proof that there really isn’t any disadvantage in selling property privately."  
It is not a difficult process, either, she said, and it doesn't cost anywhere near as much as the alternative. "Our clients spend an average of 12.5 hours selling their property - with many taking less than 10 hours in total.  Given that the average overall selling time is 90 days - or around three months - our vendors are spending, on average, an hour per week selling," she said.  
"Given these statistics, why would you pay an agent $15,000 (at 2% commission on a $750,000 house) for 12 hours' work?"  
With figures such as these, savings on estate agents' fees are a major drawcard for private online vendors. "Our data shows that buyMyplace has saved clients more than $5 million in commissions this year alone which is not hard to work out when the average commission charged by an estate agent is around 2%-2.5%.  
''And this is our company alone, therefore, the savings by all vendors per year would be well and truly in excess of $6 million per year. On top of this, with buyMyplace, vendors also save more on advertising compared to using a traditional agent.  
''The figures don’t come close to the real dollar value saved or the extra monies earned, as we have worked out that 58% of properties sold through buyMyplace sold for more than what they were valued at by real estate agents.  
''To us, this figure speaks volumes. Either 50% of agents aren’t qualified to give a property estimate or there are some ulterior motives when it comes to giving a valuation.''  
Pulis-Cassar estimated that 52% of people who sell their home privately sell within one month, 72% sell for more than quoted by an agent, and 100% end up with more cash in their pockets. She said 80% save more than $10,000, 40% save more than $14,000 and 100% ''would sell a property themselves again''.
''On the flip side most buyers prefer to deal directly with the owner. You only have to read the hundreds of testimonials written directly from our vendors. They speak for themselves. They enjoy the fact they don’t have to chase an agent who often doesn’t call them back and they feel they receive more genuine feedback and immediate responses to their queries.''
Tips on selling your home online on next page. Please click below.
 
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Tips on selling your home online
 
1) Establish a sale price
Most people get a good idea of what houses in their areas sell for by attending auctions and reading ads in their local paper, or by studying professional online sales data, such as RP Data's <a target="_blank" href="https://myrp.com.au/">myrp.com.au</a>.  
Pointedly, some private online sellers caution potential vendors against speaking with a real estate agent when determining a property’s price. "Agents are trained to ‘close the deal’ and ‘secure the listing’ by telling you what you want to hear," says Pulis-Cassar of buyMyplace. "If you want a personal approach use a professional valuer."  
2) Prepare your home so it looks its best
Clean and tidy up inside and manicure the garden - potentially adding thousands to the price. Take into account which photographs you have taken and make sure these areas are addressed first. They will appear online well before the first open for inspection.
Here are a few simple ideas:
- Cut the lawns and trim the edges
- Cover flower beds with mulch (saves water as well)
- Give the fence a coat of paint
- Sweep up around the house before your first open
- Remove everything from bench-tops
- Vacuum and dust lightly
- Fill the fireplace with logs and a plant
- Open the curtains to bring in as much light in as possible  
3) Select the services you need
If you have too much to do, most online sellers can arrange service providers. buyMyplace claims to be a one-stop shop, with all the services you need in one central location
- Full customer support available
- Photographers
- For sale boards
- Interior designers
- Lawyers
- Landscapers
- Conveyancers
- Valuers
- Furniture hire
- Builder  
4) Prepare your contract (and section 32)
In Victoria you should have a contract of sale (or at least a Section 32) available for prospective buyers when they request it. Check all your contractual requirements with your solicitor or conveyancer. When a prospective buyer wants to put in an offer on your property you can use a “letter of intention” to assist in the sale process. It is not a legally binding contract, however, it does add some professionalism to the whole process. Check with your solicitor or conveyancer for something similar.  
5) Photography
The photographs of your property are one of the most important elements of your marketing campaign. Most people look at the photos first so they must be good. Keep in mind that your home photographs may also appear on your for sale board. Some online sellers can provide a professional photographer as part of its package or you can organise your own photographs. It's your choice, because you are in control. Vendors taking their own photos and advertising their property are charged $270 by buyMyplace. Professional photography costs $349.  
6) Create brochures
Brochures are an inexpensive way to communicate to your neighborhood that your property is for sale. With the majority of property sales originating from surrounding suburbs this is an effective tool for marketing your property and a great way to get fit.
- Convert your advertisement into a printable PDF brochure
- Print as many brochures you need to distribute in your local area
- For professional brochures ask your online seller's customer service person and have them arranged.  
7) Open for inspections
These are a great way to meet potential buyers face to face. Most agents spend around 15 minutes at a property which is convenient for them, but not so convenient for the buyers who are rushing around to see as many properties as possible. Give yourself the best chance possible by opening for a reasonable period, say an hour. Perhaps have open for inspections by appointment only. This forces the potential buyers to call you and flag their interest.  Either way, once you get to speak to a buyer face to face your chances of a sale increase dramatically.  
8) Negotiations
Price negotiations can seem a little scary, however the process is simple. Here are some tips than can help you negotiate the right terms and price.
- Talk less, listen more – You’ll find the more you listen, the more you will find out about your buyer. Maybe the buyer has been looking for a long time? Perhaps they really like the view from your front window? These are triggers for you to really start selling.
- Only accept written offers – You may have a pesky prospective buyer wanting to grill you about your price at the inspection. Politely say you are happy to accept written offers, and move on. An offer isn’t a legal offer until it’s on paper.
- Think – In all the excitement, you may say something rash, or not completely consider all your options. Give yourself time to reflect and ponder the offer. Don’t be afraid to say “let me think and get back to you”.
Always be prepared to walk away – Haven’t got the price you want? Are you willing to wait? Don’t hesitate to walk away.  
9) Deposit and settlement
When you accept an offer you should get at least 10% deposit to be held in your solicitor's or conveyancer's bank account. Consult with your buyer to set a settlement day and remember that, before you sell, the buyer is entitled to a property inspection to ensure all is as it was the day you sold the property.  
10) Celebrate
The final step in any sales process is celebrating your success. The good thing about selling your own house is  that you have also saved thousands in fees and commissions. What will you do with the savings? New car, new furniture, holiday?
<a href="mailto:staylor@propertyobserver.com.au" target="_blank">staylor@propertyobserver.com.au</a>
 
  
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Marketing your home online: Where to go and how to do it

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With most mortgage holders on variable rate products in Australia, our housing markets are sensitive to interest rates, and all things being equal lower rates could result in dwelling prices being re-set higher (and vice-versa).
However, other things are rarely equal.
Over the past two decades I've watched Britain turn into a dramatically two-speed housing market comprising a booming London market (and its surrounds) and the rest, where prices have essentially been soft now since 2007.
London is a global city and The City has continued to thrive as a financial centre, but as a developed country Britain's manufacturing and other industries have floundered.
Property investors who chased yields investing in far-flung areas and the north of England got badly burned, and many never recovered, while London prices are at record highs and have risen relentlessly through UK downturns and recessions as we charted <a href="https://allenwargent.com/wp-content/uploads/2013/04/AW-LONDON-BE-SP13-031.pdf" target="_blank">here</a> and have reproduced below.
In particular, note the difference between the massive out-performance of prime-location London stock, the lower-demographic London boroughs and the stagnation of markets across the remainder of England and Wales.
<a href="https://1.bp.blogspot.com/-z_Gjj252TVU/UqOIfDiLzhI/AAAAAAAALAw/I3BGY6ztrT4/s1600/AW.jpg" imageanchor="1" style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;"><img width="400" height="262" border="0" src="https://1.bp.blogspot.com/-z_Gjj252TVU/UqOIfDiLzhI/AAAAAAAALAw/I3BGY6ztrT4/s400/AW.jpg" style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px;"></a>
Source: Land Registry
I've suggested for years that Australia could follow a similar path, with the major capital cities attracting a level of interest from domestic and international investors in their supply-constrained inner suburbs, but other locations struggling badly as households become disinclined to take on ever-increasing household debt levels.
Specifically, I've felt inclined to invest in Sydney's inner ring suburbs, but rarely to venture outside that zone.
Low interest rates have seen prices in Sydney growing fast: up by around 18% since their last trough.
The worst performing capital city continues to be Adelaide, where I've been this week for fire and brimstone of Ashes cricket...or in England's case, a rather dis-spirited imitation thereof.
It's no real surprise to me that Adelaide has been a lacklustre market in recent years. There is so much more land potentially available to be developed close to the South Australian capital, population growth is relatively moderate, investor interest is lower than elsewhere and overall there is less upwards pressure on prices.
New stock is being built, which can drag median prices higher, but existing dwellings have seen little in the way of capital growth for more than five years.
I noted a similar dynamic in Port Augusta on my South Australian travels this week: it was quite clear that there are acres of land for sale and zoned for residential development, although it may be doubtful as to how quickly it will be sold due to the lively whiff at that end of town.
<a href="https://2.bp.blogspot.com/-WsFBx9dvYsw/UqMFf55rs3I/AAAAAAAALAg/ArCGNJGhjag/s1600/RPD.jpg" imageanchor="1" style="text-decoration: none; color: #7f7f7f; margin-left: 1em; margin-right: 1em;"><img width="400" height="246" border="0" src="https://2.bp.blogspot.com/-WsFBx9dvYsw/UqMFf55rs3I/AAAAAAAALAg/ArCGNJGhjag/s400/RPD.jpg" style="border: 1px solid #ebebeb; position: relative; padding: 5px; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;"></a> Source: RP Data
RP Data's dwelling price index is currently a sea of green text, with prices rising almost everywhere thanks to Australia's presently low interest rates. However, don't expect increasing household debt to carry prices forward in future.
As the below chart clearly shows, household debt levels are no longer rising as a percentage of disposable income as they once did, with the percentage peaking out more than half a decade ago.
<img width="320" height="287" alt="Household Finances graph" src="https://www.rba.gov.au/chart-pack/images/5-6-household-sector/6tl-hhfin-small.gif?accessed=2013-12-07-22-32-45" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;">
This chart should be of great concern to investors in certain areas. Times are tough, for example, in parts of South Australia following on from the shelving of BHP Billiton's planned $30 billion Olympic Dam expansion.
I drove down that way this week from Alice Springs and according to the local rag I read in Roxby Downs a decision might be expected on future expansion plans in approximately two years' time with BHP considereing new and cheaper designs for the expanded operations. However, you'd presumably want to see copper prices stronger than the lacklustre ~US$3.20/lb we've seen this week in order to see the proposed project expansion attract a definitive green tick.
<img width="320" height="203" src="https://www.kitconet.com/charts/metals/base/spot-copper-1y-Large.gif" style="padding: 5px; border: 1px solid #ebebeb; box-shadow: rgba(0, 0, 0, 0.0980392) 1px 1px 5px; display: block; margin-left: auto; margin-right: auto;">
While an expansion of Olympic Dam a few years down the track could certainly be a net plus for the state, any direct link with real estate prices in Adelaide which is located more than 500 kilometres of barren land away may be somewhat tenuous.
Meanwhile, businesses such as Holden are in a world of bother with closure threats and pleas being lodged for government support of the car industry. With Australia's dollar having been so strong for so long, manufacturing industries have been hurting, and some exporting companies have also gone to the wall. 
<a href="https://theconversation.com/adding-up-the-flow-on-effects-of-a-holden-closure-21063" target="_blank">This article in The Conversation</a> posed this week whether Adelaide's economy could be damaged beyond expectation by Holden's potential closure, which also raises serious questions for the outlook for dwelling prices in the city:
"A second part of the debate are the implications at a regional level – what impact is there on the economies of regions that depend heavily on the automotive sector, specifically Melbourne and Adelaide?
"Our <a href="/news">study</a> on the contribution that the GMH manufacturing facility in Elizabeth makes to the South Australian (and northern Adelaide region) economy was recently presented to the Productivity Commission <a href="https://www.pc.gov.au/projects/inquiry/automotive">inquiry</a>. There are currently 1,750 jobs at GMH and the operations purchase A$530 million of supplies per year from core suppliers based in Adelaide. Through direct and first round (GMH and its direct suppliers) activities the operational spend of GMH in 2013 is estimated at A$750 million, contributing A$400 million to South Australia’s Gross State Product (GSP) and supporting 4,340 jobs.
"Then there are the full flow-through effects of this activity (such as the purchases of suppliers, and spend of wages and salary income). When modelled, the total economic activity linked to GMHs operations was estimated in 2013 to be a A$0.9 billion contribution to GSP, and 9,500 jobs and a contribution of $53 million per year to the state taxation base. (The model used a simple input output framework, which evidence supports as sufficient for order of magnitude long run modelling of impacts at the regional level). But if GMH were to cease activity, the impact would ultimately depend on how the local economy responds."
Pete Wargent is the co-founder of <a rel="nofollow" target="_blank" href="https://allenwargent.com/">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a rel="nofollow" target="_blank" href="https://petewargent.blogspot.com/">blogger</a>.
His new book '<a rel="nofollow" target="_blank" href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx">Four Green Houses and a Red Hotel</a>' was released on 1 September 2013.
 
 
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Low interest rates fueling Sydney market, but elsewhere less so

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We are currently in the midst of the strongest residential market since the GFC. Sydney and Melbourne in particular have seen a spectacular jump in market activity over the last three to four months. Auctions are at historic levels both in terms of the number of properties being sold and clearance rates. We are also seeing many new off-the-plan projects attracting what at times is frenetic demand. There are several key facts driving this activity, some of which are long-term and structural going way beyond a traditional market up-turn.
In mid January, looking ahead to 2013 I suggested here interest rates were set to be one of the key influences on every aspect of the residential market. This has proved to be the case with low rates, particularly over the last six months, impacting owner-occupiers and investors but also developers looking to fund new projects. Low rates have helped fuel demand and push prices up, while in many markets there is still a shortage of supply.
As we enter 2014 the question remains as to whether or not we have reached the bottom of the current low interest rate cycle, however seeking an answer to this question will not be any easy task as further cuts might not be good news indicating a much weaker local economy and bad news for employment.
However beyond interest rates, I think that a much bigger factor and one that has received little attention is the internationalisation of the local residential market. Like the share and currency markets, we are now looking at being a part of the worldwide demand for quality residential real estate. Offshore buyers are having a big impact and that trend is not going away any time soon. If Sydney and Melbourne are to be world-ranking cities then we have to accept that offshore demand will continue. Cashed up buyers from Asia in particular are attracted to our markets, often seen as a safe destination but also we are an appealing lifestyle destination.
We should not overlook the appeal of blue skies, fresh air and open space.  This offshore interest is not only confined to individual private buyers, but also developers and also now, in a trend I pointed to some 18 months ago we have seen the AMP join with Japan’s banks to enter the local home loan market.  And so we see international involvement across all areas of our residential development market. This trend is not new and other countries like New Zealand and the United Kingdom have either introduced or considered some curbs on foreign buyers but the same measures have been suggested for us, and given our very close links with Asia I do not think this is a credible idea.
In the UK prime London residential property has seen a big spike in prices with local officials looking at ways to generate more revenue. The idea is to impose a capital gains tax on foreign owners.
While UK residents have to pay CGT when reselling all but their main home, non-resident property owners do not. For example a UK-based buyer of an investment property or second home for £1m and then sold it for £5m. The UK resident would pay capital gains tax of £1.1m, assuming they were in the top tax bracket. An offshore investor, by contrast, is currently exempt from CGT. The lost revenue is proving tempting as Treasuries look for new revenue, and to some extent this action might also cool some areas of demand.
Offshore buyers are not going away
Offshore interest, no matter what fuels the demand be it lifestyle or investment considerations, is here to stay and just like the floating of the Aussie Dollar 30 years ago, the market may never be the same. Our markets are now considered desirable to a wide range of off-shore buyers and this is a major trend that will impact prices and demand.
Other big factors remain the rapidly changing demographics of our cities and shifts in lifestyle that all combine to create new pressures that will heavily influence markets and how infrastructure is delivered. Both the issues will continue to be very big topics in 2014, alongside how efficiently and where we create new supply.
However there is currently no indication that any sort of new policy measures are planned here to curb off-shore demand or investment. However another big ticket item next year will be the federal government’s tax review and how this might address the very big question of housing affordability, otherwise this issue could shift from a financial policy to one that has far reaching and possibly negative impacts on social policy and cohesion. First time buyers despite very low mortgage rates are now very much absent from the current market, they are being locked out by varied and complex factors.
While offshore demand is a structural change, I think that borrowers of all kinds might also have seen the best of low interest rates, but continued and very spiked demographic changes and the internationalisation of our markets will continue to be the big drivers of apartment demand and development in 2014.

<hr>
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

Australia's residential market has become an international commodity

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Supply is the factor most over-looked by property investors.
Those who take the time to do some research before tossing a few hundred thousand at an investment property tend to focus on demand, with scant regard for the flipside of the growth equation.
Some organisations that purport to advise investors preach a simplistic follow-the-population-growth strategy.
If high population growth was the core element in a good locational choice, the leading capital growth performers in the past five years would have been the Gold Coast and Wyndham City in the south-west of Melbourne. Gladstone, boosted by massive new demand from the influx of tens of thousands of gas project employees, would have soaring prices right now.
The opposite is true in those markets. The too-often forgotten factor is supply.
The Gold Coast has had five years of falling property values because of too much supply, which overpowered the impact of high population growth. Wyndham City, which overtook the Gold Coast as the municipality with the greatest annual additions to its population, has recorded no growth in prices in the past three years, because of an excess of house-and-land packages – ultimately flogged off to distant investors by dodgy marketing companies on behalf of desperate developers.
Gladstone, after recording high growth in rentals and prices in 2011 and 2012, has seen rising vacancies and sharp downturn in prices because developers went overboard yet again.
So there are two key pieces of information investors must examine before committing to a target location: vacancy rates and building approvals.
The rapidly-growing location of Gracemere is a good case study. Gracemere is about 10 kilometres west of Rockhampton, one of our favoured regional centres because of its growth factors and affordability. The population of Gracemere was around 5,000 at the 2006 Census and 8,400 five years later.
Earlier this year senior Hotspotting writer Bob Wilson visited Gracemere as part of a research safari through Queensland and the Northern Territory. He commented about Gracemere: “What was once a sleepy country town surrounded by grazing paddocks has become a development free-for-all as investors buy up those paddocks and built houses on them.”
The problem is that they’ve built too many. Way too many. One of our clients phoned last week to tell us: “Gracemere has just been smashed by developers. There’s a massive oversupply.”
He said there were hundreds of empty rental properties and rents have dropped sharply. A quick check with SQM Research shows that the vacancy rate in the Gracemere postcode has risen from around 2% late last year to 9% now. Australian Property Monitors data shows that median price growth has stalled recently and is starting to go into reverse.
In a recent update of our research on Rockhampton, we noted that residential building approvals in the Rockhampton Regional Council, which includes Gracemere, in the 2012-13 financial year were almost double the year before.
Some would see that as an attraction, being indicative of a growth centre. I saw it as a warning signal, that developers might be making the same mistake they made in Mackay and Gladstone, generating over-supply.
Gracemere is increasingly an outlying suburb of Rockhampton so its over-supply issues are likely to impact the wider region. Investors would be wise to keep on eye on vacancies there.
<hr>
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 him 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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terryryder-YECXbqmri2

The most overlooked factor of property investing: Supply

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2013 will be remembered as the year the Sydney property market came back to life. After three tough years where prices went backwards, buyers were suddenly the ones on the back foot as a number of factors combined to create fierce buyer competition. The competition was most noticeable on inner city houses under $1.5 million and apartments under $700,000.
There are a number of factors that could be credited for causing such a stellar year in the property market. In reality, it was probably not one particular factor that caused the market rally, rather a number of factors combining to cause a perfect selling environment.
Interest rates hit an all time low during 2013 as the RBA cut the cash rate to 2.5% in August. This cycle of rate cuts has seen the cash rate go from 4.75% in November 2010 down to 2.5% within three years. Whilst there were other factors that assisted the housing market in 2013, nothing had the positive impact on property as the record low rates did. Commentary is split as to whether the next move in 2014 will be up or down though.
Unemployment held at reasonable levels throughout the year, peaking at 5.7%. This was lower than predicted and was a determining factor in supporting the property market. Low interest rates are not much good to someone whom is unemployed. Indeed, the weakest housing market in Australia is in Tasmania where unemployment is stuck above 8%. This proves that unemployment is a bigger determinant to the fortunes of the housing market than interest rates, a point that is often lost in commentary.
Self-managed super funds entered the market in dynamic fashion in 2013. As the returns on bank deposits went down, SMSFs went looking for risk. Many people have bought real estate now that their SMSFs can borrow against an asset. This added an influx of new buyers into the market competing with home buyers and traditional investors. More buyers entering the inner city market that already faces chronic supply issues helped pushed prices up. As prices went up, the sentiment toward property became more positive, creating a positive feedback loop.
Chinese buyers entered the Sydney market place in a big way in 2013. To see another sector of buyers enter the marketplace that was already experiencing near perfect conditions added further fuel to the market. Agents across Sydney reported amazing sale prices where Chinese buyers fixated on a particular location and just kept bidding the price up. The emergence of Chinese buyers entering the market place was no media beat up. One only had to witness an open house or two to realise the presence of strong Chinese buying.
The stock market’s performance is often under rated when it comes to the property market. The All Ordinaries begun the year at 4,664 and pushed up to over 5,200 by December 2013. In the middle of 2012, the All Ords was at 4,135, giving stock market investors a 30% return in 18 months. Whilst interest rates inspire many in the sub $1.5 million bracket to buy real estate, the prestige end of the market is more susceptible to the stock market performance. For the first time since 2007, the prestige end of the market came to life. Whilst many vendors of prestige properties actually sold for less than they had bought back in 2007, the mere fact that transactions were taking place was a positive sign.
Many were surprised to see the property market perform so well in 2013 in the face of a deteriorating economy, global uncertainty and increasing government debt. But perform well it did.
 
<hr>
 Peter O'Malley is sales consultant with <a target="_blank" href="https://www.harrispartners.com.au/" rel="nofollow">Harris Partners Real Estate Agents</a> and has been successfully selling real estate in Sydney's Inner West since 2000.
He is also the author of Real Estate Uncovered: A probing look behind the facade of Australia’s property world.
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