<a href="https://www.apartments.com.au/developments/broadbeach-qld-4218">Broadbeach</a> offers plenty of reasons to live vertically, but moving from a substantial family home into an apartment can expose the compromises of high-density living. Privacy, room for guests and usable living space tend to matter more when an apartment is intended as a permanent home rather than an occasional coastal base.

A typical residential floor at <a href="https://www.apartments.com.au/new-apartments/the-eveleigh-broadbeach-7-9-surf-parade-broadbeach-qld-4218">The Eveleigh</a>, on Surf Parade,&nbsp;contains just four apartments. The 94-residence development by <a href="https://www.apartments.com.au/developers/hirsch-faigen">Hirsch &amp; Faigen</a> is predominantly made up of expansive three-bedroom homes, with a limited collection of half-floor penthouses above.

Across the apartment floors, <a href="https://www.apartments.com.au/architects/rothelowman">Rothelowman</a> has used the relatively limited number of residences to give each home greater access to natural light and outlook. Living spaces extend towards full-height glazing, while a series of bay windows frame selected views across the Pacific Ocean, city and hinterland rather than treating the building edge as a continuous wall of glass.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360965]

“The apartment floors deliver a collection of homes that embrace controlled outlook via a series of bay windows deliberately framing moments of view,” Rothelowman Director Kim Lowman said.

From outside, those projecting forms contribute to the tower’s faceted profile. Strong horizontal and vertical elements establish its proportions, while the changing position of the sun alters the light, shadow and reflection across the façade throughout the day.

The same attention moves inside the apartments, where the material palette combines warm timber, natural stone, metallic detailing and softer curved forms. Kitchens sit within the main living zone, with stone island benches, integrated joinery and European appliances, before the living areas extend towards the glazing and the outlook.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360981]

Three genuine bedrooms provide room to accommodate family and guests, while two secure car spaces and storage address some of the practical considerations that can become more noticeable when moving from a larger home. Feedback from the display suite has centred on the warmth and restraint of the interiors, with buyers commenting that the residences feel like homes rather than conventional coastal apartments.

A limited collection of half-floor penthouses occupies the upper levels, increasing the scale of the living spaces and adding private balconies and elevated finishes. From this position, the outlook extends between the ocean and hinterland.

Outside the private residences, The Eveleigh separates its shared spaces between the podium and rooftop. The podium is centred on wellness, with subtropical landscaping surrounding a swimming pool and pool terrace, yoga garden, private gymnasium, sauna and hot and cold plunge facilities. Landscaped retreats and pavilions provide additional places to sit away from the main recreation areas.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360966]

Higher in the building, a rooftop pavilion and private dining suite sit alongside resident lounge, barbecue and outdoor dining areas, opening towards panoramic views across the ocean, city and hinterland.

“Buyers are no longer just looking for an apartment, but a lifestyle where they can relax, reset, and enjoy a balanced way of living,” Hirsch &amp; Faigen Director of Sales Matt George said.

Interest to date has come from established owner-occupiers and interstate lifestyle purchasers, including buyers planning a future move to the Gold Coast. Many are coming from larger homes and want to reduce ongoing maintenance without giving up space for family and guests, privacy, two car spaces or the ability to entertain at home.

&nbsp;

[smartcode_project:default project_id=149670 project_image_fid=360969]

Much of that daily life can also take place beyond the building without requiring a drive. Kurrawa Beach and Pratten Park are an easy walk from Surf Parade, while Pacific Fair, Oracle Boulevard, The Oasis, restaurants, cafés, entertainment and public transport are also within walking distance.

The Eveleigh is Hirsch &amp; Faigen's fourth Gold Coast development since entering the market in 2021, following The Hemingway at Palm Beach, The Emerson at Kirra and Yves at Mermaid Beach. Each of the preceding projects sold out before completion.

“Broadbeach had been on our radar throughout our time operating on the Gold Coast,” the developer said. “Following our projects in Palm Beach, Kirra and Mermaid Beach, Broadbeach represented the natural next step for the business.”

The Surf Parade site brought together proximity to the beach, protected coastal outlooks and walkability to dining, shopping and recreation. Hirsch &amp; Faigen also identified the street as an emerging premium residential address, with enough separation from Broadbeach's busier destinations to retain a quieter environment at home.

The Eveleigh is now under construction by Maxcon, with completion forecast for mid-2028. Three-bedroom residences are currently available from $2.87 million.

[smartcode_project_cta:default project_id=149670]

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

A long-stalled Campbelltown development site is back in play, with new plans for 139 apartments set to supersede a mixed-use scheme approved almost a decade ago but never built.

The new proposal for 28 Cordeaux Street would deliver 116 market and 23 affordable apartments in a part 14-storey building, bringing a substantial new project into a Campbelltown market where new apartment supply remains limited.

Plans have been filed over the 3,092 sqm corner site at Moore-Oxley Street, around 600 metres from Campbelltown Railway Station and the city-centre retail core.

The site already carries a mixed-use residential approval dating to 2016. Doroch Architects has now been engaged on a larger replacement scheme, which is progressing as a State Significant Development Application following a Housing Delivery Authority determination in August 2025.

The apartment mix comprises 39 one-bedroom, 72 two-bedroom and 28 three-bedroom residences. Two-bedroom apartments make up just over half of the project, while three-bedroom homes account for 20 per cent.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="136dd5b9-3791-4da6-9e31-76f533f5b4de" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da2.png?VersionId=LgOSy9nwf5u.MGswBBwaGGxuX8QpHSl_" />

Of the 139 apartments, 23 will be delivered as affordable housing under the in-fill affordable housing provisions of the Housing SEPP. The affordable component represents 15 per cent of the residential gross floor area and will be managed by a registered Community Housing Provider.

Doroch has sought to break the scale of the building into two distinct elements, with a masonry podium of around four storeys establishing the street edge before the residential tower steps back above.

The corner position has shaped that approach. Cordeaux Street faces toward the commercial and civic centre, while Moore-Oxley Street leads into the lower-scale residential neighbourhood to the south, and the design verification report describes the site as "bridging the commercial core to the north and established residential areas to the south."

The podium will be expressed predominantly in face brick, while the upper levels shift to brushed and grooved concrete cladding with darker metal detailing. Recessed sections, deep balcony edges and landscaping break down the upper form, with an approximately 11.8-metre setback to the northern boundary addressing the adjoining St Peters Anglican School.

<img alt="First look: New 139-apartment plans revive long-stalled Campbelltown city centre site" data-entity-type="file" data-entity-uuid="c8b3d2d3-c561-4bfc-a5d9-a68c0c10dac1" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Campbelltown%20da1.png?VersionId=AeAEyJU02Gk2k5noUj2StziCvdQ7fW4B" />

Campbelltown has been starved of new residential developments in the last decade.

The only other notable development set to come to market this year is ALAND's Queen Square, a mixed-use precinct on over two hectares that will comprise apartments above a vibrant ground-level retail and hospitality dining precinct.

First look: New 139-apartment plans revive long-stalled Campbelltown city centre site

First Look: Sherlock Construction pitches apartments for low-rise Deception Bay

Queensland builder-developer MAYD has revealed the first look at its major North Kirra beachfront development, lodging amended plans that reduce the number of apartments and increase the proportion of larger residences.

The project is planned across a substantial 4,742 sqm amalgamated site spanning seven lots at <a href="https://www.apartments.com.au/new-apartments/2-6-pacific-parade-bilinga-qld-4225">2-6 Pacific Parade</a> and 27-33 Golden Four Drive in Bilin​ga, directly opposite Nor​th Kirra Beach.

<a href="https://www.apartments.com.au/developers/mayd-group">MAYD</a> secured the site for $32.5 million in 2025, in what was one of the Gold Coast's largest property transactions of the year.

The development will be delivered across two stages, with the first stage carrying an estimated gross realisation value of around $360 million.

The latest amendments seek to reduce the overall apartment count and shift the project further toward the owner-occupier market, with larger residences designed for buyers wanting considerably more space than traditionally offered in a beachfront apartment.

The residential mix will include townhomes, oversized two-bedroom apartments, substantial three-bedroom residences and four-bedroom homes.

MAYD has appointed Cera Stribley to lead the architecture and interiors, with the Melbourne-based design practice drawing on the beachfront setting through a series of ocean-facing terraces and heavily landscaped balconies.

Strong horizontal forms and curved balconies will define the exterior, with subtropical landscaping integrated throughout the building to soften the built form and increase the connection between the residences and the beachfront.

The project will also include an extensive collection of resident wellness and lifestyle facilities, continuing the broader shift across the Gold Coast's luxury apartment market toward larger homes supported by resort-style amenity.

<img alt="MAYD" data-entity-type="file" data-entity-uuid="d1bcbb05-e659-4b47-8bd4-1e595315e2ad" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-27%20at%202.05.03%E2%80%AFPM.png?VersionId=jj0XEud1X1DuLt7_KyElhjMdZGOXmLHP" />

MAYD Founder Todd Mould said North Kirra was increasingly appealing to buyers attracted to the more established, lower-density character of the southern Gold Coast.

"North Kirra presents one of the most compelling luxury residential opportunities currently emerging in Australia, combining absolute beachfront with the character and authenticity that buyers are increasingly seeking, and the same sense of tight-knit community that defined Burleigh and Currumbin perhaps 10 or 15 years ago," Mould said.

"With Gold Coast Airport on its doorstep, it also offers a level of accessibility that broadens its appeal across almost every market demographic."

The project comes as the southern Gold Coast continues to attract an increasing share of high-end apartment development and buyer activity.

Kirra in particular has emerged as one of the region's more tightly held beachfront markets, with its relatively low-density character, established surf and hospitality scene and proximity to Gold Coast Airport differentiating it from the higher-density markets further north.

Mould said those characteristics had informed the approach MAYD and Cera Stribley had taken to the project.

"We've worked closely with Cera Stribley to create a vision that is deeply connected to its surroundings," he said.

"Inspired by the coastline itself, the architecture has been shaped around space, privacy and resort-style living, creating a collection of homes that reflects the next generation of luxury on the southern Gold Coast."

MOTIV Managing Director Carly Cottam, who has been appointed to market the project, said buyer attention had continued to move south along the Gold Coast.

"Purchasers who may once have defaulted to Broadbeach, Main Beach or Surfers Paradise are increasingly recognising the value of a genuine beachfront location that offers lower density, strong amenity and a more established sense of community," Cottam said.

"Kirra has a powerful combination of growing demand and genuine scarcity. Beachfront supply is inherently constrained, the area remains relatively low density, and buyers are increasingly placing a premium on locations that feel established, uncrowded and authentic rather than heavily developed."

Cottam said the proximity to Gold Coast Airport was also proving increasingly important for interstate and second-home buyers.

"Being minutes from Gold Coast Airport makes it particularly compelling for interstate buyers, frequent travellers and second-home purchasers who can access an authentic coastal lifestyle almost immediately after stepping off a flight."

The acquisition takes MAYD's active development portfolio to more than $500 million, with the North Kirra project representing one of its largest undertakings to date.

MAYD is targeting an early 2027 launch.

First look at MAYD's North Kirra mixed-use precinct

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Castle Hill, the longtime hub of the Hills District, has been one of the major beneficiaries of Sydney's Metro expansion, with improved connectivity helping drive continued population growth, development and buyer demand across the Hills District.

But despite that growth, the suburb has seen relatively few major new apartment projects brought to market over the past 18 months.

Hills District developer Reve Group is looking to fill that gap with <a href="https://www.apartments.com.au/new-apartments/nova-r-ve-castle-hill-2-garthowen-crescent-castle-hill-nsw-2154">Nova Rêve</a>, a major new mixed-use precinct on the corner of Garthowen Crescent and Old Castle Hill Road, a short walk from Castle Hill Metro Station and Castle Towers.

[smartcode_project:default project_id=152737 project_image_fid=377679]

The project will comprise three residential towers alongside a hotel, restaurants, cafes and a skybar, more than 1,600 sqm of ground-floor retail and almost an acre of landscaped gardens.

It represents the largest project undertaken by Reve Group, the development arm of the Kassis family, which has been building across the Hills District for more than 30 years through Kassis Homes.

[smartcode_project:default project_id=152737 project_image_fid=377675]

Nova Rêve also represents a significant step up from the family's first apartment development, Grand Rêve, which was delivered nearby on Garthowen Crescent.

Grand Rêve introduced larger, house-like apartment layouts and premium inclusions including Wolf and Sub-Zero appliances to the Castle Hill market.

Nova Rêve takes that approach to a precinct scale, combining the residential component with hospitality, retail and substantial public and resident landscaping.

[smartcode_project:default project_id=152737 project_image_fid=377685]

Reve Group Managing Director Sam Kassis said the project reflected the family's three decades of building in the Hills, which has evolved from trophy homes on quarter-acre blocks to larger-scale apartment development.

"Grand Rêve was our first apartment project here and it showed us what this pocket of Castle Hill could be. Nova Rêve is the refinement of that idea: not just apartments, but a place the whole suburb can use," Kassis said.

A key part of that approach is the hotel, which has been designed to operate as an amenity for the wider Castle Hill community rather than solely hotel guests.

It will include restaurants, cafes, skybars and all-day dining, alongside conference and event facilities catering to business functions, community groups and private events.

At ground level, more than 1,600 sqm of shops and cafes will open onto the surrounding streets and landscaped areas.

Almost an acre of gardens designed by Land and Form Studios will run through the precinct, incorporating pathways, seating, barbecue areas and children's play spaces.

[smartcode_project:default project_id=152737 project_image_fid=377680]

Reve Group's Romio Georges said creating an active ground plane had been central to the planning of Nova Rêve.

"There are gardens with pathways, barbecues, seating and play areas, shops and cafes opening onto the street, and a hotel with restaurants and a skybar that anyone in Castle Hill can walk into," Georges said.

The project's elevated position on one of Sydney's highest ridgelines will also provide apartments with outlooks toward the Sydney skyline, surrounding parkland and the Blue Mountains.

More than 80 per cent of the apartments will occupy corner positions, with Turner responsible for both the architecture and interiors.

&nbsp;

[smartcode_project_cta:default project_id=152737]

<h3 data-end="3697" data-section-id="q3n5ak" data-start="3672">&nbsp;</h3>
</main>

Nova Rêve arrives as Reve Group bets on Castle Hill's next growth phase

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

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Ellen Walker

Off-the-plan property explained: What is stamp duty?

For most Australians, buying an apartment is one of the biggest financial decisions they'll ever make

The location, floorplan and price are often the first considerations, but in recent years another question has become increasingly important: who is actually delivering the project?

A series of high-profile builder collapses, construction delays and defect concerns have fundamentally changed how many Victorians approach buying off the plan. The collapse of Porter Davis in 2023, which reportedly left around 1,700 homes unfinished, became one of the most visible examples of the risks that can emerge when a construction company fails. <a href="https://www.equifax.com.au/sites/default/files/lpassets/pdf/Final-Business-Market-Pulse-June-Sector-Deep-Dive-Report-2.pdf">Similar challenges across the broader construction sector</a> have left buyers asking more questions before signing a contract.

As Victoria continues encouraging higher-density housing to address supply shortages, transparency is becoming just as important as location or price.

One tool increasingly entering the conversation is the <a href="https://icirt.com/">Independent Construction Industry Rating Tool (iCIRT)</a>, an independent assessment framework designed to help buyers better understand the developer or builder behind a project. Originally developed by Equifax in consultation with government and industry as part of NSW's Construct NSW reforms, the system has since expanded nationally.

<h2 data-end="1519" data-section-id="7nmx3" data-start="1492">What is an iCIRT rating?</h2>

Most Australians are familiar with independent ratings in everyday life.

We compare ANCAP safety ratings before buying a car. We look at Health Star Ratings in supermarkets. Banks rely on credit assessments when lending money.

Until recently, however, there has been very little independent information available to help apartment buyers assess the business responsible for delivering a residential project.

That gap is what iCIRT was designed to address.

Builders, developers and other construction professionals with an iCIRT rating have demonstrated high-trust characteristics through an independent, evidence-based assessment across six criteria: Character, Capability, Conduct, Capacity, Capital and Counterparties. This involves a rigorous review of financial health, past project track record, and ethical conduct. Crucially, an iCIRT rating could help provide property buyers with confidence that they are working with a professional who has demonstrated the capability, capacity, and willingness to return and rectify issues.

<img alt="iCIRT" data-entity-type="file" data-entity-uuid="dcbb59af-3d5a-43aa-b28e-a66e55a83568" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Announcement.png?VersionId=6OD8r.v.oucEF01BWxR85urzoD9seQ9e" />

Importantly, iCIRT is not a recommendation to purchase a particular property, nor is it a traditional credit rating. It is an independent assessment framework designed to provide objective information about a construction business using a <a href="https://icirt.com/sites/default/files/2025-08/iCIRT-Methodology-Issue1-May-2021.pdf">published methodology</a>.

The system has been widely adopted in New South Wales, where more than one-third of medium and large residential builders and developers now hold an iCIRT rating, representing over two-thirds of the state's residential building market by value as of 2025/26.

<h2 data-end="3126" data-section-id="h6ohtj" data-start="3084">Why buyers are doing more due diligence</h2>

For many buyers, particularly those purchasing off the plan, the biggest risk isn't whether they'll like the kitchen finishes.

It's whether the project will be delivered on time, to the expected quality, and by a company capable of completing the development.

<a href="https://icirt.com/sites/default/files/2026-07/iCIRT%202025%20Consumer%20Survey%20Report%20v05.pdf">Consumer research commissioned by iCIRT</a> found more than half of respondents believed current protections do not adequately safeguard buyers from builder insolvencies or defective projects. Other research found 88 per cent of prospective buyers would seek independent ratings or due diligence before purchasing, while 90 per cent said trust in construction professionals is essential.

That doesn't mean buyers should rely on a single rating alone.

Independent legal advice, understanding the contract, and seeking financial advice all remain important parts of the due diligence process.

However, an independent assessment can provide another source of information alongside those traditional checks.

<h2 data-end="4138" data-section-id="pquzxc" data-start="4094">Trust is becoming a competitive advantage</h2>

The conversation isn't only changing for buyers.

Developers are also recognising that trust has become an increasingly important part of the sales process.

<img alt="mirvac" data-entity-type="file" data-entity-uuid="1c11c691-e8cd-46c3-88fd-6c8d614e8357" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mirvac.png?VersionId=ZqDqNL36WJOOCmNMmmO93Q2GTrFOBomz" />Mirvac is a 5 Gold Star iCIRT rated developer, the highest possible rating a developer can get: Harbourside by Mirvac

Five years ago, purchasers typically asked about floorplans, finishes and settlement dates.

Today, sales teams are increasingly being asked about the developer's experience, financial stability, previous projects and construction partners.

For companies with strong governance and established delivery records, an independent iCIRT rating provides another way to demonstrate those credentials before buyers even visit a display suite.

According to Equifax, the assessment can also help businesses drive sales and <a href="https://icirt.com/resources-for-business/icirt-rating-helps-scion-secure-high-value-projects">secure high-value projects</a>, as well as identify operational improvements and <a href="https://icirt.com/resources-for-business/mirvac-reinforces-brand-trust-and-quality-independent-icirt-rating">attract top talent</a>.

<h2 data-end="4962" data-section-id="1j54ng5" data-start="4912">Beyond buyers: lenders are paying attention too</h2>

The influence of independent construction ratings is also extending beyond consumers.

According to Stamford Capital's Real Estate Debt Capital Markets Survey, an increasing number of lenders now incorporate iCIRT ratings into their due diligence processes when assessing residential development finance applications.

The survey found lender adoption has continued to rise, with many respondents saying independent assessments provide additional insight into governance, counterparties and delivery capability beyond traditional financial analysis. Some lenders also reported declining funding applications where businesses had poor or no ratings.

As construction costs remain elevated and access to development finance becomes more selective, demonstrating credibility is becoming increasingly valuable.

<h2 data-end="5801" data-section-id="1qazuxs" data-start="5772">What it means for Victoria</h2>

Victoria's apartment market is entering a new phase.

The state is seeking to accelerate higher-density housing while simultaneously introducing reforms aimed at improving confidence in residential construction.

For buyers, that means there are more tools available than ever before to research the businesses behind a project.

For developers, it signals that transparency is becoming another point of differentiation in an increasingly competitive market.

Buyers are asking more questions than ever before and increasingly expecting independent information, not just marketing material, before making one of the biggest financial commitments of their lives.

<img alt="iCIRT" data-entity-type="file" data-entity-uuid="958e1497-8151-4689-aadc-baf59f6e6122" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/iCIRT-Infographic-Assessment-Process-Final.png?VersionId=7KyVcwSo4vCLXBYBdq382e3Si.R.9PWQ" />

<hr data-end="6469" data-start="6466" />
The information contained in this article is general in nature and does not constitute personal, financial, legal or tax advice. It does not take into account your personal objectives, financial situation or needs. Therefore, you should consider whether the information is appropriate to your circumstances before acting on it and, where appropriate, seek independent professional advice.

This article contains links to third-party websites. These links are provided for convenience only. Equifax Australia does not control and is not responsible for the content, accuracy or privacy practices of external sites.

Copyright © 2026 Equifax Australia Information Services and Solutions Pty Ltd. All rights reserved.

Buying off-the-plan in Melbourne? How independent iCIRT ratings are set to change Victorian property

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The very first thing I do after finding what I think is a good development site is ask for the sales contract to be emailed to me. It’s the starting point for my due diligence and research. At this stage I may not have even physically seen the land.
I thought I’d share the five most important things I look at as soon as I get my hands on that sales contract.  As developers, there are so many checks that we need to do, but to keep it simple, here’s what I recon needs to be done first...
I’ve opened the sales contract and start to scan through it.  I’m no solicitor that’s for sure, so it’s very important you have a solicitor ready to review the contract after you’ve had the first look.   There is really no point sending a contract to your solicitor and starting to incur legal fees until after you’ve reviewed it and then had an offer accepted.  However, if you are not confident or familiar with sales contracts, then definitely let your solicitor know what your development plans are and ask them to review it in this light.
Front page
A quick look at the front page of the contract confirms exactly what is for sale - this may sound strange – surely what is being advertised is what you’d be buying but this is not always the case. I’ve been offered land that the agent is advertising as two titles but on the contract only one lot is listed. This may mean the land has a subdivision approval however it is not yet registered so there could be costly work still required to complete the process.  Perhaps the agent was told there were two titles by the vendor. Or, I’ve been offered two lots of land that have to be sold under the one contract.  In this case it was because council would not allow a separate access to one of the lots – it’s a long story so I won’t go into it now.
Sometimes the sales agent had been told one thing by the vendor but the reality is different. It’s our job to sift through and check what’s on offer.
Deposited plan and/or survey
From the front page I usually skip straight to the deposited plan (DP) or if I’m lucky there may be a survey in the contract. In about 99% of the cases, there is no survey which is my number one bug bearer. If you are selling land people, please include a survey in the contract!  It will assist purchasers to quickly evaluate the land. 
A survey reveals the width of the frontage, the depth of the block, what structures and trees/foliage are on it and that may need clearing (a cost to include in your budget). A survey will also identify any easements affecting the land.  If you are very lucky, there may even be a contour survey. In new land developments, I can usually get hold of a contour plan. This shows me the fall on the land. The amount of fall will give me an indication of how much site works and retaining the development may require.
Planning Certificate
Next, I look for the section 149 planning certificate as it’s referred to in NSW. The first thing I check is the date it is issued, it’s extremely important that it has been recently issued by council. An old 149 is not worth the paper it’s printed on as council requirements/zonings can change.
I just checked two certificates, one was issued the a year earlier and the second more recently. In the first certificate the land was in a bushfire zone, in the second certificate it wasn’t.  This zoning had obviously changed over time. I then check things like the land zoning – most important if you want to carry out medium density development but the land is zoned low density then the site is not suitable for you. 
For our granny flat developments, we make sure that complying development may be carried out (so we can have our approval received within ten days), I check if the land is in a proclaimed mine subsidence district (this is important as there are many under mined areas in the Hunter Region of NSW however, it still may not rule out a development site for us as you can build on undermined land but further checks on building requirements are made with the Mine Subsistence Board), I check if the land is flood effected (we don’t usually touch floor effected land as it’s too expensive to build to the requirements), bushfire prone (this is ok but does add  a little to the build costs) and any restrictions that may impact on my development plans.
Section 88B instrument
I check to see if there is a Section 88B Instrument in the contract. This is usually only included in newly created subdivisions or land releases.  A section 88B instrument is part of a deposited plan which upon registration:
<ul>
<li>
Creates easements, profit à prendre, restrictions on use of land, and positive covenants. [cl.35 Conveyancing (General) Regulation 2008]
</li>
<li>
Releases easements and profits à prendre. [cl.36 Conveyancing (General) Regulation 2008]
</li>
</ul>
For more information go to the website for the <a target="_blank" href="https://rgdirections.lpi.nsw.gov.au/deposited_plans/easements_restrictions/sec88b_instrument">NSW Registrar General's directions about section 88B instruments</a>.
I will check to see if there are restrictions to multi unit or dual occupancies on the land. I understand that council may still approve a development contrary to a section 88B instrument restriction such as dual occupancy. For instance, if the land zoning allows for dual occupancies under council’s local environment plan and development control plan, then council may approve your DA. However be prepared for some retribution from the land developer or opposition from neighbours.
Sewer diagram
This can be the most important check. The water authority will issue a sewer diagram. I opened a contract for a house on a large block this week only to see it had no connection to the sewer.  This may seem odd but it was an older property and was built before sewer was available to this location.
To connect the property to the sewer may be very costly. The connection point can also indicate the fall of the land as the sewer connection will always be at the lowest point. Depending on your development plans, you may need to extend the sewer line a considerable way and this will impact on costs. Also, look out for sewer junctions and manholes which will add complication to a development site.
I assessed a property that looked like an awesome development site; it had a good house facing one street on a large block with a second street frontage. There was room to build a duplex facing the other street. But after seeing the sewer diagram I just laughed, there were three sewer lines all connecting to one junction in the back yard.  You couldn’t build over that.  Or even if you could, the amount of piering around the sewer lines required would add crazy costs to the project.
So that’s my five main areas I look at in a sales contract, it only takes a few minutes but I can tell in a flash if the site is worth pursuing or not.

<hr>
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank" style="font-size: 14px;">Property Bloom</a>, which manages property development.
 
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Contract of sale - five vital checks to see if your development plans are worth pursuing: Jo Chivers

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Building a new house is a big undertaking and there’s a good chance there’ll be a few stressful moments during the process.
Fortunately, there are plenty of steps you can take to minimise the problems. Load up your toolkit with some of these stress avoidance and management techniques, and keep your sanity along the way!
1. Have a clear idea about what you want to achieve from the outset
One of the best ways to avoid stress during a new build is by starting off with a comprehensive plan of what you want to achieve. There’ll always be issues you can’t account for, but making changes creates cranky builders and costs more in time and money. Spend some extra effort going over your plans before you start and you’ll save yourself unnecessary hassle down the line.
2. Back yourself
Once you’ve decided what you want, make sure you communicate your ideas firmly. You’ll probably come across a few tradespeople who do a bit of eye rolling when you tell them what you want, but it’s your build and it’s not necessary to justify your choices. There will be times, of course, when you need to weigh up the advice of professionals, but try to remember your goals and listen to your intuition. Hasty last minute changes can lead to substantial regret.
3. Make sure you understand everything
Misunderstandings can lead to a wide range of unnecessary complications, so make sure you ask lots of questions. If you’re not on a building site every day, there’s no way you can be expected to understand all the ins and outs of putting up a new home. Good tradespeople take the time to explain things thoroughly, without making you feel foolish and insecure.
4. Have realistic expectations 
Make sure you understand the costs and timing, and remember to expect the unexpected. Building is a multi-faceted process with lots of small steps, and sometimes things go wrong. Factor in a 10-20% budget contingency and add an extra six months to your build calendar so you won’t be overly stressed if the budget starts to creep or the building schedule hits a few snags.
5. Try to keep your emotions in check
This is probably one of the hardest things to do, especially if you’re building a home for your family. You want it to be right, and that’s understandable, but taking a step back and disconnecting your emotions a little can help you see more clearly. Building a new home should lead to happiness, not a heart attack, so if you find yourself getting angry or upset, take a deep breath and use your head instead. Solutions will be a lot easier to find.
6. Get Involved
Keeping an eye on things is important, especially if you don’t have a project manager or architect. If you spot any issues you can nip them in the bud before they get out of hand. Visit your site as often as possible and if you notice anything unusual, make sure you bring it up immediately. Don’t assume that it’s all under control, or that everyone knows the plan.
7. Maintain communication with your neighbours
No-one likes a raft of building trucks parked outside their home every day without an explanation or apology. Make an effort to let the neighbours know what’s happening, and offer them your mobile number if they want to discuss any issues.
Taking time to listen is often all it takes to keep the neighbours onside. Put yourself in their shoes, and offer some genuine understanding. Failing that, move on to some good old-fashioned bribery – a nice bottle of wine and a couple of movie tickets usually does the trick!
8. Spend some time on activities that don’t involve the build
The building process can be long and arduous so make sure you take some time out to clear your head. Unless there’s a bunch of urgent “do or die” issues sitting on your desk, factor in a couple of nights away or an afternoon on one of your hobbies. It will help reduce any pent up stress and re-ignite your enthusiasm for your project.
9.  See the stars
When it all gets too much, go outside at night and look up at the sky. Nothing puts it all in perspective like a couple of awe inspiring moments thinking about the size of universe. OK, so the builder ordered the wrong materials. Most things can be fixed, and in the grand scheme of things, it’s really not that bad.
Building a new home should be a positive experience, not one that leaves you feeling frazzled and disappointed. Although it’s nearly impossible to remove all the stress from the process, having realistic expectations, a comprehensive idea about want you want to achieve, good communication, and a time-out plan means you’re more likely to enjoy the experience.
And who knows… you might even want to do it all over again!

<hr>
Sam Crothers is the founder of <a href="https://www.houseplanology.com" target="_blank">www.houseplanology.com</a>, a home website that includes design and building resources, interviews with architects and designers, and a house plan directory. 
You can contact Sam at <a href="mailto:sam@houseplanology.com." target="_blank">sam@houseplanology.com.</a>
 
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Nine tips for maintaining your sanity while building a house: Sam Crothers

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Infrastructure is about the long-term growth and prosperity of a nation, but Australia will get very little of this benefit if the cost of building it continues to rapidly escalate.
Australia is becoming increasingly uncompetitive in design and delivery of major projects. This is an unacceptable situation, and a newly commissioned multi-state inquiry by the SMART Infrastructure Facility will identify the key causes and make recommendations to help secure better value for taxpayers’ money.
Australian jurisdictions have experienced sharp rises in the cost of delivering mega-projects. In the pre-GFC mining construction boom period of the mid-2000s construction costs were 20-30% higher than previous levels. Infrastructure projects continue to get larger and, therefore, more risky, so relatively small percentage increases in design and construction costs translate into very large dollar costs.
Certainly the pre- and post-GFC resources booms put upward pressure on scarce labour, equipment and raw materials but this does not appear to explain the full extent of the cost inflation. Put another way, some of the increases in the cost of large projects during the boom years has persisted and seems permanent.
The Business Council of Australia is concerned about Australia’s attractiveness to invest. Australia’s hospitals are 62% more expensive to build, shopping centres 43% and schools 26% than OECD peers. Australia’s onshore resource projects are 40% more expensive than the US Gulf Coast and offshore projects are 200% more expensive.
A big challenge has been Australia’s near 20-year super investment cycle. This created the perfect storm with mining booms I and II coincided with an asset renewal mega-cycle in electricity as well as billions in new investment in water security in south east Queensland and other parts of Australia struggling with the threat of drought. The result was escalating design, engineering, construction, raw materials and equipment costs.
Investment in transport, electricity, gas and water has grown above trend over the past decade. This may have reflected a catch up from under investment in earlier decades, as well as poor regulatory incentives to over build.
Hidden drivers, massive cost
Many of the cost drivers are hidden, at times subtle and small but cumulatively can be very significant on project costs. These include changes to technical standards (over-engineering), environmental and planning requirements, safety standards and treatment of contingencies in contracts. Quality of project delivery teams and particularly project directors is likely to be very important as well.
The Queensland and NSW governments have sponsored the Cost of Infrastructure Project at the SMART Infrastructure Facility, University of Wollongong. They realise the importance of getting on the front foot to, first, understand the drivers of rising infrastructure costs in roads and rail projects, particularly for ‘mega-projects’ and, second, to better control costs so that taxpayers are more likely to receive better value for money.
High and uncertain costs are also very relevant to the incentives for private investment in public infrastructure. For instance, it is difficult enough for prospective private investors to manage green-field and patronage risk with new assets such as toll roads and renewable energy projects. But when we add to that a risk premium for rising project construction costs, it is difficult for mega-projects to pass stringent commercial testing.
Arresting the loss of long term planning is critical to lower infrastructure costs. All jurisdictions face extreme scarcity of available land, especially separated transport corridors for freight and passengers in already built-up areas. As demonstrated recently with the Southern Sydney Freight Line, right of way to passenger services impacts design, longer delivery time and much higher capital and labour costs.
More generally, the lack of land-use planning in cities has required expensive tunnels when surface access would have been cheaper. Environmental regulation further exacerbates costs without a proper evaluation of benefits.
Rushing in the wrong direction
Urgency has played an unnecessarily big role in Australia resulting in the wrong assets being built. The Brisbane Western Corridor Recycled Water Pipeline is a case in point. Before the situation became potentially catastrophic, long term planning with the community on the merits of water recycling could have been a far cheaper way of securing water security.
Finally, an institutional mind shift is required where infrastructure should not be just a counter cyclical economic policy past time. The infrastructure industry does not function well as a ‘short-order’ cook. It needs greater certainty with projects that will come to market over 10 to 15 years. This will provide a better environment for investment in capabilities to drive innovation, streamline delivery, purchase productivity-enhancing equipment and invest in highly trained personnel.
 
<hr>
 Garry Bowditch is CEO of the <a target="_blank" href="https://smart.uow.edu.au/index">SMART Infrastructure Facility</a> at the University of Wollongong, which has been funded by the NSW and Queensland state governments to conduct research into infrastructure costs.
The SMART Infrastructure Facility will report on the cost of infrastructure inquiry in first half of 2014.
This article was originally published at <a href="https://theconversation.com">The Conversation</a>.
 
<img alt="The Conversation" height="1" src="https://counter.theconversation.edu.au/content/19037/count.gif" width="1">
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Vital infrastructure projects held back by rapidly increasing construction costs

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A handsome-looking trend is emerging in residential land sales in this week's Housing Industry Association (<a href="https://hia.com.au/media/~/media/Files/MediaMicrosite/Media%20Releases/Land%20Sales%20Shine%20Brighter%20Light%20on%20New%20Home%20Building.ashx" target="_blank">HIA) release</a> for the June 2013 quarter, which should be a precursor to a desired pick-up in dwelling construction.
<a href="https://2.bp.blogspot.com/-eYh3Uq3-aDc/UmSP7g0KxoI/AAAAAAAAKk0/OhsZylngw5s/s1600/landsales.jpg" imageanchor="1"><img style="display: block; margin-left: auto; margin-right: auto;" border="0" height="202" src="https://2.bp.blogspot.com/-eYh3Uq3-aDc/UmSP7g0KxoI/AAAAAAAAKk0/OhsZylngw5s/s400/landsales.jpg" width="400"></a>
Source: HIA
Residential land sales volumes are on the up now for several consecutive quarters and now sit at their highest level since March 2010.
This is what the Reserve Bank of Australia (RBA) has been hoping for, the favoured outcome being a strong increase in dwelling construction to offset the mining construction boom moving over its hump.
Plenty have written off a material increase in dwelling construction coming to the fore, but low interest rates necessarily must take time to work and for their full effect to be seen, and therefore it is often difficult (or simply nigh on impossible) to predict outcomes in advance.
Clearly land sales are up from a low base over the past few years as the HIA chart above shows, but the trend is incontrovertibly an upwards one. Nationwide, land sales are now 21% below their historical average, but that said, they were up by more than 18% in the last quarter alone.
Notably residential land sales are up very strongly by 33% over the past year in Sydney.
This is perhaps unsurprising as Sydney has an under-supply of appropriate dwellings and a very strong population growth.
And still further, the harbour city is seeing very strong dwelling price gains, up by more than 12% already in 2013 with more than two months of the calendar year left to run.
There certainly looks to be unit construction aplenty underway: Barangaroo, Broadway and the inner south being stand-out examples. It's certainly looking to be all on around Sydney, my eyes tell me, although there is of course commonly a lag between construction becoming visible around the city and units becoming inhabited.
This will represent positive news for the Australian economy as and when increasing residential land sales are ultimately reflected in dwelling construction.
The corresponding test will be to gauge whether mining construction capital expenditure drops off quickly as some have feared or whether a somewhat brighter global outlook and stabilising growth in China (and potentially some resources project overruns or cost blowouts - anecdotal evidence suggests that there may be plenty of these ongoing) mean that the mining cliff is rather a gentler tailing off than a capex apocalypse.
The impact to date of 'actual' declining mining construction has been limited in its scope but the 'expected' level of capital expenditure surely looks set to tail off.
This will begin to represent a headwind for the Australian economy through 2014 and beyond, but so far the RBA appears to remain confident of its stance. A favourable inflation (CPI) print this week may help to strengthen its position.
<img style="display: block; margin-left: auto; margin-right: auto;" alt="Chart: Financial year actual and expected expenditure- Mining Capital Expenditure" height="156" src="https://www.abs.gov.au/ausstats/abs@.nsf/be4aa82cd8cf7f07ca2570d60018da27/1ecf42b5ec12e8bcca2573460014f2df/Body/1.3CF4!OpenElement&amp;FieldElemFormat=gif" width="400">
Source: ABS
 
<hr>
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>' is out now.
 
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Handsome looking trend emerging in residential land sale: Pete Wargent

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Assessing capital growth: Infrastructure
We're regularly told to "buy near infrastructure" but what does this really mean? And isn't it already priced in?
Firstly, let's divide up our expectations. There's infrastructure that already exists in the area, such as the train line, and there's infrastructure that may be coming your way sometime soon. It's this latter part that tends to get investors excited, and it's the former part that owner occupiers and, more prominently, renters, tend to base much of their area selections around.
Clearly, if the train line is already there, some of that growth has already been "priced in".
Current infrastructure
Specifically looking at infrastructure that currently exists in the area - what should you be keeping an eye out for?
Observer Cameron McEvoy previously wrote for us this <a href="/news">'vital' and 'desirable' checklist</a> that you can tick off when looking at your chosen area.
WalkScore can be great for this purpose. Figuring out what infrastructure and amenities already exist in a neighbourhood.
For instance, <a href="https://www.walkscore.com/AU-QLD/Townsville/Townsville_City" target="_blank">this record of Townsville City</a> when used in conjunction <a href="https://maps.google.com.au/maps?hl=en&amp;authuser=0&amp;sig2=zwURDr8ir8rYgA6MkBveRA&amp;q=townsville+qld&amp;ie=UTF-8&amp;hq=&amp;hnear=0x6bd5f8dbd573d1e7:0x500eef17f20feb0,Townsville+City+QLD&amp;gl=au&amp;ei=-qNlUriwPImTiQfJq4DoDQ&amp;ved=0CLEBELYD" target="_parent">with Google Maps</a> quickly shows you where local cafes and restaurants are, where stations are and, essentially, what exists in the area.
Infrastructure projects upcoming
Why are upcoming infrastructure projects often of so much interest to investors? The answer is simple. Here, observer Terry Ryder discusses <a href="https://www.propertyobserver.com.au/queensland/infrastructure-creates-jobs-and-capital-growth-terry-ryder/2013031859926" target="_blank">infrastructure and how it correlates to growth</a>.
Infrastructure, particularly when on a large scale, regularly boosts employment in an area. This, in turn, boosts demand, which can put pressure on the existing supply, which can possibly lead to value growth.
You might notice nothing definitive in that list. The words 'possibly' and 'regularly' are there for a reason. Not every infrastructure project will lead to capital growth. A 200-person mine in a boom town might not actually increase the pressure within an area substantially. A developer could also build in there, just as you buy, offsetting some of the supply/demand pressure that we discussed yesterday. A bypass might actually just make the next town on more amenable, and may make you start looking in that area instead.
Nothing is a dead set certain in this game of property.
In saying that, it's rare that new infrastructure doesn't also bring a wave of positivity and excitement to an area. If it's a new hospital, you can be sure that it will drive employment. If it's a new train station, it may increase the area's amenity. It might also increase crime and noise in the local vicinity to the station hub. You'll want to bear in mind that while the effect of infrastructure can be a significant positive for the overall area, when you look again at the micro, it may work against you.
We compiled a list earlier this year of <a href="https://www.propertyobserver.com.au/economy/the-34-infrastructure-australia-projects-that-might-interest-property-investors-list-of-the-day/2013070763068" target="_blank">34 Infrastructure Australia projects that property investors will want to put on their radar</a>.
Observer Jo Chivers recently talked about how <a href="https://www.propertyobserver.com.au/developments/infrastructure-is-key-when-considering-where-to-invest-jo-chivers/2013050761116" target="_blank">infrastructure developments feed into her investments</a>.
A bit of a warning
When buying due to upcoming infrastructure, such as a suggested airport location or similar, be aware that it is not necessarily set in concrete. Plans can, and do, change. Unless there is significant reason to believe that the project will see the light of day, it is worth ensuring that the area stacks up without it.
Investors will also want to ensure that the area they’re buying into is ‘proactive’ not ‘reactive’ – that is, according to wHeregroup’s Todd Hunter, the area is building infrastructure in prediction of future growth, rather than as a result of growth that has already occurred. Sometimes it can be hard to tell which this is.

<hr>
This article is part of Property Observer's ongoing series looking at how to find your first investment property.
You can also read  about <a href="https://www.propertyobserver.com.au/residential/assessing-capital-growth-potential/2013102065824" target="_blank">a</a><a href="https://www.propertyobserver.com.au/residential/assessing-capital-growth-potential/2013102065824" target="_blank">ssessing </a><a href="https://www.propertyobserver.com.au/residential/assessing-capital-growth-potential/2013102065824" target="_blank">capital growth potential: supply and demand</a> and <a href="/news">five steps for choosing the right investment suburb</a>.
 
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Assessing capital growth: Infrastructure

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Did you know that one in three proposed residential projects never starts in Australia?
Did you also know that two out of five new projects selling off-the-plan across Queensland did not report a sale over the past six months?
Or that one in five new approved detached homes across Australia has yet to commence construction?  And did you know that this ratio lifts to one in two for new apartments and townhouses?
So what helps get a new project started?
There are seven things that – from our experience – help make a new residential development work.
Economically sound suppliers
Often a new project doesn’t proceed because the financial capacity of the developer and builder is much less than the project actually requires.  I have seen this many times.  Sometimes a developer’s latest project is the sum of all previous outlays.
One must view a new development as a business – a new 50 apartment project is typically a $25 to $30 million venue, yet it isn’t often treated as such.  If someone was going to get involved in a $25 million business, most would do a lot of investigation before they proceed.
Sadly, for some reason, that doesn’t always apply to new housing projects –  especially infill redevelopment sites, which are owned more often than not by specialist professionals (it’s their family home or an investment property).
Lawyers and solicitors, in particular, seem quite pig-headed about such matters.  Maybe that isn’t too surprising.  I do feel a writ coming on.
Project matches the site
Maximising development yield can often be a big mistake.  Too many developers still do this.  It is a logical thought process if the intention is to sell the site.  But that often backfires too.
If an owner really wants to develop the project, then it is often best to reduce the overall density and reduce your construction costs.  Building less is, more often than not, more when it comes to new housing.
Each project also needs to have its own USP or ‘unique selling points’.  I often ask a developer, on initial meeting, to explain their project’s USP to me.  Sometimes I get told “that is what we want you to do”.
Now whilst that might sound like a lucrative business opportunity for us, our experience is that we will most likely not end up working on that project.
What’s being built needs to match the site.  It is pointless trying to build an A-grade project on a C-grade site.  Even in the same street, sites are all different.
Time and effort must be invested in order to best match the built product with the site parameters.  Sadly, this often isn’t the case.
Limited construction costs
There is a simple matrix which helps to determine, quickly, if a new project has a chance of actually going ahead – ratio of construction costs to total sales venue.  If the construction costs are half (preferably less) of the gross realisation, then that new project has a chance of actually being built.
Quite a few recently completed residential projects – especially those conceived and committed to prior to the GFC – actually made a loss.  I often chuckle when I hear how rich developers are, how much money they make and how they rip everyone off.  Many are just scraping by.
Pricing
Project success needs fast pre-sales.  This often happens, not just by spending money on sales commissions or marketing, but because the pricing is right.
New residential projects sell best if they are priced at, or just below, the prices being achieved for more established property in the same area.  Potential buyers seem comfortable with this equation.
Buyers looking at a new apartment or townhouse expect a slightly higher pricing differential – between 10-20% less than the price of the established detached housing in the area.
Developers can achieve higher price points – especially on great sites – but in the main, this general rule applies.
Local market
The dwellings being offered need to be designed to suit the first two largest local occupier groups.  These markets are going to be, firstly an investor’s tenants and secondly (and importantly) potential buyers when it comes to resale.
So, if the largest local household group is say, single person households, followed by couples with no children – and assuming the site and general location supports such density – then buying a new one or two-bedroom apartment might have merit.
The product on offer needs to change according to local demographics.  See <a href="https://matusikmissive.com.au/2013/05/14/what-should-i-buy/" target="_blank">here</a> for more.
Valuation support
Unless it ‘sells and settles’ nothing happens in real estate.  That is so true and the key to getting sales (and settlements) is to have bank valuation support.
One of the first questions we ask about a new development that is seeking our assistance is about valuations.  Most of the time, developers have an overall project valuation (they need such to secure finance etc.), but not what the valuation industry call a ‘current market assessment’ for a selection of the dwellings to be sold.
Getting bank valuations done is vital when it comes to off-plan selling.  New prices do not have to match the valuations – a 5% (sometimes up to 8%) variation is acceptable – but the closer they are the better.  I like the 'within $10,000' rule.
Despite the public flogging that investment sellers seem to cop these days (yes, some deserve it), the more successful agencies selling investment property will only sell new stock priced within an acceptable range of independent bank valuations.
Flexibility
Many new residential developments take years to come to fruition.  Some take over a decade.  Even smaller infill projects – given the convoluted approval process these days – can take many years from concept to settlement.
Most new residential projects will go through several stages of the property cycle, some will go through several actual cycles.
In order to meet these changing conditions, new projects also need to be flexible.  This flexibility comes in a variety of forms – product, price, incentives, marketing and timing to name just a few.
Final word
We do need to tackle one elephant in the room – what I like to call ‘survival of the unfittest’.
Sometimes it is not the better projects that get built, but the projects that look best on paper.  Too often, new developments are promoted to such a degree and at such a high cost that sales are bought, buyers often duped, but presale targets are met.
More often than not, it is the project’s location that is hyped plus the timing of the property cycle that is oversold to investors, rather than the attributes of the project itself.
Promoters, advocates and forecasters have financial incentives to under-report problems/bad news and over-estimate benefits of the location, stage in the property cycle and sometimes the project itself.

<hr>
Michael Matusik is the founder of <a rel="nofollow" target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition. 
Read <a rel="nofollow" target="_blank" href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a rel="nofollow" target="_blank" href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a rel="nofollow" target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via<a rel="nofollow" href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
 
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Seven factors that kick start a new residential development: Michael Matusik

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The auction heat has really turned up across Australia.
Victoria is getting set to have it's <a target="_blank" href="https://www.propertyobserver.com.au/victoria/high-level-of-choice-for-buyers-rp-data-s-melbourne-october-19-weekend-auction-preview/2013101765780?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=newsplusmain">busiest auction week ever</a>, while Sydney is consistently posting 80% plus auction clearance rates.
Award-winning auctioneer and director of <a href="https://www.marshallwhite.com.au/" target="_blank">Marshall White</a>, Marcus Chiminello, shares his top five tips for buying at a busy auction. 
<img src="/images/stories/2013/10/18/number-1.jpg" width="20" height="30" alt="number-1" style="float: left;">Don’t get to the auction too early (five minutes beforehand is plenty) this will help with nerves.
<img src="/images/stories/2013/10/18/number-2.jpg" width="26" height="30" alt="number-2" style="float: left;">
Bid strongly and respond quickly to your competing bidders.  
<img src="/images/stories/2013/10/18/number-3.jpg" width="22" height="30" alt="number-3" style="float: left;">Ensure you set your limit on a odd figure such as $1,207,000 – too many buyers set their limits on even figures such as $1,200,000 and don’t realise they are missing their dream home by very little money in the over all scheme of things.
<img src="/images/stories/2013/10/18/number-4.jpg" width="22" height="30" alt="number-4" style="float: left;">When bidding, bid with absolute intent and give the crowd the impression you have an unlimited budget and you will own this home in the coming minutes.
<img src="/images/stories/2013/10/18/number-5.jpg" width="22" height="30" alt="number-5" style="float: left;"> If all of this sounds too daunting or nerve racking, employ a professional to do it for you. Melbourne is fortunate to have some of Australia’s best buyers advocates so it may be worthwhile having a chat with them.
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Five tips for buying at a busy auction

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Angelo Property Group’s MIYA Fitzroy development is 90% sold following an eight-week word of mouth sales campaign.
Of the 60 apartments and townhouses on Kerr Street, only six remain for purchase off-the-plan – four apartments and two townhouses.
Architecturally designed by Kennedy Nolan, the development lobby will feature sleek stone terrazzo tile floors and wide limed timber wall panels.
The heritage fronting on Rose Street will also be restored.
MIYA will also feature Japanese inspired gardens by landscape designer Jack Merlo, which will be filled to bamobbo, gingkoes, camellias and jasmine
“Fitzroy is the only city fringe area that doesn’t currently have an oversupply of apartments,” said Ange Angelo, director of Angelo Property Group.
“Buyers are drawn to the area for its lifestyle, but the high level of demand and rental return also makes Fitzroy extremely appealing for investors.
“MIYA will offer our residents the best of both worlds, a slice of Eden and easy access to one of Melbourne’s most vibrant streets.
The gardens and open spaces in MIYA give people a living experience unlike any other project we’ve seen in Fitzroy,” says Angelo.
Angelo says Angelo Property Group consulted with the community and were careful to include their feedback in the design, as well as take the heritage of the area into consideration.
Three one-bedroom apartments remain, priced from $450,000 and start from 65 square metres and one two-bedroom apartment remains priced from $600,000.
Two townhouses remain priced from $900,000.
Construction is due to start in December, six months ahead of schedule due to the strong buyer demand.
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Strong buyer demand brings forward Fitzroy's MIYA development by six months

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When the 2,827 square metre site on St Kilda Road went to market, Caydon principal Joe Russo knew he had to have it and splashed nearly $21 million to purchase it.
“The synergy of location, the opportunity to build St Kilda’s tallest residential building that overlooks the beach and city in a south after location… it has it all when it comes to property investment,” says Russo.
The $200 million project - known as S.T.K – will include 309 apartments and 19 townhouses.
Russo says every aspect of the site is a draw card.
“I chose the site because of its location – close to the beach and the city – a place where people want to live.
“S.T.K offers an unrepeatable opportunity to live in this location with over 70% of apartments having incredible water and city views,” says Russo.
The purchasing of the site wasn’t how everyone would imagine, with Russo and the vendor throwing around different numbers.
Russo’s daughter sat it on the meeting, and when a decision couldn’t be made, after listening quietly she said, “why don’t you meet in the middle?” – which was a simple enough suggestion for a young girl, and a fair one too.
The 26-level building, made up of two structures within one façade, will house one- and two-bedroom apartments, as well as two-bedroom dual level rooftop terraces.
The S.T.K display suite at Caydon’s head office in Abbotsford allowed potential purchasers to see the actual view they would see from their chosen level.
The team at Caydon took photos from every floor in order to provide a true picture of what residents could buy.
<blockquote class="twitter-tweet">
At the <a target="_blank" href="https://twitter.com/Caydon">@Caydon</a> display suite for S.T.K, feel like I'm in my own apartment <a target="_blank" href="https://twitter.com/search?q=%23propertyobserving&amp;src=hash">#propertyobserving</a> <a target="_blank" href="https://twitter.com/propertyobs">@propertyobs</a> <a target="_blank" href="https://t.co/ZeZf5kGqEv">pic.twitter.com/ZeZf5kGqEv</a>
— Nicola Trotman (@NicolaKTrotman) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/NicolaKTrotman/statuses/386020146784923648">October 4, 2013</a>
</blockquote>
Caydon purchased the site with the existing planning permit and kept the same envelope, but reconfigured the apartments to optimize views.
Caydon wanted to take a futuristic approach to buying off the plan, offering potential buyers a 3D life-like vision of their future property.
“We pushed technological boundaries, incorporating leaders in their fields from all over the world – even bringing hardware from Silicon Valley not yet released to the general public,” says John Paige marketing manager.
“The result is as close to a life-like experience as you can get without actually building the apartment.
“We did this for one simple reason, to help solve the age long question our clients ask when buying off the plan – how will it actually feel to be in my apartment?” says Paige.
Using the latest in 3D technology, many images are overlapped to create 3D vision.
Paige says the glasses themselves have only been sent out to key software developers around the world to trial.
<blockquote class="twitter-tweet">
3D goggles, now I'm really inside my own S.T.K apartment. A must for display suites, pretty cool <a target="_blank" href="https://twitter.com/search?q=%23propertyobserving&amp;src=hash">#propertyobserving</a> <a target="_blank" href="https://t.co/PqbXvXUxO5">pic.twitter.com/PqbXvXUxO5</a>
— Nicola Trotman (@NicolaKTrotman) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/NicolaKTrotman/statuses/386021119750180864">October 4, 2013</a>
</blockquote>
More than 130 apartments have been sold to investors and owner-occupiers.
“There has been an interesting mix of buyers with a number of investors buying now to live in later, and also buying apartments for their children,” says Russo.
Russo says there have also been repeat buyers who have bought in other Caydon developments such as Trilogi and Atria.
One-bedroom apartments range in size from 50 square metres to 61 square metres and range in price from $380,000 to $527,000.
Two-bedroom apartments range in size from 64 square metres to 87 square metres and range in price from $560,000 to $842,000.
Townhouses on Barkly Street range in size from 68 square metres to 71 square metres and rooftop terrace townhouses range in size from 82 square metres to 100 square metres.
Townhouses range in price from $645,000 to $820,000.
Designed by Eades and Bergman, apartments will feature textured splashbacks, marble finishes, satin chrome fixtures and timber flooring.
Residents will have access to the S.T.K club, comprising of a 20-metre infinity edge pool, gym, steam room, yoga room, business lounge and a library.
“With any Caydon development I am in this for the long term,” says Russo.
“S.T.K will be an icon of what St Kilda is all about - I see it as redefining people’s expectations of what urban living is all about.
“Market cycles don’t both me; a standout location such as S.T.K coupled with the Caydon brand of exceptional quality in residential living ensures the success of S.T.K,” says Russo.
Construction is scheduled to commence early next year with an expected completion date of late 2015.
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Caydon's S.T.K development impresses with a life-like experience

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The $90 million mixed use commercial, retail and residential project York&amp;George has been granted development approval for its 39-storey building.
Situated behind the Apple Store on George Street, the 1,785-square-metre site will feature a six level podium and 32 levels of apartments.
The podium will include 7,000 square metres of flagship retail and commercial space.
Developed by Fife Capital, York&amp;George is a blend between York Street’s heritage persona and George Street’s contemporary urban setting.
With designs by John Wardle Architects, the development will boast a distinct weave through successive floors shifting in and our slightly and a seven-metre architectural feature will be the crown on top.
“The Sydney CBD is undergoing an exciting evolution with the introduction of more high-rise residential apartments,” says Fife Capital chief investment officer Alan Fife.
“This style of living – close to work, great restaurants, a huge selection of convenience through to high-end shopping, and easy transport links – is growing in appeal.
“Developing with the City of Sydney is a complex process. Fife recognises this and is about to bring to market a DA-approved project, which gives buyers distinctly more certainty when making their investment decisions,” says Fife.
Prices are yet to be confirmed but studio apartments range in size from 37 square metres to 43 square metres.
The residential component will be accessed via York Street, with Carlton House and Spiden House to be restored, as well as one of the city’s last remaining historic cartways.
The concierge will be in the sky lobby on level six, as will a 20-metre lap pool, sky garden, gym, yoga space and a BBQ.
One-bedroom apartments range in size from 50 square metres to 54 square metres.
Two-bedroom apartments range in size from 71 square metres to 77 square metres.
Three-bedroom apartments range in size from 110 square metres to 130 square metres.
The project will officially launch to the market on October 21.
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