<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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For all our talk about housing affordability, few people want house prices to drop. That’s because most Australians are home owners, and much of our wealth is stored in housing.
But recent figures released by the <a target="_blank" href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/4130.0">Australian Bureau of Statistics (ABS) </a> suggest a growing divide between those enjoying the financial benefits of home ownership, and those who may never be able to afford it.
Overall home ownership rates slipped from 69% to 67% between 2011-2012, signifying real change in Australia’s housing system. Age-specific home ownership rates have seen much sharper falls.
Since the Survey of Income and Housing began in 1995, home ownership rates have hovered between 71%-69%, although the proportion of home purchasers (people with mortgages) began to exceed outright home owners in 2004.
By this time Australia’s long housing boom (between 1996-2005) had begun to play out. Younger generations took longer to enter home ownership and needed to take on larger mortgages. As housing equity grew with the rising market, established households tapped into their home loans to finance other purchases, again meaning longer and bigger loans.
While some speculated that Gen Ys were avoiding the responsibilities and commitment of home ownership by choice, a <a target="_blank" href="https://www.coop.com.au/media/white-paper-august-2013.pdf">recent survey</a> of Australian university students reveals that home ownership remains an overriding aspiration for younger people. However, affordability (saving a deposit and meeting repayments) is a major concern for these students. Despite relatively bright employment prospects they fear they may never be mortgage free.
Housing and wealth
Home owners are vastly more wealthy than renters. The <a target="_blank" href="https://www.abs.gov.au/ausstats/abs@.nsf/Latestproducts/6523.0Main%20Features22011-12?opendocument&amp;amp;tabname=Summary&amp;amp;prodno=6523.0&amp;amp;issue=2011-12&amp;amp;num=&amp;amp;view=">latest ABS figures show </a>that the net worth of renter households was on average only about 13% of that enjoyed by owners with no mortgage, and about a fifth of the net worth of home purchasers.
Housing equity through ownership has provided an important nest egg for older Australians, with baby boomers the main winners in the housing market. Not only did they buy when prices were far more affordable, but family homes barely affect eligibility for the aged pension. If some retirees might over-invest in their castle, others are using super to pay off their home loan.
But although older Australians generally live in their own homes, home ownership among the over-55s has fallen too. This reflects changing household circumstances. Divorce is one of the flashpoints for falling out of home ownership, especially for women, and many are unable to climb back on the ladder. Older, lone person households are more likely to be in private rental than couples, and their financial future seems grim.
Falling rates of home ownership point to a looming problem. Government expenditure on older people, particularly the relatively low rate for the aged pension, depends on minimal housing costs and the capacity for co-payment (for care) by accessing home equity when the time comes. If older people retire with mortgage debt, and worse, without housing equity, ongoing government obligations for income and housing related payments will rise sharply.
More renters, less equity
The new data shows that while renting was once considered a transitional tenure, the proportion of renters is now roughly equal to the numbers of outright home owners (30.9%), down from nearly 42% in 1995. The proportion of households renting from a private landlord has grown from 18% in 1994-95 to 25% in 2011-12.
Households in public or social housing has fallen from 5.5% to 3.9% over the same period, exacerbating the shortage of affordable homes. Rather than investing in new social housing construction, government housing assistance has shifted to rental subsidy to help low-income earners afford rents in the private market.
Government subsidies for home ownership (largely through <a target="_blank" href="https://www.bsl.org.au/pdfs/Yates_tax_expenditure_and_housing_2009.pdf">preferential tax treatment</a>) amount to around $8,000 per household per year, but renters get only around $1,000 per year. Support for property investment equates to an additional $4,000. All up, that means in excess of <a target="_blank" href="https://www.rba.gov.au/publications/confs/2011/yates">$45 billion</a> for home ownership compared to around $8 billion for renting, including concessions for private landlords through negative gearing.
There’s a generational aspect here too – renters and younger home purchasers get much less than older, higher-income home owners without mortgages.
Worse, as the Henry Tax review highlighted, many of these incentives for property investment push up house prices, further disadvantaging aspiring first home owners.
In 2009/10 only 5.2% of houses sold were affordable to those on lower incomes, and 60% of low-income private renters were in housing stress (when housing costs exceed 30% of income). Overall homelessness has grown 17.3% since 2006, with more than 105,200 Australians sleeping rough, couchsurfing, in crisis or temporary accommodation in 2011.
A fairer housing system
In election season, it’s disappointing to see that housing hasn’t really made it on the radar. What can be done to make things fairer?
It’s time to consider real changes to benefit the growing numbers of renters in Australia. The major differences between living in your own home and renting, relate to tenure security and wealth. <a target="_blank" href="https://www.shelter.org.au/index.php?option=com_docman&amp;amp;view=docman&amp;amp;Itemid=487">Reforms to tenancy laws</a> in each state might improve security for private tenants, making rental housing more a choice than necessity.
The <a target="_blank" href="https://taxreview.treasury.gov.au/content/finalreport.aspx?doc=html/publications/papers/final_report_part_1/chapter_12.htm">Henry Tax Review recommended</a> a number of changes to housing and related taxes, including negative gearing, capital gains and land tax and stamp duties. The review also recommended extending the Commonwealth’s rent assistance scheme for lower-income households, while warning that initiatives to increase the supply of housing affordable for low and moderate-income earners are needed.
We’re still waiting for the tax reforms, so what about affordable housing supply? Demand for housing is concentrated in established, inner-city locations accessible to transport and jobs; where supply is inherently constrained. So, just increasing the overall number of new houses produced in Australia won’t fix affordability problems for those currently locked out of home ownership.
Specific strategies to target the production of housing affordable for these groups are needed.
The federally funded <a target="_blank" href="https://www.fahcsia.gov.au/our-responsibilities/housing-support/programs-services/national-rental-affordability-scheme">National Rental Housing Affordability Scheme </a>(NRAS) is worth keeping. It provides tax credits (worth $100,000 per dwelling) to investors or community organisations who build and rent dwellings for low and moderate-income earners, at 20% below market rates.
South Australia, WA and the ACT have all introduced programs to increase the supply of affordable homes for purchase, combining planning requirements and incentives, and in some cases, government land or equity sharing.
Design initiatives
Ingenious design may also help. With smaller households and more people preferring to live in inner-city areas near transport, jobs and services, some designers are experimenting with smaller, cost-effective and high-density housing prototypes.
Cash strapped, tech happy Gen Y’s keen to stay in the hood will like the new <a target="_blank" href="https://yo.co.uk/">Yo!Home</a> hitting London right now. A single room transforms to kitchen, diner, lounge or boudoir at the push of a button. It’s cramped, but facebook friends hang in virtual space.
For others, a prefab backyard flat might appeal. Changes to the NSW planning system mean small accessory dwellings (AKA granny flats) are now permissible on most residential lots.
It’s about making sure there’s sufficient housing of all sizes, types and costs in well-located areas. Extending the range of housing options also means sensible and committed strategies for planned decentralisation, in selected suburban and regional centres.
Home ownership rates in Australia have fallen, threatening to deepen the wealth divide. But it’s not too late to make things fairer for aspiring home owners and long-term renters alike.
 
<hr>
 Nicole Gurran is associate professor at the <a href="https://sydney.edu.au/" target="_blank">University of Sydney</a>. Nicole receives funding from the Australian Research Council and has received funding from the Australian Housing and Research Institute (AHURI).
Peter Phibbs is chair of urban planning and policy at the <a href="https://sydney.edu.au/" target="_blank">University of Sydney</a>. Peter receives funding from the Australian Housing and Urban Research Institute.
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/17697/count.gif" width="1">
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jake-cSmGT7VXVf

The growing wealth divide in Australia's home equity: Nicole Gurran and Peter Phibbs

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This week I’ve been renovating, not for a client but my office.  It really needed a clean out and freshen up. Lots of files – the old kind filled with paper – have been archived and I had our painter come in and in one day the office was transformed. As part of the process, I purchased some new furniture - a sofa and storage cabinet from IKEA.
I had already been pre-warned by my husband not to buy IKEA as he wouldn’t help putting it together. Alas, the project manager came out in me and after I fell in love with one of their sofas and I thought I’d just hire someone to do it.  I knew the frustration is just not worth the effort. Or is it?
<img src="/images/stories/2013/09/27/jo-chivers-sept-27-chair.jpg" width="470" height="288" alt="jo-chivers-sept-27-chair">
Have you heard of the phenomenon called the ‘IKEA effect’?
It’s when you put your own blood, sweat and tears into assembling something, but once completed you sit back and admire your work, taking pleasure in knowing you helped create it. Most importantly, you then put a higher value on that product than if you walked into a shop and purchased it off the shelf. This is what researches have dubbed the ‘IKEA effect’.
Research conducted by Daniel Mochon, of Yale University, and Dan Ariely, of Duke University showed that the increased value is not just about effort, but about completion.  An experiment had subjects given a task of building an IKEA box. Researchers then implemented prices on the objects built with the intention of observing if the test subjects were willing to pay more for the boxes they built themselves as opposed to those already built.
When subjects had to build-then-disassemble the box due to error or didn’t finish the project they received no such value benefit.
It’s important to know that the boxes being built in the tests were fairly straight forward, but what would happen in more complex situations?  Would someone even try and attempt assembling an item if they thought it was going to be too hard?
This got me thinking about property development.  A lot of people believe developing is hard as there is a perception of risk associated with the word ‘developing’.  What Property Bloom does as property development project managers is to remove a little of the perceived risk by offsetting it with our knowledge and experience.
Client satisfaction is a benefit of our service as our clients have the opportunity to be involved in their development project but not to the extent that it would overwhelm them. Clients decide on the site purchase (after our feasibility is presented to them), they decide whether they want any changes to the floor plan (after we design the optimal plan to work on their site), they may choose a colour scheme for their project and then we manage all the fine details; that can at times be as frustrating as putting together a lounge from IKEA.
At the end of the project, our clients can sit back and know that they have developed this piece of land and they have created value and a solid investment.
During our project management process, clients receive a weekly update report with photos showing them the progress made that week on their development and the milestones met and the ones coming up.  So whilst they may not be able to visit their site weekly, we do and bring it to life for them in a document that can be kept and referred back to when they may go on to complete their next project themselves.
Their level of involvement also gives ownership in the project but it’s really the fact they have taken action and that they are moving closer to meeting their investment goals even if they took the easy way and hired a project manager to save them some frustration, much like I hired a man to assemble our furniture.
Our clients are a bit like me who is now enjoying sitting on that sofa lounge but all I had to do was to choose the colour, pay for it, arrange delivery then I paid someone to assemble it for me. I knew it could be done faster this way than me trying to work out what to do.
 
<hr>
 Jo Chivers is director of <a style="font-size: 14px;" title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank" rel="nofollow">Property Bloom</a>, which manages property development.
 
 
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jochivers-wq5Bp59R5a

"The IKEA effect"; building something of your own brings enormous satisfaction: Jo Chivers

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A tightly contested auction for a fully leased retail building at Hawthorne in Brisbane’s inner east saw it sell under the hammer for $1.43 million.
After a total of 26 bids, the building, at 135 Riding Road, was finally sold to a local investor, on a yield of about of 6.9%.
Jonathon Jones of Ray White Commercial negotiated the sale. He said the building attracted 47 enquiries and eight registered bidders at the auction,” he said.
Mr Jones said the complex has five income producing tenancies providing a net income of approximately $98,765 per annum.
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kjiminez-eaYKfU7qd2

Hawthorne, Brisbane retail complex sparks auction bidding war

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Marketing a property often begins with a valuation check, conducting research to see how it compares with other similar properties in the area, and getting photographs taken before listing it online.
However, some homeowners and investors underestimate the importance of taking good photographs – resulting in unflattering photos that may impact the tenancy or sale of your property.
Property Observer recently <a href="https://www.propertyobserver.com.au/landlords/reasons-your-property-isnt-tenanted/2013091765077" target="_blank">reported</a> that less-than-ideal photographs could be a contributing factor for properties that have not been tenanted for a while.
What, then, is classified as a less-than-ideal photo? We recently came across <a href="https://terriblerealestateagentphotos.tumblr.com/" target="_blank">Terrible Real Estate Agent Photographs</a>, a blog full of terrible photos from real estate listings, as its name suggests.
The blog's curator states that "All the images I use are from genuine real estate agent websites, rather than gumtree/craigslist/airbnb etc so it’s fair to assume the majority have been taken by professional agents rather than landlords."
Some of these photos include properties with random furniture strewn around the living area, badly photoshopped photos, as well as a particular property where its corners were photographed extensively.
What do the bad photos have in common?
Perhaps the most obvious point is that they do not show the property in its best light. They also do not highlight the best feature of the property.
Some of the photos show a poorly maintained unit with unmade beds and random rubbish strewn around the property – which speaks volumes about property management, as well as the care factor of the landlord.
Other photos are plain bizarre. One notable image showed a male in a hooded jacket standing in the bedroom, looking as if he was ready to go to bed. Another image showed a dining table placed strategically in front of two sofas.
Conversely, what makes a good set of photos?
Here are some tips from property photographer Aysha Harburn:
<ul>
<li>Presentation is everything – Move as many personal items as possible and store them somewhere, as prospective buyers like to be able to imagine themselves in that space. </li>
</ul>
<ul>
<li>Declutter. Minimalise the number of objects around, and ensure surfaces are clear.</li>
</ul>
<ul>
<li>Make sure the garden is presentable.</li>
</ul>
<ul>
<li>For older properties, a fresh lick of paint can make a difference.</li>
</ul>
<ul>
<li>Consider whether to use twilight photography. Often twilight photography can bring a property to life, and can make a difference with how the property looks.</li>
</ul>
For humorous negative examples of real estate listing photos, click through to the <a href="https://terriblerealestateagentphotos.tumblr.com/" target="_blank">blog</a>. Its curator welcomes submissions, and adds his own captions – complete with witty humour.
If you've got any of your own, we also want to see them. Email news@propertyobserver.com.au 
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dleow-BGaNPbHWyK

The worst real estate photography showcased

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A one-bedroom unit in Elsternwick was Victoria’s most affordable auction sale over the past weekend, according to Australian Property Monitors. 
Located at <a href="https://www.realestate.com.au/property-apartment-vic-elsternwick-114684071" target="_blank">3/245 Hotham Street</a>, the unit sold for $267,500 through Hodges Real Estate Caulfield.
Listing agent Alex Flamm told Property Observer the auction was “a bit slow... because it wasn't the right property at the time that people were interested in the marketplace”. 
He added that while the property would see a good rental return, it wouldn’t provide a strong capital growth return, deterring some bidders.
There were about 17 people present at the auction, with two bidders.
The successful bidder was an investor.
When asked about the reserve price, Flamm revealed that the property was sold under “unfortunate circumstances.”
“It had to be sold irrespective of what the reserve was,” he said.
The property also sits in a unique location. While the listing notes that it is located in Elsternwick, RP Data states that it is part of Ripponlea. Flamm said that Ripponlea is a “tiny small pocket” of Elsternwick, and added that Hodges manages a few properties along the same road and lists them as located in Elsternwick.
Flamm also said that the property market in the area is “brilliant” at the moment.
“It is close to the Elwood precinct, close to the beach, basically close to a lifestyle. It also has strong period-style properties. It’s very centralised, there are train stations and trams going east and west – it’s got a lot of ingredients for someone to be able to live in, and is close to the CBD,” he said.
According to Hodges’ estimated asking rent of $305 per week, the price reflected a 5.93% yield.
According to the <a href="/news">latest RP Data report</a>, the median unit price in Ripponlea is $423,000, up 5.8% on last year. The median asking rent is $350 per week, while gross rental yield currently stands at 4.3%.
According to the <a href="/news">latest RP Data report</a>, the median unit price in Elsternwick is $468,000, down 6.8% on last year. The average discount required to sell a unit is 5.1%, while private treaty sales average 82 days on market.
The median asking rent is $375 per week, while gross rental yield currently stands at 4.2%.
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Elsternwick cheapie sells for $267,000 reflecting 5.93% yield

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Inner city Sydney shows every sign of following the bad example of Melbourne down a slippery slope to oversupply. 
   Indeed, over-building of apartments in and around capital city CBDs is a major danger for consumers all around Australia.   Melbourne’s serious inner city oversupply is well documented. Canberra also has an apartment surplus, though not of Melbourne proportions. Darwin is shaping up for another unit surplus, with 500 new units entering the market in the next year or so and 2,000 more approved (remembering that this is a city of only 120,000 people).   Sydney’s situation may end up as crazy as Melbourne’s – and for similar reasons. Developers continue to bring on new projects around inner Melbourne despite big vacancies, because they’re able to flog their apartments to ill-informed offshore investors at high prices.   Sydney developers clearly want a piece of that action.   And, in keeping the careless manner in which they report real estate issues, newspapers are characterizing the looming construction frenzy as a renaissance in city living leading to an exciting boom time.   What I wouldn’t give for some reasoned, balanced analysis of a situation by media.   This is a clear and present danger for Australian buyers. Developers don’t care who buys their units as long as someone does, nor are they concerned if their buyers later find themselves unable to tenant their units or sell without taking a capital loss.   But it is a concern for the market and for real estate consumers.   So I urge investors to stay away from the inner city Sydney apartment market. There are many other, better places to buy around Australia.   The trap for investors is that the current statistics suggest this is a healthy market. The vacancy rates are acceptable and the research suggests solid increases in median apartment prices. And if supply remained at current levels, this might well be a good place to invest.   But the danger lies in what’s coming up. According to a weekend report, the City of Sydney says the number of residential towers completed or proposed since 2010 is more than the total for the preceding decade.   We’re meant to be impressed, but we should be alarmed. The report characterised this as developers responding to pressing demand for “people who want to be urban dwellers”.   But high-rise apartment developers don’t respond to demand – they attempt to lead it. That is what’s happening in the Sydney inner-city.   And it extends beyond the CBD. Reports suggest there are 25,000 units planned in the inner south, with predictions Sydney is moving into the biggest apartment building cycle since the 1970s.   We’ve recently seen investors clamouring to buy in the early apartment stages of Barangaroo, with the first 159 apartments reportedly sold within four hours of release.   We can expect to see more stories like that, as real estate consumers indulge that overpowering impulse to follow the herd, which these days is described as the FOMO syndrome – fear of missing out.   Real estate consumers should indeed be fearful – but not of missing out. The ones who miss out may well be the lucky ones.
 
<hr>
 Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow">hotspotting.com.au</a> and you can contact Terry via <a href="https://mailto:%20ryder@hotspotting.com.au" target="_blank">email</a> or on <a href="https://twitter.com/hotspotting" target="_blank">Twitter</a>.
 
 
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Sydney risking the slippery slope into oversupply: Terry Ryder

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Spring shone on the property market over the weekend, with auction clearance rates up in both Melbourne and Sydney.
Results from Australian Property Monitors (APM) showed Melbourne auction clearance rates at 80.1% (up from 72.6% last week) and for Sydney at 86.3% (up from 79.2% last week).
The results were up dramatically on the same weekend last year, which saw auction clearances at 62.6% for Sydney and 61.2% for Melbourne.
The Real Estate Institute of Victoria (REIV) recorded a clearance rate of 78% across the state, up from 74% last week and 59% compared to the same weekend last year.
Markets were still slower in Brisbane with clearance at 31.3%, down from 43.2% last week. The result for Adelaide was not yet recorded.
APM senior economist Andrew Wilson said this morning that the results for Sydney and Melbourne show the markets are on the rise, particularly Melbourne which he says has “shifted up two gears”.
The first rise was to clearance rates in the 70% range, now it is sitting in the 80% range.
“It is moving into strong territory,” Wilson says. “It shows the enthusiasm in the market, and the impact of the low interest rates.”
Wilson says there were higher property listings in Melbourne, which also demonstrates enthusiasm from sellers and more confidence. However, he says it is still not at the same level as peaks of 2009, 2007 and 2001.
The REIV reported that 837 houses were up for auction across the state on the weekend. Wilson says this is in high contrast to next Saturday, September 28, which will see the property market “pause and reflect” due to the Australian Football League grand final. There will only be around 50 to 60 auctions listed.
For Sydney, Wilson says the weekend results were “almost at record levels”.
“Sydney is on track for its strongest spring ever. It is averaging over the 85% clearance mark.”

<hr>
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au">SmartCompany</a>.
 
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Property sales buoyant ahead of a pause for footy fever

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Aussie Home Loans has recently tweeted out about thinking outside of the box with an Ikea hack. 
For the uninitiated, this is where you get IKEA furniture and use it in a way it wasn't necessarily intended to be used in. 
<blockquote class="twitter-tweet">
Fancy an IKEA hack? Think outside of the box and turn a shelf into a bench seat! <a href="https://t.co/6Ay9kKJxsm" target="_blank">https://t.co/6Ay9kKJxsm</a> <a href="https://twitter.com/search?q=%23IKEA&amp;src=hash" target="_blank">#IKEA</a> <a href="https://twitter.com/search?q=%23IKEAhack&amp;src=hash" target="_blank">#IKEAhack</a> <a href="https://twitter.com/search?q=%23DIY&amp;src=hash" target="_blank">#DIY</a> <a href="https://twitter.com/search?q=%23furniture&amp;src=hash" target="_blank">#furniture</a>
— Aussie (@Aussie) <a href="https://www.propertyobserver.com.au/https://twitter.com/Aussie/statuses/380523011537129472" target="_blank">September 19, 2013</a>
</blockquote>
The results can be amazing, and there's even <a target="_blank" href="https://www.ikeahackers.net">a website for it</a>.
Aussie later tweeted at Property Observer to say this is their favourite IKEA hack... <a target="_blank" href="https://www.ikeahackers.net/2012/08/dachshund-dog-ramp?showComment=1344925215332">the Dachshund Dog Ramp</a>!
<blockquote class="twitter-tweet">
<a target="_blank" href="https://twitter.com/JennieDuke">@JennieDuke</a> have you found a favourite hack? So far ours is <a target="_blank" href="https://t.co/1UCK69ptwS">https://t.co/1UCK69ptwS</a> having a Dachshund, you need to think creatively :)
— Aussie (@Aussie) <a target="_blank" href="https://www.propertyobserver.com.au/https://twitter.com/Aussie/statuses/380529507179827200">September 19, 2013</a>
</blockquote>
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Ikea hacking furniture

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Some 30% of apartments have already been snapped at The Andalusian, the latest development to grace Melbourne’s leafy suburb of Balwyn.
The six-storey development by Spec Property will comprise of 65 one-, two- and three-bedroom apartments ranging from $359,000 to $1.5 million.
One-bed apartments range in size from 45 square metres to 66 square metres internally.
Two-bedroom apartments range from 65 square metres to 129 square metres and three bedders range from 111 square metres to 153 square metres.
Located at 182 Whitehorse Road, residents on level four and above will have views towards the city and Macedon ranges and will be able to design their ideal home with over 1,400 possible combinations of personal touches available.
Designed by Internal, apartments feature veneer surfaces, ceramic gloss beveled tiles, black chrome tap ware, wool carpets and porcelain bench tops in the kitchen.
The development will also include a resident’s lounge, reading room and dining table, as well as a BBQ terrace with an outdoor kitchen.
Tanya Sanchez of Synergy BSM says over 95% of sales have been to owner-occupiers, due to the fact that buyers can customize their apartment.
The Andalusian is only <a target="_blank" href="https://www.propertyobserver.com.au/victoria/balwyns-school-zone-continues-to-draw-asian-buyers/2013031158731">being sold locally</a>.
“We don’t want to take our development offshore because we’re not targeting an investment market,” says Sanchez.
<a target="_blank" href="https://www.theandalusian.com.au/">The Andalusian</a> was officially launched on August 4 and has a scheduled completion date of mid-2014.
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Balwyn's The Andalusian targets owner-occupiers with customised floor plans

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When asked by people to list my rules for successful property investing, I always begin by saying: “Rule one, stop reading newspapers.”

Often an audience will react with polite laugher. I have to tell them I wasn’t joking.

Most of the questions I get about property investment are based on misinformation, absorbed from newspapers. Many would-be buyers procrastinate on taking action because of fear, created by relentless media negativity.

People who make calamitous investment decisions – buying the wrong product, or in the wrong place, or at the wrong price, and sometimes all three in the one deal – are often reacting to propaganda disguised as genuine news.

On the subject of real estate, you’re more likely to find misinformation than facts from newspapers.

I say this as someone who started working life 35 years ago as a newspaper journalist and who, until recently, wrote columns twice a week for The Australian. I quit that position because I thought the newspaper was a disgrace to journalism, despite its self-appointed status as a quality national publication.

There’s never been a time when the reporting of news and issues around the real estate industry has been so poor. And I think consumers would be better off if they kicked the newspaper habit and started finding the information they need via the internet.

And, yes, Property Observer is a good place to start. It specialises in property news and analysis, it’s written by specialists and it presents a range of divergent views, without fear or favour.

So here are my top reasons for real estate consumers to stop reading newspapers:-

1). Few newspaper journalists writing on real estate have any expertise on the subject. The outcome, often, is misinformation.

2). There is no expert analysis of real estate information because the writers are not experts.

3). Newspapers regurgitate press release material (propaganda designed to benefit the submitter) as fact.

4). There is little or no scrutiny of sensational statements by those seeking publicity for themselves or their cause. How many times in the past five years have overseas spruikers gained free national publicity by forecasting a collapse in Australian property values?

5). Newspapers present economists as experts in real estate analysis, despite their appalling track record on the subject.

6). The misinformation in newspapers can cause consumers to make bad decisions.

7). The tone of newspapers is overwhelmingly negative. Witness how the first signs of city price growth in three years have been turned into a screaming negative (it’s a bubble and we’re all going to die!).

8). Anyone willing to make sensationally negative comments on real estate will always get a run in newspapers, their lack of credibility notwithstanding. The ongoing profile of failed forecaster Steve Keen is a fine example.

9). Newspapers sensationalise – everything. Values never fall, they plummet. Prices don’t rise, they soar. Every property development ever proposed is “controversial”. The result is distortion of reality.

10). Too often newspapers present real estate spruikers as folk heroes to be admired. In reality, they’re people seeking to exploit real estate consumers for profit. When the crook is eventually exposed, newspaper will savage the monster they helped to create.

11). Many newspapers present real estate advertorials (paid advertisements dressed up to look like articles) as genuine news.

12). Newspapers report the real estate past, when investors want clues about the potential future. If you’re reading about a “hotspot” in a newspaper, it’s already too late to buy there.

13). Newspapers censor material that is seen as harmful to the publisher’s commercial or political interests. The truth (often information consumers need to know) is suppressed or distorted. Newspaper journalists appear happy to let it happen.

14). Mistakes in newspapers are picked up by other media and repeated as facts. An example is the newspaper report, some years ago, that RBA Governor Glenn Stevens had said he was concerned about a real estate bubble. This was repeated around the nation as accurate information, when Stevens did not say that or anything like it. (That was the birth of an endless stream of bubble stories ever since).

Do yourself a favour. Find other sources of real estate information.
 
<hr>
 Terry Ryder is the founder of <a rel="nofollow" href="https://www.hotspotting.com.au/" target="_blank">hotspotting.com.au</a> and you can contact Terry via <a target="_blank" href="https://mailto:%20ryder@hotspotting.com.au">email</a> or on <a target="_blank" href="https://twitter.com/hotspotting">Twitter</a>. 
 
 

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