<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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Seven weeks ago as we all went into election mode I noted that housing policy appeared to be pretty much missing from the political debate. While an interest rate cut by the RBA was announced at the start of the election, last week another cut did not follow, and hardly anyone appeared to notice. While in Sydney this election weekend auction clearance rates remained at record levels and possibly heading for 90%.
Over the past six months the dynamics of the residential property market have shifted up a few gears. However, now as we enter a new three-year term of a Liberal lead federal parliament, housing policy will be near the top of the priority list for the new government.
Even at this very point I think housing policy should at least be on the to do list. Here are some reasons why and many of the points are old issues that simply refuse to go away.
Low interest rates will not last forever
So lets start with interest rates, because as a key plank of the economy interest rates rank alongside growth, inflation and unemployment as key indicators. Home loan rates are now well below 5%, they may not go much lower and they are not set to rise anytime soon.  It is clear that low rates are helping to keep demand high and sooner or later they will rise. Retirees on fixed incomes might be wishing for that increase to be sooner.
However even with very competitive interest rates for some time now home ownership has been falling since the 1970’s. This trend suggests that low rates do not bring about lasting improvements in affordability. So in two or three years time if rates head up from their current lows this will have a big impact on affordability.
The key aspect of interest rates will need to stay on the new governments agenda because an increase of 25 or 50 basis points will soon hurt buyers used to low rates.
Infrastructure now into emergency settings
Infrastructure policy is very closely aligned to housing and it was one of the topics to get headline attention, in New South Wales Sydney’s second airport got another airing. The new government has stated its intention to move some expenditure into more roads. But the real question that remains is will badly neglected urban infrastructure get the attention it desperately needs.
There are some big-ticket items like the airport, but across almost every major city there is a huge backlog of projects both big and small and now there is also the bogeyman of needs to maintain some of our major infrastructure, let alone get new projects underway.
So along with keeping an eye on interest rates the future infrastructure minister will be busy and we should not forget the fate of the NBN here, because as anyone marketing a new development knows, internet access is today a key point for any buyer.
We need more housing
There is a compelling case to encourage the construction of more new homes because even on the most basic count – according to most industry bodies – we are building around 150,000 new homes a year, but we need 200,000, and a short fall of 50,000 year on year is a time bomb.
The construction industry post-mining boom claims that it is being held back by a lack of skilled workers, never ending red-tape, compliance issues and banks still making finance hard to access – so yet again another big policy area for Canberra and the states.
Tax
The new government in Canberra has promised a big picture tax review and as far as the housing market goes that’s something that may well open a can of worms. But again that’s another key issue that got little attention over the last six weeks of campaigning. Local and state governments still gain 45% of their revenue from property related taxes. Transaction taxes alone account for 14% of that revenue among the highest rates in the world.
Housing Finance
Even before commenting on housing finance it’s hard to understand why housing should have been relegated down the list of policy priorities during the election campaign, given these key points.
Having touched upon the topic of interest rates and infrastructure housing finance, let’s bring these two topics together. There remains a suggestion that an easy financial model should be found to allow superannuation savings to be invested into housing finance and as a way to fund infrastructure. This sort of secure and attractive fixed rate alternative to the sharemarket would, I suggest, be very welcome by the very same retirees now facing low bank deposit rates along with fund starved infrastructure projects and homeowners.
So looking back over the election campaign could it be suggested that a very active market with strong demand, and some record prices simply have relegated housing policy off the agenda.
But now I think that view needs to shift and the new Abbott government in Canberra does need to soon acknowledge the key role of housing policy.

<hr>
Peter Chittenden is managing director for residential of <a target="_blank" rel="nofollow" href="https://www.colliers.com.au/Colliers%20Corporate/Residential.aspx">Colliers International.</a>
 
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The post election outlook for housing policy: Peter Chittenden

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What has to change is confidence - a state of mind.
Thirty years ago about this time, a great Australian sporting victory changed the mindset of the Australian population from can't do to we can do anything.
The Americas cup victory by a tenacious Australian crew changed our attitude, and from that day on the country moved forward.
Today emerging confidence may come from many sources; the continual lowering of interest rates to the lowest level known by this generation, clarity in the state of the political environment and the gradual emergence in the US and European economies out of recession.
The overall weight of capital in both savings and superannuation accounts waiting for efficient deployment is staggering. This capital is earning exceptionally low real rates of return and will, with the emergence of confidence be deployed. It has to, to justify its purpose in providing fulfilling retirement for superannuates and a security of lifestyle for savers and business investors.
The question is how cash deployment will affect various real estate sectors?
Clearly, yield-chasing investors will support commercial property that has well-secured income streams. However, the general investment market needs to improve to support the underlying operating leases. This is something that may take a few years to slowly flow through.
Currently, residential property seems to be divided into three defined sectors.
* Up to about $1.5m,
* Round about the $5m mark
* $20m and above.
My view is that up to the $1.5 million mark, is well supported and is currently showing benefits of low interest rates. Together with the inherent backlog in housing construction, there is a positive effect being made.
The $5 million and above sector tells a different story. The servicing of a large mortgage that is required to purchase such property also needs the security of employment and the prospects of substantial bonuses and
dividends. It is also evident that there is a change in attitude towards these properties which result from the ongoing maintenance rates, taxes and electricity. All of which contribute to putting a further burden on this market sector.
As for the top end, (about $20m + sector) there are always clandestine sales taking place.
Following the recent introduction of the significant investor visa program by the federal government, (which is designed to attract wealthy migrants to Australia by investing $5 million into a business in return for providing a family with permanent residence) evidence to date suggests that these wealthy migrants while happy to invest $5 million in a required enterprise also have an appetite for high-end residential property i.e. around the $20 million mark. Early days but it is starting to have an impact.
The federal government expects to issue over 1,000 visas per annum.
If we followed this scenario through, over $20 billion per annum could be pumped into the upper end residential property market by just 1,000 families.
This would undoubtedly have a flow through effect to all sectors.
My view ­is that overall confidence will return, as always up by the staircase down by the elevator.
Maintaining a considered and patient approach to the future may be the best way forward.
 
<hr>
 Bill Ireland  is a current advisor of <a href="https://www.isa.com.au/" target="_blank">ISA Partners</a> and formerly a founder of Challenger Financial Group and Mariner Corporation. 
 
Mr Ireland filed for personal insolvency in early 2011 with a reported tax bill of $38m and owed money to other creditors.
 
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Changing Australia's mindset to a positive economic outlook: Bill Ireland

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Confucius say: Study the past if you would define the future. I say: Study the past 16 years of property metrics in Australia and you will see signs that a strong growth period might well be upon us. Now, I know Confucius’ pearl of wisdom fits neater on a fortune cookie, but my advice is just as sage; history is pointing to an exciting trend in property prices and investors would be wise not to ignore the signs.
According to REIA data, the average Australian capital city property was worth $165,000 in June 1997. Despite riding a rollercoaster of peaks and troughs over the following 16 years, the average property grew by 7.6% a year to now be worth $525,000. I think this is a healthy outcome worthy of a closer look.
Plotting the Australian capital city median property value against the national unemployment rate and the RBA cash rate for the period from June 1997 to December 2012 reveals there were three periods of significant interest rate reductions in that time: one during 2001, another in 2009—and, most interesting to us, we are currently in the midst of the third right now.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/09/16/pressley-sept-16-big.gif" rel="shadowbox"><img src="/images/stories/2013/09/16/pressley-sept-16-small.gif"></a>
Hot on the heels of both of the first two of these interest rate reductions was a bigger than normal surge in property values. “Booms”, if you will.
Significantly for today’s property outlook, interest rates and unemployment rates are both lower now than they were for the booms of 2001 and 2009—and so the smart money would seem to be on another surge in property values being about to ramp up.
Bellowing about boom times is always a bit risky of course, but the trends are there for the taking. And if we add in the long laundry list of current economic factors that can also play a positive role—lowest interest rates in over 50 years; an increase in home loan activity; an increase in consumer confidence as measured by Westpac and Genworth; rising population growth (housing demand); the fact that building approval levels (supply) haven't kept pace with demand; low vacancy rates nationally; falling stock on market figures across most capitals; and increasing buyer activity nationally—a pretty convincing picture starts to emerge.
In our search for suitable properties for our investors, Propertyology is already observing increased buyer activity and fewer properties for sale in several markets across the country.
One cautionary note of course is that consumers are currently more conservative with their spending habits and leveraging than they were in years gone by, and this might put the brakes on a fully-fledged boom. But, regardless, the data points to very strong fundamentals for Australian property markets. And Confucius is well known for being wise.
 
<hr>
 Simon Pressley is Managing Director of <a href="https://www.propertyology.com.au/" target="_blank">Propertyology</a>, a full-time property market analyst, accredited property investment adviser, and the 2012 and 2013 REIA / REIQ Buyer’s Agent of the Year.
 
 
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The past is pointing to future property prosperity: Simon Pressley 

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Australia has a completely blindsided view when it comes to property, and never more so than in those sectors that profit from it directly.

The fool hardly assumption that increasing values in the established arena, which outpace both wage growth and inflation over a period of years, is somehow good for the economy, as buyers play a generational game of musical chairs for a limited number of second hand dwellings, gives little attention to the broader social and productive economic impact this mindset inspires, as rental affordability worsens and construction fails to meet the effective rate of demand.

Whilst there is overwhelming advocacy for keeping basic essentials such as food prices low – crunching farmers profits with $1 dollar litres of milk, and shipping cheap materials from markets in Indonesia and China, to fuel a consumer passion for all things at marginal cost. We seem happy to let our established house prices inflate away on the back of unrestrained credit expansion by the all too willing to lend private banking sector. Devoid of strong policies to ensure there are feasible and affordable alternatives, for a younger generation of buyers who increasingly have to rely on donations from family or friends to assist with a deposit, battle rising yields or harbour student debt, and find themselves part of the ballooning house price story as they compete at an investor dominated price point.

The latest housing finance data from the Australian Bureau of Statistics shows the value of investor finance commitments is currently 30.6% higher than at the same time last year. As a proportion, first-home buyers now account for a mere 8.8% of the buying market. This is their lowest proportion of market activity since June 2004 – yet for investors it’s the highest.

As I discussed in <a href="/news">my column last week</a>, we have a trend of falling home ownership in Australia which chief economist for Bank of America – Merril Lynch Australia, Saul Eslake, made note of in his <a href="https://www.prosper.org.au/2013/09/03/saul-eslake-50-years-of-housing-failure/" target="_blank">speech at the 122nd annual Henry George commemorative dinner</a>, is further pronounced when you look through the effects of our aging population.  In other words, an increasing proportion of home owners are understandably in the older age groups.

And whilst the statistic cited above can be in part attributed to lifestyle factors (labour mobility, getting married later in life, etc) thereby producing a downward shift in the measured rate of home ownership—but not in the lifetime rate of home ownership – you cannot take affordability out of the equation.

For example, the increase of cheap credit, deregulation, supply shortages, and duel income households that has over a period of decades, inflated the capital cost of the underlying asset in areas where most owner occupiers need to locate for work purposes, has ensured the level of Australia’s private household debt-to-income ratio remains stubbornly high at 147.3%.  And despite low lending rates assisting mortgage serviceability somewhat, this is offset by rising prices – increasing the total debt the buyer has to service, and the liability banks hold.

<a href="https://www.propertyobserver.com.au/australian-capital-territory/australia-facing-most-serious-housing-market-crash-in-75-years-christopher-joye/2013091265002" target="_parent">As Christopher Joye noted</a> in his AFR column last week, relatively sharp increases in median values evidenced in particular in Sydney, coupled with our dependency on a long term low interest rates, is a point of concern.

History attests, when property prices visibly rise, increased confidence from both borrowers and lenders tends create a sense of euphoria that the party will forever continue. However, there should be a strong warning to purchasers about over stretching against a macro backdrop which presents a number of headwinds.

Not least, the August labour market report reflects ongoing weaknesses, with the largest contraction in monthly trend employment in more than a decade, a fourth consecutive fall in full-time positions, a rise in the unemployment rate, falling participation and a lift in the underutilisation rate to its highest level since February 2002. Therefore, you have to question how long the rally we’re currently seeing in the established sector can reasonably continue before things start to unwind.

Accordingly, APRA has <a href="https://www.apra.gov.au/Insight/Documents/Insight%20Issue%202%202013_Web.pdf" target="_blank">released a report</a> warning the banking sector not to let lending standards slip, noting:

“Almost 15% of all approvals are now for borrowers with deposits of less than 10%...It’s also noteworthy that a large proportion of the lending would appear to be investors on interest-only terms,” clearly demonstrating the dangerous speculative nature of our current buying market.

New Zealand regulators have already moved to place limits on loan-to-value ratios banks can hold on mortgages – aiming to restrict new loans to an LVR of no more than 80%. However, inevitably the action will place a squeeze on first home buyers, rather than the speculative investment sector that have existing assets to leverage against.

Other areas of the globe are also suffering a similar conundrum. In Sweden, private debt levels have reached record highs and there’s talk of forcing households to start amortizing their mortgages, with <a href="https://topics.bloomberg.com/martin-andersson/" target="_blank">Martin Andersson</a>, director-general at the Swedish Financial Supervisory Authority, Finansinspektionen, commenting “if household debt accelerates, as we’ve seen before, well, then we must do something.”

This brings me briefly to issues of supply. When the question arises over how we can make housing more affordable, the argument tends to get little further than simply advocating the need for construction of a lot more dwellings. However, there are a number of complexities that need to be addressed to ensure the supply built, meets the wants of those who need it most.

The reversing decline in the number of individuals per household in census data, showing household size has increased from 2.4 people per dwelling to 2.66 in the five interim, is another cultural shift of which affordability plays its part.

This figure is used to calculate underlying housing demand; therefore, even a small change of 0.01% can result in a needed reduction of almost 30,000 dwellings, so it’s important we assess the cause of the shift correctly when planning the supply of additional stock.

Indeed, it’s the figure the National Housing Supply Council grapples with yearly, as they try and equate shortage of dwellings relative to the underlying demand – currently estimated to be of the order of 228,000.

As an offside to this, it is also to be acknowledged we have a widespread underutilisation of our current housing stock. For example, at 44% the typical Aussie home still has three bedrooms, with the majority only occupied by only one or two residents.

In fact, only 14% of lone-person households live in one-bedroom dwellings, and there’s been a big increase in the number of four-bedroom homes, which now make up almost a third of the housing stock.

I’ve argued before, that increasing supply per-se is not going to assist low-income households if it is not tailored specifically to their needs.  And to date, in a market where developers are pressured to provide 100% debt security, all but guaranteeing they design and sell to an international arena, a proportion of which let the stock sit vacant for extended periods, rather than fulfil the needs of an Australian demographic, we’re not making effective headway. However, this problem is one with multiple layers.

For example, stamp duty causes existing housing supply to stagnate as it imposes a direct transaction cost on top of property prices.  Yet reform to a land tax system as advocated in the Henry tax review, would over the long term discourage the hording and land banking of homes that often sit vacant for lengthy periods of time.

A study in this field was most recently taken by AHURI - the Australian Housing and Urban Research Institute - in their evidence review entitled “<a href="https://www.google.com.au/url?sa=t&amp;rct=j&amp;q=&amp;esrc=s&amp;source=web&amp;cd=1&amp;cad=rja&amp;ved=0CCwQFjAA&amp;url=http%3A%2F%2Fwww.ahuri.edu.au%2Fhousing_information%2Freview%2Fevrev031&amp;ei=KT02UofHG-O1iAfL8IDgAw&amp;usg=AFQjCNGUKYtcolxWnuvQ1sSRUsymeq5odQ&amp;bvm=bv.52164340,d.aGc" target="_blank">Why tax policy is housing policy.”</a>

The paper researched the effects of replacing stamp duty with an annual land tax and showed that in doing so, it encouraged a more efficient utilisation of the amenity.  Additionally, the modelling also showed that <a title="Go to Final Report 182, p.2" href="/Remove Link" target="_blank">falls in house prices would exceed the value of land tax payments</a> “leading to more affordable housing for both owner-occupiers, and rental tenants.”

I recommend reading the paper, which answers many of the questions, such as how to transition from our current stamp duty system to a land tax based model.

Notwithstanding, if we could combine this reform with ideas of which economist Leith Van Onselen is at the forefront, when he suggests raising money through bond financing and recouping it from ratepayers over a period of 30 years - or similar initiatives such as those found in Houston Texas, in which a successful expansion of their city boarders is funded with policies such as MUD – a deductable municipal utility district tax – in which a panel of property owners sit on a government appointed board, to oversee utility and infrastructure distribution in the area. We would inevitably create a better mix of housing stock aptly suited to a range of demographics.

For example, most properties built on the fringe are McMansion style house and land packages, because it is perceived that families will only move outwards if there is due compensation of a shiny estate sized home to compensate for the relative commutable distance from city centres.

In these areas, lack of recreational recourses encourages most entertainment to take place within the constraints of the house – and this is what feeds a reputation of Australian’s desire for large dwellings.

However, with decentralisation and an increase of basic area amenity – units along with smaller subdivisions would be in demand, thereby providing a very attractive price point for first-home buyers and renters.

Obviously there is plenty more to discuss when it comes to policy reform – albeit, to sit back and do nothing aside from keep interest rates low and job security high, as advocated by our current government In their pre-election housing affordability spiel – not only indicates a lack vision, coupled with a short term mindset, but ensures we continue to kick the can down the road, snowballing the problem for future generations to come.

As if to demonstrate the foolhardy nature of the oft-quoted phrase by Einstein, “we cannot solve our problems with the same thinking we used when we created them,” it’s clear policy reforms to date, have done little to assist the makeup and vision of a country that champions a fair go for all, and highly regards the famous speech ‘it’s time’, which inspirationally points out:

“The land is the basic property of the Australian people. It is the people's land, and we will fight for the right of all Australian people to have access to it,” as words that have subsequently proven to be little more than fancy rhetoric.

Years of failed first home ownership schemes and tax policies that encourage speculation in the established arena, have done nothing to increase long term vacancy rates which consistently sit below 5% – and In some established areas, less than 2%.

The consequence of this has forced a social divide and exacerbates the very real reality that more Australians will reach retirement paying their mortgage or servicing high yields, with whatever superannuation they have used to fund the difference.

It’s time we campaigned for change.


<hr>
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.  
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Australia has blinkers on when it comes to housing policy: Catherine Cashmore

<html><body>Australian Property Monitors (APM) has released a list of results from 450 auctions in Melbourne for the weekend of  September 14. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Melbourne auction results for September 14 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 440 auctions in Sydney for the weekend of September 14. The clearance rate was 84.1%. <a rel="nofollow" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney 440 auction results show a 84.1% clearance rate

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Australia’s rate of population growth is continuing to ramp up, placing consistent upwards pressure on demand for housing.  The macro level demographic data is only up to date to December last year and population estimates for smaller regions such as council areas and suburbs, has only just been released current to June 2012.
At a high level, based on the December 2012 demographic statistics, Australia’s population increased by 1.8% over the 2012 calendar year; the highest rate of population since December 2009.
At a lower level, it is clear that the vast majority of Australia’s population growth continues to be most concentrated within the capital cities.  About 66% of Australia’s population reside within one of the eight capital cities, however, the overt the 2011/12 financial year the capital cities accounted for 75% of the population growth.
The rate of population growth is quite diverse from city to city and region to region.  Perth is recording the highest rate of population growth at 3.6% over the 2011/12 financial year.  Importantly, the City of Perth accounts for just 8.4% of Australia’s total population but over is attracting 18% of the population growth.
Similarly, Australia’s third largest city, Brisbane, is home to 9.7% of Australia’s population but is recording 12.1% of the nation’s population growth.
At the other end of the spectrum is Tasmania.  The capital city, Hobart, is seeing its population rise by just 0.3% while the population across regional Tasmania is absolutely flat with a 0.0% change over the year.  Not much demand for housing there.
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="208" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Cap-city-vs-ROS-table.jpg" alt="Cap city vs ROS table" class="aligncenter size-full wp-image-2325">
The maps and tables below provide a good overview about where the trends for housing demand have been most evident over the past decade.
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="95" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Sydney-suburb-table.jpg" alt="Sydney suburb table" class="aligncenter size-full wp-image-2326">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Sydney-580x346.jpg" alt="Sydney" class="aligncenter size-large wp-image-2327">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="94" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Melbourne-suburb-table.jpg" alt="Melbourne suburb table" class="aligncenter size-full wp-image-2328">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Melbourne-580x346.jpg" alt="Melbourne" class="aligncenter size-large wp-image-2329">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="95" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Brisbane-suburb-table.jpg" alt="Brisbane suburb table" class="aligncenter size-full wp-image-2330">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Brisbane-580x346.jpg" alt="Brisbane" class="aligncenter size-large wp-image-2331">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="98" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Adelaide-suburb-table.jpg" alt="Adelaide suburb table" class="aligncenter size-full wp-image-2332">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Adelaide-580x346.jpg" alt="Adelaide" class="aligncenter size-large wp-image-2333">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="94" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Perth-suburb-table.jpg" alt="Perth suburb table" class="aligncenter size-full wp-image-2334">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Perth-580x346.jpg" alt="Perth" class="aligncenter size-large wp-image-2335">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="96" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Hobart-suburb-table.jpg" alt="Hobart suburb table" class="aligncenter size-full wp-image-2336">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Hobart-580x346.jpg" alt="Hobart" class="aligncenter size-large wp-image-2337">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="95" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Darwin-suburb-table.jpg" alt="Darwin suburb table" class="aligncenter size-full wp-image-2338">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Darwin-580x346.jpg" alt="Darwin" class="aligncenter size-large wp-image-2339">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="98" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Canberra-suburb-table.jpg" alt="Canberra suburb table" class="aligncenter size-full wp-image-2340">
<img style="margin: 0px auto 15px; padding: 3px; border: 1px solid #e6e6e6; outline-width: 0px; background-color: rgba(255, 255, 255, 0.701961); max-width: 100%; text-align: center; height: auto; display: block; vertical-align: bottom;" height="280" width="470" src="https://blog.rpdata.com/wp-content/uploads/2013/09/Canberra-580x346.jpg" alt="Canberra" class="aligncenter size-large wp-image-2341">

<hr>
Cameron Kusher is senior research analyst at RP Data.  
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Where is housing demand the strongest in our capital cities? Cameron Kusher

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There are good and not-so-good operators, developers and agents in the market. Do not let the not-so-good people distort or discolour NRAS as the investment vehicle through their own lack of fact and knowledge.
Both NRAS and non-NRAS agents who do not know what they are talking about, often misrepresenting facts and figures through lack of their own knowledge.
It has two constituent parts. The property and the rental agreement.
The property
Properties built and sold with an NRAS rental agreement, are identical to the same design neighbouring non-NRAS property built by the same developer.
NRAS properties cannot be conveniently ‘pigeonholed’ by the un-informed to be poor capital growth areas or properties.  How can major cities and State capitals be blanket covered as “poor growth areas”.
As a rule the NRAS allocations are placed in areas with population growth and upward rental pressure. Surely, some of the essential cornerstones of all research into good investment property.
The Rental Agreement
The NRAS consortiums providing the rental agreements have different models to consider.
Topline - NRAS is a very flexible rental agreement that sits over the property that you purchase as an investment. The property can be re-sold, with all benefits of NRAS passing on to the new owners. NRAS can also be dropped.
Its simple limitations are that there is an upper limit of income that precludes higher income earners from benefitting from discounted rents. It has a positive social impact. Primarily but not limited to being for tenancy by undervalued essential key workers in our community (nurses, teachers, etc).
NRAS v non-NRAS
Non-NRAS investment properties have two revenue streams.  Cash-flow is made up of a tax rebate based around investors’ marginal rate of tax (negative gearing), and rental income.
NRAS investment properties enjoy three revenue streams. More revenue streams, has to make investments, more robust and secure.  NRAS investment properties cash-flow is comprises all the benefits of negative gearing, rental income, plus the third stream of NRAS contributions being $10,350 (2013-2014).
The facts
Contracts: Any NRAS rental contract will be dealt with by a solicitor – it’s not for you to worry about. And it’s not complicated.
The finance: Most lenders lend against property with NRAS rental agreements.  Why wouldn’t they? It’s no different property build, cost and value to the same property without NRAS rental agreement.  Some NRAS models are better favored by lenders than others.
The returns: NRAS operates based around discount to market rents, not guaranteed rents.
If the rent discount amount is less than $199 per week, then you are ahead.  Most rental discounts amounts are less than $100 per week, meaning with $199 per week from NRAS tax free, investors are going to be better off by at least $99 per week or $5,148 per annum tax free.
Guaranteed rents are sometimes used to ‘prop up’ non-NRAS investments, which mean the investor will have paid for it somewhere.
Lastly, people have often been totally misinformed and say NRAS is designed for the developers to get concessions and financial benefits for delivering NRAS. The fact is that’s simply not true.
Developers are not getting any financial benefit from NRAS. In fact if anything, having to hold the land whilst making the application submissions and having to waiting to see if the proposal satisfies the NRAS stringent guidelines and the local social requirements, can only bee seen as an additional cost-risk, not a financial benefit.
NRAS simply makes the property investment far more attractive and therefore easier to sell.
Prevention is the cure
The cost of acting before being fully informed can be disastrous.
To make smart investments, understanding what you are doing is critical.  The cost of finding out facts is nothing but investing your time.
 
<hr>
 Adrian Jenkins is director of <a href="https://www.nrasaustralia.com.au/" target="_blank">NRAS Australia</a>.
NRAS Australia is a private company that specialises in listing and providing information about NRAS properties and walks investors through the purchasing process. 
 
 
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My response to NRAS naysayers: Adrian Jenkins

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The Australian Bureau of Statistics (ABS) housing finance data released earlier this week provided further indication of an ongoing improvement in overall housing market conditions across Australia.
The data to July 2013 showed an ongoing improvement in demand for housing finance throughout the country. Given the recent rise in home values and a lift in sales transactions off the back of low mortgage rates, I am anticipating that the increase in finance commitments will continue over the coming months as the housing market enters one of its busiest periods.
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Housing finance data over the month showed a continued improvement in demand for mortgages with owner occupier finance commitments increasing by 2.4%. Finance commitments for loans that weren’t refinanced increased by 2.7% over the month and refinance commitments rose by 1.7%. There were 35,356 commitments for non-refinanced loans in July 2013 which was the highest monthly figure since November 2009. There were 16,848 refinance commitments over the month which was the highest number of refinances since April 2008.
The high volume of new loans to owner occupiers indicates growing demand for home loans across this sector of the market and the high volume of refinances would tend to suggest that many home owners are now shopping around for a better loan deal as the market becomes more competitive.
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When refinance commitments are removed and we look at the type of owner occupier finance commitment, the surge in demand is really being fuelled by an increase in demand for existing dwellings.
In July, there were 5,265 commitments for the construction of new dwellings, 3,131 commitments for the purchase of new dwellings and 26,961 commitments for existing dwellings. Over the month, more than three of every four owner occupier finance commitments were for the purchase of existing dwellings. Year-on-year, commitments for the construction of new dwellings has increased by 1.1%, commitments for the purchase of new dwellings is up 52.1% and commitments for the purchase of existing buildings has risen by 17.4%.
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Investment purchases are also an important component of the overall market, unfortunately the ABS only publishes investment loan data based on value, nevertheless it still shows clear trends. Based on raw figures, there was $9.3 billion in housing finance commitments for investment purposes in July 2013. The total value was slightly down on its recent peak; however, the value of commitments was 30.6% higher than at the same time last year. The result indicates a high level of activity from investors in the housing market currently.
Value-based data for all sectors of the market revels that some very clear trends emerging. On a rolling three month average basis, there has been a clear trend of improvement across the four sectors analysed (first-home buyers, upgrade buyers, refinances and investment buyers). Based on the rolling three month average figures, investment buyers are currently accounting for 37.5% of purchasers, upgraders are accounting for 35.9% of the market, refinances are 17.8% of the market and first-home buyers are just 8.8% of the market. Based on the proportion of overall market activity, first-home buyers are sitting at around their lowest proportion of market activity since June 2004 while investors are at their highest proportion since June 2004.
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The housing market is now largely driven by investors and upgraders.
The low mortgage rates are proving an attractive lure for those looking to upgrade into a slightly superior home. From an investor’s perspective, returns are low across most asset classes however, when you factor in gross rental returns and capital growth homes are returning fairly attractive yields of around 10% currently.
The surprising development has been the lack of response to low mortgage rates by first-time buyers. This may be due to the fact that in a number of states first-home buyers can now only receive a grant on brand new homes, these homes often tend to be more expensive than pre-existing homes. Also, a lot of first home buyer demand was probably pulled forward into 2009 when mortgage rates were at a similar level and first home buyers could buy pre-existing homes with an additional $7,000 in addition to the first-home owners grant.

<hr>
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
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Ongoing improvement within the Australian housing market: Cameron Kusher

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Can hotspotting be distilled to one word? It can, and the word is infrastructure. 
   But, first, it’s important to define what is meant by hotspotting. It’s the process of identifying the locations that will show superior capital growth in the future, taking a long-term view. It’s not, as some assume, finding areas that will show a short-term growth spurt.   Locations that deliver superior capital growth have catalysts. A catalyst is sometimes a major and dramatic event, but it doesn’t have to be.   Sometimes the catalyst for an area is a combination of desirable qualities, such as affordability and good transport links.   Our research at Hotspotting shows that affordable dwellings and commuter train links is a power combination in our major cities. This year we have completed research for Sydney, Melbourne, Perth and Brisbane. In all four cities, suburbs with train links to the CBD have (on average) better capital growth rates than those without.   The average difference is one percentage point. It doesn’t sound a lot, but over 10 years that can mean a differential of $100,000-plus in capital growth.   In Sydney, nine of the top 12 suburbs for long-term capital growth have commuter train links. In Brisbane, it’s 10 of the top 12. There are similar results for Melbourne and Perth. These results indicate that a train service is not the only factor to consider, but should be high on the list.   But the standout feature is the combination of affordability and train links. The top performers in most of our big cities are cheaper areas with commuter links to the CBD. That includes Sydney, despite constant media static about the “better” suburbs being the best places to invest, not only in Sydney but in Australia (so they claim).   The reality, as shown by research figures from multiple sources, is that Sydney’s millionaire suburbs are among the worst performers on long-term capital growth anywhere in Australia.   This puts transport infrastructure high on the Hotspotting list of features to seek. New transport infrastructure – motorways, rail links, bridges, tunnels – is one of greatest wealth creators in residential real estate.   Projects of this kind generate massive economic activity while under construction and can revolutionise the appeal of a location by making it more accessible.   Other forms of infrastructure have an impact, too. Medical and education infrastructure is another of real estate’s power combinations.   In most of our capital cities, and some of our larger regional cities also, hospitals and universities tend to be clustered in the same area. The Murdoch precinct in Perth, the Woolloongabba area of Brisbane and the Carlton precinct in Melbourne are examples.   A major education-medical precinct generates big real estate demand, particularly for rental accommodation. If those facilities are expanding, it can supercharge the location’s property market.   A location that stands out is the Sunshine precinct in Melbourne’s west. It has two university campuses and one of the city’s major hospitals.   A new private hospital will be built beside the existing Sunshine Hospital. And $880 million is being spent converting Sunshine railway station into a major transport interchange facility, as part of the $5 billion Regional Rail Link project.   The Sunshine infrastructure hub is surrounded by suburbs with median house prices in the $300,000s and units in the mid-$200,000s. It’s also identified in the state government’s new metropolitan planning strategy as the key growth centre in Melbourne’s west.   It’s this combination of growth-generating factors that investors should be seeking.
 
<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 him at <a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a> or <a href="https://twitter.com/hotspotting" target="_blank">twitter.com/hotspotting</a>.
 
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