<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

<html><body>Australian Property Monitors (APM) has released a list of results from 413 auctions in Sydney for the weekend of August 31. The clearance rate was 84%. <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>

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APM's Sydney 413 auction results show a 84% clearance rate

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Little Projects has appointed Hickory Group to build their latest develop Central South Yarra, as the $220 million residential apartment complex reaches 80% in sales.
Located in the Forest Hill precinct, the 30-storey development will house 356 one- and two-bedroom apartments upon completion, and two penthouses.
One of the penthouses were snapped up for over $4 million.
The two bedrooms are priced from $600,000 with the two-bedroom with two bathroom apartments starting from $745,000.
They range in size from 62 square metres to 92 square metres.
The other penthouse is available from $2.75 million.
“The construction of Central signals the next step in our vision for South Yarra – a vibrant and enviable address with access to excellent transport connections, best cafes, eateries and shops at your doorstep,” says Little Projects managing director Michael Fox.
Architecturally designed by RotheLowman and with interiors by Plus Architecture, apartments feature large terrace balconies and kitchens with stone bench tops and Miele appliances.
Residents will have access to a rooftop retreat including a sky terrace, lounge, kitchen, dining room, swimming pool and gym.
“We pride ourselves on delivering high quality residential and mixed-use developments in prime inner-city locations. Central is a dynamic project that will transform this area,” says Fox.
Hickory Group has worked on a number of developments for Little Projects, including the soon to be complete <a target="_blank" href="https://www.propertyobserver.com.au/developments/little-projects-ilk-south-yarra-development-weeks-away-from-completion/2013082864417">ILK</a>, also in South Yarra.
Central South Yarra has an expected completion date of mid-2015.
The median apartment price in <a target="_blank" href="/news">South Yarra</a> is $541,000, a 14.1% change in the past five years, according to RP Data.
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Little Project appoints Hickory Group to build 80% sold Central South Yarra

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There’s no denying that Melbourne is the auction capital of Australia – at time of writing - year to date there have been over 18,291 auction sales, which according to REIV figures, is an increase of 13% on this time last year.
As a proportion, auctions only account for around 20% of total sales; the vast majority of transactions take place behind closed doors via private treaty negotiation.  However, for the bulk of buyers focused on sourcing properties in the middle, and particularity inner ring localities of Melbourne (followed by Sydney) – a large proportion of which are investors - for sale by auction tends to be the preferred method of marketing. Therefore, at some point attendance on a Saturday auctionfor a game of deepest pockets wins is all but inevitable.
Whilst auction transactions only capture a relatively small sample of sales, they can be a good indicator to the current heat of consumer sentiment toward the purchase of residential real estate (particularly in the investment sector.) And in a country which has effectively hamstrung development outwards with inelastic supply side levers, ensuring we’re all squashed in a doughnut like shape around the affluent capital city established localities – the concentration given over to the clearance rate each weekend is somewhat understandable - even if it does irk the larger proportion of agencies that work in outer suburban non auction locations.
For an inexperienced buyer in a hot speculative fuelled market, auctions can present a pit fall of dangers.  The typical four week campaign – three weekends of opens with the auction taking place on the fourth – is designed to act as a stimulant, effectively putting a end by date on the period of time they have to conduct any needed due diligence.
And as clearance rates rise (the curve of which prices typically follow) the chance of a listing attracting enough attention to sell prior also increases – shortening the marketing period further still.
Added to this is the general confusion over auction price quotes. It seems silly to point out the obvious, but no buyer likes to play guessing games when it comes to putting a price on an advertised listing.
Everyone understands real estate is a negotiated asset, however, the verbal game playing that now surrounds a proportion of the sales industry is laughable.
Responses to a price enquiry range from a paraphrase of “we won’t know until buyers have told’ us” to a general comment such as “properties in the area are selling in the $400,000s and $500,000s” – effectively giving any said purchaser $200K bracket in which to work it out.
It’s part of the market insanity that surrounds our residential real estate sector. If we were operating in an ideal world, buyers would ignore price quotes altogether and do their own research to establish market value prior to spending hundreds on a pest and building inspections or solicitor fees chasing an unobtainable dream.
However, closely comparable sales data is not always readily available - computer-generated estimates, are, more often than not, hopelessly inaccurate. Suburb reports are equally unhelpful, and while median data will give an indication of the dollars the majority market is spending, it’s no help when evaluating individual property prices.
In Victoria published auction sales often result in undisclosed blank figures and private sales are just that – private. The street name will be listed, but the other relevant and essential data is missing.
It’s one reason I advocate a requirement for vendors to take responsibility for their own (typically) vendor paid advertising campaigns, and ensure reserves – or ranges in which they’re prepared to negotiate – are published at the outset.
Whilst you can argue one way or another at the lunacy that often surrounds Australia’s addiction to all things real estate, we’re not talking about an item on eBay – we’re talking about the biggest financial transaction most make in a lifetime.
Hence why we need transparency in the real estate sector – information should be openly available to enable buyers to make informed decisions without the need to play guessing games and risk poor financial decisions that can have a broader impact on the economic landscape.
According to RPData, Australia’s property market is worth an estimated $4.86 trillion, which is three and a half times the value of Australia’s stock market and combined superannuation funds.
Assessment by Moody’s, shows Australian banks are way ahead of global counterparts in their exposure to property – with two-thirds of their lending tied to the residential sector.
 <img src="/images/stories/2013/08/cashmore_aug_30_graph.jpg" width="470" height="313" alt="cashmore_aug_30_graph">
And as we start to tick into what most assess to be a relative boom of activity in various states – with auction rates once again approaching record highs, and analysts carefully assessing sharp price rises in the <a href="https://www.smh.com.au/business/auction-rates-signal-boom-at-hand-20130818-2s528" target="_blank">established sector</a> - yet sitting a long way from a point at which the RBA can pull the traditional rate rising lever to offset a dangerously overheated market – we remain in a precarious position.
 
<hr class="system-pagebreak">
To argue that this is in anyway good news or to suggest as RBA board member John Edwards did last week in A WSJ interview that <a href="https://www.macrobusiness.com.au/2013/08/rba-house-prices-a-long-way-from-being-a-problem/" target="_blank">“we’re a long way from it being a problem,”</a> – in an environment as Michael Matusik pointed out in his blog, is set against a construction sector currently <a href="https://matusikmissive.com.au/2013/08/27/350000-but-falling/" target="_blank">on its knees</a> - with first home buyers reducing significantly in key markets such as NSW in which they are down from 14.2% in 2011, to a current 7.3%, the lowest share on record – (illustrating aptly the failure of initiatives such as the first home buyers grant) – would be a sharp disconnect from a country that also champions the motto of a fair gofor all.
No matter where you sit in the world’s rat race we all have a core requirement for secure accommodation – a place of residence which is safe, clean, and warm enough to rest at night – it’s the compass that navigates our wellbeing and performance both in and out of work. Therefore, it’s no surprise that the health of our property market dominates conversations across all demographics and remains at the top of concern for voters.
As I said last week, whilst the current rally seems set to last into 2014, the prospect of higher rates coupled with higher unemployment will in my opinion, pull up any lengthy capital city market boom – however in the meantime, we’re in overdrive and the sales industry is predictably doing everything in its nature to add fuel to the fire.
Agents are deriving auction campaigns that last as little as <a href="https://news.domain.com.au/domain/blogs/talking-property/speed-marketing-auction-time-to-shrink-20130827-2smp5" target="_blank">two or three weeks</a> with comments from Sydney agents highlighting:
"There are so many buyers ...we don't need to wait four weeks to identify the likely buyers, two to three weeks would be plenty.”
Reports show homes selling 15-20% above their reserve which is typically derived from a mix of recent comparable sales combined with current interest - and even allowing for emotion, gives way to jaw dropping results as war stories filter in from varying pockets within our capital city markets.
In this atmosphere, auction sales ignite the problem further.  Allowing for the odd exception, I’ve yet to meet a buyer who likes bidding at an auction – and for that matter, I’ve yet to meet a vendor who doesn’t dread their day in the sun as it’s so often termed by sales agents, which in most instances for a purchaser, will result in a battle of sorts, with a group of people guaranteed to lose all sense of rationality if heated bidding happens to occur – which in the current atmosphere holds high probability.
And whilst in a downward market, I would fully agree with advocates such as Neil Jenman who campaign against auctions as a method of sale claiming better results can be achieved via private negotiation - the opposite is the case when the market turns and we start to see mini rallies within certain pockets of the city.
When buyers see properties openly selling above their pre-conceived perception of market value (something that generally doesn’t happen when the sale is conducted via negotiation) it provides very visible reality that the market’s moving and the effects on the mindset act like a kind of contagion.
There’s no doubt a winning bidder will only ever be one step above the under bidder – and in that sense, it could be argued the highest price is never achieved. However, having spent years working with buyers, I can confirm - without shadow of a doubt - that during a rapid moving auction, buyers spend far less time thinking about exceeding budget constraints than they do when, in a rational pre auction moment, they take time to discuss  where to draw a sensible limit for the property in question.
It’s rare to find an agent with the sharp negotiation skills to achieve similar results in private sale scenario.
There have been plenty of <a href="https://fisher.osu.edu/~muhanna_1/pdf/Do%20AuctionWin-jcr07.pdf" target="_blank">academic papers</a> outlining why auctions can achieve significantly higher prices in competitive markets compared to other methods of sale.  The effects broadly fall under the title of a pseudo-endowment effect.
Without going into too much intricate detail, as buyers bid for a property, there is a feeling of partial possession in those who take part.
If the bidding starts low – as it tends to at most auctions – the multiple bids and length of time needed to get the price to its reserve creates momentum and in addition, fuels the emotional attachment and sense of ownership the participants gain towards the property.
The results of the many scientific experiments conducted on auction sales show a strong propensity for buyers to re-assess their pre-estimate of value upwards which stimulates a win or lose mind set, in which the main focus is to beat the competition, above and beyond simply purchasing a home.
To put it another way – when buyers bid at auction, they bid to win and in the process, lose connection to the initial goal of achieving a purchase within a predetermined budgetary limit.
With a talented auctioneer doing all in his power to convince bidders to buy their weekends back with just one more shot – it doesn’t take much for an inexperienced buyer to stretch past his comfort level and lose it.
Smaller increments and repeated bidding can magnify these results.  Hence why you’ll often see buyer advocates attempt to nip the momentum in the bud, with an initial high bid or by using what’s known as a snip technique – coming in right at the end an giving the impression to already stretched buyers, that there’s plenty more in the tank.
And whilst it can be very successful in gaining the vendor an outstanding result – it has little advantage for a buyer, who can end up with a healthy dose of remorse once the initial fervour has worn off.
I attend at least four to six auctions on any said weekend and have witnessed the effect this method of sale has in both downward and upward cycles.
In Melbourne, it plays an active part in driving our boom and bust mentality.  And whilst you can argue on the advantages and disadvantages in comparison to other sales techniques, in the current environment, the bidding wars erupting in both Sydney and Melbourne, are doing a good job at pushing prices into unsustainable territory.
If you’re a buyer – be warned.
 
<hr>
 Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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Heat of the moment, the mentality of auction bidding fervour: Catherine Cashmore

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Was Kevin Rudd's "Minister for Cities" policy announcement in Perth on Friday (30/8/13) tokenistic, policy-on-the-run or about time?  A mixture of all three. 

Let's be clear - urban planning is firmly the role of State Governments and Local Governments to implement.  The States and Territories are the ultimate service providers we interact with the most - hospitals, schools, roads, public transport; they are the cornerstone of our federation, yet since the 1940s the States' ability to raise revenue - levy taxes - has diminished leaving them to look up to Canberra for help to implement their policy.  Where historically Australia's political scene has been city versus rural (and in some respects this hasn't changed to this day) with one political party dedicated to the bush - The Nationals, the ALP and Liberal Party have been left to fight over the seats in our capital cities. 

Over the past 70-80 years, on both the ALP and Liberal Party's watch (and in Victoria's case earlier last century, the Country party's watch), we've seen Australia's cities grow on the back of the automobile and for many the insatiable desire to own a house with a backyard in a suburb not too far from family and employment. Yet the problem we have, highlighted so perfectly by Kevin Rudd's speech, is the people who choose to rent, own, play or work in the outer growing fringe areas are running into the ultimate 'gotcha' hat-trick:  

<ul>
<li>private transport has nasty external factors affecting affordability (volatile petrol prices) as well as direct negative effects when solely relied upon (congestion),</li>
	<li>the slow roll out of other essential infrastructure along with the early isolation that is associated with the standard suburban development phenomenon and,  </li>
	<li>access to employment diminishes the further you live away from job clusters.</li>
</ul>
Central Melbourne is now on its own development trajectory.  It's a trajectory that we can quite easily sit back and say we don't need to passionately advocate continuing the momentum for thanks to the work carried out by the visionaries of late last century and the new market which has sprung up around the vision.  The density debate in Melbourne is shifting toward how can the city better utilise its vast array of brownfields sites and under-developed corridors to increase localisation of services whilst also meeting the housing needs through sustainable development patterns.   As our <a href="/developments" target="_blank">Project Database</a> illustrates, urban development has already begun spread beyond the traditional centre of the city - but equally you didn't hear Kevin Rudd talk about increasing density, rather it was a speech targeted directly at the voter-land of the outer swinging seat suburbs regardless of the public transport emphasis.

Kevin Rudd's speech emphasis on Public Transport is a breath of fresh air, but to my mind he lost marks where made an apparent pitch to bringing jobs closer to where people live.  Mass government-funded incentive-driven private sector job decentralisation is a repulsive thought and a rebuke to the quality work that's been happening over the past few decades to make central areas of Melbourne more attractive for business to grow and prosper.  What's needed is leadership in driving new development into existing areas which have scope to cater for increased housing diversity and density allowing the workers to move closer to the workplace - not move their workplace closer to them.  

If it is the Federal Government's job to lead on mitigating the effects of climate change and grow a more prosperous nation, then serious policy leadership on weaning Australian cities off the car and continual low-density suburban expansion (under the misguided "housing afforability" banner) must come from them.  <a href="http://www.carbonneutral.com.au/climate-change/australian-emissions" target="_blank">15% of Australia's emissions come from Transport</a> - of which the private car is the biggest polluter and even if we switched the power source for every car in the country to some as yet mass-marketed device, we still will have congestion and isolating distance problems.   State Governments understand and are actively refreshing and implementing metropolitan strategies which are attempting to curb fringe development (Melbourne 2030, Melbourne @ 5 million and the upcoming Napthine Government planning strategy) and redirecting capital and investment into existing areas but given the same Governments' willingness to shift growth boundaries we're likely to be dealing with the suburban problem for many years yet.  The extra oompf from a small but well resourced Federal ministry in Canberra could be beneficial in keeping States and their strategies in check, as long as they same Federal Government resists the urge to use the same ministry to pander to the interests of the land-owners on the fringes of our cities.

Given the context of the speech - the final week of the Federal election campaign, polls pointing to a wipe out - the policy announcement appeared extremely meek and garnered little analysis on Friday night's news.  Actually, when talked about on the <a href="https://www.propertyobserver.com.au/http://www.abc.net.au/iview/#/view/41909" target="_blank">ABC's The Drum</a> (fast forward to 27m30s) that night, it was tacked on to other policy discussion from the day and then quite literally scoffed off the show by the panelists!

That, right there, is the challenge for urbanists: getting air time and providing proper analysis.  The direction of our cities is not just about big ticket projects like the ALP-favoured Melbourne Metro or the Coalition-favoured East-West link, it's about the sum of the whole.  Canberra holds the considerable purse strings - and always will hold them unless we change our constitution (and the relationship Canberra has with the states) - we should be demanding leadership from this sphere of government, not just having Federal agencies like Infrastructure Australia working within its silo.  As Kevin Rudd said, 80% of this country's economic output is from cities - what's wrong with having leadership ensuring all the policies of the Federal Government and the tools it has its disposal are given a proper urban planning context?
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Alastair Taylor

Federal Government leadership on cities? Yes please

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You’ve got to the stage of receiving your development application and construction certificate consents and you construction finance is in place.  You are ready to start building.  So just how long does the construction phase of your development take?
It’s an important question as you are now down to the pointy end of your development; it may have already taken you six or even twelve months to get to this stage.  You are very keen to start reaping some rewards for all your hard work.  Soon your investment will be earning an income from either rent return or sales proceeds.
How much longer do you need to wait for these rewards?  I guess this is like asking, how long is a piece of string?  Because the answer will depend on many factors such as:
<ul>
<li>
The number of dwellings you are building – single house or multi unit development?
</li>
<li>
The type of construction process; slab and brick, timber floor and walls, prefabricated or partially prefabricated materials used.
</li>
<li>
The size and degree of difficulty of the structure.
</li>
<li>
The weather, how many rainy days will there be?  The site condition, will it be too muddy to work on after small amounts of rain?
</li>
<li>
Material and contractor availability.
</li>
<li>
The builder’s ability to manage his contractors – his relationship with his trades and communication skills.
</li>
<li>
The knowledge and experience of those managing the project.
</li>
<li>
And any issues that may arise during the development process, i.e. hitting rock when excavating and dealing with council inspections.
</li>
</ul>
Generally speaking, the build phases on Property Bloom projects range from a dual occupancy project being completed within four months to a four villa project being completed in six months.
It’s important to have a good idea of how long your builder has taken on other, similar projects.  I have found that it will come back to how organised they are with their ordering and planning systems and their site managers.
Property Bloom currently has construction under two builders and being able to compare them is interesting.  We found some DA approved sites for our clients that were owned by a large builder and so as part of the contract, we had to use this builder.  It’s our first time using this builder.  So one builder is a big national and internationally owned company and the other is our usual local Hunter Region builder. I won’t say too much, but I know why we continue to use our local builder!
<a target="_blank" href="https://www.propertyobserver.com.au/developments/it-s-important-to-have-a-strong-relationship-with-your-builder-jo-chivers/2013040460168">It’s important to have a good working relationship with your builder</a> to ensure the construction phase flows smoothly. Understanding their internal processes will help you also plan how long the completion of your development.
<hr>
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" target="_blank" rel="nofollow" style="font-size: 14px;">Property Bloom</a>, which manages property development.
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How long should the construction phase of your development take? Jo Chivers

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A boutique development aimed at Sydney’s young professionals in Surry Hills is about 80% sold as construction commences.
East Central, located on Elizabeth Street, features 42 apartments across eight levels.
Developed by Samadi Group, some 32 apartments have already been snapped up.
A selection of one-bedroom apartments are still available priced from $575,000 to $670,000 and a three-bedroom apartment is available from $1.3 million.
Apartments feature terraces, natural stone floors, dark timber joinery and marble bathrooms.
“It’s 170 meters away from Central Station, with restaurants, cafes and bars everywhere,” says selling agent Sam Elbanna of CPM Realty.
“It is already in an in demand area and the young up and comers are looking for spaces where they spend their nights.
“Majority of buyers are owner occupiers, aged between 25 to 45,” says Elbanna.
Architecturally designed by Brenchley Architects, East Central will feature ‘Eat Street’, a ground floor culinary precinct boasting gourmet providers and restaurant spaces.
Elbanna says the development is a great investor opportunity, with the units having a guaranteed return of 5.5% for five years, with annual increases.
The development is the first of two East Central developments being undertaken by Samadi Group.
East Central is expected to be completed by late 2014.
The median apartment price in <a href="/news">Surry Hills</a> is $515,000, a 28.8% change in the past five years, according to RP Data.
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Boutique Surry Hills development East Central almost 80% sold

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Little Projects' ILK development in South Yarra is only weeks away from completion.
Located at 227-229 Toorak Road, ILK sold all of its 389 apartments earlier this year.
Rising 24 storeys high, ILK’s façade is designed by Cox Architecture, and features pre-cast concrete, timber, zinc, tinted glass and steel.
“We wanted to create a classic building, one that still fits in with the street and surrounds in thirty years,” says Cox Architecture director Patrick Ness.
Residents will have access to a level nine podium, boasting an outdoor area landscaped by Tract Consultants, a teppanyaki bar, picnic area and cinema room. 
“We set the bar higher with each project we deliver and ILK is our best landmark yet that sets a new benchmark – our signature of luxury inner-city living,” says Little Projects managing director Michael Fox.
Fox says it is little wonder that ILK has been so well received by Melbourne’s buyers and savvy investors.
“Positioned along one of Melbourne’s best cultural precincts including designer boutiques, transport, bars and eateries, you have the best of Chapel Street’s cosmopolitan lifestyle at your doorstep,” says Fox.
“You cannot separate ILK from its location; it’s meant to be here and wouldn’t work in any other area,” says Ness.
The median apartment price in <a href="/news">South Yarra</a> is $541,000, a 14.1% change in the past five years, according to RP Data.
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Little Projects' ILK South Yarra development weeks away from completion

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Around most of Western Australia the property market is stable with modest price growth, good turnover and low levels of listings.
Interest rates are low and most rental markets are turning in favour of tenants. Of course there are regional exceptions and all this can be a bit confusing to buyers and investors who might be trying to decide where and when is a good time and place to purchase?
In this situation you might like to turn to a buyer’s agent.
Just as you would expect a selling agent to represent your interests when selling, a buyer’s agent will act with the same level of professionalism in helping the buyer achieve their goals.
There are several characteristics that you should look for when selecting a buyers’ agent but the three key areas include communication, expertise and negotiation skills.
First up, a good buyers’ agent should be an excellent communicator. They should take the time to fully understand your needs and budget when selecting an investment or your next home and prepare a brief relative to these requirements.
This means that the buyers’ agent has a good working knowledge of your expectations and should be able to deliver. Conversely, if your expectations are unrealistic, a good buyers’ agent should be able to explain this effectively and politely to set you on the right path.
They should also possess the expertise and knowledge required to conduct specific research that may affect the purchase of the property and any other relevant items that are important to you the buyer. For example, development potential, re-zoning and major planning projects in the property’s locality that may impact on value over time.
If schools are important they should know which schools are available to your needs.
Demonstrated negotiation ability is extremely important. The buyers’ agent should be able to negotiate the deal on your behalf with the seller, including the contract and settlement terms, as well as ensuring you are paying a fair price for the purchase.
Buyers’ agents, as with any professional, will charge a fee for their service which may be fixed or a percentage of the purchase price of the property. In either case you should ensure this is discussed and agreed at the start of the process.
Remember, sales agents can offer great value and information when purchasing a property but of course they are engaged by the seller and are legally obliged to work in the sellers’ best interest.
Whereas a buyer’s agent is working for you, the buyer, and can save you lots of time while helping you get you the kind of property you really want. It’s a particularly handy service for busy people.
 
<hr>
 David Airey is president of the <a href="https://reiwa.com.au/home/default.aspx" target="_blank" rel="nofollow">Real Estate Institute of Western Australia.</a>This article was originally published on <a href="https://reiwa.com.au/Faq/Pages/Feature.aspx" target="_blank" rel="nofollow">reiwa.com</a>.
 
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Buyer's agents are particularly beneficial for busy people: David Airey

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Collingwood’s Smith Street is soon to be a bustling community, with two new residential developments, You and I and Haus, to be completed by late next year.
You and I will reflect the diverse culture of the area through five larger-than-life artworks some 10 metres in the sky on the building’s façade, while Haus is inspired by the Bauhaus twentieth century design movement.
Located at 450 Smith Street, You and I (pictured below) will reach seven storeys high and include 28 one-bedroom apartments and 35 two-bedroom apartments.
<img style="font-size: 0.8em;" src="/images/stories/2013/08/you-and-i-aug-28.jpg" width="470" height="371" alt="you-and-i-aug-28">
The development is just under 80% sold, with a selection of two-bedroom apartments remaining from $580,000 to $680,000 and ranging in size from 70 square metres to 80 square metres.
Andrew Leoncelli of CBRE says majority of sales have been to owner occupiers.
Developed by ICD Property, You and I is architecturally designed by Orbit Architecture and features five artworks from Melbourne artist Steve Rosendale (pictured below).
<img alt="you-and-i-rosendale-aug-28-two-2" height="414" width="470" src="/images/stories/2013/08/you-and-i-rosendale-aug-28-two-2.jpg">
“To actually replicate and construct Steve’s artworks we will integrate an unusual technique of curing graphic concrete to create an impression on at least one of the walls, and then express the detail of the other designs via perforated metal screens,” says Chris Goss, creative director of Orbit.
Artwork templates will be layered over slabs of graphic concrete and once the templates have been removed, the slabs will be water-blasted to remove unset residue and pieced together to create the artwork.
“In the final product, the graduation of perforate gaps in the metal screen will coalesce to create textured pieces that are lit by ambient light,” says Goss.
“The evolution of the precinct over time has helped shape You and I; for example, there’s a strong urban subculture that appreciates street-art and so Steve Rosendale’s artworks elevate what is normally considered street graffiti and stencil work into high-end artistry on an unseen scale
With interiors by Carr Design Group, apartments will feature large windows, neutral colour palettes and Miele appliances in the kitchens.
Construction on You and I has already commenced, with an expected completion date of late 2014.
Further down the street at 416 Smith Street, Haus (pictured below) will feature 80 apartments over eight levels.
<img src="/images/stories/2013/08/collingwood-aug-28-two-pic.jpg" width="470" height="291" alt="collingwood-aug-28-two-pic">
Developed by Angelo Property Group, Haus will blend culture with contemporary living.
“Our mantra is to create living spaces that invite the outdoors in and Haus is no exception, as each apartment will have access to its own garden terrace,” says Ange Angelo director of Angelo Property Group.
Designed by architect Kennedy Nolan, Haus apartments will feature hexagonal wall tiles, Smeg coloured ovens, stone floors and stainless steel bench tops.
Each apartment will feature a garden terrace with landscape designs by Jack Merlo.
One-bedroom apartments range in price from $435,000 to $485,000 and two-bedroom apartments range in price from $530,000 to $650,000.
Apartments range in size from 51 square metres to 96 square metres.
“My family has been developing in the inner-city for 40 years and we’ve seen suburbs such as Richmond and Fitzroy evolve into the thriving communities they are today,” says Angelo.
“We’re now noticing the same transformation really start to take off in Collingwood with new cafes, bars and shop opening every week,” says Angelo.
Haus will also include retail tenants, a café and office spaces for lease.
Haus is currently 70% sold.
Construction is set to commence in October, with an expected completion date of October 2014.
Collingwood also has <a href="https://www.propertyobserver.com.au/developments/elenberg-fraser-designed-collingwood-oxley-development-sells-190-pre-marketing/2013072963583" target="_blank">Oxley</a> in the pipeline, an Elenberg Fraser-designed residential development.
The median apartment price in <a href="/news">Collingwood</a> is $520,001, a 10.6% change in the past five years, according to RP Data.
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Collingwood ripe with pipeline developments, You and I and Haus released on Smith St

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A new office, retail and entertainment complex known as The Ribbon could grace Darling Harbour if Grocon and Markham Corporation’s development application is approved.
The industry giants lodged a development application with the NSW Planning and Infrastructure for the redevelopment of the Sydney IMAX retail and entertainment complex.
The Ribbon, with a Darling Harbour frontage, will include 41,470 square metres of net lettable area of office space with large floor plates up to 3,500 square metres.
The Ribbon will also boast 7,300 square metres of retail, function and entertainment areas over 20 floors featuring an IMAX cinema, restaurants, cafes, a gym and a function centre.
Architecturally designed by Hassell Architects, the building is named The Ribbon due to its form and the way the building is wrapped from the east to the west like a ribbon.
“Sydney deserves a distinctive design like this,” says Chris Carolan, NSW general manager of the Grocon Group.
“The Ribbon personifies the liveliness and sophistication of modern Sydney in a way that speaks directly to contemporary landmarks like Marina Bay Sands in Singapore and The Shard in London,” says Carolan.
“We wanted a building that would transform this unique gateway site,” says James Markham, managing director of Markham Corporation.
“This is a challenging but important site in Darling Harbour and it demanded a brave and inspiring design,” says Markham.
After a successful year, the current owners of the IMAX cinema have bought two new state-of-the-art digital projectors to be included in the new IMAX cinema at The Ribbon.
Property Observer first <a target="_blank" href="https://www.propertyobserver.com.au/news/the-ribbon-in-darling-harbour-set-to-replace-sydney-s-imax/2012072455717">reported</a> on the redevelopment plans in July last year.</body></html>

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