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

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

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

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

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

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

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

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The high cost of housing in Australia’s cities is denying most aspiring first-home buyers the opportunity to purchase a home. The current high dwelling prices reflect the long boom of the 2000s, when across all Australian metropolitan centres dwelling prices doubled or tripled, with the sharpest escalation being for dwellings close to inner city amenities and high paying jobs.
One consequence is the extraordinarily high level of household debt in Australia. It rose sharply from 100% of annual household income in 2000 to 150% in 2009. It remains at this level – exceeded only by the Netherlands amongst developed countries. Most of this debt is mortgage-related.
Similar dwelling price escalation occurred in Britain and the United States, among other developed nations. What is distinctive about the Australian experience is that there was no contraction in dwelling prices at the time of the global financial crisis.
To the contrary, dwelling prices surged in 2010 when the Reserve Bank sharply reduced interest rates and the Australian government lured first-home buyers into the market via additional grants. Since 2010, after a brief and minor price contraction, prices have moved up again, especially in inner-city areas.
Notwithstanding this situation, the housing affordability issue has barely rated a mention during the election campaign. The reasons are not difficult to discern. There are far more voters happy to see dwelling prices increasing than there are disappointed first-home buyers or their sympathisers.
They include those owning or purchasing a home and the army of investors who hold property. Nearly 20% of individuals in Australia aged 45-64 receive income from a rental property. Their ranks are surging with growth in the Self-Managed Superannuation Funds (SMSF) industry. The rules governing these funds were changed in 2007 so that investors can now borrow to finance a property investment with the accompanying tax advantages, including negative gearing.
What if anything can be done about the situation? Even well-informed economists such as <a href="https://www.themonthly.com.au/video/2013/03/24/1364105156/great-crash-2008-featuring-ross-garnaut-p1" target="_blank">Ross Garnaut predicted</a> that Australian dwelling prices would implode, as elsewhere. Among the factors preventing this outcome has been the continued growth in household numbers flowing from historically-high levels of population growth.
This factor has been strong in Sydney and Melbourne because these two cities are the main destinations of overseas migrants. It is not likely that either of the major political parties will address this issue, because both see population growth as a crucial driver of aggregate economic growth, particularly now that the mining investment boom has abated.
Also crucial (until recently) has been the growth in household income in Australia, due to the strong employment situation and the income boost attributable to the decline in import prices resulting from Australia’s favourable terms of trade and the high Australian dollar. This boost is now going into <a href="https://www.ace2012.org.au/ACE2012/documents/Gruen_D_Productivity_and_Structural_Change_Presentation.pdf" target="_blank">reverse.</a>
While household income was increasing and young people were confident that jobs were plentiful and house prices would keep rising, they were prepared to take the risk of very high mortgage indebtedness.
However, we are in a new phase of the housing market. The middle-income blue and lower white collar demographic that bought house and land packages on the fringes of our major cities during the boom years is less willing or able to do so.
 
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The risk of taking on the typical first-home buyer mortgage of $300,000 (more in Sydney) in the current weakening labour market is considered too great by many. The labour market is most precarious for people from this background. This is the major reason why developers are having fewer problems selling apartments off the plan than they are house and land packages on the fringe. The apartment purchases are by local and Asian investors; the fringe purchasers are locals.
First-home buyer demand would be greater if house and land packages were cheaper. This has been a central theme of developers. If only the planning rules were less cumbersome and more land was released for subdivision, this would solve the price problem in their view. This proposition has some merit in Sydney, where it has long been state government policy to limit fringe expansion.
This, plus the fragmentation of broadacre land holding, has meant that very few blocks are available for less than $250,000. In Melbourne, by contrast, there is no longer a land shortage. Developer display signs and sales offices are everywhere. They simply cannot sell what they have to offer. Nor can they discount too heavily because the costs of developing land on the fringe have increased, partly because of Government levies designed to deal with <a href="https://artsonline.monash.edu.au/cpur/" target="_blank">infrastructure deficiencies</a>.
One of the most disturbing issues now emerging is the extent to which those attracted into the housing market during the boom, and especially during 2010, have a heavy legacy of mortgage debt.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2013/08/heals-aug-28-chart-big.gif" title="Click to enlarge"><img src="/images/stories/2013/08/heals-aug-28-chart-small.gif"></a>
These households are vulnerable at a time when jobs are insecure. As is evident from the table, the potential problem is acute for younger households because over a third of these households are paying more than 30% of their household income in mortgage payments. We have included several of the major fringe LGAs in Melbourne because it is where recent new home buyers have been locating.
As awareness of this predicament grows, is it any wonder potential new entrants to the housing market are holding back?
 
<hr>
 Ernest Healy<a href="https://theconversation.com/profiles/ernest-healy-3629"></a> is senior research fellow in the Centre for Population and Urban Research at <a href="https://www.monash.edu.au/" target="_blank">Monash University</a>.
Bob Birrell  ia a researcher at <a href="https://www.monash.edu.au/" target="_blank">Monash University</a>.
The authors do not work for, consult to, own shares in or receive funding from any company or organisation that would benefit from this article. They also have no relevant affiliations.
This article was originally published at <a href="https://theconversation.com" target="_blank">The Conversation</a>. 
 
 
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Why housing affordability should be on the election radar: Bob Birrell and Ernest Healy

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A three-bedroom house in Hoppers Crossing was the weekend’s cheapest auction sale in Victoria, according to Australian Property Monitors.
Located at <a target="_blank" href="https://www.realestate.com.au/property-house-vic-hoppers+crossing-114392127">34 Baden Drive</a>, the house sold for $285,000 through PRDnationwide Werribee.
Listing agent Greg O'Meara told Property Observer that the auction “went well”, with over 60 attendees, and five registered bidders.
The successful bidder was an investor.
O'Meara added that the house was in an excellent location. The listing states that it is about 600 metres from the train station and about 400 metres to shops.
“It’s about location, location, location – as an investment property you wouldn’t have any problems renting it out,” he said.
According to PRDnationwide’s estimated asking rent of $275 a week, the price reflects a 5.02% rental yield.
Prior to this sale, the house was last listed for sale in 2008 at an initial asking price of $245,000 before it was adjusted to $265,000, according to RP Data records. It spent 280 days on market.
According to the <a href="/news">latest RP Data report</a>, the median sale price for houses in Hoppers Crossing is $310,000, down 3.4% on last year. The average discount required to sell a house is 7.4%, while private treaty sales average 80 days on market.
The median asking rent for houses in Hoppers Crossing is $280 per week, while gross rental yield currently stands at 4.7%.
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Investor snaps up Hoppers Crossing cheapie at $285,000 reflecting 5% rental yield

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There’s no shortage of advice on property investment. What’s in short supply is advice you can trust. 
   That was the main message for me after three days at the Home Buyer and Property Investor Show in Melbourne last weekend.    It was a good event for Hotspotting, providing the opportunity to inform people about what we do and to speak to audiences on the fundamentals of hotspotting.    But it was a dangerous place for consumers. Real estate attracts so many businesses which see people not as customers to serve but as victims to exploit. Many of them had stands at the home show.   There were organisations with large teams of uniformed operatives prowling the perimeter of their space, ready to pounce on anyone who wandered innocently by.   Some companies, obviously not confident about the quality of their message, employed models with inadequate clothing to entice the unwary.   There were spruikers promising 20% rental returns on the property they were flogging. There were organisations that get paid outrageous fees by developers (and, therefore, are marketers working for vendors) representing themselves as buyers agents or as clubs representing buyers.   One organisation that has been shutting down offices, putting staff out on the street and leaving fee-paying clients without services was there, presenting themselves as a champion of ethics and customer service.   It often surprises me how easily people are ripped off by the spruikers in real estate. Most dodgy operators are exactly what they appear to be: crooks. They reek dishonesty. My antennas start vibrating when I get within 20 metres of them. Within 10 metres, my skin starts crawling.   The spruikers at the home show were easy to pick. The way they dressed, their body language, the way they approached people, the manner in which they expressed themselves and the content of their message were all warning signals for consumers.   Here’s a clue for future reference: if anyone presents themselves as a holder of “secrets” in real estate, run away. Don’t look back. Anyone promising to reveal secrets in the property business is, by definition, a spruiker.   There are no secrets in real estate investment. There’s nobody out there doing anything in real estate investment that hasn’t been done before by others. It’s all available in books, at seminars and on websites.   And here’s one means of protection. Ask people for their credentials before accepting their message. Ask them where they learnt their trade.   One prominent predator at last weekend’s home show learnt all he knows from one of the industry’s most notorious spruikers, who runs what I term the industry’s most vertically-integrated rip-off – charging a huge fee for their advice, before recommending that clients buy product developed by the spruiker, get their finance from a related company and then pay maintenance and management fees from another related business.   There were, of course, plenty of reputable businesses at the Melbourne Home Show, including financiers, mortgage brokers, development companies, financial advisers and media organisations.   The problem for consumers was sorting the good from the bad and the downright ugly.
<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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terryryder-YECXbqmri2

Sorting out the good, the bad and the downright ugly of investment property advice: Terry Ryder

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Starting out with your first investment property always has been, and probably always will be, a daunting process for most people.
No matter what the economic, political, and housing industry climate is at the time, there will always be multiple challenges that new investors face.
So what trends are emerging in the current Australian market, and what are the things to be cautious of?
I have compiled a list of six things I’d argue should be major considerations for any investor who is freshly starting out on the property ladder.
1) From a mortgage-repayment perspective, I would treat the next two years of your first investment ownership as a honeymoon and be ready for a sobering awakening in the years that follow. Interest rates are indeed near-bottom of market and though there are market slow-downs occurring and rising unemployment, interest rates will trend up in the coming years. 
Like most would-be problems for property investors, the safest way to avoid finding yourself in a stress-laiden situation in two-three years’ time is to do you due diligence. In this case, due diligence comes in the form of forecasting. Either your mortgage broker, lender, or yourself (with a little bit of Mircosoft Excel elbow grease) can create forecasted repayment scenarios, charting a variety of interest-rate increase situations.
My recommendation is run a modest increase, and another one that is more extreme (for example, what if interest rates hit 10% in three years time?) and assess your serviceability in line with these increases.
Remember also to forecast rental income increases annually that would be consummate with the average rental increases year-on-year, in the target suburb you are buying in. Doing this assessment will tell you in advance how easily you could (or couldn’t) hold the property during tougher times.
2) If your strategy is to purchase off-the-plan or purchase newly constructed stock, you’ll most likely be playing in the unit market. With units, one of the many golden rules is location and proximity to services, infrastructure, transport, and lifestyle.
Oftentimes the highest demand markets are inner to middle ring suburbs of major cities. One of the current trends in new developments going up in several cities, including Brisbane, Melbourne, and Perth, are <a target="_blank" href="https://www.propertyobserver.com.au/developments/six-star-vertical-village-apartments-come-to-brighton-genevieve-brannigan/2013082064213?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=ourobservers:adviceandanalysisforreaders">‘vertical villages’</a>. 
Vertical villages are worth considering in light of many councils around Australia recently introducing development restrictions that prevent medium to high rise apartment blocks being built in highly-sought-after suburbs. This type of living combines many desirable features that renters would seek out in such suburbs: location, mod cons, services, and most critically, the rising trend of avoiding living in high-rise hell.
3) Consider your gearing comfortability in light of recent instability in the Australian economic climate. What is trending upward in the last year or two is investor strategies migrating more towards neutrally or slightly positively geared investment properties, versus heavily negatively geared properties.
You need to ask yourself how comfortable you would be in feeding money into a ‘loss-making investment’, moving forward. This is somewhat tied to the first trend of avoiding the romance of honeymoon interest rate lows, because hikes in interest rates will usually find some otherwise netural or buoyant investors struggling to stay afloat.
Whether it is your first investment property or an addition to a growing portfolio; you need to assesss how comfortable you are with debt, in relation to your goals. If solid capital growth is your objective, you may find yourself holding negatively geared property. But what happens when rates go up, and your slightly negatively geared asset becomes hugely negatively geared?  
Negative gearing is a strategy that, in my experience, really only works over a prolonged or sustained period, for the very high-income earners (say the $250+ earning households). It can be effective for those of us earning more modest or national-average salaries, but really only in the initial growth phase of your property investing career.
It is wise to be cautious on this front; after all, there is good reason why investors are trending away from negative gearing strategies at the moment.
 
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4) The impact that foreign investor-driven buyouts is having on some locations. In some desired suburbs of capital cities and regional/rural towns, foreign investors make up a significant portion of the overall buying group. Recently it was reported that the <a target="_blank" href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2013-06-07/chinese-market-develops-growing-appetite-for-sydney-real-estate/4739992">growth of the Chinese middle-class in China is resulting in increased Chinese buyers in the Australian property market.</a>
I have also recently investigated the nature and culture of the Chinese investor in the Australian property market. The biggest concern for local investors, when foreign investors play heavily in a market or suburb, is that prices can sometimes be artificially inflated beyond the true value of a property.
To document and follow this trend precisely is a challenge, as there is no finite way of knowing the nature of every investment property purchase in relation to country-origin of the investor making the purchase. By that I mean that some foreign investors may potentially invest via an Australian-citizen relative, which would skew any data that just singles out foreign-born/based investors.
What can be more ascertainable though, is data obtained from sources such as RP Data, which does record the proportion of foreign-investment within a suburb. When considering a suburb for investment, it is worth seeking an assessment of the levels of foreign investment in that suburb.
5) The other trend emerging is relating to schools and education facilities. Though Australia is famously an ageing population, there is a demographic trend highlighting a mini baby-boom occurring in many pockets of Australia.
This means that the demand for quality schools will be on the rise, as these babies grow up to school-entry age groups. So, it makes sense to consider investment locales that have highly desirable and reputable schools in them, or locations where the construction of quality schools is in the process. 
The problem is that this trend is nothing new. The desire of many parents to send their children to quality schools is so fierce that some families are willing to move entire suburbs, and pay a higher premium to live in that suburb, if it means being within the catchment zone of a well-regarded school.
Areas such as Sydney’s Burwood for instance, are by no means glamorous or luxurious locations by their own right, but these kinds of suburbs do come within catchment zones of excellent schooling. This in turn bumps up not only capital growth prices, but also rental return too (particularly for family style houses versus 1 or 2 bedroom units).
It would be smart for any would-be investor to seek out locations where quality new schooling is emerging.
6) Just as some foreign investors are investing in Australian property, so too are Australians investing overseas. The United States was arguably the most popular and well-reported Australian foreign investment property hotspot trending for Australian investors.
Due to mostly the US economic recovery, also in part to the weakening AU dollar and a variety of other contributing factors, Aussies have moved away from US property markets significantly.
So what markets are emerging overseas, for the more high-risk-profile investors out there?
Well, accoring to a Price Waterhouse Coopers ‘<a target="_blank" href="https://www.pwc.com.au/industry/real-estate/publications/real-estate-asia-pacific.htm">Emerging Trends in Asia Pacific 2013</a>’ report, Indonesia, specifically Jakarta, ranks highest as the city recommended for investors to buy, hold, and sell in, within the region. Sydney comes in at position #4, beaten by Tokyo and secondary Chinese markets.
Yet it is Indonesia where many Aussies are finding opportunity. Like the US was a few years ago, Indonesia offers buy-in rates that are a fraction of those found in Australia (and for this reason Aussies will likely avoid Tokyo due to the enormous buy-in costs).
Well-positioned property in developing neighbourhoods of the urban sprawl city that is Jakarta, is certainly trending up for Australians. Rental returns are typicall almost always in the double digits.
<hr>
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>
 
 
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Six emerging trends for new property investors: Cameron McEvoy

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Melbourne recorded a 82% auction clearance rate this  past weekend, according to the Real Estate Institute of Victoria which compared to 74% last weekend and 57% this weekend last year.
Allen's Real Estate has weighed in on the result, tweeting their report of comments from <a href="https://allensre.com.au/the-orange-room/article/experts-downplay-melbourne-property-boom-despite-h?utm_source=dlvr.it&amp;utm_medium=twitter" target="_blank">Real Estate Institute of Victoria chief Enzo Raimondo, who downplayed the notion of a property boom</a>.
<a href="https://twitter.com/AllensRE" target="_blank"><img alt="Screen_Shot_2013-08-26_at_11.18.41_AM" height="67" width="442" src="/images/stories/2013/08/Tweet_of_the_Day/Screen_Shot_2013-08-26_at_11.18.41_AM.png"></a>
"We are definitely not in a boom,” Enzo Raimondo said.
''We are still coming off a relatively low level of transactions. This high clearance rate is a reflection of an increase in latent demand after a couple or so years of below-average transactions.''
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REIV dampen boom talk, despite Melbourne's weekend clearance rates

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Melbourne clearance rates overtook Sydney last weekend for the first time for a while.
The <a target="_blank" href="https://www.propertyobserver.com.au/news/melbourne-records-80-plus-auction-clearance-rate-as-sydney-s-79-falls-short-of-recent-highs/2013082464516?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">REIV recorded Melbourne’s clearance rate at 82%</a>, while Sydney fell just short of recording its seventh straight 80% result, with APM reporting a 79% auction clearance rate in Sydney.
They are both preliminary figures, so subject to review.
Melbourne’s result across the August 24 weekend compared to 74% last weekend and 57% this weekend last year.
 
{module Did the weekend clearance rates represent a baton change with stronger results to be expected from Melbourne rather than Sydney over the spring selling season?}</body></html>

Did the weekend clearance rates represent a baton change with stronger results to be expected from Melbourne rather than Sydney over the spring selling season?

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When discussing issues of housing affordability, the conversation is often weighted toward our first-home buyer demographic – principally those locked on the ladder of rising rents.
However, last week ABC Radio National’s ‘Background Briefing’ report focused on the new face of homelessness – with a quarter of a million older Australians approaching retirement with little super, and no house to call their own – importantly – many only a couple of rent payments away from homelessness.
I’ve commented previously on our <a href="https://www.propertyobserver.com.au/residential/ageing-population-poses-serious-challenges-to-australia-s-future-economy-catherine-cashmore/2013062362530" target="_blank">ageing headwind of retirees</a>, who hold roughly half of Australia’s housing stock as their principal retirement fund, and the potential consequences resulting from any downturn in home values or dwindling activity from a first-home buyer demographic, who are currently outbid by demand from a higher percentage of investors focused on the established sector.
However, as highlighted in the program - a growing demographic of older working Australians, are facing dire financial straits as they reach retirement.
Some of the most venerable victims are women, who having worked hard, and raised children, due to divorce or circumstance, are now finishing employment with less super than their male counterparts, (some with no more than $40,000 in a fund) and finding themselves once again as tenants, paying more than 50% of their income in rent.
Within the report, Ludo McFerran – from the University of New South Wales and national director of the Safe at Home, Safe at Work project stressed the urgency of the problem;
‘This problem of ageing and gender and homelessness is so big the reality is it will swamp all previous expectations or discussions or plans.’
Her comments are insightful, because as I’ve pointed out on many an occasion, the accommodation we’re currently building (which many argue is in undersupply) is neither affordable nor suitable for average single workers or elderly downsizers – being predominantly McMansions on the sparsely facilitated fringe locations, far away from our inner and middle suburban job hubs or low grade over-priced apartments with high owners corporation fees, which offer little more than a roof and four walls.
It’s a sobering reality, because if you think the numbers are significant now – without immediate action, the story’s set to get worst.
The traditional model of an ageing population who have in the past, purchased a house, enjoyed tax free capital gains and when the children have left home, sold it onto the next generation, not only starts to break down as the dependency ratio (the proportion of workers to non workers) falls from peak – but with more demands on the tax payer dollar, coupled with a lower growth environment as we face the challenges of a tighter macro economy than previously experienced, the trend indicates a reducing number of first-home buyers who purchase later in life, marry later in life, start their family later in life and significantly, tap into their housing equity to fund the rising cost of living, earlier in life.
The bias is a significant one, because parents often find themselves digging into their own retirement equity stream to assist their children onto what’s too often termed ‘the property ladder’ – as if it’s something to be conquered.
 
 
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Importantly, for those who don’t partner and cannot harness the power of a duel income or do not have funds to draw upon from relatives - retiring whilst still renting, is a very real possibility.
 
The issues were also highlighted in last week’s AFR in which Simon Kelly – author of a CPA Australia study entitled <a href="https://www.cpaaustralia.com.au/cps/rde/xbcr/cpa-site/household-savings-retirement-report.pdf" target="_blank">‘Household Savings and Retirement – where has all my super gone?’</a> makes comment;
“People approaching the age of 65 have considerably higher debt than in the past. Mortgage averages and other property loans have more than doubled since 2002 and credit card debt has increased 70%. Superannuation is clearly being used to reduce debt.” 
The report goes on to highlight how:
“People approaching retirement age are using the equity in the family home as a source of funds to assist their children into homeownership.”
Considering we’re in the second half run up to the federal election, it’s hard not to take further opportunity to highlight such concerns which have to date been ignored by our two major contenders - hence Peter Chittendon’s comments in Property Observer last week that <a href="/news">the “elephant in the room” is “housing policy.”</a>
Whilst our two major political contenders are busy focusing on a stronger Australia – promoting economic growth a return to surplus all coupled with reduced cost of living - which as highlighted by St Vincent de Paul in their recent campaign for a <a href="https://www.theaustralian.com.au/news/nation/call-for-overhaul-of-living-index/story-e6frg6nf-1226697408053" target="_blank">relative price index</a>, bears little relation to official CPI measures. By far and away the biggest financial cost most Australian’s face is that of accommodation.
As <a href="https://housingstressed.org.au/" target="_blank">Australians for Affordable Housing</a> correctly point out, – between 2003-04 and 2009-10 the amount households spent on housing has outpaced other expenses - increasing by 55%. Therefore any policy debate with cost of living on the agenda should have this top of list.
Needless to say, the first question on ABC’s Q&amp;A debate between Joe Hockey and Chris Bowen last week, was precisely this, as a young professional living in Western Sydney expressed her dismay at the now near impossible dream of becoming a home owner.
As I’ve written previously – it’s an unfortunate reality that neither political party can see past burdening buyers with cheap credit by way of grants, low interest rates and incentives, in a vain effort to mask the rising cost of accommodation under the false premise that they’re doing something.
As Chris Bowen commented that “there (are) two big things that we can do to help with housing affordability. That's keep unemployment as low as possible. Because you have got a job, that's the best thing you can do to get into the housing market. And also to keep interest rates low and interest rates are as low as they’ve ever been in Australia”
However,  in answer to his first point - Australia faces challenges ahead - with a falling participation rate due in part to an aging population, fewer full time positions coupled with a rise in part time work inflating the underemployment figures – it’s clear job creation is not keeping pace with increases in our working age population. Whilst moves are underway to improve the situation, the role of private debt is overlooked in favour of paying down government debt; hence consumers are weighted toward saving rather than spending money into the economy.
As for low interest rates, they have done little more than inflate established property prices and speculation on financial markets which is scant benefit to those facing rising yields, or paying an inflated cost to secure a property at the offset.
Joe Hockey’s comments took a similar stance – except he did touch on the issue of supply;
“The fact is you've got to increase the supply. I mean it’s a market. There is plenty of demand and increasing demand but what are we going to do for supply? I have some plans on that which we’ll be talking about before the end of the election.”
However, releasing more land and building more supply is not the answer when the land is neither affordable, or the supply desirable enough to attract the surplus of buyers forced to live within commutable distance from essential facilities. 
In this respect, any plans for new supply need to be specifically targeted to combat both issues – let’s hope this is the case.
 
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It also doesn’t touch upon the difficulties developers have gaining funding without a large proportion of pre-sales - generally only possible to the foreign market – and I mentioned last week, due to cultural tendencies, a significant proportion of these apartments often remain empty once sold - which once again has an impact on measuring the true effectiveness of any increase in underlying supply.
With the rise of the internet and the ability of those searching for answers to delve a little deeper than they perhaps would have done before the world became a mirror of reflections - it can only be hoped, that a majority, not minority, are taking opportunity to look past the frivolity of what I think most would agree, (whether by design or purpose) have been fairly meaningless debates – particularly if their searching for answers on housing policy.
Indeed, the home ownership dream - which resulted in prices trebling between 1997 – 2007 in the UK - and performing a similar feat in Australia, was not built on the fundamentals so often advocated - that of a rising population’s demands for a home – although of course, supply/demand constraints do a good job of exaggerating the figures when inelastic policies hamstring development.
Rather a great inflation in property prices was the direct result of the dramatic increase of mortgage debt built on the back of a housing market which had fast progressed into what Faisal Islam comments in his new book <a href="https://www.theguardian.com/business/video/2013/aug/16/faisal-islam-default-line-video" target="_blank">‘The Default Line’</a> “a multi faceted investment vehicle financed through an unrestrained system of credit and deposit creation.”
<a href="https://www.propertyobserver.com.au/economy/are-we-in-a-dwelling-boom-a-rally-bubble-or-a-recovery-inside-our-bubble-mentality-catherine-cashmore/2013081864317" target="_blank">As I said last week</a> – in this respect, it’s not the health of the housing market that needs to be tacked, it’s the disease, hence why a growing number of influential economists are pushing for monetary reform – importantly, regaining control of the money supply and the dictates of where that supply is allocated, as a basic prerequisite for coming to grips with the banking and financial system.
What cannot be argued is the conditions that took values to their 2010 peak following our golden decades of growth, will not be replicated as we enter a very different and challenging decade than previously experienced – therefore all LNP comments that start with under the Howard era as evidence for their management of employment figures and surpluses, bear little relevance to our new reality.
As it stands, the environment in various capital city pockets has gone into overdrive and among others, AMP have now weighed into the debate commenting “Australian houses are 7% overvalued based on long- term trends” referencing how “home prices rose last quarter at the fastest pace in more than three years, and sales of dwellings reached the highest since 2011 in June, government and industry data show.”
Whilst the current rally seems set to last into 2014, the prospect of higher rates coupled with higher unemployment, should temper the gains and therefore, I expect we’ll see shorter durations to the traditional boom and bust market cycle.
As Christopher Joye aptly commented in a recent AFR column “ride the housing and equities wave for as long as you can. But remember... You are not surfing a swell in Bali.”
 
<hr>
 Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
 
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Empty apartments and demographic headwinds need constant investor surveillance: Catherine Cashmore

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The ABS released their counts of Australian businesses data recently.  The data largely flew under the radar, but there are some interesting findings in the data that relate to the housing market and those people working within industries associated with housing either directly or indirectly.
As a stark reminder about the realities of starting a new business, the data shows that of the almost 300,000 new businesses that commenced during the 2008/9 financial year, only 51% were still operating in June 2012.  This is an interesting period to analyse due to the onset of the global financial crisis and it is probably not a typical economic period given the severity of the global economic downturn.
At a high level, the study showed there were just over 2 million businesses actively trading in Australia as at June 2012.  Compared to a year prior there were about 9,000 more businesses active across the Australian business sector. 
Unfortunately a large component of the uplift in the number of businesses were classified as being within an ‘unknown’ industry sector (consulting the technical notes on the release, these are businesses which are yet to be classified by the ATO but are actively trading).
<a style="margin: 0px; padding: 0px; border: 0px; outline-width: 0px; vertical-align: baseline; background-color: transparent; color: #bf0000; text-decoration: none;" href="https://blog.rpdata.com/wp-content/uploads/2013/08/Top-ten-and-bottom-ten-industries-for-growth_decline.jpg" rel="wp-prettyPhoto[g2270]"><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;" class="aligncenter size-large wp-image-2271" alt="Top ten and bottom ten industries for growth_decline" src="https://blog.rpdata.com/wp-content/uploads/2013/08/Top-ten-and-bottom-ten-industries-for-growth_decline-580x325.jpg" width="470" height="263"></a>
Even though there were roughly 9,000 more businesses across Australia over the year, 62 of the 85 industry groups (excluding the ‘unknown’ category) recorded a decline in business numbers over the financial year.  Clearly the 26,440 unclassified businesses would be distributed across the classified industry groups, so it is unlikely that the fall away in business numbers is as severe as some of the figures suggest.
The table below provides an overview of the largest industry sectors based on the number of active businesses at the end of the 2012 financial year.
<a style="margin: 0px; padding: 0px; border: 0px; outline-width: 0px; vertical-align: baseline; background-color: transparent; color: #bf0000; text-decoration: none;" href="https://blog.rpdata.com/wp-content/uploads/2013/08/Top-twenty-industries-based-on-number-of-businesses.jpg" rel="wp-prettyPhoto[g2270]"><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;" class="aligncenter size-large wp-image-2273" alt="Top twenty industries based on number of businesses" src="https://blog.rpdata.com/wp-content/uploads/2013/08/Top-twenty-industries-based-on-number-of-businesses-580x310.jpg" width="470" height="251"></a>
Construction services are by far the largest industry sector on this measure, representing 12.5% of all businesses.  The construction sector includes a wide range of business types, however ‘carpentry services’ were the most populous (44,870 businesses), followed by ‘electrical services’ (35,180) then ‘plumbing services’ (25,580).  
Given the prominence of construction and property related businesses as displayed in the data, it is no surprise that the Reserve Bank is looking for home construction to pick up the slack from a slowdown in mining investment over the coming years.
The next largest industry sector was ‘Professional, Scientific and Technical Services’ representing 9.5% of all businesses followed by Property operators and real estate services which comprise 9.4%.
Looking specifically at the third largest business segment, ‘property operators and real estate services’, more than half of these businesses were in the non-residential sector (53%).  ‘Residential property operators’ comprised 29% of all businesses in this sector and ‘real estate services’ accounted for 18% of all businesses.  <a href="https://www.abs.gov.au/ausstats/abs@.nsf/Latestproducts/12135939EE65A795CA257B9500133CB2?opendocument">Note that formal definitions of each sector can be found here</a>.
<a style="margin: 0px; padding: 0px; border: 0px; outline-width: 0px; vertical-align: baseline; background-color: transparent; color: #bf0000; text-decoration: none;" href="https://blog.rpdata.com/wp-content/uploads/2013/08/Property-operators-and-real-estate-services.jpg" rel="wp-prettyPhoto[g2270]"><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;" class="aligncenter size-large wp-image-2274" alt="Property operators and real estate services" src="https://blog.rpdata.com/wp-content/uploads/2013/08/Property-operators-and-real-estate-services-553x580.jpg" width="470" height="493"></a>
All states and territories have seen a reduction in the number of businesses within this category over the past year apart from the Northern Territory.  The largest decline in business numbers was in Queensland where there were 734 fewer businesses which is likely to be a reflection on the soft market conditions that have been evident in the State.
The fact that that there are fewer property and real estate businesses over the 2012 financial year should come as no surprise.  Housing and commercial market conditions were pretty tough during this time and many smaller or less efficient operators would have felt economic pain.  What is perhaps more surprising is that the fallout has not been more significant.

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Tim Lawless is national research director of <a target="_blank" href="https://www.myrp.com.au/" rel="nofollow">RP Data.</a>
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ABS data reveals tough times for real estate businesses, but it could have been worse: Tim Lawless

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Auction listings on the day of the federal election are down 44% in Sydney, but just 15% in Melbourne compared to last year, according to Australia Property Monitors.
There are 199 scheduled auctions in Sydney on September 7 and 414 in Melbourne.
That's compared to 538 auctions scheduled for the weekend before in Sydney and 703 in Melbourne.
<a target="_blank" href="/news">Would you be comfortable auctioning your property on election day? Property Observer Poll.</a>
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Sydney vendors avoiding September 7 election auction clash more than Melbourne vendors

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A three-bedroom house in Melton was a recent weekend cheapest auction sale, according to Australian Property Monitors.
Located at <a href="https://www.realestate.com.au/property-house-vic-melton-114351347">504 High Street</a>, the house sold for $220,000 through First National Real Estate Melton.
First National Melton agent Justin Carberry told Property Observer there were about 20 people present at the auction, with four registered bidders.
The successful bidder was an investor.
The listing states that the property has “future development potential. Other possibilities may include but are not limited to the use of the premises for commercial business. 
Carberry noted that the successful bidder had no intention of using the property for commercial business as yet.
He added that no reserve price was set for the property as it was a deceased estate handle by state trustees.
Carberry also told Property Observer that the property market in Melton is “moving along fine” at the moment.
“Prices haven’t gone up. We’re seeing more buyers and houses are selling, but we haven’t had a price rise in awhile,” he said.
With First National Melton’s estimated rental of $255 a week, the price reflects a 6.03% rental yield.
According to the <a href="/news">latest RP Data report</a>, the median sale price for houses in Melton is $241,000, down 3.6% on last year. The average discount required to sell a house is 10%, and private treaty sales average 107 days on market.
The median asking rent for houses in Melton is $250 per week, while gross rental yield currently stands at 5.4%.
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