<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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There are 10 regions in Australia where the property market is still declining, according to Herron Todd White’s latest monthly report.
The 10 regions are across the ACT, New South Wales, Victoria, and the Northern Territory, but mostly Tasmania and Queensland.
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<td height="20" width="163">Region</td>
<td width="113">State</td>
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<tr height="20">
<td height="20">Canberra/Queanbeyan (h)</td>
<td>ACT</td>
</tr>
<tr height="20">
<td height="20">Canberra/Queanbeyan (u)</td>
<td>ACT</td>
</tr>
<tr height="20">
<td height="20">Wagga Wagga (h)</td>
<td>NSW</td>
</tr>
<tr height="20">
<td height="20">Wagga Wagga (u)</td>
<td>NSW</td>
</tr>
<tr height="20">
<td height="20">Shepparton (h)</td>
<td>VIC</td>
</tr>
<tr height="20">
<td height="20">Burnie/Davenport (h)</td>
<td>TAS</td>
</tr>
<tr height="20">
<td height="20">Burnie/Davenport (u)</td>
<td>TAS</td>
</tr>
<tr height="20">
<td height="20">Hobart (h)</td>
<td>TAS</td>
</tr>
<tr height="20">
<td height="20">Hobart (u)</td>
<td>TAS</td>
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<td height="20">Launceston (h)</td>
<td>TAS</td>
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<td height="20">Launceston (u)</td>
<td>TAS</td>
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<td height="20">Emerald (h)</td>
<td>QLD</td>
</tr>
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<td height="20">Emerald (u)</td>
<td>QLD</td>
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<td height="20">Gladstone (h)</td>
<td>QLD</td>
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<td height="20">Gladstone (u)</td>
<td>QLD</td>
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<td height="20">Gold Coast (h)</td>
<td>QLD</td>
</tr>
<tr height="20">
<td height="20">Gold Coast (u)</td>
<td>QLD</td>
</tr>
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<td height="20">Alice Springs (h)</td>
<td>NT</td>
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</tbody>
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Source: Herron Todd White
"The Gladstone residential market continues to ease with declining prices still evident which have been decreasing since November 2011. This has been seen across all residential market sectors including vacant land, residential units and dwellings," the report says.
"From October 2010 to November 2011 Gladstone and surrounding areas had experienced strong growth in the residential property sector. This was due to strong investor sentiment after the announcement of the EIS approvals for three LNG projects in Gladstone.
The construction workforce required for completion of these projects is currently at peak levels. 
Subsequently the demand for accommodation has eased significantly with supply currently outweighing demand in the residential property sector. This is putting downward pressure on prices while supply is continuing to increase. 
Local buyers are coming back into the market as prices are decreasing and becoming more affordable. 
"The buyers are first home owners as well as home owners upgrading. Interstate investors are still active however, interest has slowed significantly. There is potential for further market correction while supply is increasing in the proposed new product which will continue for at least another 12 months."
 
<hr>
 Photo courtesy of Diego Molla/flickr.
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Gladstone among the 10 property markets in decline: Herron Todd White

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Mayor Bloomberg tells CNN how cities can be climate change leaders.

<a target="_blank" href="https://twitter.com/Barangaroo"><img alt="tweet-of-the-day-aug-22" height="52" width="470" src="/images/stories/2013/08/tweet-of-the-day-aug-22.jpg"></a>
<a dir="ltr" class="twitter-timeline-link" href="https://shrd.by/kKqvGk" rel="nofollow" target="_blank" data-expanded-url="https://shrd.by/kKqvGk"> </a>
<div class="stream-item-footer">
It was a tweet from the big city-changing Sydney project, Barangaroo, which will transform 22 hectares of former industrial land into a new CBD waterfront precinct.
You can watch mayor Bloomberg's interview <a target="_blank" href="https://shrd.by/kKqvGk">here</a>.
Recently Sydney estate agent John McGrath noted one of the most attractive traits of Sydney’s Barangaroo development was its green credentials. “One of the coolest things about Barangaroo is its plan to be Australia’s first large-scale carbon neutral community – in fact, the aim is to make it the first of its size in the world to be climate positive,” <a href="https://www.propertyobserver.com.au/developments/john-mcgrath-s-sights-set-on-sustainability-at-barangaroo/2013082164397" target="_blank">McGrath wrote</a>.
 
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Mayor Bloomberg on how cities can be climate change leaders

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John McGrath says one of the most attractive traits of Sydney’s Barangaroo development is its green credentials.
“One of the coolest things about Barangaroo is its plan to be Australia’s first large-scale carbon neutral community – in fact, the aim is to make it the first of its size in the world to be climate positive,” McGrath wrote on Switzer.
“Sustainability has been a major factor in the masterplan, which includes a harbour cooling system, a recycled water service that will deliver 60 Olympic pools of recycled water to the CBD per year; a waste recycling service; and 6,000 square metres of solar panels.”
He says the $6 billion Lend Lease development will reinvigorate the city but will also lead to many commercial developments being transformed into residential towers.  Major commercial tenants in the project will be Westpac, KPMG and Lend Lease – the group developing the site.
“As Barangaroo attracts the city’s best commercial tenants, this will probably result in some older commercial buildings in the CBD being redeveloped into residential apartments, as demand from commercial tenants declines.”
“This isn’t a bad thing as there are plenty of buyers who are keen to live in Sydney’s CBD. Executives love new apartments and living in the CBD means they’re close to work as well as all the great entertainment and lifestyle amenities the city has to offer.
“Downsizers are a group of buyers increasingly heading to the CBD, as many Sydneysiders refuse the seachange option in favour of New-York style living close to all the action.”
The development hopes to have 96% of all people heading there arriving by public transport, bicycle or by foot.
The 22 hectare former container port will hold 23,000 workers will house up to 1,500 residents living in 800 apartments.
It will also be home to James Packers' new $1.4 billion casino which McGrath says will attract high net worth Asian visitors.
Barangaroo South – the first of three areas at Barangaroo will open in 2015 and will host apartments and three commercial towers.
The six hectare Headland Park will open in mid-2015 and will have waterfront promenade, native gardens and cultural spaces.
And Central Barangaroo’s preliminary plans include large public spaces, cultural and civic components and further commercial development.
Some <a target="_blank" href="https://www.propertyobserver.com.au/developments/harbourfront-barangaroo-apartment-developments-stoke-significant-anticipatory-interest/2013080863814">5000-plus enquiries by prospective buyers</a> have emerged for the first luxury apartments at Barangaroo South.
There are just the 159 off the plan apartment offerings in the first two buildings which are due for completion by late 2015.
The two low-rise buildings, the Alexander and Anadara, are the first two residential instalments of a master plan that will eventually include 800 apartments at Barangaroo South.
But they don’t come cheap starting at $1 million for a one-bedroom apartment.
The two-storey penthouse on the northern wing of the Anadara building, known as The Cloud, is expected to fetch more than $10 million.
 
 
 
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John McGrath's sights set on sustainability at Barangaroo 

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Architecture firms that are mixing residences and retail in low-rise vertical developments are striking a new accord between planners, developers, consumers and environmentalists.  
In premium suburbs, the cost of land is starting to prohibit horizontal retail development. Meanwhile, high-rise development is also restricted.
The answer?
Vertical mixed-use developments, with retail real estate in Brighton is among the most expensive in Melbourne. It’s right in the heart of the leafy south-eastern suburbs, close to the beach, and the city.  
Developers and retailers there face a common problem: keeping their prices reasonable. As more local councils impose height restrictions, the problem of providing affordable houses and shops increases.
“Vertical mixed-use” development is providing part of the answer; increasingly, developers are building residential apartments over retail precincts.  
Now a new trend is taking the vertical mixed-use trend a step further – architects are designing “super basements”, extending retail and amenities deep underneath some new residential.  
A project in Bay Street Brighton by architecture firm ROTHELOWMAN is a case in point.
Named <a href="https://www.380degrees.com.au/design.php" target="_blank">380 Degrees</a> and scheduled to be finished in November, the development will include 95 six-star apartments, mostly one- and two-bedroom, but with 13 three bedrooms.
On the ground floor, a 4,200 square meter full-line Coles supermarket. Deep below, going down four levels are all the amenities – storage, air-conditioning, loading and delivery bays – that the supermarket needs to run smoothly, and the car parking for the residents.  
The success of this kind of project is contingent on the quality of the design. The big challenge is to make sure the retailers and the residents don’t get in each other’s way. The supermarket wants to be in and operating after 18 months, but the apartments will take another five months to finish building.
The construction work has to go on without hindering the retailers, the residents and consumers.  
Shane Rothe, the managing principal of ROTHELOWMAN, says: “There’s a lot of complexity in the design because we need to separate not only the different uses, but also the servicing, the access and the exits. The facilities need to be designed in a way that doesn’t impede or affect the residential. It’s very interesting from a design point of view.”
Consumers are taking to the idea – all apartments at 380 Degrees are sold – making vertical mixed use development a happy solution for retailers and developers, as well as for town planners, who are increasingly concerned with keeping building heights to acceptable levels and with intensifying development around activity centres.  
As yet, there is no data on the vertical mixed-use development trend, according to Property Council CEO, Peter Verner. But there will be soon. Vertical mixed-use are the subject of a University of Queensland <a target="_blank" href="https://www.gpem.uq.edu.au/vertical-mixed-use-communities">research project</a> by Dr Iderlina Mateo-Babiano, who will investigate the attributes that make vertical mixed-use developments successes (or failures).  
Verner says more and more developers are interested in this option, including the possibility of pushing the retailer down a level – below ground.  “Some developers are experimenting, and consumers will make their choice,” Verner says.  
“It is all about convenience, variety and value.”  
Environmentalists also believe “<a target="_blank" href="https://www.ecoinnovationlab.com/glimpses/42-the-urban-center-living-in-a-vertical-community">vertical villages</a>” will be an important part of an urban future that involves less travel.  
 
<hr>
 Genevieve Brannigan is director of <a target="_blank" href="https://communicationscollective.com.au/">Communications Collective</a>, brand counsel for <a target="_blank" href="https://www.rothelowman.com.au/">ROTHELOWMAN</a>.
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Six-star "vertical village" apartments come to Brighton: Genevieve Brannigan

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The site of a former glass and aluminum fabrication factory in Brisbane’s West End is to become a five-storey apartment development known as The Glass Factory.
Located on Vulture Street, The Glass Factory is designed by Rothelowman White architects and draws on inspiration from West End’s traditional building styles.
Developed by Turrisi Properties, the design will feature profiled metal, cladding and perforated aluminum sliding screens.
“The glass factory captures the essence of West End,” says Turrisi Properties development manager Ben Jobber.
“Guided by the area's diverse past, located near the popular boundary street strip, the glass factory will create residences that feel right in the environment, both inside and out,” says Jobber.
The development will include 47 apartments ranging from one-, two- and three-bedroom.
One-bedroom apartments start from $370,000 and two bedrooms start from $550,000.
Two three-bedroom apartments are priced from $815,000.
Construction is due to commence in early 2014 and has an expected completion date of early 2015.
The official marketing campaign kicks off on September 7.
The median apartment price in <a href="/news">West End</a> is $505,000, a 78.4% change in the past five years, according to RP Data.
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Traditional building styles inspire West End's latest development, The Glass Factory

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The National Rental Affordability Scheme is facing hurdles with many banks refusing to lend to investors buying properties developed under the scheme.
The government sponsored investment scheme allows certain developers to build properties which are then sold to investors who rent it out at 20% below the market rate to eligible renters.
But developers are reportedly selling the properties at a price above what the banks think they are worth.
AVJennings chief executive Peter Summers says companies such as his own are having difficulty settling sales of NRAS properties.
"You can get sales away but they're falling over because of valuation issues," Summers told The Australian.
"I think it's a very good product class for investors but the banks are still a reluctant to lend to NRAS properties.”
Gavin Hulcombe from Herron Todd White says the complexity of the scheme combined with the valuation differences mean banks are unwilling to lend on the properties.
"It's the complexity of the schemes, particularly the leases and the exit and entry clauses that are causing concern,” Hulcombe said.
He says commission payments from developers to financial planners to sell the properties had pushed up the price to complicated the valuation.
Property commentator Margaret Lomas recently write that <a target="_blank" href="https://www.propertyobserver.com.au/western-australia/is-there-really-government-income-guaranteed-housing-ask-margaret/2013081464151">re-sellers can receive a $25,000 plus commission</a> to sell NRAS properties which inflate the price.
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Banks baulking at lending on many NRAS properties as selling commissions cloud valuations

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For the past three years headline-writers at metropolitan newspapers have been in despair. They have been cruelly denied the opportunity to put “bubble” in a headline.  
With capital city prices mostly in decline since 2010, even a species willing to use fabrication when sensationalism won’t do has been unable to conjure a bubble out of our property markets.  
Now, with capital city prices up a moderate 5% on average, a peephole of opportunity has appeared.  
Sub-editors have, as willing accomplices, a gaggle of chattering economists and sharemarket analysts who see an opportunity for a bit of personal limelight while pontificating on a subject outside their sphere expertise.  
That’s all it takes in this country to turn a nothing into a sensational issue.  
Auction rates signal boom at hand, shouts the Sydney Morning Herald.
Fears of bust as property runs hot, squeals The Australian.
Hallelujah, the bubble is back.  
Three years ago BIS Shrapnel, which makes part of its living from mis-forecasting property markets, declared in 2010 that capital city prices would continue to rise strongly.
By 2013 Perth would be up 22% and both Sydney and Adelaide would have added 20%.  
Nothing of the sort happened, of course. Three years on, Perth is up about 7% and Sydney a meagre 4%. Adelaide is still down 3%. These are not statistics that support bubble theories.  
For there to be a bubble fit to burst, there needs to be a major decline in affordability.
But Australia has the opposite.
The past eight quarters have produced consecutive improvements in affordability. Prices, on average, have fallen and there have been multiple interest rate decreases.  
The forgotten part of the affordability equation, income, has assisted as well.
New figures from the Australian Bureau of Statistics suggest an average 5% rise in wages in the past 12 months. That’s a rise larger than the median price rise over the past year in five of the eight capital cities.  
It’s significant that much of the bubble hysteria is coming out of Sydney.
People who think Australia starts at Sydney Heads, ends somewhere east of Parramatta and occupies a narrow corridor in between those two points, believe that the current auction frenzy in their narrow world represents the Australian property market.  
To get an idea of how these people think, here is what agent John McGrath, much loved by the Sydney media, said not so long ago: “Sydney remains the BHP of Australian real estate – the big blue-chip market that generally out-performs the others.”  
John, welcome back from the parallel universe you’ve been visiting these past 10 years.
The research shows that Sydney has been the chronic under-achiever of the capital city property markets over the past decade. Its capital growth rates have been the worst, by a considerable margin, among the eight state and territory capital cities.
And for those who cling to the myth about the superior performance of the blue-chip suburbs, here’s the capital growth rates (average annual growth in median prices over the past 10 years) of millionaire suburbs in Sydney:
Balgowlah 2.5%, Balmain East 3.7, Bayview 3.5, Birchgrove 2.6, Cammeray 5.1, Castle Cove 2.4, Chatswood 4.2, Clontarf 1.1, Clovelly 4.0, Collaroy 3.7, Cremorne 2.8, Cronulla 2.6, Darling Point 0.5, Double Bay 3.1, Dover Heights 3.1, East Killara 3.7, Gordon 3.0, Greenwich 4.2, Hunters Hill 2.8, Kensington 3.8, Killara 2.3, Lane Cove 3.7, Lilli Pilli 0.3, Lindfield 4.1, Longueville 2.0, Malabar 2.8, Manly 4.3, McMahons Point 2.8, Mosman 2.4, Neutral Bay 3.5, North Bondi 4.8, North Sydney 2.2, Northbridge 4.1, Paddington 4.7, Palm Beach 1.3, Pymble 3.6, Queens Park 3.8, Randwick 4.4, Rose Bay 1.9, Roseville Chase 2.4, Seaforth 4.0, St Ives 2.4, Sylvania Waters 3.8, Turramurra 3.2, Vaucluse 1.3, Warrawee 3.3 Willoughby 4.8, Woollahra 2.4.
Sydney has been an investor’s nightmare since 2004.
Now, at last, it’s showing some signs of life and the rulers of the universe who inhabit the place are in a bit of a tizz.  
Turi Condon, property editor of The Australian, who takes the time to write an article about as often as the Wallabies beat the All Blacks, was moved to put together a piece that told us that Sydney’s inner suburbs were “red hot”.
McGrath has also declared Sydney to be “red hot”.  
Do you need to know more?
Sydney’s red hot so Australia has a property bubble.
Obviously.
 
<hr>
 Terry Ryder is the founder of <a target="_blank" href="https://www.hotspotting.com.au/" rel="nofollow">hotspotting.com.au</a> and you can contact him at <a href="https://mailto:ryder@hotspotting.com.au">ryder@hotspotting.com.au</a> or <a target="_blank" href="https://twitter.com/hotspotting">twitter.com/hotspotting</a>.
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Sydney's property bubble hysteria is unfounded: Terry Ryder

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The mainstream media have latched on to the auction frenzy and have called that a property boom is at hand in the eastern states.
Meanwhile, more serious economists such as Bassanese at the AFR <a href="https://www.afr.com/p/business/companies/house_price_gains_are_likely_to_V1AXlljClgmlv1tp9jpGYM" target="_blank">"remain bullish house prices"</a>, while experienced property market analyst <a href="https://www.propertyobserver.com.au/trends/seven-reasons-why-prices-might-rise-25-in-select-australian-east-coast-cities-over-next-three-years-michael-matusik/2013081464226" target="_blank">Michael Matusik notes that</a> Australia's eastern states could see proce growth of up to 25% over the next three years.
Over at Business Spectator, <a target="_blank" href="https://www.propertyobserver.com.au/news/robert-gottliebsen-forecasts-mother-of-all-dwelling-booms-driven-by-property-investors/2013081864307?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">Robert Gottliebsen forecasts that Australia is heading for "the mother of all dwelling booms"</a> caused by an imbalance between supply and demand.
That's a fair amount of positive sentiment doing the rounds.
It's no doubt confusing for new entrants to the property market, because on the flip side there continue to be negative angles reported too.
There's an old saying in investment circles (which is <a href="https://moneyweek.com/government-bond-bubble-13901/" target="_blank">claimed as their own by a few people</a>) that says: "a speculative bubble is a bull market which you don't have a position in."
There's much more than a grain of truth in that.
The overwhelming majority of those barracking the property market dynamics are either renters (who doubtless want prices to crash so that they can participate in the market themselves) or people making an easy dollar from selling stories on the existence of a bubble.
This all makes logical sense and 'twas always thus: property price rises naturally seem unfair to those not participating in the upside, and that will never change.
There are several negative angles which get churned over.
One is that owning property is somehow vaguely unethical. Such articles can usually be identified by not-so-subtle name-calling with words like "amateur speculators", "unsophisticated landlords", "rent-seekers" and the old favourite "specufestors", being lightly sprinkled in.
Ideally, the words "greed" and "foreign buyers" should also feature.
As a renter myself, I'm very glad that we have landlords to house us - a modern capitalist system would never work in any other way.
<a href="https://www.theguardian.com/books/2013/aug/18/default-line-extract-faisal-islam-housing?CMP=twt_gu#comments" target="_blank">Articles continue</a> to portray landlords as evil, making people homeless on a whim or turfing them out at the drop of a hat in a frivolous game of "eviction popcorn":
"Young first-time buyers such as Naomi Jacobs in Newcastle finds herself more in a property nightmare than a property dream. "I'd love to buy a little house now," she told me. She wants to have a family, and as the family gets bigger so she'd want a bigger house. That is the dream. Naomi is a science graduate, a science graduate with a job. But she can't get a mortgage. She blames the buy-to-letters. "The smaller flats that first-time buyers would want are ideal for them to rent out," she sighs. "But that's the way it is these days. It's slightly cruel when you think about it."
On the face of it, this sounds 'bad' and we are invited to be up in arms at the unfairness of it all, the angle being that an employed graduate can't get a mortgage.
But there's no explanation of why she can't get a mortgage. Usually, that would only be because no deposit has been saved by the potential borrower.
So is this an argument for a return to 100% mortgages then? Which, by the way, are the exact same products which also get blamed for speculative activity and booming prices.
It's a never ending negative loop, of course.
 
<hr class="system-pagebreak">
The market commentary where I am at the moment in England, has seamlessly shifted from a devastating property market crash to a new property market bubble in just a couple of short months.
Literally only a few weeks ago there were cautionary tales that many remain in negative equity after the crash (this is indeed true in parts of the country), yet as prices are recovering strongly on a national basis it is already also being termed as a bubble.
It's apparently a crash and a bubble at the same time.
With the mass proliferation of online commentary, I suppose that this is a trend which won't go away.
Prices are going up - this is bad because it must be a bubble. Prices could be falling so the whole world is doomed. Someone is in negative equity, so only fools would buy property. Interest rates are falling , this will cause a bubble. And now they're rising, it's unaffordable. Some people work in finance - this is also bad...
You only really have two choices when it comes to property: to complain about how unfair the world is or to do something about improving your own situation.
If that sounds unsympathetic, it's not mean to - it wasn't so many years ago that I was 21 myself and as I entered the full-time workforce all the talk was of unfair and unsustainable London house prices.
The media reports of an Australian property boom should also be viewed with caution.
It's illogical to talk about one property market. Even within cities and suburbs, some property types will appreciate strongly in value over the next decade, while some buyers will pay too much for the wrong type of property and remain forever convinced that owning property is a dud idea.
It has to be said, for all the talk of a boom, Australian property price growth over the last few years has been relatively muted in plenty of areas, which after all, is the best long-term outcome for Australia - prices growing perhaps slightly slower than household incomes, effectively leading to a gradual improvement in affordability over time.
Some people will always do well out of property. Others will always get it wrong. 
Caveat emptor - buyer beware.
 
<hr>
Pete Wargent is the co-founder of <a href="https://allenwargent.com/" target="_blank" rel="nofollow">AllenWargent</a> property buyers (London, Sydney) and a best-selling author and <a href="https://petewargent.blogspot.com/" target="_blank" rel="nofollow">blogger</a>.  
His new book '<a href="https://www.bigskypublishing.com.au/Books/General-Interest/Four-Green-Houses--and-a-Red-Hotel/1015/productview.aspx" target="_blank" rel="nofollow">Four Green Houses and a Red Hotel</a>' is released on 1 September 2013.
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Tale of two property markets, the positive and negative media narratives: Pete Wargent

<html><body>Australian Property Monitors (APM) has released a list of results from 299 auctions in Sydney for the weekend of August 17. The clearance rate was 81.6%. <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Sydney.pdf">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Sydney 299 auction results show a 81.6% clearance rate

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A report by the Hong Kong and Shanghai Banking Corporation (HSBC) has found that Australia is the most expensive country for international study, surging ahead of the United States and the United Kingdom.
The report found that the average annual cost of study in Australia amounted to some US$38,000, followed by the United States at US$35,000, and the United Kingdom at US$30,000.
HSBC Australia head of retail banking and wealth management Graham Heunis said the strength of the Australian economy and the Australian dollar has kept the cost of studying in Australia high relative to other markets.
According to data from Australian Education International, there were 379,214 enrolments by full-fee paying international students as of June this year, a decline of 2.2% on last year. This is in contrast to a 5.8% average increase of enrolments each June in the last decade.
Heunis believes the falling Australian dollar and improved visa processing could see student enrolments bouncing back.
“While Australia’s education sector has taken a hit in terms of overseas student numbers, the proportion of international students in Australia remains strong, indicating many are looking past the cost impact to other factors such as quality of life and education and proximity to home.
The falling Aussie dollar and simplified visa process should spark a resurgence in overseas students placing Australia on top of their destination lists,” Heunis said.
Australian universities continue to be competitive compared to their international counterparts.
Seven Australian universities retained their top 200 positions in the Academic Ranking of World Universities (ARWU) prepared by China’s Shanghai Jiaotong University.
The University of Melbourne remained as Australia’s top institution, moving up three spots to 54th place.
Melbourne has ranked number one in Australia for three consecutive years, and was also the first Australian university to achieve a top 200 ranking in the ARWU for all ten individual disciplines.
Other universities in the top 100 include the Australian National University (66), University of Queensland (85), University of Western Australia (91) and University of Sydney (97).
Monash University and the University of NSW were named in the 101-150 band.
A report from the International Education Advisory Council released in February this year projected a 30% growth to the education industry by 2020, estimating that Australia will be home to some 520,000 international students, contributing $19.1 billion to the local economy.
The same report revealed that 52% of the $15.7 billion revenue from the international education sector in 2011 went towards host communities – including accommodation providers, the retail sector, travel services and other community enterprises.
Property Observer recently reported that there is a shortage of purpose-built student accommodation in most Australian capital cities.
Currently, there are 41,250 beds available for students around Australia, leading students to turn to the private rental market for their accommodation needs.
As of the 2011 Census, there are over 826,200 units in main cities around Australia. However, a 2012 Jones Lang LaSalle report found many students encounter difficulties in securing private rental accommodation due to fierce competition from other potential tenants, unaffordable rentals, and a national vacancy rate of around 2%.
The same report also revealed that Australia is considered to be ten years behind mature markets in providing quality student housing. This therefore gives investors an opportunity to reap the benefits of early entry into the market.
Other attributes of the student housing sector include solid rental growth above inflation rates, resilient performance in downturns, strong demand, and high occupancy rates.
This has led student accommodation providers such as Urbanest and The Pad to expand their operations.
Urbanest, which provides student acommodation in Adelaide, Sydney, and Brisbane, is launching a Melbourne student accommodation building next February in Carlton.
Meanwhile, <a href="https://www.propertyobserver.com.au/victoria/investor-interest-sought-for-rmit-village-student-accommodation/2013081863581?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news" title="Investor interest sought for RMIT village student accommodation">investor interest is being sought for RMIT village student accommodation</a> in North Melbourne. The <a href="https://www.realcommercial.com.au/property-hotel+leisure-vic-north+melbourne-500822239" target="_blank" rel="nofollow" style="font-size: 14px;">Jones Lang LaSalle</a> marketing gives a projected net income of $4.6 million for this year.
Brisbane-based student accommodation provider The Pad also recently announced expansion plans to Sydney, Melbourne, and Canberra, following the backing of investment group Telopea Capital Partners. 
Image courtesy of Justin Kim/flickr.
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