<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>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

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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A one-bedroom apartment in St Kilda was the cheapest auction sale in Victoria on a recent Saturday, according to Australian Property Monitors.
The unit at <a target="_blank" href="https://www.realestate.com.au/property-apartment-vic-st+kilda-114369799">5/50 Carlisle Street</a> sold for $254,000 through Greg Hocking St Kilda.
The unit was listed with a price guide of “$235,000 to $260,000”.
It had been listed for rent in 2007 at an asking price of $215 per week, in 2012 at an asking price of $260 per week, and in June this year at an asking price of $250 per week, according to RP Data records.
Listing agent Rowan Bustin told Property Observer that the unit was currently rented out at $250 per week, the price reflecting a 5.12% rental yield.
Bustin also told Property Observer the auction was “very vibrant”, after the starting bid at $240,000. 
Bustin said the successful bidder was an investor.
“It is a very good investment with an over 5% return,” he said.
The block of units at 50 Carlisle Street has traditionally been priced quite cheaply in comparison to other units in the area. Recorded sales include unit 10, which sold in 2008 for $210,000, and unit 14 which sold last year for $290,000.
“The block is a great spot. Obviously there's some concern about the space it is situated in, it is two minutes from the red light district. But it is a well-policed area,” Bustin said.
He noted that St Kilda has been a popular suburb for investors as units for lease are snapped up very quickly and are rented at “realistic value”.
“With the cash rate, it is a stimulant for market activity and people buying in the area,” Bustin said. 
He added that most investors are couples who are looking to buy into the area.
Conversely, Bustin also noted that young females are dominating the St Kilda market.
“The buyers we've seen recently are young female, not the male purchaser anymore,” he said. 
But he cited a one-bedroom unit at <a href="https://www.realestate.com.au/property-apartment-vic-st+kilda-114288379">2/84 Blessington Street</a>, which was listed for sale with a price guide of “$260,000 to $280,000” and sold at auction for $325,000 when purchased by parents for their son.
According to the <a href="/news">latest RP Data report</a>, the median sale price for units in St Kilda is $450,000, down 4.3% on last year. The average discount required to sell a unit is 6.9%, while private treaty sales average 91 days on market.
The median asking rent for units is $380, while gross rental yield currently stands at 4.4%. 
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dleow-BGaNPbHWyK

St Kilda cheapies sells for $254,000 as investors compete with helpful parents

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Regional and suburban Australia has trumped the nation’s largest central business districts and population centres in the second annual Google eTown awards.
Google this morning revealed the state winners of its awards, which reward the cities, suburbs and towns where local small businesses make the best use of the internet.
The tech giant used its own internal data, as well as insight from a survey commissioned from research firm Ipsos and sent to local small businesses, to identify the digital marketing methods small businesses in the area were using to grow their business.
The winners of the awards were smaller cities or suburbs of major cities, where local councils and businesses had made a concerted effort to bridge the tyranny of distance and compete with the central cities using the online tools available to them.
Last year, Google Australia’s head of local business Claire Hatton said the winners had higher population densities.
“Now though, it’s about the town’s real assets – its small business owners and employees.”
The winners show the importance of local councils taking a lead, Hatton says.
“Many of the winning towns and cities had a council that was very active in education – in helping people understand the digital opportunities.
“A good example of that was Port Phillip’s council, who ran business development programs as well as an online portal for small businesses.
“And a lot of the councils themselves have really invested in digital and see it as a competitive advantage. Holdfast Bay, for example, has invested in a dedicated role for the council’s social media.”
Port Phillip, located in Melbourne’s South, was the Victorian winner. Port Phillip mayor Amanda Stevens says she isn’t surprised her community was singled out for its web-savvy.
“The City of Port Phillip has run extensive business development programmes and launched an online portal to support local businesses to grow. We also know from our research that businesses are most interested in training in marketing and having an online presence, so we also hold regular events with digital innovation thought-leaders to bring that knowledge to the area,” said Mayor Stevens.
“Port Phillip also has one of the most highly-educated communities. Couple that with our biggest age group being 25-34 year olds, and you have a young community thoroughly engaged in new ideas and technology.”
One of the businesses in Port Phillip is RPS The Board Store, a specialist wind and kite-surfing store that’s been operating in the area for 23 years.
Its owner, Andrew McCredie, said that digital marketing and sales channels meant he could get his equipment to a far wider range of sport enthusiasts than ever before. “We find that customers conduct a lot of research before they come into the store, so when we have sales or a new product we’ll start targeted search marketing and make sure everything is up and ready online.
“Recently we sold a snowboard 10 minutes after posting it online, as that particular customer had been waiting for someone to stock it locally.”
For small business owners, the awards emphasise the importance of becoming digitally-savvy, Hatton says.
“Small businesses have a real competitive advantage now that the internet is there.
“But consumers are still ahead of business. Small businesses need to understand that this day, having a digital presence is like having a phone.
“Whether you’re a boutique hotel, beautician or surf school, if you’re not online you’re missing out on a direct line to thousands of potential customers.”
The state-by-state winners: 
<ul style="margin: 20px 0px 20px 15px; padding: 0px; font-family: 'Open Sans', 'Helvetica Neue', Arial, sans-serif; font-size: 14px; line-height: 20px;">
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Cockburn, WA
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Darwin, NT
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Port Phillip, VIC
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Holdfast Bay, SA
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Launceston, Tasmania
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
North Sydney, NSW
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
South Canberra, ACT
</li>
<li style="margin: 0px; padding: 0px; position: relative; left: 20px;">
Sunshine Coast, Qld
</li>
</ul>
This article originally appeared on <a target="_blank" href="https://www.smartcompany.com.au/" rel="nofollow">SmartCompany</a>.
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mrobin-TVRYiru7si

Google's top suburbs for local business internet savvy

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<img style="float: right;" alt="mcevoy_aug_14_one" height="299" width="299" src="/images/stories/2013/08/mcevoy_aug_14_one.jpg">
"Affordable Homes Starting at $250 Million", this is the tag line for the upcoming blockbuster science fiction action film Elysium starring Matt Damon and Jodie Foster.
What on earth does that have to do with property, you might ask?
I saw this tagline on posters, billboards, and banner ads online recently and thought to myself, what an interesting premise for a film.
The film is a futuristic and stylised approach to the global problem of housing affordability, and also the problem of finding space for housing in the areas where people want to live.
These concepts led me to thinking about affordability in an Australian context, and the challenge of meeting demand versus supply, in the locations where Australians are wanting to live.   The basic premise of Elysium is this: over time, human populations on Earth spiral out of control. With people packed like sardines on Earth, living in increased volumes of poverty and despair, those with enough money are able to buy a spacious property, become an elite class within society and can afford to purchase a spacious apartment - in space.
The film then segues into big budget action sequences with an undertone of  class warfare.
Elysium is the second film from South African director Neill Blomkamp, whose previous blockbuster District 9 also balanced weighty social issues with action and adventure.
I have not yet seen the film, however the premise does raise some issues about not only housing affordability, but also availability.
The marketing gimic of using billboard space to run ads that appear to be for prestige property, really does command attention. Additionally, an innovative viral marketing campaign has seen posters being glued on to street furniture and bus stations that advertise properties for sale within the fictional space station setting of the film.
When looking at projections of population growth globally from now until 2030 from reputable data organisations such as the United Nations (specifically their 2010 ‘Data Projection 2030’ report, and their ‘FAO Global Report 2012’) and the World Health Organisation’s 2013 ‘Population Projection 2030’ report, they each more or less agree that the expotential global population growth occurring since the 1950s will continue at an even faster rate than before.
This means that based on the current global population today of around 7.1 billion, many reputable data sources agree that over the next 17 years human populations will likely be between 8.2 and 8.4 billion people.
This is actually a conservative forecast. The U.N.’s ‘higher likelihood’ figure predicts that number to be more around the 8.9 billion mark.
So what does this mean for supply and demand of housing?
Well, we know that most people prefer to live in locations close to proper infrastructure and crucially, to readily available employment hubs.
In other words, there is an increasing trend and desire in not only developed but in developing countries for people to live in cities. This then creates problems with population density and supply and demand issues with housing available within these cities.
 
<hr class="system-pagebreak">
Having recently returned from Singapore and also having travelled over the last decade to some of the world’s most densely populated cities in locations where geographic future expansion is limited (cities like Sao Paulo, Tokyo, Casablanca and Istanbul), I can foresee the challenges that lay ahead for city planning in such locations based on rapid population expansion.
Housing affordability in major cities is increasingly becoming a problem, particularly in large-population countries where cultural and economic shifts are creating a rising middle class and demand for larger and more premium housing is ever increasing.
I recently blogged about a Credit Suisse report that cites the least afforable cities in the world (by assessing housing pricing to wage ratios).
What is interesting is that of the top ten, three of the least affordable cities for property (Singapore, Tokyo, and Hong Kong), are all cities with limited geographical growth capability. Seemingly bucking this trend is Australia.
From an outsider perspective, I’ve had friends and visitors often comment about the degree of underpopulation in Australia in relation to our geographic size.
There is no denying that to the untrained eye, Australia appears as a very underpopulated country. But when taking into consideration some other important metrics, such as trade, industrial development, limited resources and the need to import many goods and services from offshore, Australia’s low population represents different problems.
Although our major employment centers are still very much focused around larger metropolitan cities, as Australia’s economy begins to shift towards the growing and developing resources sector, it is likely we will see a shift in housing demand.
Not a huge one in the beginning, but rather a gradual shift to housing demand increasing in regional centres outside of capital cities, that are tied to the developing resources sectors.
 
<hr class="system-pagebreak">
Regardless, Australia has faced – and continues to face – housing demand shortages.
Even if demographic trends steer towards regional centres becoming bigger, housing in many of these centers still struggles to keep up with demand.
Adding to this is the expense of developing and building new properties in the areas where people are wanting to live.
Housing affordability in Australia also is poor due to the high taxes, stamp duties, and costs-of-living (electricty, gas, water, services) associated with buying a home, and then maintaining it once it has been purchased.
When compared with say, South Africa (the country/culture that inspired the rich/poor divide storyline of Elysium), whilst Australia does have property markets that span basic, middle class and prestige/premium, quality housing can still be within a modest salary or paycheck’s reach.
We do have a prestige property market, but by-and-large the occupants of such residents pay a premium more for the lifestyle, views, and property features; as opposed to paying for any ‘privelege’ to be further away from a lower class of people.
In Australia, it is very uncommon (though not unheard of) to come across any of the gated-community style (complete with armed guards, barb-wire 14 feet wall enclosures, and every nook and cranny monitored by CCTV) of luxury residences and then find these micro-neighbourhoods within an otherwise lower socio-economic neighbourhood or suburb, such as you might find in pockets of Cape Town and Johannesberg in South Africa.
The rich people in Australia occupying prestige large houses in blue-chip neighbourhoods, do not wish to rub their luxury in the face of the working and modest classes.
Rather, the challenge for Australia is to address overall housing affordability and accessibility, regardless of any market or macro-economic environment.
Where other countries have this challenge in compact and overcrowded cities, where the only real viable solutions are to either build upwards or have city planning policy encourage employment centers located outside of the city, Australia’s challenge could not be any more different.
Ours is to ensure housing availability and affordable in higher-demand regional centers is met, whilst also ensuring that growing cities are furnished with the needed infrastructure that will eventually ease the cost of living for inhabitants of those cities.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" rel="nofollow" href="https://propertyspectator.blogspot.com.au/">Property Correspondent.</a>
 
 
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cmcevoy-Go82SmsJA9

"Elysium" and the sci-fi vision of gated housing communities: Cameron McEvoy

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Red hot, white hot… a 83.8% weekend Sydney auction clearance rate is hot of which ever description one wishes.
But beware its mostly in the middle class and aspirational suburbs. Certainly not at the top end or bottom end suburbs. 
Indeed the Sydney property market is a bit like the porridges of the three bears in Goldilocks. Too hot or too cold and for some just right.
It's often assumed the auction market is representative of the whole Sydney market. But the auction market is quite a different to the the marketplace that utilises the private treaty method.
This is not to say that auction results - both individual and regional - are not clear pointers of market strength and price direction.
The auction market is always pricier than the regular market because of the type of home that suit auction and also the ensueing comeptitive edge that the auctions engender.
Saturday's median house price was $896,000 compared to the $694,000 APM median house price. Ditto units which on the weekend sat at $640,000 when the overall median unit price across Sydney sits at $491,000. 
And most of the hottest weekend auction locations were in a nice band of medians mostly between $728,000 and $1.2 million.  The remander where Surry Hills, $950,000 median house price, where all six offerings were sold. Then there was Leichhardt, $829,000; Balmain $1.13 million, Epping $937,000, Croydon Park $728,000;  Marrickville $790,000; Croydon $860,000; Ashfield $833,000; Burwood $1.2 million.
The weekend's most affordable property was a two-bedroom house at 38 Diamond Head Drive, Budgewoi, sold by George Brand Real Estate Toukley for $275,000.
It was $35,000 less than its 2010 sale – which highlights the trend we see almost every week of weakness at the lower end of the market.
Investors have the field almost to themselves given first time buyers are awol after the state government grant for established homes was stopped.
At the top end the merchant banker and financial services buyer have never really returned with their pre-gfc buying gusto.
It's more likely to be those in medicine or the law or accountancy as the buyers.
Data from Australian Property Monitors shows that 40% fewer homes selling in the $4 million to $6 million price range in the first half of this year compared with the same period in 2010 when the market was enjoying a fillip.
APM's senior economist Dr Andrew Wilson says the absence of new-money buyer in Sydney highlights missing prosperity which keeps the Sydney market at three-quarter pace at the moment.
The top four suburbs with highest number of $4 million to $6 million sales in the six months to June 30, 2013:
1. Mosman (19 sales)   22 sales in the 2010 fillip
2. Vaucluse (9)              14 sales during the 2010 fillip
3. Bellevue Hill (6)       15 sales during the 2010 fillip
4. Woollahra (5)             5 sales during the 2010 fillip
All up sales of $4 million to $6 million sales in Sydney, in six months to June 30, 2010: 187 compared to in six months to July 30, 2013: 111
Source: APM
Little wonder why Bellevue Hill's <a href="https://www.propertyobserver.com.au/https://www.propertyobserver.com.au/trophy-homes/addenbrooke-bellevue-hill-the-inland-spring-trophy-home-listing/2013080763856" target="_blank">Addenbrooke</a> is attracting so much attention as the inland spring trophy home listing.
It's being listed through Sydney Sotheby's International Realty agent Michael Pallier.
Property Observer gathers it's set to come with $33 million hopes by the downsizing vendors, Denis and Charlotte O'Neil.
There's also a vacant adjacent grassed block of land available for any buyer.
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jchancellor-FAypfDUnLy

Sydney's property market is a bit like the porridges of the three bears in Goldilocks - too hot or too cold and, for some, just right

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Media tends to chart property markets by movements in median house prices.
But the data from research firms is often full of anomalies and most writers don’t understand the workings and limitations of median prices, so the resulting information is usually worthless to consumers. 
   Much more useful to buyers and sellers is charting movements in sales volumes. This has real value because changes in the number of home sales inform likely future movements in prices.   Many Queensland markets have done little value-wise this year, notably in Brisbane and south-east Queensland, but momentum for rising prices is building.
Figures from the Real Estate Institute of Queensland indicate significant increases in the number of sales, firstly in the March quarter compared to the December 2012 quarter and then again in the June 2013 quarter. 
   The number of house sales in Queensland rose 17% in the June quarter, while apartment sales grew 28% and the number of sales of residential allotments increased 24%.   Those are significant changes and are likely forerunners to price rises.   For similar reasons there is hope emerging for property markets in Tasmania.
The latest data for the June quarter shows quite significant rises in the number of sales for both houses and units. 
   It’s been difficult to find anything positive to write about Tasmania recently. It ranks last or second last on most economic indicators, with population growth withering at almost zero, and property markets have been going backwards.   But the June quarter report from the Real Estate Institute of Tasmania gives rise to hope for better things. The most encouraging factor is the increases in sales volumes in many markets around the state.   The 518 house sales in Hobart in the three months ending June represented an 18% quarterly rise and a 37% annual rise. Launceston recorded a 34% quarterly rise and a 12% annual rise. Overall, across Tasmania, the number of house sales was up 19% in annual terms.   The data for apartments is even more bullish. The annual rise in the number of unit sales is 51% for Hobart and 28% statewide.   The number of house sales in Hobart is the highest in three years.   None of this has yet translated into significant price increases but that is the normal pattern. Sales volumes change first and prices react perhaps six-nine months later.   As with median prices, the data on sales volumes can be misleading if the sample is small. But concentrating on locations with large numbers of sales provides meaningful information.   The Glenorchy municipality in Hobart’s north had 140 house sales in the June quarter, an annual rise of 87%. But the median house price is still only 1.7% higher than a year ago.   Kingborough, on the southern outskirts of Hobart, had 94 house sales in the quarter, an annual rise of 32%, but the median house price is still 2.7% below a year ago.   One thing driving buyers back into the markets of Tasmania is the improvement in affordability.
Thanks to lower prices and falling interest rates, the June period was the seventh consecutive quarter of improving affordability.
The REIT says the proportion of income required to meet loan repayments is at its lowest since late 2009.
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

June quarter data shows a chink of light for Tasmanian property market

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Clara Q, which is now Kew Junction’s tallest building, has sold all of its apartments 0ff-the-plan ahead of next month's completion.
The 12-storey development on High Street includes 46 apartments of one- and two-bedroom, as well as a penthouse apartment.
Designed by architects Rothelowman, the simple design of the façade features layered curves, scalloped windows and horizontal balconies.
“Clara Q offered an affordable entry point into the prestigious Kew housing market and lifestyle, with one-bedroom apartments starting at $379,000 compared with the median unit price in Kew of $582,500,” says Peter Hua, director of developer AlphaMAC Property Group.
<img alt="2" height="523" width="470" src="/images/stories/2013/08/2.jpg">
One-bedroom and two-bedroom apartments range in size from 51 square metres to 94 square metres with one penthouse totaling 291 square metres.
The three-bedroom penthouse was listed for $2.48 million, approximately $8,500 a square metre.
The ground floor of the complex, which is due for completion next month, also includes shop fronts and a restaurant.
<img alt="4" height="289" width="470" src="/images/stories/2013/08/4.jpg">
Kim Lowman, principal of Rothewlowman, says they are pleased with how the development has been received.
“The central location and high quality finishes throughout the apartments appealed to a mix of owner-occupiers and investors,” says Lowman.
Apartments feature European Mile appliances, stone benchtops, mirror kitchen splashbacks and timber flooring.
Located at 118-120 High Street, the site was formely owned by Q-Cars, who sold to developers in 2009.
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ntrotman-Et3xWpamVh

Kew Junction's Clara Q development a sellout

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There’s an ongoing discussion between our politicians as to whether low interest rates indicate good or bad economic management, with Joe Hockey warning – correctly – that a further cut indicates a slowing, if not struggling, economy and Kevin Rudd shoring up his corner with the backhanded comment that this merely implies the opposition think high interest rates must be a good thing.
The last time the RBA moved interest rates so close to an election was back in August 2007, just prior to John Howard’s demise from office – except of course, at that point the cash rate was lifted +0.25% to 6.75% with the comment from Governor Glenn Steven’s that:
“The world economy is still expected to grow at an above-average pace” and noting the need to contain medium term inflation.
After Kevin Rudd entered office, house prices were at a peak and two further increases in both February and March took cash rate to 7.25%, after which the contagion of the GFC resulted in a swift six consecutive rate cut cycle as we felt the worldly repercussions of a highly interconnected financial system regulated by fear and greed, teetering on the brink of economic collapse.
The swift reversal which sent us right back into a rate hike cycle occurred in line with the Rudd stimulus packages, including the first home owner boost which applied to contracts entered into between 14th October 2008 and 31st December 2009. Consequently, swathes of easy credit entered the housing market creating a short term price multiplier effect across all ranges and arresting the downward decline in household debt growth.
The party could only last so long and in response to the high Aussie dollar, subdued credit growth, declining asset prices and continued underperformance in the construction sector, the current rate easing cycle which commenced November 2 2011, has now been going on for 18 months.
The resulting eight cuts which leave us with the lowest cash rate in at least 50 years have been successful in taking some of the air out the Aussie dollar, albeit newly revised forecasts from Government indicate a worrying trend in rising unemployment.
Cautionary words are emerging from the RBA as Governor Glenn Steven’s evaluates that:
“One's assessment of prospects for consumption will be driven mainly by one's assessment of the outlook for income, but will also be affected by expectations about asset values and in particular one's view on whether housing prices are overvalued.”
Job ads fell by 1.1% in July – the fifth consecutive monthly decline and a cumulative 19% over the past 12 months.
Business confidence is waning with conditions at a four-year low, household income dynamics worsening and considering we have a tightly contested Federal election on the door step, there is little prospect of improvement in the near-term.
With the above in mind, it seems a sensible move to pull the one economic lever the RBA have to hand, and provide relief to interest-sensitive spending and asset values.
However, since the global economic crisis the world’s banks have been concentrated on lowering rates in order to boost growth.
The textbook model indicates the atmosphere will motivate an increase in lending for such items as homes, goods and services.
 
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Monetary policy is at best a blunt instrument and whilst Governments can allocate at their discretion where to spend our tax dollars and pressure the banks to pay forward the rate cuts gifted,  they have limited influence on where cheap credit is spent (or for which asset it is lent) into the economy, or to direct it into areas where it’s needed most – which in terms of housing would principally be construction.
Relying on interest rates to stimulate demand in new home building is akin to banging your head against a brick wall and hoping the pain will subside.
I happened to catch the Sunday morning Financial Review show on Channel 9 last week, to witness the interview with <a href="https://www.afr.com/p/business/sunday/full_interview_meriton_group_harry_rccn4dCeNqLmrLrBRJ0eAM" target="_blank">Harry Triguboff</a> – chief of Merriton – who happily concluded that the reason demand from Australian buyers for his high rise apartment blocks was so low, was directly correlated to the RBA’s monetary policy.
To paraphrase, his comments: "They should have dropped rates earlier... I don't know how many more drops they need to do... they just need to keep dropping untill Australian's start buying my high rise apartments again."
Whilst a drop in rates may assist the construction industry to some extent, unless it goes hand in hand with policies to sustainably finance the provision of essential infrastructure such as public transport arterials to ease the cost of commuting to fringe localities, tackling planning constraints, reducing hefty tax overlays, or assisting finance for development of ‘quality’ accommodation, consumer demand will remain subdued. Nothing will change outside of intermittent first-home buyer new build incentives and the issue will remain a topic of discussion.
The other problem with a long-term low interest rate environment is the air of dependency it creates as economies struggle to ‘repair’ whilst desperately trying to encourage consumers back into a spend/borrow mentality.
This is never more evident that the current circumstance in the UK.  Whilst a proportion of home owners will take advantage of lower rates to pay down outstanding debt, there is no shortage of borrowers living week to week who would topple over if rates were to moderately rise.
In the south east of England where, not unlike Australia, rates of home ownership are elevated, house prices haven’t ‘corrected’ perhaps quite as far as they should have done considering the underlying and ‘high unemployment’ economic challenges the UK faces.
This is partly related to foreign ownership of prime London real estate – which makes over 50% of the buyer market – but also a dramatic increase in investor activity which now accounts for more than one in ten mortgages.
Add to this the newly introduced 'help to buy' scheme allowing first-timers to purchase houses with as little as a 5% deposit, whilst the tax payer foots an underwritten Government guarantee for 15% of the capital value should the buyer default, you have an inevitably bubbly environment devised and costed on the assumption interest rates will remain close to zero for the foreseeable future.
The UK is far more interconnected with the US than we are in Australia and therefore the hint a few weeks ago from Ben Bernanke indicating FED may begin to slowly unwind its era of quantitative easing, which would inevitably put upward pressure on rates, provoked a response from the new Governor of the Bank of England, Mark Carney.  
Carney swiftly inaugurated what’s been termed a new policymaking revolution of forward guidance,  guaranteeing to keep interest rates at their low of 0.5% until the unemployment rate falls to at least 7%.
Understandably savers are up in arms – which isn’t so different to the atmosphere we’re now experiencing in Australia – albeit, our economic prospectus differs considerably.
 
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Pushing interest rates lower discourages saving and predictably forces people to seek out any area of speculation that can provide a better return on their dollar as cost of living pressures slowly inflate it away.
And in our all things property obsessed culture, coupled with policies such as negative gearing and the increasing trend to buy real estate as part of a self managed super fund, a large proportion of mum and dad investors are pooling their funds into the second hand housing market,usually with a budget that competes directly against the slow decline of our first-home buying sector.
Break the data down and as pointed out <a href="https://www.macrobusiness.com.au/2013/08/charting-the-first-home-buyer-retreat/" target="_blank">here</a>, it’s clear that the larger share of mortgage demand is investor lead; “Since March 2009, the average FHB mortgage has grown by only 1.8%, whereas the average mortgage for the market as a whole has grown by 9.6%.”
The pent up demand and as we suffer the consequence of another interest rate cut and the supply of easy cash bubbles the air, comes with a warning from UBS analyst <a href="https://www.afr.com/p/national/rba_risks_house_price_bubble_msTaCxp5WxDtcy0xPJz2LM" target="_blank">Jonathan Mott</a> indicating:
 the “ingredients are now in place for another bout of sustained house price inflation in Australia and Sydney in particular,” remarking “given Aussie housing is already expensive by most metrics we see this as undesirable and dangerous.”
Housing finance approvals rose solidly in June ahead of expectation, with ABS figures showing a seasonally adjusted 2.7% increase in owner-occupied finance commitments, which are now tracking 7% above the five year moving average and with the series up +14.2% on the same time last year.
Loan sizes also increased – up 0.7% for the month and 0.9% for the year (a marked improvement from the beginning of the year) with the value of investor finance commitments up 18% over the year.
ABS housing data shows nationally prices have exceeded their 2010 peak – primarily lead by Darwin, Perth and Sydney, with the other states still playing a game of catch up in median terms.
And <a href="/news">as I explained last week</a>, for those of us who work on the ground assisting purchasers, to describe the atmosphere as challenging would be an understatement of terms.
In a recent conversation with a contact of mine who runs a buyer advocacy agency in Sydney, he spelt out clearly the difficulties purchasers are now facing with the comment:
“Definitely already a seller's market here in Sydney. Auction clearance over 80% in many suburbs. Saw a property where after just two  opens, the agent had 25+ contracts out. Price guide revised immediately after first open from 1.2m-1.3m to now 1.4m-1.5m. Tough market to buy in!” 
And although Victoria faces stronger headwinds it’s not so anecdotally different in Melbourne.
As property once again ramps up in capital value, becoming more expensive in a domain riddled with speculative behaviour - supply side constraints prevent any sustainable recovery in the construction sector.
As commented in a discussion on housing affordability during last week’s ABC1 Q&amp;A, political parties refuse to touch negative gearing or make the tough decisions that might just prevent an increase of cheap credit being fed directly into boosting second-hand home prices  - instead trying to solve with their right hand the problems created with their left. We’re effectively washing away any efforts to assist our young home buying generation.
In this respect, Australia is remarkably similar to the UK and Canada, and also parts of the USA. House prices rising against the gravity of the broader macro environment, with all who have a hand in manipulating the situation, imagining the story will somehow have a happy ending.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
 
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Australia's low interest rates could trigger UK and Canada style housing price bubble: Catherine Cashmore

<html><body>Australian Property Monitors (APM) has released a list of auction results in Brisbane for the weekend of August 10. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Brisbane.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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APM's Brisbane auction results for August 10 weekend

<html><body>Australian Property Monitors (APM) has released a list of auction results in Adelaide for the weekend of August 10. <a rel="nofollow" href="https://www.homepriceguide.com.au/saturday_auction_results/Adelaide.pdf" target="_blank" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

APM's Adelaide auction results for August 10 weekend

<html><body>Australian Property Monitors (APM) has released a list of results from 252 auctions in Melbourne for the weekend of  August 10. <a target="_blank" href="https://www.homepriceguide.com.au/saturday_auction_results/Melbourne.pdf" rel="nofollow" style="font-size: 14px;">Click here</a> for the auction results, and click on each street address to see the property's marketing.</body></html>

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