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

Joel Robinson

The Eveleigh brings house-like apartments to Broadbeach

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

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

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

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

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

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

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

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

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

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

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

Every First Home Owner Grant for new property by state

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

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

Staff Writer

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

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

alisonwarters@gmail.com

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

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

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

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

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

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The prominent Sydney auctioneer Tom Panos not-so-secretly held an ambition to secure the sale of all 10 of his inner west weekend auction listings.
After all the inner west recorded an 86% clearance rate last weekend, and the RBA cut rates mid-week saw all the banks passing it onto home loan borrowers.
Panos however fell short - selling nine of the 10 homes.
And one of them was a $2 million sale in <a href="/news">Croydon</a>, a Federation bungalow which had been attracting so much interest that the R&amp;H agent Romani Iskander had been forced to close the front door at times to stop the David Street house from being overrun during its open for inspections.
<a target="_blank" href="https://www.realestateview.com.au/Real-Estate/6-david-street-croydon/Property-Details-buy-residential-5376251">Set on a 735 sq m block in one of the best streets in the Malvern Hill estate</a>, the four-bedroom full-brick house (pictured below) features an entry hallway with moulded archways, formal lounge and dining with restored fireplaces, cedar joinery and picture rails and wonderful high patterned ceilings.
{yoogallery src=[images/stories/2013/05/may13croydon]}
More than $1.8 million was being tipped for the house last sold at $1,662,500 in 2007, thereby reflecting a so-so 3% annual price growth for the vendors, ad man Bram Williams, a regular on the ABC’s The Gruen Transfer show, and his wife, designer Eloise Tucci.
Post-auction Panos suggested it was a record price, and perhaps twitter's limiting 140 characters, prevented a more thorough explanation as Property Observer is aware of a 2007 sale at $2.2 million of  a five-bedroom Federation house on Malvern Avenue, Croydon, albeit on 1300 square metres.
His weekend sale did better the suburb's single block house price which stood at $1.93 million since the 2007 sale of a Chelmsford Avenue house, sitting on just 460 square metres.
Another auctioneer Peter Matthews did secure the sale of all 10 of his auctions advising the prices from $465,000 to $1.725 million included eight over reserve sales.
Cooley Auctions clearance rate was 71% today selling 22 of 31.
Rocky Bartolotto's Property Auction Services team secured the sale of 11 of 13.
The sales contributed to Sydney's overall 70.7% preliminary weekend auction clearance rate, based on the 294 reported in the Saturday evening tally, according to Australian Property Monitors.
Some 360 auctions were scheduled to go under the hammer so the final tally may shift as did last weekend’s Sydney auction clearance rate of 78.1% which was revised down quite dramatically with late results to 69.5% success rate.
"Expect this week's extraordinary cut in official interest rates - already passed on by most of the banks - to add more fuel to an already hot Sydney housing market," Australian Property Monitors senior economist <a target="_blank" href="/news">Dr Andrew Wilson had anticipated</a>.
Although Cameron Kusher at RP Data told the Australian Financial Review today it was unlikely the latest rate cut would prompt anything like a property bubble.
“The property market has been improving slowly since around June last year, but there was only a moderate change in prices after 125 basis points were cut in 2012,” Kusher said.
“I don’t see any reason for there to be big gains because of Tuesday’s cut.”
Their comments were against the backdrop of Sydney's April auction clearance rate being the third highest recorded for any April over the past decade - ranking behind the property boom periods of 2002 and 2010.
And also against the backdrop of the Reserve Bank raising their own concern that Australia's low-interest-rate environment could potentially lead to a quicker-than-expected rise in house prices on the back of households taking on higher debt.
The RBA's monetary policy statement, released on Friday after the official cash rate dropped to a historic low of 2.75%, noted in the household sector "a key risk is that established dwelling prices rise more quickly than assumed, spurred by low interest rates."
''The associated boost to wealth and sentiment could in time generate stronger-than-expected consumption growth. If these were accompanied by a return to increasing household leverage, it would raise concerns from a financial stability perspective,'' the RBA statement said.
Property Observer will provide a Sunday update and then a full round-up on Monday of all the capital city results, along with providing the revised figures as they become available.
<a target="_blank" href="/news">Property Observer has previously noted that Sydney's Saturday night figures - that gain the big headlines - are quite preliminary, and typically revised downwards with the final late results</a>.
The REIV reported a clearance rate of 72% this weekend compared to 69% last weekend, which was revised down from its preliminary 71% advisory.
There were 628 auctions reported to the REIV today, with 454 selling and 174 being passed in, 110 of those on a vendor bid. There were a scheduled 720 Melbourne auctions.
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jchancellor-FAypfDUnLy

Steady, not silly as Sydney auctioneers secure a 70.7% weekend clearance rate as RBA warns of household property borrowings risk

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"Expect this week's extraordinary cut in official interest rates - already passed on by most of the banks - to add more fuel to an already hot Sydney housing market," Australian Property Monitors senior economist Dr Andrew Wilson forecasts.
The comments were against the backdrop of Sydney's April auction clearance rate being the third highest recorded for any April over the past decade - ranking behind the property boom periods of 2002 and 2010.
Sydney auctioneer Damien Cooley used the same analogy when he <a href="https://twitter.com/damiencooley" target="_blank">tweeted</a> this morning: "Market is hot people! The rate cut is like throwing petrol on a fire!"
<a target="_blank" href="https://news.apm.com.au/apm-news/sydney-may-11th-auction-preview-20120423-1xfsg">Dr Wilson wrote on APM News that the Sydney housing market had been a standout performer this year.</a>
Last weekend’s Sydney auction clearance rate of 78.1% (with late result notification revision yet to be advised) was well ahead of the 60.5% over the same weekend in 2012.
This weekend Sydney has 363 scheduled auctions, around the same number as the same Saturday last year. Last weekend there were 399 auctions, with the onset of the colder months triggering the gradual reduction in auction numbers.
<div></div>
<div>With 9 auctions, Lidcombe will be the most active Sydney auction suburb this weekend, followed by Mosman and Eastwood.</div>
<div>As a postscript just six auction results at Lidcome were notified with four of the six selling. And therefore three yet to be advised.</div>
<div></div>
<div></div>
<div></div>
<div></div>
<div></div>
<div>Melbourne has around 670 which is around 10% more than the same time last year. </div>
<div>
With 15 auctions, Malvern East is Melbourne's most popular auction suburb this weekend followed by Brighton, Richmond, Hawthorn and Glen Waverley. As a postscript, APM reported on just the two Malvern East auctions by Saturday night's conclusion, both of whoch sold, and therefore some 13 results yet to be tabulated.
</div>
<div></div>
<div>Dr Wilson says Melbourne's weekend auction clearance rates have averaged 69% this year, some 10% than last year's same period average.</div>
<div>
April's 66.1% notched up Melbourne's best monthly result since the July 2010 peak of the house price boom.
Property Observer will post the latest auction news over the weekend with a full round-up on Monday.</div>
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The  extraordinary cut in official interest rates to add more fuel to an already hot Sydney housing market: APM's Andrew Wilson

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Funky, cool and unique are perfect adjectives to describe 2 White Street, Windsor.
The property will go to auction this weekend and is featured in this week's Property Tycoon auction tipping competition.
It's the website, <a target="_blank" rel="nofollow" href="https://www.propertytycoon.com.au/">www.propertytycoon.com.au</a>, where punters can guess five auction results in Melbourne and Sydney, with no outlay. It's mostly about testing your market knowledge with a small cash prize as a sweetener.
Listing agents for the property (pictured below) have been run off their feet with inspections, so the $850,000-plus quote may be a bit light.
<img alt="propertytycoonmay10one" height="342" width="470" src="/images/stories/2013/05/propertytycoonmay10one.jpg">


A prestigious property (pictured below) set in park-like gardens at 8 Treatts Road, Lindfield is sure to get bidders up and about on Saturday.
The deceased estate set on almost 2500 square meters is set to sell in excess of $2 million.
<img alt="propertytycoonmay10two" height="345" width="470" src="/images/stories/2013/05/propertytycoonmay10two.jpg">
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marmstrong-sd3emVLPPb

Windsor and Lindfield feature in this week's Property Tycoon auction tipping

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What an extraordinary week it has been with the majority of punters left absolutely gobsmacked following the Reserve Bank of Australia (RBA) decision to cut the cash rate to a 53-year-low. Confusion would be an understatement to say the least given last weekend in Sydney we observed clearance rates climbing to 78.1% (the highest since 2009) and the benchmark S&amp;P/ASX200 breaking through the key 5200 threshold for the first time since 2008. Here is the <a title="Statement by Glenn Stevens, Governor: Monetary Policy Decision." href="https://www.rba.gov.au/media-releases/2013/mr-13-10" target="_blank">Statement by Glenn Stevens, Governor: Monetary Policy Decision.</a>

When the cash rate was at 3.00% this was otherwise known as “emergency” levels so what do you call the cash rate when it drops to the all-time low? As quick as a flash the “World’s Greatest Treasurer” announced “These rates are coming down because the (Labor) government has had a strong fiscal policy over a period of time, which gives the bank scope to make rate cuts.” Not only delusional the man is a complete fool given his very own fiscal policy is in a complete mess.
Two weeks ago, Wayne Swan advised Australia the budget would miss its revenue forecast by $7 billion. Last week, Prime Minister Julia Gillard revised that revenue forecast upwards to $12 billion – then on Tuesday Penny Wong drew the short straw to advise it was now out by a staggering $17 billion. That is definitely not strong fiscal policy but rather an embarrassment. After consultation his dialogue changed to “it is utterly irresponsible to call today’s 25 basis point cut to the official cash rate as a cut to ‘emergency’ levels.” <a title="Westpac tips June rate cut and cash rate to fall to 2% by March 2014 " href="/news" target="_blank">Westpac tips June rate cut and cash rate to fall to 2% by March 2014 </a>should the property markets kick – up another gear the RBA will be faced with a monumental headache.
<a title="Rose Bay secures third highest Sydney Harbour sale at $30 million or higher this year" href="https://www.propertyobserver.com.au/trophy-homes/rose-bay-secures-third-sydney-harbour-sale-at-%2430-million-or-higher-this-year/2013050661063" target="_blank">Rose Bay secures third highest Sydney Harbour sale at $30 million or higher this year</a> – What we are seeing at the top end is offshore money dominating these transactions.
The vast majority were of the opinion that the RBA would leave the cash rate unchanged given a cut would send a very clear message that the Australian economy is presently not in a good place. Despite low inflation numbers and respectable unemployment levels the RBA has sent a clear message that it will use monetary policy to invigorate the Australian economy – only time will tell how low the cash rate will have to go to achieve this outcome.
To put our 2.75% cash rate into perspective – the US is 0.25%, Bank of England 0.5%, Bank of Canada 1.00%, European Central Bank 0.5%, Japan 0.1% and China 6%.
<img alt="simeonmay13one" height="392" width="470" src="/images/stories/2013/05/simeonmay13one.jpg">
Banks rushed to pass on the full official cash rate, which is an absolute first where we can expect some to actually cut lower than the official RBA cash rate. A cash rate at record ‘emergency’ lows combined with banks fighting hard to win new customers – these are fascinating times. A day after the RBA announcement the Australian stock market again broke the key 5200 psychological threshold before finishing short of a fresh 59 – month high as investors flocked to high – yielding shares. In 2011 term deposits were paying 6% where now they are close to 4%. With this bubbles start appearing albeit this time in both categories – property and shares.
<img alt="simeonmay13two" height="319" width="470" src="/images/stories/2013/05/simeonmay13two.jpg">
A slight comeback with house listings this week which is a vast improvement on previous week’s data. Apartments in Mosman are having a slight rally although these results are certainly not being mirrored in Cremorne and Neutral Bay. Once upon a time Mosman and Neutral Bay apartments would be neck and neck when it came to listings – today Neutral Bay is offering less than half what it usually offers.
Source: Australian Property Monitors
<h4>MOSMAN – 2088</h4>
• Number of houses on the market this time 2012 – 111 • Number of houses on the market last week – 76 • Number of houses on the market this week – 83 • Number of apartments on the market this time 2012 – 104 • Number of apartments on the market last week – 75 • Number of apartments on the market this week – 85
<h4>CREMORNE – 2090</h4>
• Number of houses on the market this time 2012 – 14 • Number of houses on the market last week – 11 • Number of houses on the market this week – 17 • Number of apartments on the market this time 2012 – 35 • Number of apartments on the market last week – 19 • Number of apartments on the market this week – 17
<h4>NEUTRAL BAY – 2089</h4>
• Number of houses on the market this time 2012 – 19 • Number of houses on the market last week – 5 • Number of houses on the market this week – 7 • Number of apartments on the market this time 2012 – 66 • Number of apartments on the market last week – 32 • Number of apartments on the market this week – 29
 
Back to the Gillard Government’s failed fiscal policies which is now a train wreck – <a title="Labor abandons promised carbon price tax cuts" href="https://www.smh.com.au/business/federal-budget/labor-abandons-promised-carbon-price-tax-cuts-20130508-2j6ix" target="_blank">Labor abandons promised carbon price tax cuts</a> which was inevitable given at the federal election on September 14 Australian employees will be voting to keep their jobs. <a title="How Gillard cooked the business goose" href="https://spectator01.businessspectator.com.au/article/2013/5/7/economy/how-gillard-cooked-business-goose" target="_blank">How Gillard cooked the business goose</a> which identifies exactly why the RBA has uncharacteristically stepped in to stimulate the Australian economy.
<img alt="simeonmay13three" height="216" width="470" src="/images/stories/2013/05/simeonmay13three.jpg">
Not just governments making woeful decisions – Fairfax Media have decided not to renew Margie Blok’s contract so her finger prints will no longer be seen on Title Deeds. When you lose great property journalists like Jonathan Chancellor now at <a title="Property Observer" href="https://www.propertyobserver.com.au/" target="_blank">Property Observer</a> and Margie your brand diminishes considerably. At the end of the day it is all about readership and given the current diabolical Saturday Domain layouts consumers may well return serve with their very own advertising – cost cutting?
Looking forward to delivering the Fudge–it edition next week. It turns out I will be attending a wedding in Phuket so I will be delivering my Thai budget expose. No doubt it will be hot with plenty of kick.
Robert Simeon is a director of <a title="RWM" href="https://www.rwm.com.au/" rel="nofollow" target="_blank">Richardson  Wrench Mosman and Neutral Bay </a>and has been selling residential real estate in Sydney since 1985. He has also been writing a real estate blog <a title="Virtual Realty News" href="https://www.rwm.com.au/news/" rel="nofollow" target="_blank">Virtual Realty News</a> since 2000 which is republished weekly on Property Observer. The RWM real estate model has sold in excess of $1 billion in database sales globally.
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robertsimeon-hRNTwJyXkQ

Margie Blok's SMH Title Deeds departure heralds further Domain brand diminishment: Robert Simeon

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As a mother of two beautiful boys, my focus is to teach my sons the value of setting themselves up for the future early.
I only really learnt that I was totally responsible for supporting myself after reading the book “Rich Dad, Poor Dad” by Robert Kiyosaki when I was pregnant with my first son twelve years ago.
The book opened my eyes to lots of things, but my two main insights were: the more time we have to build our investments, the more money we should have when we are ready for retirement. And, that we need to educate ourselves financially and not just handover our money and trust others to invest it for us. We are responsible for building our own wealth.
So off I rushed to build our investment portfolio and along the way I also created a business developing property for others. I found that I loved my new business; it was flexible to accommodate my baby and I was doing something that I loved: property.
As my son grew older and our second son was born, my investments started to really show the benefits of holding property over the long term. Rental returns slowly increased and capital growth created equity. Then I started to develop and add value to my regional investment which lead to my understanding of compounding equity creation through development.
I try to talk about property investing as much as possible with the kids, sometimes they come with me to the development sites and I try to explain in simple terms about basic economics.
“We are building houses here... if you borrow money to build or invest you’ll get some help from the government to help you pay the loan costs.  You will get paid rent and this will be a source of income for you...” I tell my eleven-year-old who is starting to understand.
We set up a term deposit that we empty his piggy bank into every now and then. I tell him it’s for his first property deposit. Slowly I plan to build on his knowledge of economics and how he can make money by being entrepreneurial.
Kids are pretty smart with money so engage them and encourage it. I try not to say ‘we can’t afford it’ and rather ‘how can we afford it?’ Let them come up with ideas to make money. To nurture the genius in your child is a great gift.
As Robert Kiyosaki says: “Don’t just protect your child from the future; prepare them for it”.
I don’t want my kids to have to deal with the tyranny of compounding bad debt as well as the compounding interest on that debt. We must educate our children and teach them the difference between bad and good debt.
The world is full of teachers and they are not all in the classrooms. Our kids need to learn early how to make money, invest and manage their finances. Experience and making mistakes along the way is the best way to learn. As parents we can help our kids think differently to the way we did when we were young.
Happy Mother’s Day for Sunday to all the mums out there.
Jo Chivers is director of <a title="Property Bloom" href="https://www.propertybloom.com.au/" rel="nofollow" target="_blank" style="font-size: 14px;">Property Bloom</a>, which manages property development.
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jochivers-wq5Bp59R5a

Financial education is one of the best gifts for your children: Jo Chivers

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Buffett speaks
Warren Buffett has appeared on NBC this week advising investors to shun bonds and look towards equities at the present time. Buffett has warned that the present trend towards near-zero interest rates and the effective ‘printing’ of money in the US (known as quantitative easing) will hurt savers.
It seems hard to imagine how recently we were discussing the Dow Jones index trading around the 7,000 range and yet overnight the Dow burst on to unprecedented highs at above 15,050.
Economic data from the US and globally has not suggested such a dramatic improvement in the outlook, but with more money than ever seeking a home and some kind of reasonable return (which fixed-interest investments are not providing), money has fairly flooded into stocks.
A new era of lower interest rates
This week’s interest rate decision in Australia was to take the cash rate down to a new record low of just 2.75% and this presents Aussies with similar problems. Bond yields are low and savings accounts are not providing much of a worthwhile return either.
The likely consequence will be a flood of money into bank stocks, which pay handsome franked dividend returns, and capital city investment real estate.
And the rate cuts perhaps aren’t done yet. Westpac’s Bill Evans suggested this week that we may yet see three further cuts down to the previously unthinkable cash rate level of just 2.00%.
Property trends
There has been a long debate in Australia about this structural shift to lower inflation and lower interest rates.
Housing bears have been arguing for well over half a decade now that ‘what goes up, must come down’. That is, house prices in Australia had increased as interest rates fell, and therefore prices must revert to the mean and a lower house price to income ratio.
Steve Keen, who predicted a 40% crash, represented one of the more extreme views. To date, at least, he has been completely wrong as was evident from today’s chart pack release from the Reserve Bank.
<img src="/images/stories/2013/05/wargentmay10onethumb.gif" width="470" height="374" alt="wargentmay10onethumb">
<a href="https://4.bp.blogspot.com/-NAlISD7UtfA/UYnMsgF51JI/AAAAAAAAJOc/KHHrlOncT1w/s1600/RBA+Dwelling+prices.gif" imageanchor="1"></a>
Source: RBA
What those of us of a more optimistic bent have long suggested, is that a shift to low interest rates would likely lead to greater household leverage and higher nominal prices. Although the lower rates could actually see repayments fall comparatively low.
This has been occurring as the cost of capital has fallen, and - even before yesterday's rate cut - repayments on new housing loans for a nationwide median-priced home have fallen close to around only a fifth of household disposable income.
<img src="/images/stories/2013/05/wargentmay10twothumb.gif" width="470" height="477" alt="wargentmay10twothumb">
<a href="https://4.bp.blogspot.com/-drwMxm7bq8k/UYnmCCLl93I/AAAAAAAAJPE/7gkZc16vJXA/s1600/Luci+Ellis.gif" imageanchor="1"></a>
Source: RBA
 
 
<hr class="system-pagebreak">
RP Data’s index shows that prices have increased in the past 12 months across all major capital cities, most notably in Sydney (+5.25%), Perth (+4.37%) and Melbourne (+3.36%).
<img src="/images/stories/2013/05/wargentmay10threethumb.gif" width="470" height="291" alt="wargentmay10threethumb">
<a href="https://3.bp.blogspot.com/-7PWMZZGTwAg/UYnNUh01f3I/AAAAAAAAJOs/OIfLR8qV_O8/s1600/RP+Data+prices.jpg" imageanchor="1"></a>
Source: RP Data
A new focus on quality
After the financial crisis, we have now entered a new period of low global interest rates, and it will be a new era too for Australian property. Gone are the high levels of inflation and thus easy gains of yesteryear when the value of debt was inflated away. A focus on a diversified portfolio of shares in quality, profit-making companies and quality city property will be essential.
Asian influences
One of the reasons I have spent so much time in Singapore and Hong Kong over the last few years is to gain a glimpse into Australia’s future. If you think about it, if the populations are to grow as forecast in Sydney (to 7 million), Melbourne (to 10 million), Brisbane (to 4 million) and Perth (to over 3 million) then our cities of the future will look markedly different from those we know today.
Click to enlarge
<a href="/images/stories/2013/05/wargentmay10four.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/05/wargentmay10fourthumb.gif"></a>
<a href="https://2.bp.blogspot.com/-3T5DWfsbLqw/UYnNph1nFMI/AAAAAAAAJO0/VWbjffKq1d0/s1600/ABS+forecasts.jpg" imageanchor="1"></a>
Source: ABS
Regional prices are dead flat
For a long time, some promoters of property have been talking up regional centres and remote-location property, but as the RBA’s chart pack release above clearly shows, most regional property growth occurred long ago during the great increase of household leverage through to around half a decade ago.
There has been no growth at all for years now – prices are absolutely dead flat – a trend I expect to continue with relatively high nominal prices already in existence.
To some extent, Australian property owners have gotten off lightly. In regional markets across Britain prices have been slammed by more than a quarter of their value over. Those who more sensibly stuck to the populous south-east in and around London have seen a surge of foreign capital drive prices on to all-time highs.
This, I believe, is part of the new normal in real estate. Global investors looking for a safe haven for their money head to key capital city markets and drive prices up.
Much of the growth experienced in the last 12 months in Australia has been from a surge in new investors rather than from homebuyers.
Foreign investment capital
There has been much talk in recent times of a proliferation of Asian buyers bringing ‘hot money’ to Australia.
Foreign investment rules dictate that non-residents are permitted to buy residential property which is under construction (i.e. 'off the plan') or for re-development, or to purchase new dwellings which have not yet been sold.
Other purchases may require Foreign Investment Review Board (FIRB) approval and <a href="https://www.firb.gov.au/content/_downloads/AFIP_2013.pdf" target="_blank">the FIRB states that</a> "foreign investors cannot buy established dwellings as investment properties or as homes" save for certain exceptions, but there are question marks as to whether these rules are enforced robustly (or even at all).
For such cashed-up buyers, the rumour mill suggests that attractive yields and to some extent even purchase price appear of little relevance as well-located investment properties are sought at almost any cost. This accords with what has been seen in London where residential property yields are generally poor yet foreign investors continue to drive prices higher.
Reliable statistics on whether foreign (i.e. non-resident) buyers are actually purchasing existing dwellings in Australia are by definition not available, but if you keep your ear to the ground and ask estate agents and buyers' advocates: “is it happening?” I suspect that the nudge might well be "yes, to some extent". 
Just as foreign investors in Britain only appear interested in London, it’s likely that equivalent investment here will be focussed on the major capitals. It’s one of the many reasons I’ve always argued that quality inner suburbs in those cities represent a far lower risk than regional or outer suburbs. When the next downturn comes, a relaxation of foreign investment rules may support key city prices, but those in the regions, where few investors venture, may suffer.
Pete Wargent holds a range of finance and property qualifications and is the author of <a target="_blank" href="https://petewargent.blogspot.com.au/" rel="nofollow">Get a Financial Grip – a simple plan for financial fr</a><a target="_blank" href="https://petewargent.blogspot.com.au/" rel="nofollow">eedom.</a>
 
 
 
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The low interest rate environment is a new era for Australian property: Pete Wargent

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Brisbane tops the list of the highest average discount for homes at 8.7% and an average of 77 days on the market. 
However, Hobart houses spend the longest time on the market with an average of 83 days and a discount of 7.5%.
With units, Adelaide has the highest average discount of 8.1%, followed by Brisbane at 6.5% discount rate.
Darwin units spend the longest time on the market with an average of 101 days.
<img alt="rpdatavendordiscountingmay7one" src="/images/stories/2013/05/rpdatavendordiscountingmay7one.jpg" width="470" height="326">
<img alt="rpdatavendordiscountingmay7two" src="/images/stories/2013/05/rpdatavendordiscountingmay7two.jpg" width="370" height="332">
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Brisbane vendors must discount the most at 8.7%: RP Data

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Award-winning architect Neil de la Coeur of Bird de la Coeur Architects will do a meet and greet this Saturday, May 11, 2013 in South Yarra. 
Bird de la Coeur Architects are responsible for the design of South Yarra’s Yarra House, a 25-level complex featuring 114 apartments.
De La Coeur will be at shop 4 Yarra Lane, South Yarra on May 11 from 12pm to 2pm.
Located on Yarra Street, <a target="_blank" href="https://yarrahouse.com/">Yarra House</a> is developed by Michael L Yates &amp; Co and features 38 one-bedroom apartments and 76 two-bedroom apartments.
<img height="247" width="470" src="/images/stories/2013/05/yarrahousemay10one.jpg" alt="yarrahousemay10one">
Buyers have the choice to acquire two apartments on the same floor and turn them into a three-bedroom, two-bathroom apartment ranging in size from 142 square metres to 148 square metres.
One-bedroom apartments start from $495,000 and have an internal area of 47 square metres.
Two-bedroom apartments start from $595,000 and range in size from 57 square metres to 91 square metres.
Three-bedroom apartments start from $1,595,000.
Yarra House will have interior designs by Hassel and feature a rooftop deck with a pool, gym and steam room.
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Meet and greet in South Yarra with Yarra House's architect Neil de la Coeur

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Property taxes remain a staple income earner for the federal and state and local government coffers where, despite a weak property market across Australia during the 2011-2012 financial year period, tax revenue collected by government continued to rise.
Analysis by RP Data on the amount of tax income derived from property to bolster state and local government revenue during the 2011/12 financial year revealed that a whopping $33.515 billion was earned from this source.
<img alt="kushermay10onethumb" src="/images/stories/2013/05/kushermay10onethumb.gif" width="470" height="244">
Over the year, this equated to 46% of all taxation revenue for state and local governments and while down from 47.2% over the 2010/11 financial year, the total amount of property-related taxes rose by 0.9% over the financial year.
Although we saw an increase in tax revenue, it is the smallest annual change in revenue since revenue fell -10.4% over the 2008/09 financial year.
<img alt="kushermay10twothumb" src="/images/stories/2013/05/kushermay10twothumb.gif" width="470" height="367">
Our data shows that the total value of dwelling sales across the country fell by -6.1% over the financial year and despite this, property taxes increased.
To add to this, the combined capital city home values fell by -3.6% over the year and the annual number of home sales across the country was -6.1% lower.
Given these figures, it is clear there was only one way state and local governments could increase their tax revenue, and that was by raising tax rates on property.
Looking at where property taxes are earned by category over the 2011/12 financial year, the results show that the two largest sources of revenue are municipal rates (39.6%) and stamp duties on conveyances (34.8%).
 
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<img alt="kushermay10threethumb" src="/images/stories/2013/05/kushermay10threethumb.gif" width="470" height="201">
These two categories accounted for almost 75% of all property-related taxes collected. If land tax revenue is then added, these three categories account for 92.6% of all property-related tax revenue.
Over the 2011/12 financial year, municipal rates revenue rose by 6.1% and land tax revenue rose by 1.6%, while stamp duty revenue fell by -4.7%.
While there have been many calls to dump stamp duty and change it to a broad-based land tax, it appears that neither side of politics is seriously considering the change which would most likely be fairly unpopular with voters.
With home values and transactions falling during the 2011-2012 financial year, it is clear that revenue from stamp duty has received the full brunt of the slowdown.
It is interesting to note that stamp duty revenue over the 2011/12 financial year was -18.4% lower than the peak recorded in 2007/08 - clearly highlighting the impact of reduced sales volumes on this important government revenue stream.
<img alt="kushermay10fourthumb" src="/images/stories/2013/05/kushermay10fourthumb.gif" width="470" height="251">
Interestingly, excluding Queensland and Western Australia, stamp duty revenue actually fell across each state over the 2011/12 financial year.
In Queensland, the stamp duty collection rose by 4.7% and in Western Australia it increased by 29%.
(Note: over the year, the number of house and unit sales increased by 4.0% in Queensland and by 10.9% in Western Australia.)
Municipal rates, which rose by 6.1% across every state and territory during the 2011-2012 financial year, are the largest source of taxation revenue for states and local governments.
The revenue derived from rates is increased through either lifting the amount of rates collected or by the developmentof new properties therefore increasing the ratepayer base.
Land tax is recorded as the third largest source of revenue and it increased by 1.6% at a national level over the year.
Land tax rose over the year in each state except for Queensland where it fell by -2.8%.
Property tax is clearly the most important source of revenue for state and local governments across the country and it is therefore important for governments to find ways to grow revenue over time or alternatively, look for other ways to create it.
Since the end of the last financial year, we have seen an increase in sales activity across the national housing market.
As a result, stamp duty revenue is likely to increase over the next financial year however, any increase is unlikely to be significant.
Overall we would expect that at a national level property-related tax revenue will increase over the 2012/13 financial year however, the rate of growth is once again likely to be quite low.
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au/" rel="nofollow" target="_blank">RP Data</a>.
 
 
 
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Property taxes remain a strong earner for governments: Cameron Kusher

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I recently read an article suggesting that financial planners often recommend that, based on current average annual returns, a couple would need close to $1 million in superannuation when they retire to live modestly.
In my opinion that would only give them a very modest lifestyle since they would, in general, live off the $40,000 or so interest they receive on this, or on dividends from the shares in the super fund.
Apparently, a single person would need about $800,000, once again to live modestly.
By the way; I think you will need much, much more than this to fund a comfortable retirement.
Either way, this means millions of Australians will struggle in retirement because only 10% of Australians have more than $100,000 in their super accounts. 
A report from last year by the Association of Superannuation Funds of Australia says:
“On the basis of the current average superannuation balance and average income of those aged 35 to 44 and the assumption of only compulsory superannuation contributions being made, the average retirement superannuation payout at age 60 for a male currently aged 35 to 44 would be $183,000, while for a female it would only be $93,000.”
That’s scary stuff…  
Most Gen X-ers will fall far short of being able to retire on their superannuation.  
Little wonder that more and more Australians are looking at taking control of their financial future and setting up self-managed super funds (SMSF).  
With 5.3 million Baby Boomers transitioning into retirement over the next 15 years or so, I see properties bought in a SMSF as a major driver of property values over the next decade.
How much super is enough? 
So, the big question is how much money do you really need for your retirement?
Well, lifestyle is a very personal thing – luxury living for one person is a modest existence for someone else.
While you’re in your working years, choosing a lifestyle is simple – most of us live the life we can afford. If we want a fancier lifestyle, we need to earn more, win the lottery, marry someone rich or inherit money from a rich relative.
However, if you want a comfortable life in retirement, then you better start working on your financial independence now. Super alone is unlikely to get you there, but growing a substantial property portfolio just may.
The 4-step formula to financial independence
Here are four timeless rules for achieving financial freedom. Please don’t dismiss them because they sound so simple:
1. Spend less than you earn
This maxim may seem obvious, but many people have difficulty following it. If you're spending more than you earn, you will never become financially independent. You will be paying money to others for the rest of your life. The earlier you start living by this rule, the better. It is never too late to start.
2. Invest the difference wisely 
It may surprise you, but the average Australian earning between $50,000 and $60,000 a year for 40 years will earn somewhere between $2-3 million during their working life. Yet most of them will retire poor. Clearly, the level of your income has no bearing on the level of wealth you achieve; what is critical is the amount you save and invest wisely.
3. Reinvest your investment income so you get compounding growth
As you are beginning to understand, you will never become financially independent on your earnings alone. You need to keep reinvesting. In fact, by the time you become financially free almost all your assets will have come from compounding capital growth, not from your income, your savings or your rent.
4. Keep doing steps 1 and 2 until your asset base reaches a critical mass so that you have the cash machine that gives you the income you desire.
If you’ve been following my blogs you’d know I advocate growing a multi-million dollar property portfolio as your cash machine. In fact, I’ve written a best selling book on that topic, <a href="https://www.thebookonpropertyinvestment.com/">How to Grow a Multi-million Dollar Property Portfolio</a>. This book is about helping you build your own cash machine.
So how many properties do you need to retire? 
Do you know? Well, it’s a trick question.
It’s not really how many properties you own that’s important. I’d rather own one Westfield shopping centre than 35 small regional properties.
In other words, what’s really important is the size of the asset base you build – the size of your cash machine. And this probably needs to be a lot bigger than you think.
Over the last few years, more and more property investors are considering setting up a self-managed superannuation fund (SMSF) as a vehicle to buy their properties and increase their asset base.
So what are the main advantages and disadvantages of taking this tack when it comes to building your own retirement nest egg?
The good
&gt; Control – You have control over your SMSF rather than entrusting your future financial wellbeing to a complete stranger, who will take your hard-earned cash and invest it in shares and managed funds that may or may not perform.  
&gt; Leverage – You can make the money in your SMSF work harder by using it as a deposit and borrowing to buy investment properties that grow in value.  
&gt;Tax savings – In the past, those who bought a property in their fund until they retired were exempt from paying either capital gains tax if you sell the investment, or income tax on any rental income should you decide to hang onto it. Before they retired, any capital gains or rental income generated by your SMSF was taxed at a rate of 15% and 10% Capital Gains Tax was applicable if they sold the property after holding on to it for over a year.
Recent changes to the tax law means that in the future these concessional tax rates will change, but owning property in super may still be tax effective for you.  
&gt;You will have a diversified super portfolio that is not reliant on just one investment vehicle, meaning you will have better financial security for the future.  
The bad
&gt;The cost! This usually involves thousands of dollars in establishment costs and sometimes there will be higher fees involved in borrowing to buy property through your SMSF.  
&gt;The confusion – There’s no denying that managing your own super fund can be a minefield of complicated rules and regulations. Get something wrong and you could end up paying hefty penalties. Of course, you can pay a professional to manage it on your behalf and this is something I would strongly advise anyone with a SMSF to do – whether they’re buying real estate or not!  
&gt;You have to have the cash to do it. This is not a strategy for someone with a small amount of cash in his or her super fund. Basically, unless you have over $150,000 of available funds in your SMSF and are still contributing to your SMSF, the banks may not be willing to lend money for you to buy property in your SMSF.
If you’re at all concerned about financial independence in retirement, put some plans in place, review your finances, do something now and don’t leave it until it’s too late.
Be careful  
Of course, before you go down the route of setting up your own SMSF, it is critical to seek independent advice from a properly qualified financial planner to ensure that it is appropriate for your circumstances, and that you set up things correctly and don’t fall foul of the tax man.  
Michael Yardney is a director of <a target="_blank" href="https://www.metropole.com.au/">Metropole Property Strategists</a> who create wealth for their clients through independent, unbiased property advice and advocacy. Subscribe to his <a target="_blank" href="https://propertyupdate.com.au/category/property-investment/">Property Update</a> blog.
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