Apartment buyers in New South Wales are set to gain a decade of insurance-backed protection against major building defects, after the NSW Parliament passed the Fair Trading and Building Legislation Amendment Bill 2026.&nbsp;

The Bill establishes decennial defect insurance, known in the market as Latent Defects Insurance (LDI), as an alternative to the existing two-year strata building bond. It cleared the Legislative Council with amendments on Tuesday evening (August 4, 2026), with the Legislative Assembly agreeing to those amendments shortly after.

Under the reform, eligible developers can satisfy their statutory bond obligation by taking out an approved decennial-style policy that gives owners 10 years of cover for major structural defects from completion, claimable directly, without first having to pursue developers or builders through costly legal action.&nbsp;

The change forms the final tranche of amendments arising from the 2021 statutory review of the Strata Schemes Management Act 2015 and related legislation.

Resilience Insurance, which originated the cover in Australia and has delivered it in NSW since 2022, welcomed the passage and credited the NSW Government for delivering it.

“This is protection apartment buyers have needed for a long time, and the credit for delivering it belongs to the NSW Government,”&nbsp;said Corey Nugent, CEO of Resilience Insurance.

“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into. Reform like this is what good, evidence-based regulation looks like.”

Resilience has delivered LDI in NSW since 2022, protecting thousands of apartments, giving the State, and now the country, real-world evidence of how decade-long, no-fault protection works in practice.

The reform also places NSW within a wider national shift.

NSW is the third jurisdiction to put decennial cover into law. The ACT legislated for it in 2024, with the scheme taking effect in late 2025, and Victoria passed its own framework on 17 June. Between them, the three cover the majority of Australia's apartment market.

The reform commences once the legislation is proclaimed, which is expected in the coming weeks. From that point, developers of Class 2 residential apartment buildings can meet their statutory obligation with an approved decennial policy in place of the bond.

Buyers who purchased into projects that took out the cover early are among the first in the country to take keys to apartments carrying decade-long structural protection.

“With the legislation passed, the focus now turns to making it work for buyers,”&nbsp;Nugent said.

“There are already thousands of apartments in NSW covered by this insurance, bought by developers who moved early. The question every buyer should be asking in a display suite is a simple one: does this building come with 10-year defect cover, and who stands behind it?&nbsp;

“We look forward to working with the Government and the Building Commission in coming weeks as the framework moves to implementation, and to sharing what we have learned over the past four years so the protection reaches owners as smoothly and quickly as possible.”

Other states are working through their own reform programs. Western Australia has indicated that decennial cover is within consideration a later stage of its reform sequence, and Queensland has been examining the settings as it looks at the development pipeline ahead of the 2032 Olympics.

Resilience Insurance acknowledges the NSW Government’s continued focus on strengthening consumer protection while supporting housing delivery across the State.

Fast Facts: What the reform means

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Proven at scale:&nbsp;Decennial cover has operated in NSW since 2022, protecting thousand of apartments.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">10 years of cover:&nbsp;Protection for major structural defects runs for a decade from completion, claimable directly and with no legal action required.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">An alternative to the bond:&nbsp;Eligible developers can meet their statutory obligation with an approved decennial-style policy in place of the 2% strata building bond.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Part of a national shift:&nbsp;The ACT has had decennial provisions in force since 2025 and Victoria passed its framework in June. NSW now joins them.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">No-fault, first resort:&nbsp;Owners corporations claim directly from the insurer without first having to establish who is liable for the defect.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost-competitive:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the 2% bond while offering broader, longer protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market position:&nbsp;Resilience originated LDI in Australia and has delivered it in NSW since 2022.</li>
</ul>

Fast Facts: What is Resilience LDI?

<ul style="color:#222222; font-family:Arial, Helvetica, sans-serif; font-size:small; font-style:normal; font-variant-ligatures:normal; font-weight:400; text-align:start; white-space:normal; background-color:#ffffff; text-decoration-thickness:initial; text-decoration-style:initial; text-decoration-color:initial">
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Resilience Latent Defects Insurance (LDI):&nbsp;Covers major structural defects for 10 years from completion.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Consumer-first:&nbsp;Direct claim access, no need for lengthy legal action.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Cost advantage:&nbsp;At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.</li>
	<li style="margin-left:15px; font-family:Aptos, Arial, Helvetica, sans-serif; font-size:12pt; color:#000000">Market leader:&nbsp;&nbsp;Resilience Insurance originated LDI in Australia and is the national market leader.</li>
</ul>

Joel Robinson

NSW parliament passes 10-year defect insurance laws for new apartment buyers

Builder-developer <a href="https://www.apartments.com.au/developers/mcnab-developments">McNab</a> has wasted little time reshaping one of South Brisbane's most significant undeveloped apartment sites after acquiring the property earlier this year.&nbsp;

McNab has lodged plans to scrap an existing approval for two 30-storey towers and instead deliver a single 28-storey residential building, preserving part of the site for a future development opportunity.

The proposal, lodged over <a href="https://www.apartments.com.au/new-apartments/64-peel-street-south-brisbane-qld-4101">64 Peel Street and 9 Cordelia Street</a>, is for a residential-led mixed-use development comprising 124 apartments above a landscaped podium, alongside a boundary realignment that preserves part of the land for a future residential project.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="743bf564-3f8f-45fc-b8d3-bbf18f5b628f" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20Peel%20st%20podium.png?VersionId=EhCxGrVn_VFH3qTbKnI4WppGwaMnOn0t" />

Designed by <a href="https://www.apartments.com.au/architects/hayball">Hayball</a>, the development will deliver 119 two-bedroom and five three-bedroom apartments across 23 residential levels. A five-level podium will accommodate 135 car spaces, while the ground floor will include a 66 sqm commercial tenancy, an activated residential lobby with work-from-home spaces, and a publicly accessible landscaped plaza linking Cordelia and Peel streets.&nbsp;

Communal amenities will span Level 6 and the rooftop, including indoor and outdoor recreation spaces, a swimming pool, barbecue facilities, kitchen and dining areas, lawn space, sauna, steam room and yoga facilities.

The application also proposes a boundary realignment to create a standalone 1,290 sqm development lot while retaining an adjacent parcel for future redevelopment, allowing the balance of the site to contribute additional housing over time.

Hayball said the architecture has been shaped by the site's elevated corner position at the intersection of Peel and Cordelia streets and Brisbane's subtropical climate.

The design incorporates generous landscaped setbacks, a masonry podium wrapped with planting, large north-facing balconies, and a slender tower profile intended to maximise natural light, cross ventilation and long-range views. The rooftop has been conceived as a wellness-focused retreat overlooking Brisbane, with amenities positioned to capture views towards Mount Coot-tha and the CBD.

<img alt="First look: McNab resets decade-old South Brisbane approval with 124-apartment tower" data-entity-type="file" data-entity-uuid="c5f99e84-6ad8-4a87-82d1-869685b754d2" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/mcnab%20tower%20perspective.png?VersionId=Gw0IuJaSAlk.tvGBxInhZOcQAdIB..2b" />

The planning submission positions the proposal as a response to both changing market conditions and Brisbane's Kurilpa Sustainable Growth Precinct planning reforms.

McNab acquired the site after the previous approval was granted, with the existing scheme no longer reflecting current residential market demands, economic conditions, construction challenges, construction efficiencies or the quality of development outcome now being pursued, the planning report noted.

McNab continues to expand its residential development pipeline across Brisbane and the Gold Coast. The developer recently launched The Tannery in West End, securing more than 60 per cent of apartments before the project's public release. It is also delivering Elements Budds Beach in Surfers Paradise and Lucia Highgate Hill, an eight-apartment boutique development overlooking the Brisbane River.

McNab resets decade-old South Brisbane approval with 124-apartment tower

A steeply sloping Bellevue Hill site is set to accommodate a new mid-rise apartment development, with plans lodged for 20 homes that respond to the site's dramatic topography.

The proposal for the consolidated land at <a href="https://www.apartments.com.au/new-apartments/138a-140-bellevue-road-bellevue-hill-nsw-2023">138A-140 Bellevue Road</a> has been designed by Sydney architecture practice Common Office, which has used the site’s substantial fall to distribute the building’s scale and unlock 20 apartments without presenting the full height to the street.&nbsp;

“The unique design strategy leverages the site’s substantial topographical fall to facilitate increased density, presenting a seven-storey profile to Bellevue Road while rising to 10 storeys at the rear,” Common Office said in its architectural design report.

The apartment mix spans one, two, three- and four-bedroom residences. Four two-bedroom apartments are designated as affordable housing, while the plans also include two adaptable dwellings. The mix is majority three-beds, with the typical three-bed apartment offering around 144 sqm internally, with balconies of around 15 sqm.

The affordable housing component represents 15 per cent of the residential floor area and allows the project to access additional height and floor space under the NSW Government’s in-fill affordable housing provisions. The site also falls within the inner area of the Low and Mid-Rise Housing Policy because it is within 400 metres walking distance of Double Bay Town Centre.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="b1230d0f-3bfa-4a11-abaf-0928c66ef345" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da.png?VersionId=dZeMK3P.OutGjN8ycjsxm8uNsj_QFWQv" />

Common Office has arranged the building around a masonry podium and a lighter upper volume, drawing on two recurring elements of Bellevue Hill’s established architecture: sandstone bases and the vertical proportions of local Inter-war Art Deco apartment buildings.

“The proposal is governed by a holistic design language that reconciles the solid horizontal masonry of the neighbourhood’s podiums with the elegant verticality of its Art Deco heritage,” the architect said.

“The building maintains a consistent rhythmic logic utilising deep recesses and a sophisticated material transition to break down the 10-storey scale into a series of articulated, human-scale volumes.”

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="0147f503-1af1-4d51-97fb-c2f1cba63a9d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20bldg.png?VersionId=GoW7q3NlK67OpnePXhk7zvklrlKb72Qc" />

Large-format sandstone tiles will define the lower levels, establishing a robust base that negotiates the change in elevation from Bellevue Road. Above, red-tinted precast concrete frames, recessed balconies, anodised aluminium screens and expanded metal details will create a more vertically expressed façade. Integrated planter beds will introduce greenery across balcony edges and recessed sections of the building.

The elongated northern façade has been divided into three recessed vertical masses to reduce its perceived length. Triangular window elements and metal privacy screens reference the geometry of nearby Art Deco buildings while controlling overlooking toward surrounding homes. The southern elevation will incorporate further privacy screening, landscaped edges and deep balconies to maintain light and ventilation.

<img alt="First Look: Plans lodged for topography-led affordable housing project in Bellevue Hill" data-entity-type="file" data-entity-uuid="e8679cf1-18bc-4447-8a0f-0052b94ab83c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Bellevue%20da%20rooftop.png?VersionId=5SQqQqRFf76rvE2p1TbxJSweMN70AIbc" />

Private and communal landscaping is distributed throughout the development. A landscaped garden apartment is positioned within the lower portion of the site, while a communal terrace on Level 5 will include a central timber deck, barbecue facilities, resident planting plots and areas for outdoor dining and informal gatherings.

Common Office described the terrace as an elevated sanctuary designed to capture district views and sunlight. Its planting strategy incorporates endemic species associated with the Eastern Suburbs Banksia Scrub, extending the landscape vertically through the building and providing habitat for local flora and fauna.

A second communal outdoor area is proposed at roof level, with built-in seating, paved gathering areas and perimeter planting.

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction. Positive Investment Enterprise is delivering the 16-apartment Kew Palm House on Birriga Road, while Chanine Developments is also under construction at Florian, a 36-apartment project on Banksia Road.

&nbsp;

Bellevue Hill is enjoying renewed momentum in the new apartment market, with several boutique developments recently launched and currently under construction.

First Look: Apartment development pitched for Bellevue Hill, Double Bay fringe

South Brisbane's apartment pipeline continues to build momentum, with <a href="https://www.apartments.com.au/developers/trk-property-group">TRK Property Group</a> lodging plans for a 161-apartment tower on Montague Road as developers accelerate investment across the Kurilpa Sustainable Growth Precinct.

The proposal for 176–186 Montague Road would replace an existing office building with a 20-storey residential tower designed by <a href="https://www.apartments.com.au/architects/cox-architecture">COX Architecture</a>, adding to a growing pipeline of high-density projects reshaping one of Brisbane's fastest-evolving inner-city precincts.

The project has been conceived as a "living building", featuring a flowing tower form, extensive vertical landscaping, and generous communal spaces that respond to the evolving Kurilpa Sustainable Growth Precinct.

TRK Property Group Development Director Matt Kan said the project reflected the confidence developers have in South Brisbane's long-term future.

"South Brisbane is entering an incredibly exciting period, and we see Montague Road sitting right at the heart of that evolution," Kan said.

"With the former Visy site directly opposite us and significant investment planned throughout the broader Kurilpa precinct, there is a real sense of momentum around this part of the city and what it will become over the coming years.

"For TRK, this is an opportunity to be part of that next chapter and deliver a project that responds to where the precinct is heading, while contributing to the continued evolution of Brisbane's river edge."

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="590fe1ad-f892-4446-a679-80e33a16d029" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20tower%20facade.png?VersionId=uOJStrcKpyHFcPE1w6_9SMAFzVMCcZll" />

The scheme includes a mix of one, two, three and four-bedroom apartments, incorporating multi-purpose rooms in selected residences to provide additional flexibility for home offices or expanded living areas. The proposed mix comprises 15 one-bedroom, 13 one-bedroom plus MPR, 73 two-bedroom, 26 two-bedroom plus MPR, 30 three-bedroom, and four four-bedroom apartments.

Rather than adopting a conventional rectilinear tower, COX Architecture has developed a sculpted form inspired by the movement of the Brisbane River.

"The proposal has been designed by COX Architecture as a 'living building' that responds to the site's riverine setting, floodplain history and evolving urban context within the Kurilpa Sustainable Growth Precinct," the planning report states.

"The architectural form draws from the fluid nature of the Brisbane River, with a curved and undulating tower form that creates a varied architectural edge and avoids a conventional rectilinear tower expression."

The podium has also been designed as an architectural feature rather than a conventional parking structure, with cascading planting, screening and natural-toned materials softening its appearance. Resident parking is elevated above ground level to address the site's flood constraints, while habitable apartments sit above flood planning levels. Upper-level communal facilities are designed to accommodate shelter-in-place arrangements during major flood events.

<img alt="First look: TRK Property joins South Brisbane apartment surge with Montague Road tower plans" data-entity-type="file" data-entity-uuid="01fa15d0-90df-46c7-9555-7941fc45373c" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/TRK%20podium.png?VersionId=mHyua.w1pHGBt9qEdWzrlsv.leztUCwO" />

Communal amenity is a major focus of the proposal. Around 1,815 sqm of shared resident space is proposed across the ground floor, level 19 and the rooftop, including co-working areas, indoor and outdoor recreation spaces, wellness facilities, dining and gathering areas, lawn spaces, a rooftop pool and spa, and extensive landscaping. At street level, a landscaped forecourt and approximately 345 sqm of publicly accessible open space along Montague Road are intended to improve the pedestrian experience while activating the building's frontage.

The development will provide 163 car spaces, including 152 resident bays and 11 visitor spaces, together with 144 bicycle spaces incorporating resident storage, visitor parking, bicycle maintenance facilities and e-mobility charging infrastructure.

The site sits within one of Brisbane's fastest-changing inner-city precincts, less than two kilometres from the CBD and within easy reach of South Bank, West End, the Queensland Cultural Centre and extensive public transport connections. The Kurilpa Sustainable Growth Precinct planning framework is encouraging higher-density residential development to help meet Brisbane's housing supply targets while supporting walkable, transit-oriented neighbourhoods.

TRK Property joins South Brisbane apartment surge with Montague Road tower plans

Article summary

<ul data-end="785" data-start="311">
	<li data-end="459" data-section-id="5hbcyr" data-start="311">Pikos Group has released the five-penthouse collection at Skye Kangaroo Point, headlined by a two-storey sky home spanning more than 1,000 sqm.</li>
	<li data-end="561" data-section-id="1p7lq8n" data-start="460">Early buyer interest suggests the residences could set a new Queensland apartment price record.</li>
	<li data-end="667" data-section-id="1y70z0l" data-start="562">The collection includes four move-in ready penthouses and the highly customised Skye One residence.</li>
	<li data-end="785" data-section-id="yvm0y1" data-start="668">The release caps one of Bri​sbane's most ambitious luxury apartment developments overlooking the Brisbane River.</li>
</ul>

<hr data-end="790" data-start="787" />
Pikos Group has released the five-penthouse collection at its <a href="https://www.apartments.com.au/buildings/skye-residences-by-pikos-kangaroo-point-8-river-terrace-kangaroo-point-qld-4169">Skye by Pikos</a> development in Kangaroo Point, with early buyer interest indicating the flagship residences could eclipse every apartment sale previously recorded in Queensland.

The collection crowns the luxury riverfront development with five residences, including four completed penthouses and Skye One, a two-level sky home spanning more than 1,000 sqm that will be tailored to its eventual owner.

[smartcode_project:default project_id=90059 project_image_fid=374075]

Wanting to offer a fully customisable home, Pikos is offering Skye One as a blank canvas, allowing the buyer to work alongside the developer's design team to customise the home's layout, finishes and internal spaces.

The residence will feature a 247 sqm private rooftop terrace with its own swimming pool, sauna, steam room, outdoor kitchen and multiple entertaining areas overlooking the Brisbane River and CBD skyline.

The remaining four penthouses have been completed and are ready for immediate occupation, each offering four bedrooms, expansive open-plan living areas, soaring ceilings and private lift access.

[smartcode_project:default project_id=90059 project_image_fid=374059]

One of the defining features throughout the project is its use of Roman Classic Travertine, with more than 20,000 sqm of the natural stone imported from Italy after being personally selected by Pikos Group Founder and Executive Director Pedro Pikos, interior designer Julie Williamson and third-generation stone specialist Mario Caucci.

Pikos said the penthouse collection represented the culmination of the company's long-term vision for Skye.

"True legacy isn't measured by what we build today, but by what endures tomorrow," Pikos said.

"Our ambition is to create places that become more valuable with time, enrich the lives of generations, and stand as timeless landmarks long after we've stepped away."

[smartcode_project:default project_id=90059 project_image_fid=374060]

Williamson said the interiors were inspired by the natural character of Kangaroo Point and the Brisbane River rather than international design trends.

"Materiality tells the story of a place," Williamson said.

"We looked to the movement of the Brisbane River, the texture of the cliff face and the warmth of the surrounding landscape to create interiors that feel understated, enduring and unmistakably Brisbane."

Positioned above the Kangaroo Point cliffs, Skye places residents within walking distance of Howard Smith Wharves, South Bank and James Street while offering uninterrupted river and city views.

[smartcode_project_cta:default project_id=90059]

Brisbane's next apartment price record? Pikos unveils Skye's exclusive penthouse collection

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?

Prominent New Zealand apartment and hotel operator, <a href="/developers/safari-group">Safari Group</a>, is offering up a prime investment opportunity for Australians to purchase off the plan in one of the world’s most popular ski destinations.

They recently took to market Mountain Oak Queenstown Apartments, in the growing precinct of Remarkables Park in Frankton, near the airport and at the foot of The Remarkables - the mountain range the locals like to call “The Remarks”.&nbsp;

Sydney investors have shown interest in the one, two and three-bedroom apartments that secure high-season occupancy six months over the year, primarily over summer and winter months.

They average 90 per cent occupancy across their portfolio over January, February, March, August, November and December, while shoulder season months of April, July, September and October are still occupied 70 per cent of the time, with the growing appeal of Queenstown becoming not just a hotspot for the snow, but a lifestyle destination.

Even in the low seasons of May and June, occupancy levels reach around 40 per cent.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/f_auto,c_limit,w_1440,q_auto/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/field/image/Ext_Cam15_Sunny.jpg?VersionId=SJAROUM_1s.Tr5ciMk4EEj5oAt_Vewmv" />

Safari’s Safari Hotels arm can also manage the holiday letting for an investor, from the listing on holiday accommodation websites such as Airbnb and Booking.com to the cleaning and maintenance of the investment. They’ve been in the short stay management business for 15 years and offer 24/7 support for investors, an important convenience benefit for any overseas investor

Another major drawcard for Australians is that New Zealand doesn’t have a stamp duty policy - so the entry price of NZ$639,000 (AU$586,000), is all that is payable on completion.

<img alt="Safari Group’s Mountain Oak Apartments brings new investment potential to Queenstown" data-entity-type="" data-entity-uuid="" src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,dpr_2.0,q_auto:good/https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/313_Livingv2_WEB.jpg?VersionId=nV229fM0ZeYpoxOrX372HyGjfwY_LR8c" />

Safari is starting construction of the 141 apartments in Q2 this year, with a two-year build estimated to complete in mid-to-late 2027.<img alt="" data-entity-type="" data-entity-uuid="" height="15" src="https://lh7-rt.googleusercontent.com/docsz/AD_4nXczFpFAb7WuA6f4f9TtKWcqXyNwR8qqtakWv352ERkpqNlP3KwIo8YKxw67jZNHfpjEGIZGv5MQTbnvLZwNt8iu9IVdOrswOjCvBZ4zhSoOOLrpt6etVEZTN1gkBho0r_R72zdHNA?key=yq3daOanqHSb88QFd8jGYKdb" title="Click and drag to move" width="15" />​

The apartments will feature modern amenities and contemporary designs with expansive windows capturing sweeping views of The Remarkables mountain range.&nbsp;

Interiors are equipped with modern finishes, premium appliances, and secure electronic key-locked doors, ensuring a comfortable living experience for residents and guests alike.

With its strategic location near Coronet Peak and Cardrona Alpine Resort, as well as key retail and dining precincts such as Market Street, Five Mile Shopping Centre, and Remarkables Market, Mountain Oak offers a strong proposition for investors seeking high rental yields and capital appreciation in one of New Zealand’s most sought-after locations.&nbsp;

Queenstown’s sustained demand for visitor accommodation and rental properties is underpinned by a shortage of housing options, attracting both local and international buyers.

Safari Group offers low-touch investment proposition in Queenstown’s popular ski fields district

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The long election lead time of nine months has largely been the cause of a slowdown across the country, according to HSBC Bank Australia Limited’s chief economist Paul Bloxham and economist Adam Richardson.
In Bloxham and Richardson’s HSBC report Australian Election Observer noted that the long lead time has potentially held back business confidence in recent months, keeping the entire market slow.
“As such, whoever wins, a reduction in tax and regulatory uncertainty postelection, could provide a boost to confidence,” the report states.
“Julia Gillard, the former Prime-Minister and leader of the Labor Party, took the unusual option of announcing the 2013 election nine months in advance. While her replacement by Kevin Rudd changed the election date, businesses have now sat through around eight months of uncertainty over the postelection regulatory environment.
“This has been one factor that may have held back business confidence and conditions recently. In addition, firms have likely held of hiring and investment until they have more certainty over the political landscape.”
<img alt="poll-results-sept-9-two" height="111" width="470" src="/images/stories/2013/09/09/poll-results-sept-9-two.jpg">
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jduke-EHk3XBmHkn

Long election lead time caused slowdown: Paul Bloxham, Adam Richardson

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Every Friday Jonathan Chancellor and Margie Blok go head to head discusssing the issue of the property week.
This week they discuss Bishopscourt, at 11 Greenoaks Avenue, one of Sydney's most historic mansions.
<a href="https://www.propertyobserver.com.au/news/bishopscourt-darling-point-for-sale-for-probable-%2425-million-plus-hopes/2013090264719" target="_blank">Property Observer recently reported</a> that the Ray White Double Bay agency has been appointed to sell the Anglican Church's redundant Darling Point trophy home.
 
<hr>
 <img src="/images/stories/2013/09/06/HE-SAID-WORDS.jpg" alt="HE-SAID-WORDS" width="132" height="30"><img src="/images/stories/2013/09/06/NO.jpg" alt="NO" width="55" height="30"><img src="/images/stories/2013/09/06/jc-silhouette-5.jpg" alt="jc-silhouette-5" width="200" height="300" style="float: right;">
The gothic sandstone home - especially the south-east facing wing - would just be too cold in winter. And the upkeep would be far too expensive - about $100,000 annually to keep the building in good repair.
The vast size of this mansion demands more cheques for a live-in housekeeper as well as several cleaning staff. The 6216 square metre grounds require a full-time gardener, as well as a gofer to do a daily sweep of leaves falling from the fig trees that line the gravel driveway and front garden. By the way overlooked by neighbouring blocks of flats. It would cost a bomb to renovate even if $2 million was spent recently on the chimneys and slate roofing.
It would also cost a motza to maintain the gorgeous leadlight-pane windows, let alone keep them clean - heaven knows how much the Moran family pay for window cleaning at their nearby historic mansion, The Swifts, which was previously owned by reclusive property investor, Carl Spies. I'd follow the approach of Spies who enjoyed a Howard Hughes-like reputation at The Swifts where he kept the front gates locked and the blinds drawn during his six-year ownership until 1992 when St George Bank took over as mortgagee-in-possession.
And let’s be honest, who needs a chapel in the house?
<img src="/images/stories/2013/09/06/mb-silhouette-4.jpg" alt="mb-silhouette-4" width="200" height="300" style="float: left;"><img src="/images/stories/2013/09/06/SHE-SAID-WORDS.jpg" alt="SHE-SAID-WORDS" width="149" height="30"><img src="/images/stories/2013/09/06/YES.jpg" alt="YES" width="55" height="30">
For starters any Bishopscourt buyer will best revert it to one of its earlier names, either Percyville or Greenoaks. It really does rank among a handful of pioneer homes to have survived from the 1850s to now. Flowered in sandstone Gothic extravagances, its dates back to the pioneer Thomas Sutcliffe Mort, who built an empire on wool, dairy, meat, mining and shipping. A mansion that displays extraordinary self-made wealth.
Of course, mansions are the palaces and cathedrals of mortals desirous of emulating the enduring permanency of the church and state. This one is the Brideshead of Sydney and perfect for a modern-day family of Marchmain-esque wealth and devout religious sensibilities.
One of Sydney’s most palatial and historic mansions, this opulent sandstone residence is truly magnificent, especially the superbly proportioned formal rooms with intricately detailed ceilings - but the piece-de-résistance is the private chapel with its sandstone walls, elegant timber panelling and towering ceiling. An inspired designer, such as Thomas Hamel, could do wonders with the interiors of this palatial home and transform it for 21st centruy living.
Last traded 113 years ago for £6,750, the Bishopscourt estate presents a once in a generation opportunity to purchase a significant holding on Double Bay’s doorstep. The only other heritage eastern suburbs estate sold during recent times is Bellevue Hill’s Rona – it was snapped up for just $20 million in 2006 by property developer Terry Agnew, one’s of the shrewdest real estate players in Australia.
Nothing at Hunters Hill, the suburb famed for 19th century sandstone houses, holds a candle to Bishopscourt – and city commuting is much quicker from Darling Point than Hunters Hill. As far as privately owned historic mansions go, Bishopscourt is without peer in the eastern suburbs – apart from the Moran family’s The Swifts in Darling Point Road with its ballroom bigger than Government House.
I recall The Swifts came with the Tooth family's latin motto (Perseverantia Palman Obtinebit) cut into its façade which translated means "Perseverance yields the prize." And this is the prize that many have prayed for the opportunity to buy. The church contemplated selling it in 1963, 1982, 1991 2001, and most recently in 2010 when defeated in the synod by the narrowest of margins. Given John Schaeffer, a heritage mansion collector who sold Rona to Agnew, now directs his attention to towering harbourside apartments, there's at least one obvious contender out of the running for the Bishopscourt estate.
This heritage estate is unlikely to attract nouveau riche mining types with a penchant for glamour and glitz. I maintain they'd much prefer fake gothic architecture sans heritage authorities telling them what they can and can't do. This one is for property bluebloods.
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jchancellor-FAypfDUnLy

Bishopscourt, the Anglican Church’s 1850s trophy sandstone offering: He Said/She Said

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Uh oh. Say it ain’t so. It appears that one of the main issues to capture the attention of the media as a result of the final political leaders debate last week was their positions on foreign ownership.
That old chestnut.
In what has been a relatively dull election campaign, and with a foundation of rising property prices, I hope we’re not about to see the focus return to Chinese property investors. It does seem to be one of the go to topics when property prices begin to rise as they are right now.
In the debate last weekend Kevin Rudd said he was "a bit nervous, a bit anxious" about foreign ownership of Australian land. Tony Abbott said "Australia should not have a 'colour ban' on investors."
It’s one of those emotive topics that has the ability to raise the collective national pulse. Remember a couple of years ago when talk of Chinese buyers outbidding locals at auctions led to the government responding by tightening the rules around temporary residents buying property?
And then there was the dob in an agent hotline. I actually rang it today to see if it still works and can report that it was answered by a helpful FIRB employee who explained that I needed to put any information on a suspected breach in writing!
Yes we do continue to see significant interest in the high-end, Sydney apartment market from Chinese nationals. Yes it has slowed a little over the last twelve months but there is no denying that for premium priced properties the Chinese buyer is a key target market to achieve a potential sale.
So I hope that the increasing competition in the property market doesn’t ignite the flame of anger and blame that Chinese buyers are solely responsible for pushing up prices. From where I sit, rather than fear their presence in the market, we should be nervous about what it means if they leave.
 
<hr>
 Ewan Morton is managing director of the Sydney based <a target="_blank" href="https://www.mortonandmorton.com.au/" rel="nofollow">Morton &amp; Morton</a>.
 
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emorton-DecMjPQt5h

Election focus should not fall on foreign property ownership: Ewan Morton 

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Let’s be honest, most of us want to be rich and many of us are fascinated by those who already are.  
How did they do it? How can we do it too?  
The truth is wealthy people don’t do different thing, they just do these things in a different way; from the way they think to the actions that they take.  
I’ll let you in on a little secret, not everybody has to work hard for their money.  
People who own businesses have employees who are willing to work for money, whereas the business owner generally has his money working for him. The same is true for investors, their money works for them.  
It’s called passive income. Being a property investor or a business owner is like owning the proverbial money tree – you control something that makes money for you, without the need to even be there.  
In his <a target="_blank" href="https://www.richdad.com/Home.aspx">Rich Dad, Poor Dad</a> series of books, Robert Kiyosaki explains how the rich differ from the poor. It’s not just because they have more money. The main difference is how they think about and interact with their money.  
When it comes down to how people make money, we can all be placed in one of four categories:   
1. The employed – have a job
Employees trade hours for dollars; however what they really get are leftovers – after the government takes its share in taxes.  
“So what? They do that to everyone!” you may be thinking.  
Well no, they don’t. Business owners and investors only pay tax on what’s left over after their bills are paid.  
Wouldn’t it be nice to only have to pay tax on what you don’t spend?  
2. The self-employed – own a job <ol></ol>
Self-employed people and professionals usually want to be their own boss. They’re prepared to work hard, but often what they’ve done is swap one boss for hundreds of bosses – customers or clients.  
In reality, self-employed people aren’t business owners – they still work for their money, but they’re somewhat better off than employed people because they’re able to take advantage of tax deductions that allow them to pay their business expenses before being taxed on what’s left over.  
3. The business owner – owns a system and people work for them
The true business owner not only doesn’t have to work, he doesn’t have to be at work every day, because he has a system and people to do it all for him, and possibly even supervisors to manage his workers.  
The true business owner asks, “Why do it yourself when you can employ someone to do it for you?”  
After initially investing in a business idea, and a business system, they let the money they have invested – which is now in the form of a business – work for them.  
4. The investor – money works for them <ol></ol>
Investors don’t have to work either, because their money works for them.  
If you hope to become rich at some point, you have to belong to this group because investors convert money into wealth.  
Obviously, you’re not going to jump from being an employee to a full time investor overnight. But you can start taking the steps to move from being an employee or self employed, by building your own property portfolio.  
Done correctly, income earning residential real estate can be your vehicle for getting out of the rat race!  
There are also many legal tax advantages available to investors. One of the reasons the rich get richer is that in some cases, they make millions and legally pay very little tax. That’s because they build their assets, not their income and make their money as investors, not workers.  
Imagine you own investment properties worth $1million that increases in value by 8% each year. In twelve months your asset base will have increased by $80,000, yet no tax is payable on this. Wealthy property investor can borrow against the increased value of their assets and use the money to reinvest or live off.  
Where do you stand?
Which category do you fit in? Are you an employee, self employed, a business owner or an investor?  
In the past there has been a slow but steady transfer of wealth from employees and self-employed to business owners and investors. They’re all playing the same game, but each group is playing with a different set of rules and their mindsets are poles apart.  
Employees and the self-employed work harder and harder, trying to build cashflow, yet many dig themselves deeper into a hole of consumer debt.  
In the meantime, business owners and investors slowly build up their assets. The employed and self-employed pay the most tax, while business owners and investors take advantage of legal tax loopholes.  
Logically, if you want to become wealthy you are going to have to become either a business owner or an investor. It’s just too hard to become rich as an employee or self-employed worker.  
Does that mean you should give up your day job?  
Not necessarily. Many employees have become very successful investors – in particular property investors.  
So rather than relinquish your job, I suggest you start educating yourself with the aim of becoming a property investor – initially in your spare time and then maybe, if you choose, on a full time basis.  
Should you become a business owner?  
Most small businesses fail in the first five years.  
In general I think the opportunity to become rich through successful property investment is much easier for the average Australian. That’s why I recommend you seriously consider making your fortune as an educated, financially fluent real estate investor who treats their property like a business.
 
<hr>
 Michael Yardney is a director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Strategists</a>.
 
 
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myardney-DFoGhGbSJX

Why property investors make money work for them: Michael Yardney

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Fashion giant H&amp;M has finally confirmed it will open its inaugural Australian store in Melbourne, in a high-profile location in the iconic GPO building.
The announcement confirms the company’s long-awaited search for a suitable property, having spent months scouting potential locations. But it also serves to show international appetite for Australian retail space is still going strong.
“A lot of international retailers still view Australia as somewhat of a beacon on the hill,” Simon Fonteyn, the managing director of Leasing Information Services, said this morning.
ISPT, the operator of the GPO building, announced yesterday H&amp;M’s flagship store would open with 5000m2 of space in the heritage-listed building.
In a statement, ISPT retail asset manager Sam Curry said the store would help boost the Melbourne CBD precinct.
“We are delighted to have this opportunity to introduce such a famous and highly anticipated international fashion retailer to the Australian market,” Curry said.
The company is the <a href="https://www.smartcompany.com.au/retail/054768-h-m-expands-to-australia-five-things-you-didn-t-know-about-the-iconic-retailer/2-2">world’s largest clothing group</a>, and is still partly owned by the family of the original founder. The company has 2900 stores in 51 countries, and is still on an epic expansion plan – targeting 10-15% per year.
H&amp;M, which was founded in 1947, follows the model of several of its fashion counterparts by working closely with designers and using a rapid shipping model – much like its counterpart, Zara and Topshop.
The H&amp;M store will sit just metres from where the inaugural Australian Zara store opened in 2011.
The importation of international fashion to Australia has been a hot topic over the past few years, with the local industry complaining that while new entrants create foot traffic and draw attention, they also push up prices.
While the market has been quiet for some time regarding any new entries, Fonteyn says that environment shouldn’t last too long – plenty of retailers still view Australia as an opportunity.
“A lot of the international retailers use Zara as a benchmark for what’s possible, and now you have companies like TopShop as well.”
“Some of these stores are even quasi-anchor stores. There is a demand for these types of internationals within Australian centres.”
<hr>
This article was originally published on <a href="https://www.smartcompany.com.au" target="_blank">SmartCompany</a>.
 
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pmcstafford-pr9eMARWoN

H&M to open first Australian store in Melbourne GPO building

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A private motor dealership has paid more than $3 million for a prominent mixed-use site in Mill Park.
The 2 Oleander Drive, Mill Park, site of 5167 square metres was sold through expressions of interest by CBRE’s Jamus Campbell and Scott Orchard, and Gross Waddell’s Jonathon McCormack and Daniel Greenlees
The vendors were Gibson Property Corporation and Roche Property Group, who are developing the Mason Point precinct.
Campbell said the prominent location - in the prominent Mason Point development - was a key factor behind the sale. “Mason Point is one of the largest mixed-use developments in Melbourne’s north. It’s set to become home to more than 800 residents and the workplace for around 1,000 employees.”
Mason Point is anchored by Westfield, Bunnings, Masters and Toyota.
The site offers ready access to east and west connections between Epping and Greensborough via McDonalds Road, and also north and south connections between Whittlesea and the CBD via Plenty Road.
The property also has a street frontage to busy McDonalds Road which handles more than 20,000 vehicles per day.
For further information about Mason Point, visit <a href="https://www.masonpoint.com.au/">www.masonpoint.com.au</a>.
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staylor-63KgDrKwoY

Mixed-use site snapped up for $3 million

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Panellists at a high-level property lunch in Sydney yesterday presented contrasting views of the Australian economy and the post-election outlook. 

 Two of the three property market experts at yesterday’s Australia-Israel Chamber of Commerce function had recently arrived here from overseas. Both were very bullish, saying that the Australian economy compared very favorably with those of the United Kingdom and the US. 
 In contrast, local property developer Lang Walker, the executive chairman of developer Walker Corporation, said that Australian business confidence was low due to political instability and a lack of job security. 
 Susan Lloyd-Hurwitz, the Managing Director of listed real estate group Mirvac, has spent many years working overseas. She contrasted Australia’s GDP growth rate of 3% with that of the UK, which was 0.3%. 
 There are a lot of opportunities for people to carry assets given the strong economic fundamentals, Ms Lloyd-Hurwitz said. The unique transparency of the local property market was one of the qualities that gave “developers confidence to deploy certain amounts of capital.” 
 The third member of the panel, American Bill Powell, recently relocated from New York to become the CEO of Brookfield Australia. Brookfield’s parent company, based in North America, is a global asset manager focused on property, renewable power and infrastructure with over $175 billion of assets under management. 
 Mr Powell said he was “shocked with the negativity” around the local economy, as we had a “great GDP, low unemployment, low CPI and banks that were well capitalized.” 
 Other advantages were a strong fiscal outlook and the presence of an educated workforce with capital to invest, he said. 
 By way of contrast, Mr Walker said that this country needed foreign workers because the work ethic of young Australians was lacking. On top of this, the government had recently “virtually doubled” the wages of apprentices, making them too expensive for many employers to hire, he said. 
 The 67-year-old executive chairman of property development company Walker Corporation, who was last year estimated to be worth be worth $2.1 billion, went on to say that “in the old days, the training process took three to five years and you were paid a little bit more each year. That’s not the case now, it’s too expensive.” 
 His statements are not quite right, however. Last month the Fair Work Commission increased the wages of first-year apprentices from $304 to $400 a week, to reflect the fact that most apprentices are now school leavers. 
 Mr Walker also said that although, as a nation, we are “burdened by regulation”, his recent dealings with the Queensland bureaucracy, which has been slashed by Premier Campbell Newman, had been extremely positive. His latest approval from the Queensland Land Titles Office had taken only one day, he said. 
 A total of 800 people attended the lunch, which is one of the most popular events in the AICC calendar. 
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Property experts present contrasting outlook on Australian market

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It’s getting easier to afford a house – and that’s official.
The latest Adelaide Bank/REIA Housing Affordability Report shows that housing affordability has been improving over the past two years, with the proportion of income required to meet repayments at 28.7% - the lowest in a decade.
“With the exception of the Northern Territory, all states and territories recorded improvements over the quarter, the largest being Queensland where the proportion of income required to meet loan repayments dropped by 1.9% to 26%,” Real Estate Institute of Australia president Peter Bushby said.
Because of its higher average incomes, the ACT is still the most affordable state or territory in  which to buy a home, and NSW remains the least affordable with the proportion of income required to meet loan repayments 5.6% higher than the national average.
“Despite relatively low average loan sizes and rents, South Australia is one of the least affordable states or territories in which to buy or rent,’’ Bushby said.
“Affordability has improved in all states and territories when compared to the same time last year, and, no doubt, the seven interest rate cuts since November 2011 have played a role.
“Variable interest rates declined 0.2 percentage points - from 6.1% to 5.9% in the June quarter – which is a decrease of 0.7 percentage points compared to the same time last year.
Also, the three year fixed rate fell by 0.3% over the quarter and 0.9% compared to the June quarter 2012, to 5.1%.”
Bushby said more effort was required to entice first home buyers back into the market. Measures could include stamp duty reforms, access to superannuation and first home buyers’ assistance.
"They made up just 14.6% of the owner-occupier market - a persistently low number compared to the long-run average proportion of 20%,’’ he said.
“Victoria had the largest jump in the number of loans to first home buyers over the quarter and Western Australia the largest over the year.”
Rental affordability also improved with the proportion of income required to meet rent payments decreasing slightly to 23.7%.
The figures showed it is now more affordable to buy than rent in Tasmania.
See the Adelaide Bank/REIA Housing Affordability Report at www.reia.com.au 
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Getting into the property market is becoming easier

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Small things; incidental stuff; anecdotal evidence is what I like to look for.  Data is nice too, but too much data bores.  Stories, tell-tale signs, glimpses of change often mean much more.  
Several things in recent weeks have convinced me that things have now changed.  A residential recovery is on its way. 
It often is a news item – something that really should only get local attention – like calling a marginal, unknown female politician “sexy” – that gets a life of its own and announces that a race is underway.  
One such article was about a new <a target="_blank" href="https://www.theage.com.au/business/property/micro-living-in-the-big-city-is-not-for-everyone-20130818-2s51z">micro-apartment</a> development in Melbourne.  No big deal.  But when we get invited by several media outlets to comment then maybe the mindset has shifted.  The number of online replies and the amount of social media reply supports this muse.
You can see a similar trend with the “Sydney boom or not” <a target="_blank" href="https://smh.domain.com.au/real-estate-news/sydneys-strong-but-its-not-a-property-boom-20130819-2s7bj">conversation</a> over recent weeks.  
Another, more localised indicator is golf.  Golf?  
See, I haven’t played a game in over 18 months.  Lost interest.  Work got in the way.  Mind elsewhere.  
Most with whom I played, felt the same way.  But in the last month or so, the invites for an early or late round are starting to come.  Hmmm, are things looking up?  
Finally, I like to go to auctions.  I hang in the back of the crowd.  I like to play ‘nearest the pin’ – see, golf is never really that far away.  I am often pretty close – within a few per cent of the final price – but of late I have been way, way off – missing by a wide mark &amp; always on the low side.  Last weekend I was close to six figures off the mark.  Six figures!  
Just as well I am getting invited to play some golf, as my auction performance of late is quite humiliating.  
Some facts &amp; figures  
Re this talk of recovery – if the micro-apartment &amp; Sydney boom media attention are bellwethers - I fear we could get more disconnected than usual from reality.  
So in this spirit it is timely to outline some truths about the Australian housing market.  
Here goes.  And yes, this list does include data.  I hope you don’t get too bored!  
*     One in every seven Australian households owns one single residential investment property.  Just 480,000 households own two rental properties; with 162,000 or a paltry 2% of Australian households owning three or more investment homes.  These volumes have changed little over the last two decades or so.  
So everyone isn’t buying an investment property.  Whilst it will be an investor-led recovery, there isn’t a massive need to rush.  
*     Three-quarters of our housing is detached.  One in eight homes is attached (duplex or townhouse for example).  The same proportion applies to apartments.  1% of our homes are caravans, boats or similar.  These percentages have also not changed in decades.  
We are suburban.  Most live in a suburban setting.  Some suburbs might be going through gentrification, which is good for the locals and investors too.  But not everyone is moving downtown or into apartments.  In fact, only a limited number actually do.  
*     Household size is increasing, not in decline.  And whilst there are smaller apartments downtown, overall the size of our new homes is growing.  Just 4% of Australia’s homes have one-bedroom and 15% have two-bedrooms.  This mix has also not changed in decades.  
What has changed in recent years the number of three and four-plus bedroom dwellings.  Today 42% of our dwellings have three-bedrooms (it was 48% 10 years ago) and 39% of our housing stock today contains four or more bedrooms.  Up from 33% in 2001.  
*     Whilst, statistically, half of Australia’s households either live alone or as a couple without children at home, very few people actually live alone or even in groups of two.  The census tells us that just one in ten people live alone; one-quarter of us live in groups of two; 40% in groups of three or four and another quarter in groups of five or more people.  
We are tribal.  Density must be offset.  Living independently is quite different from living alone.  
*     One in ten of our private dwellings is occupied.  They aren’t all apartments on the Gold Coast, in Noosa or batches at Bateman’s Bay.  Many are suburban homes.  At present, a quarter of our population growth comes from overseas.  Many of these are returning expats, who are increasingly attracted back due to the lower Australian dollar.  Asian investors will often buy before migrating and they too often don’t rent out their properties.  So some (maybe many, who knows?) migrants will move back into their empty homes.  
Whilst higher population growth leads to expanding housing demand, there isn’t always a direct mathematical relationship.  
*     There’s a lot of research which indicates that on average, travellers operate within a fixed time budget.  It seems to be around 30 minutes (one way) for the typical work commute in Australia.  We are prepared to travel further for leisure.  
When given a reduced travel time (e.g. better infrastructure) commuters tend on average to spend the time saving on travelling to more distant but better jobs, or as is more often the case, to a better residential property/location.  
So an improvement in access to places of work doesn’t always mean better price growth.  It doesn’t hurt.  But its multiplier impact is limited.  Ironically, new infrastructure projects often help property values further afield than most advocate.  
Note I said “recovery” and not “boom”.  A plus 20% lift in values over the next three or four years isn’t a boom.  Only if prices rise that much within 12 to 18 months would the “boom” title be justified.
 
<hr>
 Michael Matusik is the founder of <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.matusik.com.au/">Matusik Property Insights</a>, which has helped over 550 new residential projects come to fruition.   Read <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.matusikmissive.com.au/">Michael’s Blog</a> or follow him on <a style="font-size: 14px;" rel="nofollow" target="_blank" href="https://www.facebook.com/ThinkMatusik?fref=ts">Facebook</a> and <a rel="nofollow" target="_blank" href="https://www.twitter.com/michaelmatusik">Twitter</a> or connect via <a rel="nofollow" href="https://www.linkedin.com/in/michaelmatusik">LinkedIn</a>.
 
 
 
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Of mystics and statistics, a residential recovery is on the way: Michael Matusik

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Fast forward a few weeks and the federal election will be over, the result will be known and we'll be getting on with our lives. So what will that mean for the property markets? What will happen to the value of our home or investment property? Fact is, whatever the election result the news is good for our property markets. Let's look at 10 reasons why:
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