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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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Many young Australian families are having difficulty getting a foot on the rungs of the property ladder and the common catch cry is “property is unaffordable”. Some blame the high cost of housing on greedy developers while others blame wealthy investors who use tax dodges like negative gearing.  
But is that really the case?  
There is no doubt housing in our capital cities is expensive, but is it really unaffordable? Let’s have a look.  
Why are house prices so high?
House prices are obviously made up of the land component and cost of the dwelling on it.  
The cost of building a new house has hardly moved (in inflation-adjusted terms) over the last 20 years, however land prices have skyrocketed.  
By restricting the <a target="_blank" href="https://www.propertyobserver.com.au/australian-capital-territory/increasing-land-supply-is-not-the-answer-to-affordability-issues-terry-ryder/2013041060295">amount of land</a> available on the urban fringes of our cities, in part to cap urban sprawl and the associated costs of building infrastructure, state governments have sent the price of entry-level housing through the roof.  
I’ve heard it said that Australia does not have a housing affordability problem, it has a land affordability problem.  
How much of the cost of a new home goes into taxes?
If I asked you how much of the cost of a new home goes toward paying for various taxes, what would your guess be?
Would you guess 5%? Or maybe 10%?  
Well, you would be way of the mark. It can be as much as 44%.  
Research by the Centre for International Economics, commissioned by the HIA, found that Sydneysiders paid about 44% (or an average of $268,000) in various taxes when they built new homes. In Brisbane the figure was about 36% (or $191,000) and in Melbourne taxes accounted for 38% of the cost of new homes.  
In other words, new housing is one of the most heavily taxed sectors of the Australian economy.  
Are houses really unaffordable?
Having said that, do today’s first homebuyers really have it tougher than their parents did?  
Is it all really as bad as what many commentators and the media would have us think?  
I know when I bought my first property close to 40 years ago, properties were unaffordable.  
My first mortgage was for $16,000 and I had no idea how I was ever going to pay it off over the 20-year term. Remember, I was only getting $12 a week rent from my tenant back then in the 1970s.  
According to the ANZ’s head of property research, Paul Braddick, those looking to get their foot in the proverbial property door are no worse off today than purchasers from the 1980s.  
Contrary to popular belief, Australian property prices have increased in line with rising incomes and lower interest rates over the past thirty years. Over the last few decades, increasing income and falling interest rates have been capitalized into house prices.  
The increased number of households with two wages, as well as higher average incomes for women, has put buyers in a better financial position than they were in three decades ago. And recently flat or falling house prices plus falling interest rates have made properties more affordable for many.  
A reality check
Before we complain too much about the cost of new housing, let’s not forget that the type of property many first homebuyers expect today is very different to what their parents started off in. In fact they expect to start off in the type of house it took their parents 30 years to be able to afford.  
Today’s first-home buyers are looking for bigger homes on a large block of land with an ensuite, probably a double garage, all the modern conveniences including air conditioning, a dishwasher and let’s throw in a media room for good measure.  
It’s also worth noting that today around 70% of people own their own home and just 30% rent. In 1911 those figures were reversed; at that time the typical house would have only had one bathroom (an outside toilet).  
By the way, did you know Australia can lay claim to having the largest homes in the world? The average size of our new homes is 214.6 square metres. While US home-builders have been building smaller homes over the last few years, Australian homes have continued to get larger. 
 
<hr class="system-pagebreak">
So what is affordable?
There are many ways to measure housing affordability and many of the models used by overseas economists are not really relevant to Australia.  
To me the key question is: do households in 2013 have more or less disposable income after buying a home and paying down the mortgage than their predecessors?  
Last year the RBA found that, contrary to popular myth, today's households actually have more disposable income than at any other point since they began their analysis in 1993.
Of course, there are some good explanations for this. Per capita disposable income has been growing very strongly, and has outpaced house price appreciation, over the last 7-8 years.  
Over the longer-term, we have had a structural decline in the unemployment rate from the double-digit peaks in the early 1990s to just over 5% today. And then we have had the rise of multi-income households thanks to a secular increase in the female participation rate.  
Last month, the Reserve Bank assistant governor Christoper Kent presented the following chart, which shows that payments on new housing loans now represent less than a quarter of disposable income due to the property price correction we experienced in 2011 and the in first half of 2012 (a time when the cash rate fell from 4.75% to 3.00%).
On the other hand, wages continued to grow <a href="https://www.propertyobserver.com.au/https://www.abs.gov.au/ausstats/abs@.nsf/mf/6345.0" target="_blank">across Australia last year</a> by an average of 3.4%.
<img alt="yardneyapril19one" src="/images/stories/2013/04/yardneyapril19one.jpg" width="374" height="353">
In summary
Currently, interest rates are at record lows and may even fall a little further at a time when incomes are likely to keep rising as our economy chugs along. This will make housing even more affordable for many this year.   Now may be as good a time as any to buy your next property.
Michael Yardney is a director of <a href="https://www.metropole.com.au/" rel="nofollow">Metropole Property Strategists</a>.
 
 
 
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Housing is more affordable than you think

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Two South Australian regions have topped an HIA-RP Data list of the 10 least expensive regional markets for buying residential land.
With a median lot price of $72,000, Murray Lands (SA) was clearly the least expensive market.
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Ten most affordable regional markets for building blocks: HIA-RP Data

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One of Melbourne’s greenest buildings, the Grocon-built Pixel has been listed for sale.
Located at 205 Queensberry Street Carlton, the distinctive building is touted as a highly-sustainable commercial office development.
<img src="/images/stories/2013/04/pixelapril19one.jpg" alt="pixelapril19one" width="470" height="313">
It comes with $6 million plus reported price hopes.
The building has previously been used by Ross Garnaut’s climate change team as temporary office accommodation in 2011. It has also served as the sales suite for the Swanston Square apartments.
<img src="/images/stories/2013/04/pixelapril19two.jpg" alt="pixelapril19two" width="470" height="300">
Sitting on 900 square metres, the building has received many awards since it was built in 2010, including a perfect score from the Green Building Council of Australia. It also earned the highest sustainability rating from the US Green Building Council. Designed by Melbourne-based Studio505, it has four levels of office space and a rooftop garden with wind turbines and solar panels powering the building.
<img src="/images/stories/2013/04/pixelapril19three.jpg" alt="pixelapril19three" width="470" height="325">
Pixel has achieved an unprecedented number of accolades and awards since construction began in 2009, including 6 Star Greenstar Ratings from the GBCA, with a perfect score of 105 credits for Design and 104 credits for As Built. In 2012, it also achieved the world’s highest LEED rating and score from the US Green Building Council.
Grocon and Umow Lai, the sustainability and engineering services consultancy, are now finalising the BREEAM submission (UK rating) seeking to achieve the highest score to date using this tool.
"We are well on the way to realising our BREEAM target,” said Grocon’s David Waldren.
“Pixel is an iconic building for Grocon and one of which we are extremely proud, both from its innovation in design and construction as well as its industry leading green credentials.”
Grocon says the striking façade allows for maximum daylight, shade, views and glare control.
The private developer expects to receive interest from owner-occupiers and investors looking to express their green values.
“We are hoping that any purchaser will share our values in cutting edge innovation and sustainability,” Grocon CEO Daniel Grollo says.
“Many of the discoveries in building design and technology have been successfully transferred to our other developments,” Grollo says.
CBRE City Sales agents Josh Rutman and Tom Tuxworth are undertaking an expressions of interest campaign closing May 23.
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Carlton's green, but multi-coloured Pixel office block listed for sale by Grocon

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Sydney, Melbourne and Adelaide have seen significant drops in the amount of time dwellings are spending on the market, while the figure for Brisbane has climbed sharply.
The latest information from Australian Property Monitors shows a month-on-month reduction of eight days in Sydney, 15 days in Melbourne and 13 days in Adelaide. Canberra and the Gold Coast each had a reduction of two days.
The figure for Brisbane, however, jumped from 108 days to 123 days.
Meanwhile, all capital cities except for Brisbane saw either no change or a reduction in the level of discounting that vendors are having to offer in order to sell dwellings.
The average discount required by Brisbane vendors to secure a sale rose from 6.7% to 7.7%.
Click to enlarge
<a title="Click to enlarge" href="/images/stories/2013/04/apmapril18one.jpg" rel="shadowbox"><img src="/images/stories/2013/04/apmapril18onethumb.jpg"></a>
Source: <a href="https://apm.com.au/" target="_blank">APM</a>
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Sydney and Melbourne dwellings spending less time on market: APM

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A study on borrowing with a friend by HomeLoanFinder.com.au has found that 83.5% of Aussies wouldn’t even conceive buying a property with on of their mates.
Of the 83.5%, 57.2% said they would worry that buying a place with a friend could ruin the friendship, while 26.3% wouldn’t dream of trusting a friend to make this high level commitment.


A surprisingly large 16.5% of Aussies think that purchasing a property with a friend is a great idea.


Buying a property with a friend will take the relationship to extremes normal friendships aren’t meant to endure. Which is why the rules of purchasing a property with a friend must be established early, with the ground rules of the process and relationship clearly spelled out.
1. Use a co-ownership agreement

Establishing the ground rules from the start will communicate very clearly to your friend what your expectations are and seriousness of the commitment. As a co-ownership agreement is a legal document, there will be clear steps to follow in a disagreement.


2. Decide how costs will be shared

Does your friend have a realistic expectation of some of the ongoing costs with property? Are they good with their money? How would you deal with a situation where your friend always says ‘I’ll get the next one’ when the bills start rolling in?
Managing a mortgage together takes maturity and strict budgeting skills. If your friend lacks self-restraint, your joint-venture could be doomed from the start.


3. Have an exit strategy

When buying property, it is worth using Murphy’s law to plan — whatever can go wrong will go wrong, in the worse possible way.


This shouldn’t be approached in a way that scares people out of borrowing, however buyers should plan properly for the many various troubles that could occur:
- one of you dies or becomes seriously ill or disabled

- a cut in pay or loss of job

- bankruptcy

- relationship changes with your friend or issues with spouses and families become harmful

- the property is sold at a loss


Have in mind your desired outcome from the beginning and how this can be realistically achieved and managed amicably.


4. Choose the correct title on the property

A word to the wise, if you ensure that you get the correct title on a property, it will make any future legal issues much easier if death, illness, debts or breakdown in a relationship occur.


There are two types of title to use which have very distinct implications in the case of death.


A ‘joint tenants’ title means that, following the death of one of the borrowers, the property will automatically transfer to the co-owner and not those specified by the deceased in a will.


Tenants-in-common is the other type of title whereby the death of a co-borrower results in the property rights passing onto those nominated in their will. This is the better situation for passing on assets to a spouse, relatives and dependents.


Each borrower should seek independent legal advice on this matter.


5. Know how it could affect your borrowing power

In the eyes of lenders, each co-borrower is liable for the full debt on the property, and with that, the possibility of servicing the loan individually may be used as the basis for your current expenses when you seek to borrow for another property.


Therefore, borrowing with a friend could reduce your future borrowing power. It is worth talking to a trusted financial planner or mortgage broker as to how this could impact the growth of your property portfolio in future.


6. Get adequate insurance cover

As your assets and financial commitments are about to dramatically increase, it is worth considering insurance cover to close this gap.
Further, if you are binded by a co-borrowing agreement, it is important that you are covered if the conditions are proscriptive during times of financial stress.


It is worth considering <a href="https://www.lifeinsurancefinder.com.au/insurance-types/life-cover-death-benefit/">different l</a><a target="_blank" href="https://www.lifeinsurancefinder.com.au/insurance-types/life-cover-death-benefit/">ife insurance options</a>, health cover, <a target="_blank" href="https://www.google.com/url?q=http%3A%2F%2Fwww.lifeinsurancefinder.com.au%2Finsurance-types%2Fincome-protection-insurance%2F&amp;sa=D&amp;sntz=1&amp;usg=AFQjCNFYYmH4qliEzgNpgBV_En2GfeEYqw">adequate income protection</a> and home and contents insurance are all worth considering.


Lets face it, buying a property with a friend is not a decision to be taken lightly. Do it with some careful thought and it could be a savvy move, but be prepared to face friendship tests along the way. With proper preparation, you may just find yourself gaining memories rather than losing friends in the long run.


Adrian Barclay is a personal finance writer for the comparison website <a target="_blank" href="https://www.homeloanfinder.com.au/">HomeLoanFinder.com.au</a>
 
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Six important rules for buying a property with a friend

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Jackson's on George, owned by veteran publican Chris Crawley, was placed in receivership this week by its lenders. 

Crawley attempted to sell the iconic drinking hole in mid-2011 when Property Observer reported potential buyers of the four-storey building tenanted by all-night Sydney drinking hole Jackson's on George were being enticed with the prospect of being part of a proposed new city square in the heart of the Sydney CBD.
The bar occupies the entire 485-square-metre site at 174 to 176a George Street in the Sydney CBD and is opposite the Four Seasons Hotel. It has occupied the site since 1987 and trades 24/7 except on Christmas and Good Friday.
<img src="/images/stories/jacksonmap.jpg">
The square, known as “APDG block”, is bordered by Alfred, Pitt, Dalley and George streets.
The hotel as owned by well-known Sydney publican Chris Crawley who has been caught in a  costly legal bill dispute.
All bar and management staff are continuing in their roles.
The building – constructed in 1975 – last changed hands for $14.5 million in 1989.
According to the 2011 investment report, the bar brings in income of about $1.5 million annually.
Mr Crawley's other hotels include The Belvedere Hotel in the CBD, and Cohibar and the Watershed Hotel, both in Darling Harbour are also now in receivership. PPB Advisory was appointed on Tuesday as receivers for the J&amp;J O'Brien group of companies by the ANZ bank.
PPB Advisory's Marcus Ayres and Stephen Parbery have been appointed as receivers and managers to the group and Quentin Olde and Michael Ryan of FTI Consulting have been appointed as administrators.
Ayres said it is still “very early days” in the receivership process and the receivers have not identified the cause of the group’s collapse.
“[J&amp;J O’Brien] hasn’t complied with its banking requirements; it’s pretty hard to identify what is going on,” he says.
“We just want to keep everything running smoothly for the time being.”
In the meantime the receivers will continue to operate J&amp;J O’Brien’s four venues.
“We are just making an assessment of the business and it is still business as usual but we will develop a strategy to put the assets on the market,” Ayres says.
He says the group had a turnover of $23 million last year and its major creditors are the breweries and ANZ bank.
“They are pretty substantial assets we just have to work out the best way to put them on the market,” he says.
A first meeting of creditors is scheduled for April 29.
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Jackson's on George hotel group under receivership control

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Property industry confidence has remained negative in Tasmania and the ACT, despite improvements in all other states, according to research by ANZ and the Property Council of Australia.
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While the states with the greatest exposure to the mining industry (Western Australia and the Northern Territory) continued to report the highest readings, property industry confidence converged across the states and territories.
NSW property industry confidence increased sharply (to 131) in the June quarter to be only marginally lower than the NT (132).
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Property industry confidence remains negative in Tasmania and the ACT

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Something I've learned in my property investment endeavors over the years is the importance of always pursuing a maximised investment portfolio.
In life we often hear of the mantra ‘It’s not about the destination, it’s the journey’. This sentiment can, in a way, be applied to property investment.
Whilst the destination is financial freedom, the key thing is that the journey itself is like a ‘Choose Your Own Adventure’ path, with different decisions along the way resulting in different outcomes and ultimately different degrees of ‘financial freedom’.
I make these remarks with the understanding that for most property investors – myself included – property investment is not a get-rich-quick scheme. It is a mid-long term strategy.
It is ‘buy and hold’ strategy that I am referring to. Buy-and-hold, however, is sometimes directly interpreted as, or referred to, as ‘set and forget’. I.e. you purchase a property under specific terms, and those terms remain the same for 20 or 30 years, and you then ‘cash out’ at the end of that term.
This approach used to work well for previous generations of property investors. It can produce some ‘okay’ results still today. But as I mentioned earlier, the journey is where a savvy investor truly maximises the income-producing capacity of a property.
So, whilst 'set and forget' strategies work well for some, those who are constantly pursuing ways to get more out of their properties they hold; year-in/year-out; tend to do better in the end.
And rightly so. The harder you work, the more shopping around you do for better deals, better tenants, improved cash flow, and better renovations; to your property portfolio, the better your gains towards the end.  There are so many ways to maximise your investment properties during your holding tenure; so today I’ll focus on just one particular element that has worked well for me, and would benefit many other newer investors.
I am referring to independent, or third-party paid valuation reports. Those reading who already invest are probably thinking 'of course, I got one of those when I bought my property', or 'the lender provided that service themselves; they did that for me; this is nothing new; I’ve already done that, what’s next?’.
However, valuations are not only useful just as you are purchasing a property, but throughout the holding journey. They are useful when refinancing, and also in other ways whilst holding properties.
So today I’ll list five reasons why an independent valuation can help investors; and how this can translate to improved cash-flow, or greater overall gains. Independent valuations will always come at an extra cost to the investor – typically around $50-$300 – however, I'll list ways to highlight how this cost should be seen as an investment that can unlock further wealth in an existing property. 1) An independent valuation figure itself In truth, banks and other lenders will unquestionably always want to know the value of any property, before they feel comfortable giving John or Jane Smith a mortgage product for it.
Unfortunately, however, lender-in-house valuations produced at the time of mortgage issuance, do not always benefit the investor. This is because some lenders, when using their own internal valuers, will low-ball the value of a property, in order to make themselves feel more comfortable and that risk to them is reduced. Lender vals will usually come back lower than true market value, for this reason.
That said; this can actually be a blessing on some occasions, but usually only at the initial property purchase point.
Imagine this scenario; a property is listed for sale at $300K. Jane Smith makes an accepted offer at $290K. When seeking finance though, the lenders' valuation comes in at only $275K. It is possible the true value is higher, however the bank's lower valuation could give Jane alarm bells that the property is not a good investment.
In truth; her negotiated price may be a great buy-rate, but if she could just show the agent that lower valuation to negotiate further down; she'd be well positioned. However, in my experience, internal lender valuers will rarely share with you the actual PDF report. You are usually not entitled to view the full details, because you have not paid for this report yourself.
In other words; they won't give you anything tangible that you can take to a real estate to negotiate harder. Also, lender valuations usually occur after your offer has been accepted, and lender valuers will usually only confirm that the property is either A) worth ‘at least’ what your offer was accepted as, or 2) that it is worth less than your agreed purchase rate. They will never tell you the maximum value. An independent valuation will.
 
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 2) Independent paid valuations reveal the true value – and before you finish agent negotiations
Taking the above example but changing Jane’s actions during the buy process, let's assume that Jane got at independent valuation done, for say $100 out of her pocket, prior to entering negotiations with the vendor.
The independent could come showing a true value of $310K. It is listed at $300K, clearly a good deal already now that we know the real value, but Jane cleverly pursues negotiation anyway and secures the property at $290K. Two good things have happened in this instance:
1) She has made an instant equity gain of $20K before even signing a dotted line. As a home buyer this wouldn't be particularly valuable information. But remember, Jane is a budding investor and this is her first property. Creating an instant $20K in equity now, will aid her in twelve months’ time when she goes to purchase property #2. Sure, independent valuations are only valid for three months, but the $20K will stay in the back of Jane’s mind when it comes time to refinance to draw equity for property #2’s purchase.
2) She has not relied on a bank’s valuation which would have been issued after Jane’s $290K offer was accepted. The likely result would have been one line in an email from the lender simply stating ‘the valuer came back agreeing that the property is worth $290K – we are comfortable to proceed with loan approval’. Jane would never have known the future equity unlock potential, and would have to ‘chance it’ again on the next property purchase.
3) Independent valuations are 5-10 pages of PDF goodness
They really are. You get so much data and information for your buck that can better inform your choices. Some of the most important things are:
- Actual market value on the property, perfectly calculated by the valuer running analysis software and tools such as RP Data, and then cross-referencing this with similar recent sales in that street, suburb etc, whilst cross referencing this with a physical internal and external inspection of the property to check condition and features of fixtures and fittings
- Rent rate achievable. Very valuable both for new investment purchases, and to ‘check in’ on existing properties in your portfolio
- Market risk score. These scores measure the security of your property and it’s likelihood to maintain its value over time. These are usually assessed over 8 or more categories with scores ranked out of five
- Internal photos of the rooms. Very handy if you are several years into holding a property, and your agents have been conducting their routine inspections without supplying photos (meaning you must take them at their ‘word’ when they tell you ‘relax, everything is fine!’)
 
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4) Getting new independent valuations done each time you refinance is the way forward
What I was saying earlier about set-and-forget being the lazy investors’ option (well – I didn’t call it lazy, but I am now); is true. Even if you get a paid independent valuation done at the beginning, you can continue to get additional ones done every couple of years. This could be either at points where you want to refinance your portfolio into better mortgage products/deals; or could simply be to check that your rent rate that your managing agent is charging, really is in line with market rates.
For example, I trusted one of my managing agents implicitly with rent rate for that property’s tenant, yet after getting my first independent valuation in four years for that property recently, I discovered that the tenants currently in this property were paying $45 per week below ‘fair market rate’ for that property. The $50 I paid for that particular valuation has not only paid for itself instantly, but with the gradual introduction of rental increases with this tenant, could potentially improve my holding cash flow by $180 per month (before managing agent costs are deducted, of course).
5) Independent valuation costs may be tax deductible at times
Providing that the commissioning of a valuation was done to refinance loans for investment properties, or as part of a pre-renovation depreciation schedule assessment, some of the cost of these reports can be claimed back as tax deductible expenses. Just like the interest on loans attached to investment properties is tax deductible at your appropriate tax rate; so too are other managing costs associated with finance for the investment, which can at times include valuation costs.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a href="https://propertyspectator.blogspot.com.au/" rel="nofollow" target="_blank">Property Correspondent.</a>  
 
 
 
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Five great reasons to get an independent valuation

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There is a rising trend in rental vacancies in mining towns across Queensland and Western Australia, according to the latest data from SQM Research.
Some of the mining towns that now have high vacancy rate rises are:
<ul>
<li>Gladstone (QLD) 5.6%</li>
<li>Port Hedland (WA) 4.6%</li>
<li>Karratha (WA) 3.7%</li>
<li>Roma (QLD) 2.6%</li>
</ul>
SQM Research managing director Louis Christopher says investors need to be cautious when it comes to buying in these towns which have a vacancy rate well above the national 1.9% vacancy rate.
The vacancy rate in Gladstone, Queensland has more than tripled to 5.6% in March from 1.7% a year ago.
In Port Hedland the 4.6% rate compared with 1.6%  a year ago. The 3.7% vacancy rate in <a href="https://www.sqmresearch.com.au/graph_vacancy.php?postcode=karratha&amp;t=1">Karratha</a> compared similiarly last March, but with 0.2% two years ago.
“Property investors over the past 10 years have done extraordinarily well if they held real estate in mining towns,” SQM managing director Louis Christopher said.
“However, there is always a risk that when a downturn arrives these markets could have a very rapid and severe correction.”
"We are now watching the data very closely on the various mining towns in the country," he says.
"We remind investors to remain very cautious when it comes to these towns."
Canberra’s rise in rental vacancies has been noticeable since July 2012 and may be associated with a well-known increase in apartment developments, together with federal government attempts to reduce the budget deficit, says SQM.
For other capital cities, vacancies generally remained steady or modestly declined for the month of March. The net result at a national level during the month was 52,931 vacancies, which represented a vacancy rate of 1.9%, which was similar to the preceding month.
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Gladstone leads dramatic rental vacancy rise in mining towns: SQM

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Five years on from the GFC, its effects are still being felt, particularly, so far as real estate investment and development is concerned, in the critical areas of finance availability and consumer confidence.
The current swirl of economic changes include global de-leveraging, tighter finance, subdued consumerism, lower interest rates, locally a high Australian dollar and mounting concerns about the return on mining investment and global trade patterns. These all come at a challenging time for baby boomers – where do they put their money?
Whilst shares and equities are affected more by global influences, real estate is much more affected by the domestic outlook. In Australia, the fundamentals – given population growth and economic resilience – are strong, although this does not prevent cyclical excesses from time to time such as many believe is now being experienced in the <a href="?option=com_googlesearch_cse&amp;q=Melbourne%20apartment%20market" target="_blank">Melbourne apartment market</a>.
The prospects for real estate growth are determined by a property's "use", measured either by competing demand in the non-rental market such as family homes, or by rental value in the commercial sense such as with retail shops, commercial offices or industrial warehouses and factories. Therefore, the key to successful investment, looking forward, is to fully understand the tenant's business, have a view about the security of its business and understand its capacity to reliably pay rent. Is it a growth business, is it a stable business, or is it a declining business? These are the key criteria.
In relative terms it could be said that the industrial revolution of the 19th Century took us only from the candle to the lightbulb but the electronic or IT revolution of the last 30 years will be far more significant. Over the last 25 - 30 years the business community has been going through an apprenticeship getting used to the new electronic age, but we now have for the first time young executives running major corporations who have electronics and IT in their DNA. Business is now therefore on the verge of being transformed and the speed of the online revolution will be astounding. This has definite implications for real estate in all its commercial forms: retail, office and industrial.
One potential and perhaps unexpected consequence of the electronics revolution is that many companies seeking to maintain profitability by reducing costs through the induction of sophisticated IT may well do it badly and at excessive cost thus damaging their model. Another risk is that they may "de-personalise" a business model which had successfully operated through a high level of "personal client contact" – companies and their share value may be challenged.
 
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There is the serious prospect that the Australian middle class lifestyle is under pressure and that disposable income in real terms is likely to slow or even decline over the next decade. The impact of globalism, the effectiveness of outsourcing through IT into other countries with cheaper remuneration regimes, international competitiveness generally and workplace efficiencies leading to higher unemployment are, to my thinking, ominous signs.
These changes, if they are to occur, must flow through to lower growth rates in real estate, lower demand for higher value properties and higher demand for lower value properties. More cost conscious specification, smaller size, higher density and an overall lower cost approach to housing Australia's growing population will be required.
Australia needs to attract as much investment capital from overseas as possible and rather than just waiting for it to arrive like driftwood on our shores we should be making efforts to garner every possible investment dollar and flicker of interest that the increasingly wealthy overseas investors may be prepared to entertain in this country.
It is amazing that Australians generally are unaware of the socio-economic change that is occurring. The population of the "once lucky country", is firmly on track over the next decade to become the new "white trash" of the rich and more economically powerful broader Asian region headed by China and India. Can't they see it coming?
In contrast to a widely-held belief, I have a concern that the near locality of Australia to the Chinese and Indian markets is not itself a guarantee for those export markets to remain strong customers of Australia.
As both of those huge nations prosper with their growing urban economies, much of their domestic demand will be self-satisfied from within and to the extent that they still need to import, Australia must compete with other South-East Asian countries such as Korea, Thailand, Vietnam and Myanmar, as well as with South America and Africa, and all of which nations are globally very competitive with much lower cost labour regimes than in Australia.
For Australia therefore, things may not be as rosy as so many people are anticipating, and equities may be more volatile than real estate over the next decade.
Scott Keck is executive chairman at <a href="https://www.charterkc.com.au/" rel="nofollow" target="_blank">Charter Keck Cramer</a>
Images courtesy of Flickr.
 
 
 
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