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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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Expectations for house price growth improved marginally in the final quarter of 2012 but remain very modest, with just 2.1% growth tipped for the next two years, according NAB’s December 2012 quarterly residential property index survey. 
This compares with September quarter expectations of a 1.7% gain in house prices over the next two years. 
The expectations are based on the sentiments of around 270 property markets participants, predominantly estate agents (39% of respondents), property owners and investors (20%) and developers (17%). 
They indicate that despite rate cuts and improving housing affordability, there is still much caution among those directly involved in the property market about medium-term prospects, though they have brightened. 
The survey found that concerns over housing affordability are falling slowly as interest rates fall but are still “significant”. 
In addition, property professionals remain concerned about the domestic economy and a weakening labour market, with “employment security entrenched as the biggest impediment to purchasing existing property in all states”. 
“Access to credit also seen as a ‘significant’ impediment to purchasing existing property,” NAB says of the survey results. 
Property professionals expect “good” capital growth prospects in the sub-$500,000 market next year, but the outlook for premium stock is still “poor”. 
The strongest outlook is for the mining-states of Western Australia and Queensland, where house prices are expected to increase by 3.6% and 2.2% respectively over the next two years, driven by strong state economic growth, migration and rental growth. 
Click to enlarge
<a href="/images/stories/2013/01/nabjan31.gif" rel="shadowbox" title="Click to enlarge"><img src="/images/stories/2013/01/nabjan31thumb.gif"></a>
Perth will be the strongest performing capital city market with capital growth forecast to run at around 3.5% through the year to end-2013 and 5% in the year through to end-2014, “underpinned by improved affordability, population growth and above average state economic growth”. 
Brisbane house prices are forecast to increase by 1.7% over 2013 and then by 3.5% over 2014. 
Stronger price growth is also tipped for NSW (1.8% over the next two years compared with 1.5% in the previous quarter), with Sydney set to outperform with growth of 2.1% in 2013 and 3.7% in 2014. 
Expectations also improved in Victoria, where property professionals now expecting house prices to grow by 1.9% in the next two  years, having previously forecast 0.9% growth. 
Melbourne house prices are expected to continue to tread water over 2013 – rising just 0.4% – but are expected to pick up slightly in 2014, rising by 2%. 
Expectations for house price growth over the next two years for the combined South Australia/Northern Territory market were scaled back to 1.5%, from 2.4% previously.
Melbourne along with Adelaide (growth of 0.1% in 2013 and 2% in 2014) are forecast to be the worst-performing markets for house price growth in 2013 and “will continue to lag the capital city average with state economic conditions and employment prospects in both these states also expected to remain tougher”. 
The overall index rose 4 points in the final quarter to sit at 8 points attributed to the rate of decline in national house prices slowing and rents growing.
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Australian house prices to rise 2.1% over next two years: NAB industry survey

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With lower interest rates, and property prices stabilising throughout 2012, the year ahead will afford investors the opportunity to purchase property with less money out of their pockets. There is also the potential for their investments to be cashflow positive. 
Liquidity is bouncing back. I think we’ve seen the worst of the liquidity crisis brought on by the GFC. With the combination of available funding and falling interest rates, Australians will be able to easily invest and reap the rewards of investing in the security of bricks and mortar. 
Another trend to look for in 2013 is the increased use of vehicles such as self-managed super funds to invest in property. With the downturn in the stock market, there has been predominantly negative growth across balanced funds in the past five years. After account keeping fees and running costs, portfolio values have gone sideways or decreased in value. 
A lot of people are pulling their money out of these balanced funds and moving them into a SMSF. They do this one of two ways. The first way is to simply transfer their funds into cash in their SMSF. However, smarter investors are using this cash and gearing it up. Prior to 2007, an owner of a SMSF could not borrow money to purchase property as part of their portfolio. Now that the government has changed the legislation governing SMSFs, things are starting to change. 
People are beginning to understand how they can use their SMSF to grow their portfolio exponentially. As an example, putting in $100,000 and gearing up $400,000 and they are growing a $500,000 portfolio. This is a great outcome for investors, not only the growth on the larger but when they sell the property at 60, there is also no capital gains tax. 
These types of strategies, along with improved affordability and liquidity, will really drive the next upward swing in the property market, and in my opinion I can see 2013 being a good year for property investors and probably the best for almost a decade. 
When talking with potential investors, I like to use a graphic example which I call the property cycle clock. The 12 o’clock position indicates the peak of the market where property prices are highest. The 6 o’clock position is where the property market is at the bottom of the curve. I believe the property market is sitting around 6.30 to 7 o’clock. Cities such as Sydney are sitting around 7 whilst cities such as Brisbane and the Gold Coast are at around 6 o’clock. In 2013, we will start to see momentum building and confidence coming back into the market. 
In the next 12 months we’ll start to see the upswing. This phenomenon starts when smart investors re-enter the property market. As they have invested early in the cycle and in a favourable climate, they start to talk to their peers about their purchase. This in turn drives chatter amongst groups of people, which in turn drives property sales. Your friends buy in, the taxi driver buys in and soon, everyone is back in the market. 
This combined with the funds being more available we really are in the box seat when it comes to property. I have been doing this for over 25 years and I haven’t seen it this good. 
Now onto hot areas, as I see it over the next year. The Sydney market is ready for an upward swing, in particular the more affordable outer western suburbs and other fringe areas. 
The mining boom area has created real opportunities.  They have barely scratched the surface and are yet to really get down and dirty, quite literally as the potential upside will be there for generations to come. The boom will attract better infrastructure and services to the area, which is a major attraction for buyers purchasing investment property. 
Locations where Coal Seam gas exploration is underway is something investors should take into consideration. There is significant exploration underway in many areas, once this has evolved and gas starts to come on line, this will act as a trigger for infrastructure growth. Investors who buy in now will reap the rewards for years to come. 
Parts of Queensland will also present an exciting investment opportunity. Pockets of Queensland will show strong growth. Resources such as natural gas and aluminum are boosting this already robust economy. 
Brisbane has come off the boil a little. Some people who buy now will see the upside. I think this area is sitting close to the bottom of the property cycle clock. 
All in all, the main thing is to look at the supply, demand, affordability and liquidity in the property market.  As your profit is in your buying, the big winners will be the investors who get in while the property market is at the bottom.  As I am already seeing things start to pickup, I think 2013 will be the year of the savvy property investor. 
Robert Projeski is the founder and managing director of <a href="https://www.amo.com.au" target="_blank">Australian Mortgage Options</a>, winner of over 12 industry awards. He is considered a leading property finance expert in Australia. 
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Why 2013 could be the best year in almost a decade for property investors

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The residential property market appears to have bottomed out and is set for a “mild cyclical recovery" over the next 12 months” says AMP Capital Investors chief economist Shane Oliver.
Oliver anticipates only short-term gains in property prices in the range of 5% to 7% over this period as “buyers remain cautious about taking on excessive debt, particularly as job insecurity remains high”.
But he expects the property market to outperform both the bond market and what’s available through cash deposits - a reverse of the performance of these markets over the past five years.
Shares, Oliver says, are the most attractive asset class "offering relatively attractive starting point dividend yields of around 5.7% with franking credits added in" though he warns  investors against presuming a "smooth run" for shares in 2013.
But term deposit rates have fallen from as high as 8% a few years ago to 4% and continue to fall while Australian 10 year government bond yields have fallen from 6.3% to currently 3.5%
In comparison, Oliver says house and apartment yields are running around 3.7% and 4.8% respectively, which are well up from their lows last decade.
Despite offering a better return than cash or bonds, Oliver says capital growth in residential real estate is likely to be constrained over the next five to 10 years “by still very high property prices relative to incomes and rents and house prices still above their longer term trends”.
“This suggests that a cyclical rebound in real estate prices over the next year should be seen as part of a broad range bound market for property prices in real terms as the market continues to work off the excesses that built up over the property boom that started in the mid 1990s and continued into last decade.
“Of course, good quality properties in sought after locations will do well, but the medium term back drop for property returns is likely to remain constrained, albeit better than that from cash and bonds,” he says.
Oliver says there are two main risks to his forecasts.
The main downside risk to property is a hard landing in China, a risk he says is receding while the upside risk is that “the old housing bubble is reignited by the latest collapse in mortgage rates”.
“Again this seems unlikely though given Australians’ more cautious approach to debt since the GFC,” he says.
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“Mild cyclical recovery” for property market over next 12 months, but a better bet than bonds and cash: Shane Oliver

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The most expensive auction in Queensland last week was a newly completed four-bedroom home in Broadbeach Waters, which fetched $1.55 million.
Located at 14 Eady Avenue, the 45-square-metre home boasts four bathrooms and a waterside pool and spa.
It sold last week through Nick Jamieson at Dytor and Yates Broadbeach Waters.
The owners bought the property in early 2012 for $870,000 when it contained a home with serious structural issues.
Due to one part of the house sinking, the original home was knocked over and the current one was built.
The property had previously sold in 2008 for $1.42 million, before the GFC hit.
The median house price in Broadbeach Waters is $669,500, according to RP Data.
The top 10 auctions for the week, preceed the <a target="_blank" href="https://www.propertyobserver.com.au/news/graham-spottiswood-s-alston-at-southport-sells-for-%2498-million/2013012858997">big auctions of the weekend</a> where prices of up to $9.8 million were achieved on the Gold Coast.
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/14_eady_avenue_broadbeach_waters_qld_4218/3332825">14 Eady Avenue, Broadbeach Waters, QLD, 4218</a>, four-bedroom house, sold on January 24 by Dytor &amp; Yates Broadbeach Waters for $1.55 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/7_mermaid_quay_noosaville_qld_4566/6499554">7 Mermaid Quay, Noosa Waters, QLD, 4566</a>, five-bedroom house, sold at auction on January 26 by Laguna Coolum Real Estate for $1.5 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/1a_werona_street_pennant_hills_nsw_2120/5415438">1A Werona Street, Pennant Hills, NSW, 2120</a>, five-bedroom house, sold on January 23 by Laing + Simmons Pennant Hills for $1.1 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/111_bradford_street_coolbinia_wa_6050/11927684">111 Bradford Street, Coolbinia, WA, 6050</a>, four-bedroom house, sold on January 24 by Rich Estate Mount Lawley for $1.075 million
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/215_jerrara_road_jerrara_nsw_2533/3138923">215 Jerrara Road, Jerrara, NSW, 2533</a>, six-bedroom house, sold on January 23 by McGrath Kiama for $950,000
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/34c_princes_road_torrens_park_sa_5062/10585039">34C Princes Road, Torrens Park, SA, 5062</a>, three-bedroom house, sold on January 24 by Murray Hill Real Estate Torrens Park for $885,000
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/2/4_edgecumbe_avenue_coogee_nsw_2034/1929679">2/4 Edgecumbe Avenue, Coogee, NSW, 2034</a>, two-bedroom unit, sold on January 22 by McGrath Coogee for $860,001
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/18_hill_street_spring_hill_qld_4000/7502362">18 Hill Street, Spring Hill, QLD, 4000</a>, three-bedroom house, sold on January 22 by Century 21 Vision iSOLD Brisbane for $800,000
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/14_longview_crescent_stanwell_tops_nsw_2508/6463402">14 Longview Crescent, Stanwell Tops, NSW, 2508</a>, five-bedroom house, sold on January 24 by Ray White Helensburgh for $780,000
<a target="_blank" href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/2/35_the_boulevarde_cammeray_nsw_2062/1695156">2/35 The Boulevarde, Cammeray, NSW, 2062</a>, two-bedroom unit, sold on January 23 by Justin Ferguson Property Specialists Cammeray for $770,000
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New home at Broadbeach Waters tops RP Data top 10 sales

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With the proper guidance, commercial property will prove to be a very rewarding investment — and in different ways.
However, there are several golden rules you really should keep in mind.
1. Safeguard your equity
Never allow yourself to become totally mesmerised by return on capital. Your first consideration always needs to be the return of capital.
Protecting your equity will involve undertaking the proper due diligence at the time you purchase. However, it also relates to having the appropriate insurance policies in place — to protect your property in case of unforeseen calamity.
2. Control your costs
You can do this in two ways. First, by ensuring the lease structure provides for a net rental — where your tenant becomes responsible for the building operating costs.
However, this rule also relates to the interest on your mortgage. In the current market, it would be far better to avoid surprises and fix your rate than try to save 0.5% per annum on interest costs.
3. Look at how you can add value
Try to only purchase properties that  provide you with "an angle".
These include things like being able to subdivide the building into smaller components. Or recognising an under-let tenancy that is an approaching market review. Perhaps there's an opportunity to upgrade (or transform) the property, when the lease expires.
4. View commercial property for the longer term
Bought correctly, your properties will not only provide you with handsome returns now but also build up additional collateral within your overall portfolio. That way, you will be in a position to release additional equity and acquire further similar properties down the track.
5. Your tenant is ultimately your success
The intrinsic value of your commercial properties lies in both the amount of rent to be paid as well as the fact that it is paid.
Therefore, it is sometimes wiser to accept a slightly lower rental and lock in solid tenants on secure leases. Then you need to look upon those tenants as "your partners".
Their wellbeing will be reflected in the future returns your properties generate. If your tenants have something causing them concern, you should respond quickly and with genuine empathy.
You can be businesslike,and still show understanding — because your ultimate success is very much based upon a team effort.
Bottom line: Clearly, there is more to commercial property than what is contained in these five rules. But you can<a target="_blank" href="https://property-edge.com.au/starting-point"> explore this in far more detail </a>and gain an even better understanding of how commercial property really works.
Chris Lang is an advisor to commercial property investors, sell-out author and regular speaker on how to invest in commercial property. You can visit his website <a target="_blank" href="https://property-edge.com.au/">Property Edge Australia</a> to help you get the most out of your commercial property investing.
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The five golden rules of commercial property investment: Chris Lang

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Eight years ago, if we lived in Brisbane, were tempted to buy an investment property, and were a creature of habit, the chances are that the property we purchased also would have been in Brisbane.
The typical Brisbane house in 2003 cost $226,000 and would today be worth around $425,000. That’s pretty good growth on our capital, even with three years of this eight-year period being the GFC-gloom times!
If we lived in Perth and were that same creature of habit our investment capital would have performed slightly better ($202,000 to $469,000). In Sydney, where affordability constraints have acted as a deterrent for people buying homes, the typical house increased in value from $500,000 to $641,000.
What if we were that same person looking to invest in property eight years ago only this time we were not a creature of habit? What if we understood that property investment was not an act of “buying” but an act of reading the science of property markets and making the most money we could within a level of risk which we were comfortable with?
If we were this person, our research back then might have taught us that there was going to be an enormous demand for housing in West Australia’s Pilbara region, a demand that could not be matched by supply. We might have purchased a home in <a href="/news">Karratha</a>, where thousands of new jobs would be created to support a relatively new industry called liquefied natural gas. Or we might have purchased a similar home in <a href="/news">Port Hedland</a>, where new infrastructure would be built to support the most lucrative reserves of iron ore in the world.
If we purchased that home in Karratha or Port Hedland we would have paid $185,000 and $210,000 respectively – a similar price to what we could have paid for a home in most of the capital cities. The same home today would be worth an incredible $755,000 in Karratha and $1.1 million in Port Hedland.
With a current population of 19,000 in Karratha and 15,000 in Port Hedland, housing is now so expensive that many people elect to rent instead of buy. If you are one of those landlords you would today be receiving rent of $1,500 per week in Karratha or $2,650 per week in Port Hedland.
Of course, the key words used throughout this story are “if” and “might”.
The reality is that, of all of those Australians who could afford to invest only a small percentage of them actually do it. They either don’t understand how acute the consequences will be later in life or they allow the rat-race of life to take precedence over their own finances. Many others can afford to invest although they’ve never sought out a skilled advisor to assist them to (safely) maximise their investment returns – they are the creatures of habit.
The moral of this story is not to encourage property investors to buy property in Karratha or Port Hedland today. While rental yields there continue to be among the best in the country our research suggests that housing supply will catch up soon so rates of growth will normalise – and might even go backwards. In addition, home prices are such there now that we wouldn’t consider it wise to tie up so much capital in a single property.
Moreover, the moral of this story lies in the importance of investing as soon as you can afford to. And don't be a creature of habit! An astute share investor acknowledges that the share market will always contain a plethora of opportunities. Similarly, an astute property investor will look at the credentials of property markets across the country and not restrict their search to a handful of suburbs in their home town.
While Karrathas and Port Hedlands don’t pop up for property investors very often there will always been several locations throughout the country that have exceptional investment credentials; you are not going to find them being a creature of habit!
Simon Pressley is managing director of <a target="_blank" href="https://www.propertyology.com.au/">Propertyology</a>, a full-time property market analyst, accredited property investment adviser, and 2012 REIA / REIQ Buyers' Agent of the Year.
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Astute property investors are not creatures of habit and will buy to maximise their returns

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So is Australia’s housing market “unaffordable” or not?
What we really lack in Australia is a realistic vision of how our housing market should appear. There are too many conflicting voices smothering the debate – from a myriad investors looking to profit from rising prices, hoping they’ll outpace inflation to enable retirement on a pot of ‘property gold’ to consumer organisations struggling to address the growing mountain of citizens requiring public housing or rental assistance.
Even with the peak-to-trough fall in house prices over recent years, with the median dropping nationally a little in excess of 6% coupled with an easing of lending rates to a little over their post-GFC record low, residential property prices in Australia still remain far too high for a large proportion of first-home buyers – the majority of whom don’t stand a chance unless they benefit from a deposit cash injection gifted by family or friends.
The  Annual Demographia Housing Affordability index, which generates the same media headlines year in year out, has once again highlighted what it claims is the “severely unaffordable” nature of our housing. However, last week its findings were disputed by APM senior economist <a target="_blank" href="https://www.propertyobserver.com.au/news/australian-housing-market-not-as-unaffordable-as-demographia-claims-andrew-wilson/2013012158795">Andrew Wilson</a>, who suggested because there were buyers ‘buying’ property, housing couldn’t be all that unaffordable, could it? After all, suggested Wilson, prices were rising in Sydney, banks were lending, and there has been “activity” in the marketplace of late.
As Wilson is well aware, the reason prices continue to rise in Sydney (and other metropolitan areas) can be directly attributed to decades of poor planning for population growth by both state and federal governments, which have ensured a majority of buyers remain well and truly hamstrung to the inner and middle suburbs of our capital city locations.
In this respect, Sydney is no different to New York and London – these cities are also on an upward trajectory due to shortages of affordable supply (despite the woeful economic climate both countries face).
To some extent this places a ‘floor’ underneath the cost of metropolitan housing in the highly sought-after areas of our capitals and hence, investors can still be fooled into thinking there’s no ‘ceiling’ to price inflation. Despite low consumer confidence and our new aversion to debt, the crystal ball predictions of annual 10%-plus rises in house values continue.
However, this does not mean our housing falls under the definition of “affordable”. Household debt to disposable income in Australia stands a little below 150% – high by historical standards and certainly not healthy. We’ve borrowed more in order to pay more.
As for any perceived “activity” in the marketplace – putting aside the woefully low transaction figures of late, which although stabilising, are at levels not seen since the late 1990s, and a construction sector that is struggling to recover from an 18-month low – it seems the remaining buyers  active in the market arena are investors and second-home buyers – because as far as first-home buyers are concerned, the latest home loan data from the ABS shows a significant fall in the sector nationally (down to 15.8% in November 2012 from the 18.7% high recorded in October). It couldn’t paint a clearer picture.
Outside of the “carrot and stick” approach of grants and incentives, which disproportionally spike housing costs and activity, thereby forgoing any perceived benefit while the grants remain in place – first-home buyers are not showing any great enthusiasm to buy into the Aussie dream. Notwithstanding, if you took a national survey, the majority would tell you in no uncertain terms and probably not quite so polity as expressed here, Australian real estate is both inflated and unaffordable.
Exaggerating the problem is the long-term trend, and overwhelming preference from this demographic when they do step in is for established dwellings over new.
This should come as no surprise – new houses are generally located in outer suburbia away from family, friends and any hint of an adequate supply of social amenities. High-rise dwellings are built on the mantra of “squeeze as many in as possible” and better resemble a rabbit hutch than an abode to call home.
Buyers who do move outwards tend to be families upsizing to larger four- and five-bedroom properties and therefore make the choice to compensate distance (and the cost of a commute) for an increase in accommodation. First-home buyers on the other hand would rather take a smaller property to purchase closer to the hub and bub of city amenities – thereby favouring apartments.
Herein lays a further problem. Banks don’t like lending to first-home buyers finance for high-rise dwellings – so any suggestion to build as many as possible to ease supply is of little benefit to this sector. Furthermore, construction (as I point out <a href="https://www.propertyobserver.com.au/developments/high-rise-accommodation-must-be-done-right-catherine-cashmore/2012111257776" target="_blank">here</a>) has often proven to be overwhelmingly poor, owners’ corporation fees high, and purchase prices simply do not represent value for money.
 
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On the other hand, established dwellings hint of an era when property was built with the home buyer in mind. Unlike new dwellings, which come with a “wow” premium on the initial price, older properties offer the potential to buy in at a lower cost and renovate. The floor plans in apartments are generally more spacious and the low-rise facade is in keeping with the predominant street aspect.
Living in a smaller block with an owners’ corporation of 12 occupiers is highly preferable to a high-rise monstrosity that contains 150 offshore investors who won’t be so actively motivated to pay future levies for long-term building improvements and general upkeep. It’s no wonder first-home buyers prefer the option.
Of course, local investors under our current system of negative gearing also prefer established over ‘new’ and therefore, considering our current terrain low fixed interest rates, and rising yields, it should come as no surprise that when a first-home buyer does come across an attractive property seemingly priced within their allocated budget, when faced with competition from an investor, the first-home buyer won’t be the one leaving the property with a signed contract in hand.
Research from RateCity suggests it takes an average single income wage earner on $70,000 per annum five years to save a deposit– with more than half of buyers in their 20s receiving help from family and friends.
Other analysis based on ABS borrowing figures places a single-income first-home buyer’s budget around the $300,000 mark.  To purchase something larger than a one-bedroom apartment at that price in Victoria, you need to head some 25 kilometres outside the city to areas such as Melton and Werribee – is it any wonder our ‘new’ buyer market is diminishing?
As for the Demographica study, comparing property markets across the world is difficult due to the way statistics are collated, with some markets substantially less transparent than others and each having its own unique demographic and structural requirements.
Australia and Hong Kong are both classed as ‘severely unaffordable’ – however I’d guess that you’ll find far more attractive living options in Australia for $350,000 than Hong Kong, where most are confined to an apartment in the sky.
The survey rates each selected country by dividing the median house price by the annual median pre-tax wage. This places Sydney’s ‘median multiple’ at 8.3 and Melbourne’s ‘median multiple’ at 7.5
I’m not a fan of the methodology – comparative ‘medians’ are a poor way to analyse effective cost.  However the result of the survey speaks volumes for a growing demographic of first-home buyers wanting more than a dead duck of a property in outer suburbia, or a boxed-sized room in the clouds.  As far as this demographic is concerned, Australia’s real estate – at least the options worth buying – is ‘severely unaffordable.’
It doesn’t have to be this way – there are many things both government and planning authorities can do to increase the supply of both affordable and quality accommodation. For example, if you dig down deeper into one of the previous International Housing Affordability surveys, there is an interesting picture painted comparing Sydney and Melbourne with Dallas-Fort Worth and Atlanta in America.
In 1981 both cities in the USA were a similar size to our biggest capitals with similar rates of projected population growth, however, unlike Melbourne and Sydney, authorities in Dallas and Atlanta ensured cheap land was made available on the outskirts of their cities and more importantly, Dallas and Atlanta expanded their train lines into the new suburbs as part of the plan.
Consequently, neither city suffered the same level of price inflation we’ve experienced in Melbourne and Sydney, and Dallas now boasts the largest light rail system in the United States, with further plans to expand into the outer-suburban locations as part of its 2030 plan.
But let’s face it. The property market in its current capacity has little interest in the ethics of providing shelter or affordable accommodation – it’s a money-making vehicle, and as long as someone out there is willing to pay in excess of a $500,000 for a modest one-bedroom apartment with the mindset that it will be worth a lot more when they sell – regardless of their means to fund the purchase – the debate over whether our market is ‘unaffordable’ will fall on deaf ears within both the property industry itself and the political domain.
As such, the addiction to ‘building wealth the property way’ will continue to the determent of increasing numbers of individuals who will struggle to rent, let alone buy.  Looks like we’ll need to hurl straight into the iceberg ahead in order to learn a ‘better way.’
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
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Australia's housing prices remain far too high for first-home buyers: Catherine Cashmore

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ASX-listed property investor and funder manager Trinity Group has blamed the poorly performing Victorian coastal leisure market for a $3.1 million write-down in the value of its investment in the Cumberland Lorne Resort on the Great Ocean Road.
The group, which has been selling assets in its $95 million property investment portfolio to reduce debt levels in order to secure a debt facility extension with NAB, said the <a href="/news">Lorne </a>resort write-down was the “primary driver” for a steep earnings downgrade to interim results to December 31.
Trinity Group is forecasting an interim net loss of between $3.6 million and $3.9 million, having earlier advised shareholders of a $700,000 net profit.
“The primary driver of the group’s 2013 half year loss result and decrease in net tangible assets per security is a $3.1 million write-down in the value of the group’s property investment at the Cumberland Lorne Resort in Lorne, Victoria.
“This write-down reflects the poor market conditions, and the resulting impact on property values, that is being experienced by the coastal leisure property sector.
“The write-down has also been influenced by the result of the recent marketing campaign that has occurred for the Cumberland Lorne Resort,” said Trinity Group in a statement.
Trinity acquired 51 freehold apartments, the conference centre and the management rights to the Cumberland Lorne Resort in 2009 for around $20 million.
The 2012 annual report values the investment as being worth $17.7 million.
Lorne is a seaside town and popular holiday destination along the Great Ocean Road, a two-hour drive south of Melbourne.
The Cumberland Lorne Resort is situated on Lorne’s main street at 150 Mountjoy Parade and has 102 one, two-bedroom and penthouse self-catering apartments with private balconies offering ocean views.
It currently offers a two-night package special of $386 per room.
The resort was put up for sale in September last year after Trinity undertook a $500,000 “soft” refurbishment of the conference centre and apartments.
The resort is being sold along with the 5,900 square metre Compark Circuit business park in Mulgrave, which is listed as having a book value of $15 million.
An expression of interest campaign closed on December 19 for both properties, with Trinity in discussions with potential buyers.
The 2012 annual report notes that Trinity undertook 2011-12 summer sales campaign to sell the apartments at the Cumberland Lorne Resort “during difficult market conditions in Victoria”.
“As a result of the campaign, one apartment was sold with the sale price exceeding book value. Another apartment settled during the year as a result of the previous summer’s sales campaign.
The annual results record the sales generated revenue of $960,000.
As of June 30, Trinity Group owned 40 apartments, the conference centre, management rights and a manager’s apartment at the resort.
A recent survey by Roy Morgan lists the Great Ocean Road as the fifth most popular tourist destination for young Australians aged under 30 with 12% of 22,000 people surveyed saying they planned to take a holiday along the famous stretch of Victorian coast over the next two years.
Trinity Group reported an after tax profit of $18.7 million for the year ending June 30.
The report discloses that during the financial year, Trinity Group reduced its debt facilities with National Australia Bank (NAB) from $69.9 million to $46.1 million following the sale of an investment property at Richlands, Queensland, together with the disposal of the remaining 50% investment in the Trinity Funds Management business and the disposal of units in Trinity Property Trust.
These sales allowed it to reduce its debt by $23.8 million and reduce its loan to value ratio of 47.6% with NAB provided Trinity Group with an extension of its debt facilities by 14 months to October 31 2014.
A covenant of the debt arrangement with NAB requires that Trinity’s loan to value ratio not exceed 50%.
Trinity’s prized asset is The Chambers, a heritage-listed office building at 308 Queens Street in the Brisbane CBD, valued at $33.1 million.
Trinity Group shares are currently trading at 28¢.
Half-year results will be released at the end of February.
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Cumberland Lorne Resort $3.1 million resort write-down blamed on Victorian coastal market woes

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At the beginning of the new year it’s customary for commentators to give forecasts for what’s ahead. 
Today I'm going to share 10 reasons I'm feeling positive about 2013, but first let me give you my obligatory forecast, which is: Most forecasters will be wrong this year.
 
Why do I say this?  
<ul>
<li>You just have to remember all the things we worried about last year that didn’t happen:</li>
<li>The European Union didn’t break up and its woes didn’t break the banking system; </li>
<li>America muddled its way through its challenges and its economy is picking up; </li>
<li>China’s economy slowed down, but didn’t tank like many predicted; </li>
<li>The mining boom didn’t end, it just moved on to its next phase; </li>
<li>The Mayan prediction of the world coming to an end was wrong; and </li>
<li>All those who predicted our property markets would crash were also wrong.</li>
</ul>
 
OK – now I’ll stick my neck out and make a prediction... 
The year 2013 will be an average year. 
Now don’t get me wrong – I’m looking forward to this year. In fact, I’m about to give you 10 reasons to look forward to it to. 
Why I’m calling it an average year is that I expect it to be a better year than last year, but not as good a year as 2014 will be.
 
Here are 10 reasons for optimism for 2013 and beyond
 
1. The bad news around the world is subsiding 
<ul>
<li>While the world’s problems haven’t gone away, many of the fears that plagued us last year are subsiding: </li>
<li>China's economy is resuming its rapid expansion, with its manufacturing output growing at its fastest rate in 19 months. </li>
<li>The US economy is picking up and didn’t fall off its fiscal cliff of sharp tax rises and spending cuts. </li>
<li>Europe will remain a basket case for years, but the European Central Bank seems to have stabilised the situation compared with the crisis 12 months ago.</li>
</ul>
 
2. Australia’s economy is in good shape 
Whether we have a budget surplus or not this year, our economy, which has gone 22 years without a recession, is the envy of most developed nations. 
We withstood the deepest global recession since the Great Depression and we are likely to keep growing at around 3% this year.
 
3. Unemployment is low 
Sure some jobs have disappeared, but around 400,000 new jobs have been created in Australia since the GFC and unemployment levels remain comfortable around 5.6%. 
When people feel comfortable about their jobs, their more positive outlook is good for confidence, good for consumption and good for investment.
 
4. Australia's inflation rate is low 
 
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Our low inflation rate gives the Reserve Bank room to keep interest rates low or contemplate reducing them further.
 
5. Interest rates are low and likely to remain so for a while 
Our low interest rates are allowing home owners to pay off their mortgages quicker and giving some who overcommitted some extra breathing space.
 
6. Household finances are in sound shape 
Despite all the global economic worries over the last few years, recently released ABS figures show that Australian household wealth climbed 18.4% in the past year to $69,422 per person. This makes us the wealthiest we've been in five years. 
Rather than spending, Australians have been stashing their cash. Many have reduced their credit card debts, while others have been saving and yet others have taken advantage of low interest rates to pay off the principal on their home mortgage. 
There has also been a strong wealth effect for households from rising stock prices on the ASX. 
Their robust balance sheets will allow many Australians to ramp up borrowings and get into the property market this year.
 
7. Housing affordability is high 
The HIA-CBA Housing Affordability index shows that national affordability in the September quarter 2012 is just shy of the highest level in a decade. It is likely the next round of data (December quarter out around the middle of February) will show housing is even more affordable due to higher wages and lower interest rates.
 
8. Consumer confidence is picking up 
Consumer sentiment (the big missing ingredient over the last few years) has been rising over the last six months, and following the disappointing post-December rate cut 4.1% sentiment decline, this month’s report showed sentiment up slightly (0.6%) placing the level of sentiment at its long-term average.
 
9. Last year the Australian stock market recorded its biggest gains since 2009 
Typically the stock market starts to pick up a year or two before the economy, and the big money seems to think our future looks rosy.
 
10. Our property markets will pick up 
Having bottomed in the middle of last year, house prices are slowly rising – a trend forecast to continue this year. 
Of course there is no single property market and some areas will still languish, but a mixture of low interest rates, strong population growth, job stability, affordability and rising rentals will make more people get involved in property this year.
Some will just renovate or improve their homes. Others will take the next step and upgrade to new or bigger homes. More first home buyers will get a foot on the property ladder pushed by higher rents and lower interest rates. 
And investors looking to get set for the next stage of the property cycle will take advantage of the opportunities the property market is offering them.
 
In summary 
Australians, and particularly Australian investors, have a lot to be optimistic about in 2013. 
We still love property, our tax system favours investors and our banking system is underpinned by housing. 
While there will always be an argument for keeping house prices low and more affordable, with 70% of Australians owning their own or paying off their homes, our major political parties cannot afford to disenfranchise the majority of our population. 
Affordability, low unemployment and interest rates, and pent-up demand in some regions point to a good year for property.
 
One last forecast for the year… 
The property pessimists will be out there again and will no doubt pick more holes in my arguments than in a block of Swiss cheese. 
I know some will say “this time it’s different” but I suspect it won’t be.
 
Michael Yardney is a director of <a href="https://www.metropole.com.au/">Metropole Property Strategists</a>, which creates wealth for clients through independent, unbiased property advice and advocacy. He is best-selling author, one of Australia's leading experts in wealth creation through property and writes the <a href="https://propertyupdate.com.au/category/property-investment/">Property Update</a> blog. Subscribe today and you'll receive a free video training - The Golden Rules of Property Investment.
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Why 2013 will be average but 2014 will be better for Australian property markets: Michael Yardney

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When taking photos of your home for sale, be sure they are from the best angle and in the best light.
Tell the professional photographer from the estate agency when is the best time/times to attend to show the property at its best.
If you can, take your own photos during the summer, or at any time of year when the garden looks terrific. These can always be added to the marketing material whenever you list throughout the year.
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