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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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After a challenging 2012, real estate markets around the country have bottomed. As a consequence, it’s fair to expect that a smattering of suburbs across Australia could enjoy some capital growth of between 5.5% and 7% – and in some cases a little more – in 2013.  
This prediction is grounded in some part on the assumption that the Reserve Bank of Australia will dish up further interest rate cuts this year, which should aid more home sales and push up property values. Throw in for good measure the chronic shortage of new residential property, coupled with net population growth (increased immigration and a lower proportion of deaths to births), and the fundamentals are in place for property market growth. That said, we are not without some threats, and I accept negotiating the fiscal cliff in the US remains a challenge. However, the days of Australia catching a cold after the latest American economic sneeze are now mostly behind us. In 2013, the health of our economy is more significantly aligned to the latest thrills (and chills) stemming from China. That said, we’ve already seen the impact of a slowdown in China and the transition away from the mining and energy sectors, with unemployment now sitting at 5.2% – it was around 4% a few years ago.    These challenges aside, this year I’d be looking to the ‘battlefield suburbs’, where first-home buyers are set to shape up to investors. In other words, <a target="_blank" href="/news">St Marys</a> in Sydney, Adelaide’s <a target="_blank" href="/news">Semaphore</a>, as well as<a target="_blank" href="/news"> North Melbourne</a>, <a target="_blank" href="/news">Ascot Vale</a>, <a target="_blank" href="/news">Brunswick</a> and <a target="_blank" href="/news">Footscray </a>in Melbourne are set to benefit as investors compete with first timers for quality homes. Across the continent, it’s the ‘forgotten suburbs’ of inner Perth such as <a target="_blank" href="/news">Embleton </a>and <a target="_blank" href="/news">Ashfield</a> that will enjoy some growth as investors and first time buyers muscle up.   It’s fair to say that investors have been a bit late dipping their toe into the property market this cycle. Usually when the share market tanks we see a flood of investors into real estate. However this didn’t eventuate this time, it was more of a slow drip. Now investors are playing more aggressively in the $450,000 to $700,000 price brackets in many capital city markets – which makes some sense given the ongoing concerns about share market volatility.  In truth, while the battle between investors and first-home buyers will be intriguing in 2013, upgraders and downsizers will also play a part in generating more real estate transactions and as such doing their bit to force up real estate values across most price points in our major capital cities and regional towns.  It’s also fair to expect to see this year the continued growth in the values of apartments, units and townhouses in our major east coast capital cities, as well as Perth and Darwin. This is a result of growing demand for higher density housing close to excellent amenities in capital cities.  In 2012, rental returns plateaued, yet they are still extremely attractive. In Sydney, for instance, the average gross yield is almost 5% for apartments and given low rental vacancies, I really can’t see returns dropping off next year. It’s much the same in Perth (5%), Darwin (6.2%) and Brisbane (5.5%).  If you’re looking for a bit more and are prepared to do your homework this year, there are plenty of excellent inland regional centres such as <a target="_blank" href="/news">Bathurst</a>, <a target="_blank" href="/news">Orange</a> and <a target="_blank" href="/news">Wagga, </a>where astute investors stand to earn yields between 6% and 8%.  Angus Raine is the CEO <a target="_blank" href="https://www.raineandhorne.com.au/">Raine &amp; Horne</a>
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Rate cuts will deliver property price growth of up to 7% to some capital city suburbs in 2013

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Australian housing affordability has improved markedly over the last few years, but it still remains the least affordable housing market in the world, according to credit rating agency Fitch.
Fitch measures housing affordability using two measures: percentage of disposable household income required to make mortgage repayments and house prices relative to average income per person.
On the first measure, "market debt-to-income ratio” (which measures mortgage payment on average-priced dwellings as a proportion of an average-sized household‘s average gross disposable income), Australia ranks as the least affordable of 12 global markets
This is despite a great improvement in this ratio, with Australians home owners now spending about 32% of their household income on mortgage payments, compared with around 38% of income in 2011 and around 44% of income in 2008,  just before the GFC.
In comparison, American households spend only around 16% of their income on mortgage repayments and those in the UK about 17%.
“This ratio aggregates various key drivers of mortgage performance in a single figure and can therefore be used as a high-level indicator to assess, forecast, and stress borrowers‘ ability to make payments on a new loan,” says Fitch.
On the second measure of affordability, house price to GDP per capita ratio, Australia ranks second only to Greece with a ratio of 8, compared with a ratio of 5 in the US and under 7 in the UK. Greece's ratio is 8.5.
In 2010 the Australian house price to GDP per capita ratio was nearly 9.
“Outside Europe, the HP-to-GDP ratio for Australia remains on high levels despite having corrected downwards over the past two years.
“In contrast, the average ratio in the US now is among the lowest in a cross-country comparison,” says Fitch.
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Australian housing still least affordable in the world despite recent improvements: Fitch

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Centuria Property Funds has added to its commercial property portfolio after entering into a conditional contract to purchase the 175 Castlereagh Street office tower in the Sydney CBD from Stockland for $56 million.
Centuria Property Funds is a wholly owned subsidiary of the ASX-listed Centuria Capital Limited, headed by CEO Jason Huljich, and has a commercial property portfolio valued in excess of $1 billion.
<img width="470" src="/images/stories/2013/01/175castlereagh.jpg">
The property will be held in The Centuria 175 Castlereagh Street Fund, a single-asset, unlisted property fund and is expected to generate a return of 9% in its first year.
The 17-level building, located in the midtown precinct of the Sydney CBD, has 13 levels of commercial office accommodation and four levels of basement parking and has recently undergone a substantial refurbishment of the lobby, lift cars, some office floors and bathrooms.
It features around 12,000 square metres of net lettable area.
Stockland acquired the office tower in 1982 and is valued at $53 million.
The property at 175 Castlereagh Street is located immediately adjacent to the  new  50-storey office tower at 161 Castlereagh Street being built by Grocon, scheduled for completion in 2013. It is set to be Sydney’s newest premium-grade office tower, anchor-tenanted by ANZ.
Recent acquisitions by Centuria Property Funds include the purchase of the $23.3 million Canon Hill, Queensland property.
 
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Centuria buys Sydney CBD tower from Stockland for $56 million

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The last time I felt so optimistic was pre-GFC when everything seemed easy. 
The world made more sense back then, around 2007-08. We actually had a prime minister with a mandate. There was optimism. Property markets everywhere were growing. Consumers were willing to spend without being bribed or threatened. 
Remember those balmy days? 
The real estate year just finished was an improvement on the previous, although it may not have felt so to some people. Most city markets stopped falling, and many regional markets made forward progress. It was still, nevertheless, hard yakka extracting sales from cautious consumers. 
Enter 2013. It’s only a week and a half old, but it feels mightily different. The Hotspotting website has just had the most lucrative short period since its launch seven years ago. 
It seems people have decided to start afresh. New year, new attitude. 
I know from my daily communications with consumers and market professionals around Australia that everyone is fed up with negativity. We’ve been drowning in it for too long. Politicians, economists, journalists and other attention-seekers have been feeding us a monotonous daily diet of pessimism. 
I’m hoping that the bright start to 2013 represents Australians saying, “Enough!” 
Perhaps Australians have finally noticed that none of doomsday predictions of the past five years have come to pass. 
Contrary to the dire warnings of chattering economists, Australia did not descend into recession with double-digit unemployment post-GFC. 
In contrast to the loud prognostications of an obscure Sydney academic that our house prices would fall 40% in 2009, they actually rose – by an average 13%. 
The forecasts of most economists that we would have multiple interest rate rises in 2011 were rendered nonsense when that year ended with not a single rise – but indeed two decreases. 
A series of publicity-starved US spruikers forecast the death of our property markets – values to fall 50%, 65%, as much as 90% according to one poor misguided chap – but none of that has happened, either. 
Threats that mines would close all over Australia and tens of thousands of people would lose their jobs in the wake of a carbon pricing scheme – compliments of the Shadow Minister for  Armageddon, Tony Abbott – have been seen to be overstated. 
The end of the mining boom was called when iron ore prices dropped in August/September – never to be resurrected, according to some talking heads – but within three months they were back to boom-time levels. 
We were all told that “the crisis in Europe” would mean the end of our prosperity, but essentially nothing has happened. 
I think people have started to understand the chasm between reality and the stuff that’s splashed across tomorrow’s fish-and-chips wrappers. 
This is going to be a pretty solid year. Most of the key indicators are pointing north. People have decided to get busy in real estate and elsewhere. 
Optimism is the new black.
Terry Ryder is the founder of <a href="https://www.hotspotting.com.au/" rel="nofollow" target="_blank">hotspotting.com.au</a> and can be <a href="https://www.twitter.com/hotspotting" rel="nofollow" target="_blank">followed on Twitter</a>.
For more, watch Terry's free webinar <a target="_blank" href="/news">Regions vs capital cities: Where to invest in 2013</a>
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Enough with doom and gloom, or why you should feel confident about the 2013 property market: Terry Ryder

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The number of properties available for sale decreased in every capital city between December 2011 and December 2012, according to SQM Research.
"If this trend continues, it could be possible that the level of unsold homes around the country has reached its peak and may now begin to decline," says SQM Research director Louis Christopher. 
 
<img src="/images/stories/2013/01/16556.gif">
The number of properties on the market in Adelaide in December 2012, according to SQM Research. This is down from 17,286 in December 2011, a decrease of 4.6%.
 
<hr>
<img src="/images/stories/2013/01/25475.gif">
 
The number of properties on the market in Brisbane in December 2012, according to SQM Research. This is down from 27,104 in December 2011, a decrease of 6%.
 
<hr>
<img src="/images/stories/2013/01/3481.gif">
 
The number of properties on the market in Canberra in December 2012, according to SQM Research. This is down from 3,568 in December 2011, a decrease of 2.4%.
 
<hr>
<img src="/images/stories/2013/01/1086.gif">
The number of properties on the market in Darwin in December 2012, according to SQM Research. This is down from 1,486 in December 2011, a decrease of 26.9%.
 
<hr>
<img src="/images/stories/2013/01/4501.gif">
The number of properties on the market in Hobart in December 2012, according to SQM Research. This is down from 4,599 in December 2011, a decrease of 2.1%.
 
<hr>
<img src="/images/stories/2013/01/41833.gif">
The number of properties on the market in Melbourne in December 2012, according to SQM Research. This is down from 43,682 in December 2011, a decrease of 4.2%.
 
<hr>
<img src="/images/stories/2013/01/17915.gif">
The number of properties on the market in Perth in December 2012, according to SQM Research. This is down from 19,011 in December 2011, a decrease of 5.8%.
 
<hr>
<img src="/images/stories/2013/01/24959.gif">
The number of properties on the market in Sydney in December 2012, according to SQM Research. This is down from 32,376 in December 2011, a decrease of 22.9%.
 
<hr>
 
<img src="/images/stories/2013/01/341784.gif">
The number of properties on the market Australia-wide in December 2012, according to SQM Research. This is down from 360,101 in December 2011, a decrease of 5.1%.
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Still 341,784 would-be sellers, but has your capital city shed its property oversupply? A state-by-state SQM analysis

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The Australian housing market is expected to be among the more stable global markets in 2013 but house prices won’t rise, according to forecasts from credit rating agency Fitch.
Fitch‘s most favourable house price outlooks are for Germany, Australia and the US, which is “finally expected to turn a corner in 2013".
“Fitch expects stable house prices [in Australia] in 2013, although some areas may still continue to decline," says the credit rating agency in its latest Residential Mortgage Briefing.
“Despite the RBA recently cutting the policy rate, home buyers remain cautious and have been deleveraging.
“On a relative scale, the Australian housing market appears expensive, however the combination of house prices falling 4.1% from the peak in quarter 2, 2010 and the RBA cutting the policy rate over 12 months to October 2012 has eased pressure on affordability levels,”  says Fitch.
Fitch has an overall "neutral" outlook on the Australian housing and mortgage market and rates Australia alongside Germany as “more stable” compared with peripheral eurozone markets (Spain, Portugal, Greece, Ireland and Italy) where it holds “substantial concerns”.
Australia’s mortgage lending market is also given a favourable mention, described alongside the US prime market as “characterised by relatively low default probability assumptions”.
“In Australia, arrears are likely to remain low, in line with low unemployment and recent policy rate reductions,” says Fitch.
“Australia benefits from a low and relatively stable recent history of unemployment, due to strong global demand in commodities. The recent cut in policy rates aims at stimulating the non-mining sectors of the economy.”
The report notes “relatively high affordability indicators for Australia” which are “largely driven by high average house prices”
It also notes that Australian household debt to income levels have risen significantly over the past decade, but says that a combination of flat house prices and policy rate cuts has eased affordability pressures.
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Stable outlook for Australian housing market but no price gains in 2013: Fitch

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This year’s federal election is likely to have positive impact on the property market, provided it delivers a decisive result, according to industry experts.
The next federal election must be held by November 30.
Brett Draffen, chief executive of development at Mirvac, says he is “personally quite confident that we will see a positive out of the election".
“It really goes to that question of consumer confidence and sentiment.
"And I think the opportunity is that we start to see a clearer leadership profile coming from that federal election and that will then flow through to confidence and then have a flow-on impact on transactions and therefore prices,” Draffen said in an interviewer on Australian Financial Review TV.
But property market activity could slow in the months leading up to the election.
“Prior to the election people get a bit more nervous,” says Rod Cornish, real estate strategist Macquarie Capital.
“A month or two prior to the election things do tend to slow down,” he says.
“And then if it is reinforced, if there is a distinct change in power, then people could become more confident."
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Decisive federal election result will help Australian property markets: Analysts

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You have decided to sell your home in early 2013. You have decided on an agent, the house has been cleaned within an inch of its life (you’re actually considering submitting a few pics to House and Garden),and you are so ready to sell you have one foot out the door. Then comes the recommended marketing and advertising campaign – and the price tag attached to it. 
Agents are often met with objections to advertising spend. More times than not, however, the seller comes to understand that the greater the exposure a property has to the market, the greater the number of buyers who are aware of the listing. So if you’re mentally wrestling with the dollar spend of advertising your property, here are a few reasons why it is  a worthwhile investment when selling your property. 
Alexandra Rutherford from Brisbane agency Place New Farm says that effectively marketed homes are selling in a shorter amount of time and often for a higher price. 
“The price that is achieved on average is between 2% and 5% higher with marketing in both [print] and internet sites due to a larger exposure to the market,” she says. 
“Buyers sometimes will not consider an area but will connect with images and then view the home and decided it is ideal for them even if it is not in an area that they would have considered.” 
David Powell from Dowling and Neylan Real Estate in Noosa believes that it’s all about creating a presence around the property. 
“A cheap sign and amateur photos tell a potential buyer one thing – this property is cheap, whereas on the other hand, big print ads with professional photography, smart copy and a highlighted internet listing have the ability to alter the way a buyer perceives the property, and the value of that property,” he says. 
Creating the right campaign for your property
REIQ-accredited agents are encouraged to create a campaign that will achieve the highest possible price for the seller. There are a range of options that may appear on this list – signboards, open houses, local and interstate newspapers, property websites such as reiq.com or dedicated property magazines. 
However, before an agent can legally market or promote a property for sale the vendor (seller) must be given an itemised marketing and advertising campaign and agree to the campaign prior to any marketing commencing. 
The REIQ buyer and seller behaviour report identified that signage, newspaper advertisements and real estate websites rate in the top five methods that buyers use to source property. With this in mind, a campaign should be a collection of advertising options that cater to the research behaviours of buyers. 
Every area is different, so be aware that a marketing campaign is likely targeted according to your property’s geographic location. In fact, the report also found that initial awareness of a property came through real estate websites in the Brisbane region however coastal towns and cities saw newspaper advertising as the most popular. 
Then there are the finer details such as professional photography. The imagery associated with the sale of a property is often overlooked as a non-essential ingredient to the marketing mix. Well, I’m sorry to say that a few Instagram pics are not going to do the trick when it comes to attracting buyers. The report found that photos of the property had the strongest advertising influence. 
So what happens if you don’t commit to advertising spend? 
Well, I’ll put this in context the best way I know how – shopping. You have shopped incessantly, found the perfect outfit, invented the necessary budget justifications to then sentence it to a life behind cupboard doors? To not effectively showcase your property to the marketplace is like stashing away a new dress for no one to see. 
The shift in the market has now made it imperative that agents have all the tools necessary to market and sell a property within the shortest time possible. Without this marketing mix your property may fight an uphill battle to compete with other properties on the market. 
Your property has one chance to make a first impression – make sure it’s a good one!
Amanda Haack is events manager journal deputy editor at the <a href="https://www.reiq.com/" target="_blank">Real Estate Institute of Queensland</a>. This article originally appeared on the<a href="https://reiqblog.com/" target="_blank"> REIQ blog.</a>
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The importance of effective advertising to sell your home in 2013

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The capital growth for Darwin houses in December, according to RP Data. House prices are up 7.6% for the year to a median price of $550,000. The median house yield is 6.1%.
 
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The capital growth for Sydney houses in December, according to RP Data. House prices are up 1.3% for the year to a median price of $665,000. The median house yield is 4.3%.
 
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The capital growth for Brisbane houses in December, according to RP Data. House prices are down 0.5% for the year to a median price of $440,000. The median house yield is 4.7%.
 
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The capital growth for Adelaide houses in December, according to RP Data. House prices are down 0.8% for the year to a median price of $395,000. The median house yield is 4.3%.
 
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The capital growth for Perth houses in December, according to RP Data. House prices are up 0.6% for the year to a median price of $493,000. The median house yield is 4.5%.
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The capital growth for Melbourne houses in December, according to RP Data. House prices are down 2.9% for the year to a median price of $550000. The median house yield is 3.6%.
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The capital growth for Hobart houses in December, according to RP Data. House prices are down 0.5% for the year to a median price of $325,000. The median house yield is 5.4%.
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Darwin house prices up 7.6% in 2012: An RP Data state-by-state analysis

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You may have noticed a moderately improved sentiment in the tone of the financial press at the beginning of January. As the fiscal cliff was "expertly" negotiated (i.e. taken down to the proverbial wire by self-interested US politicians patently uninterested in bi-partisan co-operation), many analysts are expecting moderate growth for the Australian economy and a reasonable year ahead. 
Commodity prices have not tanked as was feared, and iron ore in particular has bounced back phenomenally. This has totally and utterly confounded – in fact, virtually silenced – the perma-bears who so gleefully predicted not even four months ago that the iron ore spot would fall to just $60/tonne. 
Instead, on Friday the iron ore price bounded merrily through $153/tonne. That is a spectacular miss by any measure of the term, and far more importantly is wonderful news for anyone who wants the future of Australia’s economy and job markets to be a prosperous one. 
It also seems that the prospects for stocks are markedly improved as the persistently low interest rates gradually wrench risk-averse Aussies away from fixed-income investments.  That said, we still have the small matter of a US debt ceiling vote to be resolved before we can see any hint of a blue sky. 
Yield curve flattens 
I’ve been particularly interested to note the marked shift in the yield curve over the past five trading sessions. At close of trade on Tuesday (January 8) the ASX 30 Day Interbank Cash Rate Futures February 2013 contract was trading at 97.075.
You can see the progressive tightening in interbank cash rates since 2011 in the chart below as the Reserve Bank anticipates a rocky road ahead and an awkward transition from the capital investment phase of the mining boom to the production phase.
 
<img src="/images/stories/2013/01/wargentjan8.gif">
Cash rate flattening out?
In slightly plainer English this implies only a 41% expectation of another interest rate decrease to 2.75% at the next RBA board meeting in February. So while the market is still pricing in a fair likelihood of another imminent cut in the cash rate, the percentages are way down on the 66% we saw as recently as December 27 before “Taxmageddon” was negotiated.
<table cellspacing="0" cellpadding="0" border="0"><tbody>
<tr>
<td width="34%" valign="top" align="center">Trading Day</td>
<td width="33%" valign="top" align="center">No Change</td>
<td width="33%" valign="top" align="center">Decrease to 2.75%</td>
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<tr>
<td align="center">24 December</td>
<td align="center">37%</td>
<td align="center">63%</td>
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<tr>
<td align="center">27 December</td>
<td align="center">34%</td>
<td align="center">66%</td>
</tr>
<tr>
<td align="center">28 December</td>
<td align="center">37%</td>
<td align="center">63%</td>
</tr>
<tr>
<td align="center">31 December</td>
<td align="center">37%</td>
<td align="center">63%</td>
</tr>
<tr>
<td align="center">2 January</td>
<td align="center">44%</td>
<td align="center">56%</td>
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<tr>
<td align="center">3 January</td>
<td align="center">49%</td>
<td align="center">51%</td>
</tr>
<tr>
<td align="center">4 January</td>
<td align="center">56%</td>
<td align="center">44%</td>
</tr>
<tr>
<td align="center">7 January</td>
<td align="center">59%</td>
<td align="center">41%</td>
</tr>
</tbody></table>
 
<img src="/images/stories/2013/01/wargentjan9.gif">
Previously the implied expectation showed that on balance interest rates were likely to be cut twice more to just 2.5% by the middle of 2013. Markets no longer deem that quite so likely – the yield curve now flattens out more quickly by July 2013 and at well above 2.5%, indicating that we may well only see one more interest rate cut. 
This by no means bad news for mortgage holders and property investors, for the cash rate is already very low, and rates yet closer to the zero bound are indicative of a sick economy.
 
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Not a prediction 
Of course, the yield curve is not an actual prediction of the future. 
Instead, it is a weighted implied expectation – in other words, it prices in the possibility that we have already reached the bottom of the easing cycle and that rates will fall no lower than 3%. But it also prices in the possibility that the US falls back into recession, growth in China stumbles badly and the interest rates are dropped to the bottom of the zero bound. 
As for what we might reasonably expect? While noting that the only certainty about predictions is that they will probably be wrong, it seems very likely to me that whether or not we have reached the nadir of the easing cycle, we are likely to see a prolonged period of low interest rates.
The Reserve Bank is hoping that the gap left behind after the incredible boom in mining capital investment finally reaches its peak will eventually be plugged by construction and investment in housing. However, there doesn’t seem to be much evidence of that happening to date, as the construction index finished 2012 in negative territory. 
While some property markets will continue their gentle slide into 2013, most forecasters believe that a cash rate of just 3% is likely to begin to stimulate activity in those major property markets with strong demand and low vacancy rates. 
Keep an eye out for sentiment beginning to improve in Perth, Brisbane and Sydney. As for whether Darwin will continue its stellar run, who knows? I was in Darwin a little while ago visiting Mindil Beach sunset markets and everyone seemed happy enough, but then again it was a Friday night in the lead-up to Christmas. Reported vacancy rates are still tight, so growth could continue.
Some will try to second-guess the hotspot markets for 2013 again this year, or even look to capital city markets with meagre population growth. Personally I look away from those markets that are showing low absolute annual population growth such as Tasmania (+800 persons in the year to June 2012), Northern Territory (+3,500), Australian Capital Territory (+6,900) and South Australia (+16,500).
Instead, over the long term I look at those states which house the major capital city markets and where populations are absolutely booming: New South Wales (+78,900), Western Australia (+78,000), Queensland (+86,000) and Victoria (+89,000). 
In spite of what most pundits seem to indicate these days, the future is (thankfully) unknown to us, and therefore we will only really know what happens when it actually does. It wouldn't be much fun if we could really see into the future, would it?
The short term is inherently unpredictable, but it’s a brave person who believes that populations in the major capital city property markets growing at such a furious pace won’t result in prime location land and property prices move higher over the next few decades.
 <img style="margin: 5px; float: left;" src="/images/stories/2012/12/wargentbook.jpg">
Pete Wargent holds a range of finance and property qualifications and is the author of <a href="https://petewargent.blogspot.com.au/" target="_blank">Get a Financial Grip – a simple plan for financial freedom.</a>
 
 
 
 
 
 
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