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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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

<html><body>
RP Data has released the latest suburb rental yields.
Property Observer has compiled a table of Victoria's top 30 rental yield suburbs.
Nhill tops the list with a rental yield of 9%, followed by Dimboola with 8.5%.
Melbourne makes it onto the list with a rental yield of 6.1%
<table cellpadding="0" cellspacing="0" border="1" style="width: 470px;"><tbody>
<tr>
<td valign="top" width="106">
SUBURB
</td>
<td valign="top" width="106">
POSTCODE
</td>
<td valign="top" width="106">
MEDIAN PRICE
</td>
<td valign="top" width="106">
GROSS RENTAL YIELD
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Nhill</a>
</td>
<td valign="top" width="106">
3418
</td>
<td valign="top" width="106">
$100,000
</td>
<td valign="top" width="106">
9%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Dimboola</a>
</td>
<td valign="top" width="106">
3414
</td>
<td valign="top" width="106">
$97,500
</td>
<td valign="top" width="106">
8.5%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Warracknabeal</a>
</td>
<td valign="top" width="106">
3393
</td>
<td valign="top" width="106">
$103,000
</td>
<td valign="top" width="106">
7.8%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">East Bairnsdale</a>
</td>
<td valign="top" width="106">
3875
</td>
<td valign="top" width="106">
$182,500
</td>
<td valign="top" width="106">
7.1%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Mortlake</a>
</td>
<td valign="top" width="106">
3272
</td>
<td valign="top" width="106">
$137,500
</td>
<td valign="top" width="106">
7.1%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Mount Beauty</a>
</td>
<td valign="top" width="106">
3699
</td>
<td valign="top" width="106">
$158,000
</td>
<td valign="top" width="106">
7%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Murtoa</a>
</td>
<td valign="top" width="106">
3390
</td>
<td valign="top" width="106">
$117,500
</td>
<td valign="top" width="106">
7%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Orbost</a>
</td>
<td valign="top" width="106">
3888
</td>
<td valign="top" width="106">
$140,000
</td>
<td valign="top" width="106">
7%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Red Cliffs</a>
</td>
<td valign="top" width="106">
3496
</td>
<td valign="top" width="106">
$170,000
</td>
<td valign="top" width="106">
7%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Terang</a>
</td>
<td valign="top" width="106">
3264
</td>
<td valign="top" width="106">
$155,000
</td>
<td valign="top" width="106">
7%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Merbein</a>
</td>
<td valign="top" width="106">
3505
</td>
<td valign="top" width="106">
$150,000
</td>
<td valign="top" width="106">
6.9%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Ararat</a>
</td>
<td valign="top" width="106">
3377
</td>
<td valign="top" width="106">
$165,000
</td>
<td valign="top" width="106">
6.9%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Chiltern</a>
</td>
<td valign="top" width="106">
3683
</td>
<td valign="top" width="106">
$176,750
</td>
<td valign="top" width="106">
6.7%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Moe</a>
</td>
<td valign="top" width="106">
3825
</td>
<td valign="top" width="106">
$157,500
</td>
<td valign="top" width="106">
6.6%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Kerang</a>
</td>
<td valign="top" width="106">
3579
</td>
<td valign="top" width="106">
$145,000
</td>
<td valign="top" width="106">
6.5%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Stawell</a>
</td>
<td valign="top" width="106">
3380
</td>
<td valign="top" width="106">
$160,000
</td>
<td valign="top" width="106">
6.5%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Hamilton</a>
</td>
<td valign="top" width="106">
3300
</td>
<td valign="top" width="106">
$195,000
</td>
<td valign="top" width="106">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a target="_blank" href="/news">Clunes</a>
</td>
<td valign="top" width="106">
3370
</td>
<td valign="top" width="106">
$196,500
</td>
<td valign="top" width="106">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a target="_blank" href="/news">Irymple</a>
</td>
<td valign="top" width="106">
3498
</td>
<td valign="top" width="106">
$220,000
</td>
<td valign="top" width="106">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a target="_blank" href="/news">Morwell</a>
</td>
<td valign="top" width="106">
3840
</td>
<td valign="top" width="106">
$151,000
</td>
<td valign="top" width="106">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Rochester</a>
</td>
<td valign="top" width="106">
3561
</td>
<td valign="top" width="106">
$195,500
</td>
<td valign="top" width="106">
6.4%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Maryborough</a>
</td>
<td valign="top" width="106">
3465
</td>
<td valign="top" width="106">
$182,000
</td>
<td valign="top" width="106">
6.3%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Tallangatta</a>
</td>
<td valign="top" width="106">
3700
</td>
<td valign="top" width="106">
$180,000
</td>
<td valign="top" width="106">
6.3%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Churchill</a>
</td>
<td valign="top" width="106">
3842
</td>
<td valign="top" width="106">
$168,500
</td>
<td valign="top" width="106">
6.2%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Heywood</a>
</td>
<td valign="top" width="106">
3304
</td>
<td valign="top" width="106">
$150,000
</td>
<td valign="top" width="106">
6.2%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Norlane</a>
</td>
<td valign="top" width="106">
3214
</td>
<td valign="top" width="106">
$200,500
</td>
<td valign="top" width="106">
6.2%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Eildon</a>
</td>
<td valign="top" width="106">
3713
</td>
<td valign="top" width="106">
$183,750
</td>
<td valign="top" width="106">
6.1%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Melbourne</a>
</td>
<td valign="top" width="106">
3004
</td>
<td valign="top" width="106">
$475,000
</td>
<td valign="top" width="106">
6.1%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Benalla</a>
</td>
<td valign="top" width="106">
3672
</td>
<td valign="top" width="106">
$208,750
</td>
<td valign="top" width="106">
6%
</td>
</tr>
<tr>
<td valign="top" width="106">
<a href="/news">Dennington</a>
</td>
<td valign="top" width="106">
3280
</td>
<td valign="top" width="106">
$325,001
</td>
<td valign="top" width="106">
6%
</td>
</tr>
</tbody></table>
Source <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
</body></html>

ntrotman-Et3xWpamVh

Victoria's top 30 highest rental yield suburbs: From Nhill to Dennington via Melbourne 

<html><body>
Why is Sydney's housing market so expensive? Sometimes when people try to answer this question, they point out that more expensive property prices are offset by higher wages in Sydney; and this argument is, at least to some extent, true.  Sydney wages are higher, but not to the same extent as property prices compared with other cities.  Based on data released by the Australian Bureau of Statistics last week, the gap between Sydney and Melbourne wages is only around $5,000 (9.2%) per annum, Brisbane is fairly similar, with wages being $5,100 (9.4%) lower per annum.  Perth wages are roughly on par with Sydney’s, showing a $490 (0.9%) difference.  The largest gap between Sydney wages and the other capital cities is apparent in Hobart, where the difference is a more significant $10,500 (19.3%) per annum.
The data released by the ABS is unfortunately quite lagging, being current to June 2010.  To compare apples with apples, we have provided median dwelling prices from June 2010 to highlight what might be described as some inequity of dwelling prices when we compare Sydney incomes with dwelling prices.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/12/rpdec3.jpg"><img src="/images/stories/2012/12/rpdec3thumb.jpg"></a>
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/12/rpdec31.gif"><img src="/images/stories/2012/12/rpdec31thumb.gif"></a>
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/12/rpdec32.gif"><img src="/images/stories/2012/12/rpdec32thumb.gif"></a>
 
<hr class="system-pagebreak">
 
Looking at the differences between average wages and median dwelling prices, the only capital city where the comparison of incomes and dwelling prices is roughly equitable is in Melbourne.  Melbourne dwelling prices and incomes are roughly 9% lower than Sydney’s.  A more up-to-date look at current dwelling prices shows that in October this year, Melbourne’s median dwelling price is now 11% lower than Sydney’s.
Looking at Australia’s third largest city, Brisbane, shows that incomes are 9% lower than Sydney’s, but dwelling prices are 15% lower.  Since June 2010 the gap between Brisbane and Sydney dwelling prices has widened to nearly 25%.
Adelaide dwelling prices are 25% lower than Sydney’s, while wages are tracking 17% lower.  Based on median prices to October 2012, the gap between Sydney dwelling prices and Adelaide’s has widened to 30%.
Average wages/salaries across Perth are only 1% lower than Sydney’s, but median dwelling prices are 7.2% lower.  The October median dwelling price data now shows Perth dwellings to be 13% more affordable than Sydney’s.
The gap between Sydney and Hobart wages and prices is the largest of any city, with Hobart wages averaging 19% lower than Sydney’s, however, dwelling prices were getting close to being 40% lower than Sydney’s back in June 2010.   More recent October data shows the median dwelling price in Hobart to be 43% lower than Sydney’s.
The average wage in Darwin is only 2% lower than Sydney’s, however, median dwelling prices are 10.5% lower.  Darwin is one of the only cities were the gap between median dwelling prices has narrowed since 2010 (a reflection of the recently strong growth conditions in Darwin), with the Darwin median dwelling price recorded at 8.3% lower than Sydney’s median dwelling price in October 2012.
Finally, in Canberra, the average wage/salary is 6% higher than Sydney’s, making Canberra Australia’s highest paid capital city.   While incomes are higher than Sydney’s, dwelling prices were 13% lower than Sydney’s back in June 2010.  Based on the October median price data, Canberra dwellings are now 7.5% more affordable than Sydney’s.
The question still remains, though, why are Sydney prices so much more expensive than other capital cities?  Like any pricing-related question, the answer often comes back to the relationship between demand and supply.  From a demand perspective, Sydney has the largest population of all the capital cities and the second highest level of population growth (based on raw numbers rather than percentage change).  New South Wales also attracts the largest number of overseas migrants.
From a supply perspective, the inefficiencies surrounding land release and development across New South Wales has resulted in an insufficient level of new dwelling construction, creating a housing market which is undersupplied.  The undersupply of housing tends to place some upwards pressure on prices.
Other reasons, apart from the higher incomes argument, likely come down to a handful of other factors.
<ul>
<li>Geographically, development and urban expansion in Sydney is curtailed by the large tracts of national park and the large number of waterways located across the Sydney metro region</li>
<li>Sydney is one of Australia’s most mature housing markets.  The long-established inner city and coastal areas tend to push the overall median prices up.  In fact, the outer-western and northern fringes of the Sydney metro region provide some of the most affordable capital city housing markets across the major capitals.</li>
<li>Another factor is the high cost of vacant land across Sydney, which is much higher than any other capital city.</li>
</ul>
Cameron Kusher is senior research analyst at <a href="https://www.myrp.com.au" target="_blank">RP Data</a>.
 
<ul></ul>
</body></html>

ckusher-ujnxiKuFQs

Why is Sydney's housing market so expensive?: Cameron Kusher

<html><body>
Investors of anything should only ever buy investments that stand alone as strong and viable propositions not because of tax benefits.
It’s no secret that I am not a fan of NRAS property.  I’ve written extensively about it since it was first introduced and watched how an essentially great scheme has been prostituted for gain for greedy developers and their marketers.
In its purest form, NRAS was a scheme designed for large institutional investors, such as public superannuation funds and insurance companies.  They would undertake these developments, which were built in lots of 100, and gain the tax credits for the lot.  It was a good deal and a good idea, providing discounted rent to para professionals who would, it was claimed, make suitable tenants. The scheme was not designed for individual investors.  In fact the NRAS Policy Guidelines stated:
The scheme encourages large-scale investment in affordable housing so it is not directly available to small-scale, private, individual investors in the rental property market. 
Somehow, probably due to one of those tax office loopholes, some of the developments were sold to individuals as single lots.  The powers that be clearly didn’t sew up the scheme tightly enough, and someone drove a Mack truck through the space.  I still remember the day the tax office woke up and realised that it had no method in place to deal with the tax returns of individuals who bought them, and it scurried about with transitional arrangements to cope with the issue.  Lo and behold a precedence was created, and before we knew it whole companies were set up to move this latest tax advantaged product.   NRAS Policy Guidelines were amended to include:
Individual investors may wish to participate in the scheme as part of a non-entity joint venture or another joint venture arrangement or by purchasing NRAS dwellings from an approved participant. 
It’s pretty easy to counter the flippant claims of NRAS marketers when they use simplistic three line statements espousing the benefits of buying one – just buy it, discount the rent and get tax benefits–with a plethora of dangers;
<ol>
<li>The middlemen do make big commissions – I’ve not seen one less than $20,000, and you’d have to be very dull to be convinced that this isn’t built somewhere into the price.</li>
<li>They are released in lots of 100 – that’s a very large influx of competition all at the one time – affecting both the capital value and the potential rent return. Your 20% discount may end up being a 20% discount to a rent that has already dropped by 30% because of oversupply!</li>
<li>They are rarely built in hotspots, and when they are, well, refer to point 2!</li>
</ol>
 
<hr class="system-pagebreak">
 
But in a recent email to me from an investor who recently felt similar concern to mine over the legitimacy, or otherwise, of these investments, far greater issues were brought to my attention.  Proponents may claim that in return for a financial loss each year of between $3,500 and $5,000 you get "tax-free" money of $9,980, but the writer of this email found that to be potentially misleading in the extreme.
This investor had such a great concern that he sought a private ruling, and to his alarm he found the following:
<ul>
<li>A portion of the rebates for this scheme ($2495) are provided by the state in which the property is built. As state governments cannot raise income tax, the portion of the rebates received from the state cannot be considered a tax offset. This portion of the rebates received is known as NANE income.</li>
<li>As entering the scheme is for the purpose of receiving a rental income and the NANE, claims related to the investment property must be apportioned.</li>
<li>On low rental properties, this can reduce claimable rental expenses by as much as 17%.</li>
</ul>
The investor who wrote to me wanted to be sure that he had it right, and so he telephoned the person who provided the ruling. This person advised that a further ruling was not necessary as the position is clear:  those costs relating to the scheme – being the initial NRAS set-up cost, the annual audit cost for scheme payment eligibility and the periodic rental market rates audit – are not considered expenses related to the derivation of assessable income.  Neither the NANE nor the Commonwealth tax offset, are considered assessable income.
He went on to apply this information to one set of figures provided by one of the many companies promoting NRAS, and found that the swing was $141 per week!  That pretty much wiped out the positive cashflow, and if the property could not actually be leased for the rent amount forecast by the seller (which is what I am finding with many of these once they are constructed and settled) it could leave unsuspecting investor in quite a financial pickle!
This was one smart investor who, rather than believe everything presented to him by a property seller, chose to do the due diligence himself.  Getting a private ruling was a good move, one all investors should take before taking the plunge on any scheme that sounds so good.
While I agree that NRAS isn’t olive trees or an emu farm, it’s still a tax scheme, and its opponents draw their comparison from this notional similarity, rather than from any physical likeness between the two.  It’s not the physical product itself which is being attacked – it’s the marketing of the tax scheme over the property itself.  Luring investors into a property based on getting tax benefits can be compared to stock market- based investments, as the results can be the same – the investor buys the asset for the overlying scheme, giving little consideration to whether the scheme is appropriate for them, or whether the underlying asset stacks up. Investors of anything should only ever buy investments which stand alone as strong and viable propositions – tax benefits, income guarantees or free holidays should only ever be icing on an already tasty cake.
Margaret Lomas is a best-selling author and writes and hosts the popular Property Success With Margaret Lomas and heads up the panel on Your Money, Your Call, both on Sky News.
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mlomas-KC9MUPZ6Ca

NRAS is a tax scheme; a property investment must stack up on its own: Margaret Lomas

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The Heilongjiang Feng Agricultural Group has completed the $29 million purchase of 23,000 hectares of land in Western Australia.
It was previously owned by Dennis Joyce's family companies.
The land includes several properties in the Great Southern, including around Newdegate and Lake King.
The arm of the state-owned conglomerate reportedly wants to buy and lease more than 100,000 hectares to grow grain for export to China.
The company acquired a $23.2 million holding last year in a move seen as creating a supply chain that will operate independently of WA grain handler CBH.
The 6,500-hectare farm near Ingerup was sold by farmer David Webster.
Heilongjiang Feng Agricultural is an arm of <a href="https://www.chinabdh.com/english/index.htm" target="_blank">Beidahuang</a> Group.
Earlier this month, Chinese conglomerate Shanghai Zhongfu secured a $700 million deal to lease more than 13,000 hectares of farm land in the Kimberley region for 50 years for sugar production.
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jchancellor-FAypfDUnLy

Chinese buy more WA grain farmland

<html><body>
Perth and Sydney CBD office values are rising faster than in any other major capital city market, according to capital growth analysis of office assets held by listed property trusts (AREITS) by Goldman Sachs.
Perth (4.1%) appears to have been the strongest  office market for capital growth, followed by the Sydney CBD (2.6%) and the Brisbane CBD (2.4%) with offices in the Melbourne CBD (+2.4%) also showing above average growth.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/11/cagr.gif" title="Click to enlarge"><img src="/images/stories/2012/11/cagrthumb.gif"></a>
Outside of the major capital city CBD office market, capital growth is less in evidence, with office values in the non-CBD Brisbane market down 6.1% and Canberra office values down 1.3%, with both of these markets achieving negative capital growth on both a simple and weighted basis.
Growth office values was weak outside of the Sydney CBD with non-CBD values up just 0.5%
“One point we will make on this analysis is that Sydney and Melbourne are typically viewed as 'core[ markets by the A-REITs.
“Consequently they represent the greatest exposure for each REITs office portfolio in dollar value terms,” says Goldman Sachs analyst and report author Peter Zuk.
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lschlesinger-FZcF9M3vE6

A-REITs with Perth and Sydney office exposure well placed

<html><body>
Corporate businesses occupying their properties should consider sale and leaseback transactions in the current financial and economic climate.
The greatest benefit of a sale and leaseback transaction, which is typically a commercial real estate transaction in which one party sells its corporate real estate assets to another party and then leases the property back, generally for a period of seven to 10 years, is the ability for the owner-occupier to increase their financial flexibility.
By becoming both the lessee and the seller, the owner-occupier negotiates from a position of strength to ensure they maintain uninterrupted control of the facilities and perhaps more importantly, they liberate capital to invest in their core business.
Depending on the quality of the property being sold, investment yields are currently between 8 and 10%, and freeing up equity at these rates presents opportunities for companies to redeploy this capital into core business activities with higher rates of return, or to reduce higher cost borrowings.
In the context of easing returns from cash and uncertainty surrounding the performance of equity markets, steady and long-term yields make this type of transaction an investment just right for the times.
Another big benefit of a lease and leaseback transaction is that it can provide an alternative to conventional financing, which is particularly useful now, in a climate where it can be difficult to obtain financing from banks. The feasibility of this, however, will depend on where commercial property investment yields currently sit in relation to the weighted cost of internal capital and external sources of finance.
Now is a great time for corporates to be considering sale and leaseback transactions, with market demand for this type of investment product also running high. There is a lack of prime-grade investment stock in the market, particularly in the industrial sector.
When we say prime-grade investment stock, we mean product that is of high quality and with a strong covenant, with long-term leases in place. There is limited supply of this type of product on the market, but with investor demand for it currently being very strong, owner-occupiers willing to sell their assets can be in a position of strength to secure strong prices and negotiate attractive leaseback terms.
 
<hr class="system-pagebreak">
 
Especially in the industrial sector, there is a lot of demand from both overseas and locally for good-quality assets, with funds such as Goodman, Charter Hall, Growthpoint, GPT, GIC, Aviva and Dexus looking to secure quality investments, so when they do come to the market there is competition amongst buyers and consequently prime-grade product yields are tightening.
With share market volatility persisting, investors are seeking more stable investments in the current economic climate, and sale and leasebacks offered that stability. Direct property investments with strong covenants can offer secure and stable long-term financial returns. Investors can lock in their returns over a known, lengthy period with built-in annual reviews. Depreciation benefits are also available for investors, which in the case of a new building, may be a significant financial consideration.
Owner-occupiers can also take advantage of market movements to benefit from the arbitrage between interest rates and investment yields. For instance, selling property and leasing back when investment yields fall below interest rates is essentially a cheaper means of financing, depending on that company’s internal cost of capital at that time.
However, it needs to be noted that when yields are lower than interest rates, investor demand is likely to decrease as more equity needs to be injected in order to obtain a positive return from the property.
Indeed a number of corporate businesses are already doing sale and leasebacks, including OneSteel, Amcor, PMP Printing, Linfox and Toll. These major corporates are selling their real estate to put the money back into their operating business and we think this trend is going to continue.
Gavin Bishop is national director of industrial at <a href="https://www.colliers.com.au/" target="_blank">Colliers International.</a>
</body></html>

gbishop-r8E5hTAx3x

Sale and leaseback of industrial premises increases financial flexibility

<html><body>
Half of all property investors hand over the entire management of their rental properties to an estate agent, according to a survey by consultants BDRC Jones Donald.
The landlords are better informed and have more profitable investments as a result, the survey concluded. 
Overall, more than three-quarters (77%) of landlords involve a property manager in some aspect of their rental portfolio and tenant management with less a quarter self-managing their investments and tenants.
Around 12% of landlords surveyed said they used a property manager just to collect the rent.
On average, landlords that use a property manager are better informed of the return they are getting from their investments than those that self-manage their investments - though in both cases a high proportion of property investors have no idea of the rental yield their properties are achieving.
Just less than a third (32%) of the landlords surveyed that said they did use a property manager said they were unaware of the rental yield on their investment, compared with 40% of landlords that self-manage their rental properties.
The survey also suggests that<a href="https://www.propertyobserver.com.au/landlords/property-investment-proceeds-not-an-alternative-to-full-time-job-australian-buy-to-let-landlord-survey/2012112658109" target="_blank"> landlords that use a property manager are better off financially</a>, finding that a higher proportion (51%) of property investors that use a professional property manager achieve a positive yield on their investments compared with 36% of self-managing investors who achieve a positive yield.
In addition, property investors that use a professional property manager are more likely to earn a positive cash flow stream from their investments.
“The Australian Private Property Investor Study found that the majority of private investors rely on the professional advice and support of real estate agents to maximise their investment returns,” says BDRC Jones Donald managing director, Dr Roger Donbavand.
“When you consider that Australian investors have seen five changes to the official cash rate in the last two years and the poorest super returns since 2007, it’s no wonder landlords are reaching out to professionals to ensure investment success,” he says.
One in four of the 500 landlords surveyed by BDRC Jones Donald plan to increase their rent over the next six months, with almost half of those surveyed noticing an increase in tenant demand and an increase in rents in other rental properties in their market.
The full report can be purchased from <a href="https://www.jonesdonald.com.au/" target="_blank">BDRC Jones Donald</a>.
</body></html>

One in two property investors hand over full control of portfolio to property managers: survey

<html><body>
RP Data has released the most recent suburb rental yields.
Property Observer has a compiled a table of the top 40 yields for New South Wales.
Boggabri is out in front with a high 11.6% yield, followed by Broken Hill with a 9.5% yield.
 
<table border="1" cellspacing="0" cellpadding="0" width="325"><tbody>
<tr>
<td style="text-align: justify;" valign="top" width="98">
SUBURB
</td>
<td style="text-align: justify;" valign="top" width="78">
POSTCODE
</td>
<td style="text-align: justify;" valign="top" width="85">
MEDIAN PRICE
</td>
<td style="text-align: justify;" valign="top" width="65">
GROSS RENTAL YIELD
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Boggabri</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2382
</td>
<td style="text-align: justify;" valign="top" width="85">
$156,000
</td>
<td style="text-align: justify;" valign="top" width="65">
11.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Broken Hill</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2880
</td>
<td style="text-align: justify;" valign="top" width="85">
$110,000
</td>
<td style="text-align: justify;" valign="top" width="65">
9.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Condobolin </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2877
</td>
<td style="text-align: justify;" valign="top" width="85">
$131,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cobar</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2835
</td>
<td style="text-align: justify;" valign="top" width="85">
$200,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Batlow</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2730
</td>
<td style="text-align: justify;" valign="top" width="85">
$111,250
</td>
<td style="text-align: justify;" valign="top" width="65">
7.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Bolton Point</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2283
</td>
<td style="text-align: justify;" valign="top" width="85">
$250,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Narrabri </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2390
</td>
<td style="text-align: justify;" valign="top" width="85">
$270,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Werris Creek </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2341
</td>
<td style="text-align: justify;" valign="top" width="85">
$125,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Windale</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2306
</td>
<td style="text-align: justify;" valign="top" width="85">
$222,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="https://www.propertyobserver.com.au/new-south-wales/south-grafton-shopping-centre-sells-with-1068-yield/2012102857482">South Grafton </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2460
</td>
<td style="text-align: justify;" valign="top" width="85">
$191,750
</td>
<td style="text-align: justify;" valign="top" width="65">
7.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Tolland</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2650
</td>
<td style="text-align: justify;" valign="top" width="85">
$190,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cootamundra </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2590
</td>
<td style="text-align: justify;" valign="top" width="85">
$172,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7.1%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Blackett</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$230,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cooma</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2630
</td>
<td style="text-align: justify;" valign="top" width="85">
$184,500
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Deniliquin</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2710
</td>
<td style="text-align: justify;" valign="top" width="85">
$156,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">North Albury </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2640
</td>
<td style="text-align: justify;" valign="top" width="85">
$185,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Willmot</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$223,000
</td>
<td style="text-align: justify;" valign="top" width="65">
7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Finley</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2713
</td>
<td style="text-align: justify;" valign="top" width="85">
$120,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Lethbridge Park</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$232,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Narromine </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2821
</td>
<td style="text-align: justify;" valign="top" width="85">
$179,750
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Whalan</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$245,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.9%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Buronga</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2739
</td>
<td style="text-align: justify;" valign="top" width="85">
$187,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Tregear</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2770
</td>
<td style="text-align: justify;" valign="top" width="85">
$235,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Weston</a> 
</td>
<td style="text-align: justify;" valign="top" width="78">
2326
</td>
<td style="text-align: justify;" valign="top" width="85">
$228,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Kandos</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2848
</td>
<td style="text-align: justify;" valign="top" width="85">
$156,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Leeton </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2705
</td>
<td style="text-align: justify;" valign="top" width="85">
$170,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Parkes</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2870
</td>
<td style="text-align: justify;" valign="top" width="85">
$225,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">South Tamworth </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2340
</td>
<td style="text-align: justify;" valign="top" width="85">
$216,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">West Tamworth</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2340
</td>
<td style="text-align: justify;" valign="top" width="85">
$195,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.7%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Bellbird Heights</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2325
</td>
<td style="text-align: justify;" valign="top" width="85">
$260,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Pelaw Main</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2327
</td>
<td style="text-align: justify;" valign="top" width="85">
$237,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Westdale </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2340
</td>
<td style="text-align: justify;" valign="top" width="85">
$245,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.6%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Gateshead </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2290
</td>
<td style="text-align: justify;" valign="top" width="85">
$265,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Mount Austin </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2650
</td>
<td style="text-align: justify;" valign="top" width="85">
$225,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">West Kempsey</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2440
</td>
<td style="text-align: justify;" valign="top" width="85">
$200,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.5%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Maitland </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2320
</td>
<td style="text-align: justify;" valign="top" width="85">
$266,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.3%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Cessnock </a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2325
</td>
<td style="text-align: justify;" valign="top" width="85">
$250,000
</td>
<td style="text-align: justify;" valign="top" width="65">
6.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Woolloomooloo</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2011
</td>
<td style="text-align: justify;" valign="top" width="85">
$717,500
</td>
<td style="text-align: justify;" valign="top" width="65">
6.2%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Branxton</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2335
</td>
<td style="text-align: justify;" valign="top" width="85">
$335,000
</td>
<td style="text-align: justify;" valign="top" width="65">
5.8%
</td>
</tr>
<tr>
<td style="text-align: justify;" valign="top" width="98">
<a href="/news">Tarro</a>
</td>
<td style="text-align: justify;" valign="top" width="78">
2322
</td>
<td style="text-align: justify;" valign="top" width="85">
$287,750
</td>
<td style="text-align: justify;" valign="top" width="65">
5.8%
</td>
</tr>
</tbody></table>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a>
</body></html>

New South Wales top 40 highest rental yield suburbs: From Boggabri to Tarro via Lethbridge Park

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These are the five key slides investors should take note of from the recent Property Observer webinar:  <a href="/news">“The portfolio: Where property fits in your wealth-creation strategy”</a> presented by Peter Handberg, financial adviser at WHK.
Property weightings in your portfolio depend on your risk/return preference
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<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/11/whk1.gif"><img src="/images/stories/2012/11/whk1thumb.gif"></a>
 
<hr class="system-pagebreak">
 
Where property should fit in as part of your investment and cashflow timeline
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<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/11/whk2.gif"><img src="/images/stories/2012/11/whk2thumb.gif"></a>
 
 
<hr class="system-pagebreak">
 
Five smart foundations for investing
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/11/whk3.gif"><img src="/images/stories/2012/11/whk3thumb.gif"></a>
 
<hr class="system-pagebreak">
The pros and cons of investing personally or through your super
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/11/whk4.gif"><img src="/images/stories/2012/11/whk4thumb.gif"></a>
 
<hr class="system-pagebreak">
 
The 10 things you need to know about investing property through your SMSF
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/11/whk5.gif"><img src="/images/stories/2012/11/whk5thumb.gif"></a>
The full webinar presented by <a target="_blank" href="https://www.whk.com.au/">Peter Handberg of WHK</a> can be viewed on <a href="/news">Property Observer’s webinar page</a>.
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Five key slides: Where property fits into your wealth-creation strategy

<html><body>
Online retailers will experience their highest volume of Christmas sales from December 7-10, according to a new survey, while sales for offline retailers will peak closer to Christmas Day. 
The findings come from the Commonwealth Bank, which surveyed more than 1,000 Australian consumers to determine where and when they will spend their money this Christmas. 
According to the survey, the average Australian is planning to spend $475 on gifts alone, equating to a total consumer spend of $7.8 billion nationwide. 
Overall, Australians are tipped to spend more than $16.2 billion on everything from festive holiday trips to the Boxing Day sales. 
Interestingly, consumers are planning to buy the vast majority (70%) of their Christmas gifts at bricks-and-mortar stores, with less than a third of gifts planned to be purchased online. 
However, online retailers will see a surge in sales two weeks before their offline counterparts. 
For online retailers, the highest volume of sales is expected to occur between Friday, December 7 and Monday, December 10. 
Bricks-and-mortar businesses can expect their busiest shopping days between Thursday, December 20 and Saturday, December 22.
For businesses in the hospitality sector, both online and offline, the busiest period will be Friday, December 21 to Sunday, December 23. 
As Christmas draws closer, MYOB has outlined some tips to help businesses survive the season. 
“The weeks leading up to Christmas may be demanding for shoppers, but they’re even more so for business owners and their staff,” MYOB chief executive Tim Reed says. 
“Now is the perfect time to plan for this busy period.”
This article originally appeard on <a target="_blank" href="https://www.startupsmart.com.au/">StartupSmart</a>.
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