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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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

Joel Robinson

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

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

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

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

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

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

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

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

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

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

Sydney’s property market is known for high prices, competitive bidding, and mounting pressure on first home buyers. But change is on the horizon.

From late 2025, eligible first home buyers in New South Wales will have access to a new federal government initiative aimed at addressing affordability: the Help to Buy Scheme.&nbsp;

<h2>What is the Help to Buy Scheme?</h2>

The program introduces a shared equity model intended to reduce the upfront cost of entering the property market, particularly in high-demand urban areas such as Sydney.

The scheme operates under a shared ownership structure in which the federal government takes an equity stake of up to 40 per cent for new homes, or 30 per cent for existing dwellings. This arrangement allows eligible buyers to significantly reduce their loan size and avoid the added cost of Lenders Mortgage Insurance (LMI).

Under this model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required. The government’s contribution is not a loan but a co-ownership stake in the property. As such, there is no interest or rent charged on its portion.

Because the government’s equity combined with the buyer’s deposit typically meets or exceeds the 20 per cent threshold, LMI does not apply. The remaining balance, generally between 60 and 70 per cent of the property’s value, is financed through a standard home loan with a participating lender.

The government's equity in the property remains in place until the buyer chooses to repay it voluntarily or until the property is sold. Buyers can buy back the government’s share over time, in increments of at least five per cent, depending on their financial situation.

There is no fixed repayment timeline, but the amount to be repaid will be based on the property's market value at the time of repayment, not the original purchase price.

<h2>How do you qualify for the&nbsp;Help to Buy Scheme?</h2>

To qualify for the Help to Buy Scheme, applicants must meet the following conditions:

<ul>
	<li>Be an Australian citizen at least 18 years of age.</li>
	<li>Be a first-home buyer who does not currently own property.</li>
	<li>Intend to live in the property as their primary residence.</li>
	<li>Earn less than $100,000 per year for individuals, or $160,000 for couples.</li>
	<li>Purchase a property within the regional price caps, currently $950,000 in Sydney, though this is expected to rise to approximately $1.3 million ahead of the program’s launch.</li>
</ul>

While the Help to Buy Scheme does not solve affordability challenges across the board, it does offer a more accessible pathway for a defined segment of the market, particularly younger buyers with moderate incomes who have been priced out of traditional lending routes.

The scheme is expected to commence in NSW in late 2025, as part of a national rollout.

Under the new model, purchasers can enter the property market with as little as a two per cent deposit, well below the traditional 10 to 20 per cent usually required

Help to Buy Scheme: What first home buyers in NSW need to know

The First Home Owners Grant (FHOG) is a government initiative designed to help eligible first-time home buyers by offering financial assistance towards the purchase or construction of a new home.

While the FHOG is a nationwide program, it is administered separately by each state and territory, meaning the eligibility criteria, grant amounts, and property requirements can vary depending on your location. This means that the amount available and the conditions attached to the grant will differ, so it is important to check the specific guidelines for your state or territory.

It’s important to note that the FHOG is just one of several incentives available to first home buyers. In most states and territories, the grant is not linked to stamp duty exemptions or concessions, with the exception of the Australian Capital Territory (ACT). The FHOG is typically a one-off payment, reducing the overall cost of purchasing or building a new home before any stamp duty concessions are applied.

Below, we provide a breakdown of the First Home Owner Grants available across Australia, outlining the specific details for each state and territory.

<h2>New South Wales First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $600,000. For land purchases and owner-builders, the threshold extends to $750,000.

Stamp Duty Benefits: Provides full stamp duty exemption for homes valued up to $800,000, with concessions available for properties up to $1 million.

<h2>Victoria South Wales First Home Owner Grant</h2>

First Home Owner Grant: Provides a $10,000 grant for first-home buyers purchasing or building new homes valued up to $750,000.

Stamp Duty Benefits: Offers full stamp duty exemption for properties up to $600,000, with concessions available up to $750,000.

<h2>Queensland First Home Owner Grant</h2>

First Home Owner Grant: Offers $30,000 for contracts signed between 20 November 2023 and 30 June 2025. The FHOG applies to new homes valued up to $750,000.

Stamp Duty Concessions: Provides additional concessions for properties valued up to $800,000.

<h2>Western Australia First Home Owner Grant</h2>

&nbsp;

First Home Owner Grant: Offers a $10,000 grant for new homes valued up to $750,000 in the southern regions and up to $1 million in the northern regions.

Stamp Duty Concessions: Available for homes valued up to $600,000 for transactions entered into on or after 9 May 2024.

<h2>Australian Capital Territory First Home Owner Grant</h2>

First Home Owner Grant: Replaced by the Home Buyer Concession Scheme, offering full stamp duty concessions for eligible buyers.

<h2>South Australia First Home Owner Grant</h2>

First Home Owner Grant: Provides up to $15,000 for new homes, including houses, apartments, and townhouses. As of 6 June 2024, there is no property value cap for eligibility.

Stamp Duty Relief: Available for new homes and vacant land purchases.

<h2>Tasmania First Home Owner Grant</h2>

First Home Owner Grant: Offers a $10,000 grant for new homes and off the plan purchases.

Stamp Duty Exemption: Between 18 February 2024 and 30 June 2026, first home buyers of established homes valued up to $750,000 receive a full exemption on property transfer duty.

<h2>Northern Territory First Home Owner Grant</h2>

First Home Owner Grant: The Northern Territory provides a $10,000 grant for new homes only. Additional government grants and concessions are available for first home buyers.

Stamp Duty Exemption: The only stamp duty exemption available to property buyers is the House and Land Package Exemption (HLPE).

Eligibility criteria and application processes differ across states. Prospective buyers should refer to their respective state revenue offices for full details on grant availability, conditions, and additional concessions.

Every First Home Owner Grant for new property by state

In the ever-evolving landscape of sustainable architecture and environmentally conscious design, systems and ratings in place can help determine the energy efficiency of residential buildings in Australia.

Australia has multiple building rating systems that evaluate energy efficiency and sustainability in existing and new building designs.

Some systems assess individual building components, while others provide an overall rating for the entire structure.

A rating system ensures that homes are comfortable and energy-efficient, whether you are buying, renovating, or building.

NatHERS (Nationwide House Energy Rating Scheme) is a common way for new homes to meet energy efficiency requirements.

As new developments continue to shape the urban environment, understanding NatHERS ratings becomes essential for developers and homeowners. This article delves into the concept of NatHERS ratings, their significance, and how they contribute to creating energy-efficient homes.

<h2>What is NatHERS?</h2>

NatHERS is a national initiative implemented by the Australian government to promote energy efficiency in residential buildings. The scheme aims to provide a standardised method for assessing the thermal performance of homes, considering factors such as insulation, orientation, ventilation, and building materials.&nbsp;

NatHERS ratings are the most common way new homes meet the National Construction Code's (NCC's) minimum energy efficiency requirements.&nbsp;

NatHERS assessments provide thermal and whole-home ratings for new homes, townhouses, and apartments.

The rating helps evaluate the energy performance of buildings, guides homeowners and developers to make informed decisions about the energy efficiency of their properties, and encourages the construction of more sustainable, comfortable, and cost-effective homes.

<h2>How NatHERS Ratings Work</h2>

NatHERS ratings are determined through four accredited software tools (AccuRate, BERS Pro, FirstRate5, HERO) using a calculation engine CSIRO developed to predict building temperature based on various factors.

The tools can model complex effects of building mass, insulation, window size, and other elements.

The outcome is a star rating that reflects the building's overall thermal efficiency, indicating how well it can maintain a comfortable indoor temperature without excessive reliance on heating or cooling systems.

The star rating scale ranges from 0 to 10, with a 6-star rating being the minimum requirement for compliance with the National Construction Code (NCC).&nbsp;

Achieving a higher star rating demonstrates a commitment to energy efficiency and sustainability, as the building is better equipped to minimise its environmental impact and reduce long-term energy costs.

Anyone can use NatHERS tools, but accredited assessors can provide certified ratings and professional advice.

<h2>Benefits of Higher NatHERS Ratings</h2>

Energy Efficiency: Buildings with higher NatHERS ratings are more energy-efficient, requiring less heating and cooling energy. This reduces the structure's carbon footprint and lowers occupants' energy bills.

Cost Savings: Homes with higher NatHERS ratings are generally more energy-efficient, resulting in reduced energy consumption for heating and cooling. This translates to lower energy bills for homeowners, making sustainable living environmentally friendly and economically viable in the long run.

Environmental Impact: Lower energy consumption directly translates to a reduced environmental impact. Buildings with higher NatHERS ratings contribute to the overall goal of mitigating climate change by lowering greenhouse gas emissions associated with heating and cooling systems.

Improved Comfort: Buildings with high NatHERS ratings offer better thermal comfort to occupants. Proper insulation, well-designed ventilation, and optimal orientation maintain a consistent and comfortable indoor temperature, providing occupants with a more enjoyable and healthier space.

Market Value and Desirability: Higher NatHERS ratings can enhance the market value of a property. As energy efficiency becomes a more significant consideration for homebuyers, a well-rated building may attract a premium price and stand out in the real estate market.

Compliance with Building Codes: NatHERS ratings are a vital component of the National Construction Code (NCC), and compliance with these ratings is often a mandatory requirement for new developments. Local councils and planning authorities may set minimum energy efficiency standards that must be met to obtain development approval.

The Nationwide House Energy Rating Scheme (NatHERS) is a crucial initiative shaping the future of energy-efficient, resilient, and cost-effective homes. With its recent upgrades, NatHERS has evolved into a world-leading tool for the building sector, supporting the global commitment to achieving net-zero emissions by 2050.

Staff Writer

What is a NatHERS rating in new off the plan apartment developments?

Mixed-use developments have gained significant popularity across Australia in recent years due to their unique blend of residential, commercial, and recreational spaces.

Unlike traditional single-purpose developments, mixed-use projects offer a harmonious integration of various functions within a single locale.

Residential units seamlessly coexist with commercial establishments, retail outlets, dining venues, entertainment hubs, and recreational facilities, with the combination not only enhances convenience but also fosters a vibrant lifestyle and a sense of community.

<h3>Convenience and accessibility</h3>

Mixed-use developments are designed with convenience in mind. They often integrate residential units with commercial spaces, retail outlets, restaurants, and recreational facilities, creating a self-contained community.

[smartcode_project:default project_id=114215 project_image_fid=204874]

The proximity allows residents to enjoy the convenience of having essential amenities and services within walking distance. Whether it's grabbing a cup of coffee, going grocery shopping, or accessing healthcare services, everything is conveniently located, saving residents time and effort.

<h3>Vibrant lifestyle and community</h3>

One of the major advantages of mixed-use developments is the vibrant lifestyle they offer. With a diverse range of amenities and communal spaces, residents have ample opportunities to interact, socialise, and build a sense of community.

[smartcode_project:default project_id=107714 project_image_fid=214122]

The presence of parks, community centres, and shared spaces fosters a lively atmosphere, encouraging residents to engage in various activities and events. The vibrant lifestyle within these developments creates a unique sense of belonging and camaraderie among the residents.

<h3>Potential for higher rental yields and property value appreciation</h3>

Mixed-use developments tend to attract a broad range of tenants and buyers due to their versatile nature. This high demand can result in higher rental yields for investors and potentially lead to property value appreciation over time.

[smartcode_project:default project_id=139989 project_image_fid=212887]

The integration of commercial and retail spaces attracts businesses, which can provide a stable rental income stream. Additionally, the popularity of mixed-use developments often drives up property values, making them a potentially lucrative investment in the long term.

<h3>Enhanced security and maintenance</h3>

Mixed-use developments typically have comprehensive security measures in place. With controlled access points, CCTV surveillance, and professional security staff, residents can enjoy enhanced safety and peace of mind.

[smartcode_project:default project_id=108019 project_image_fid=212658]

Additionally, these developments often have dedicated maintenance teams responsible for the upkeep of common areas, landscaping, and infrastructure. This ensures that the overall appearance and functionality of the development are well-maintained, creating a pleasant living environment for residents.

<h3>Live-work-play balance</h3>

One of the key attractions of mixed-use developments is the ability to achieve a desirable live-work-play balance. The integration of residential and commercial spaces allows residents to live closer to their workplaces, reducing commuting time and improving work-life balance.

The proximity to various amenities and recreational facilities encourages an active and healthy lifestyle. Residents can easily access fitness centres, parks, restaurants, and entertainment options, all within the same development, leading to a more fulfilling and convenient way of life.

alisonwarters@gmail.com

The top five reasons to buy in a mixed-use development

When buying a property, everyone needs to be aware of the additional costs that come as part of the buying process.

Often the largest outlay, after the deposit which goes to the bank, is stamp duty.

<h2 style="line-height: 1.38;">What is Stamp Duty?</h2>

Stamp duty is an extra tax to pay the government when you buy land, a property, and other certain assets.

It happens when the legal ownership is transferred. It can also be known as property transfer duty or transfer duty.

<iframe allow="accelerometer; autoplay; clipboard-write; encrypted-media; gyroscope; picture-in-picture" allowfullscreen="" frameborder="0" height="415" src="https://www.youtube.com/embed/C32BWkB5--c" title="YouTube video player" width="660"></iframe>

<h2>Who pays Stamp Duty?</h2>

In some circumstances, you may get an exemption. For some states, you won’t have to pay for stamp duty if you are a first home buyer or a pensioner for houses under a particular price. There are also stamp duty concessions, where you may be entitled to a discount.

<h2>How much does Stamp Duty cost?</h2>

Each state has different rules which affect how much you need to pay. These rules can affect the rate you pay, and the timeframe you will need to pay in. Before you buy land or a property, make sure you check the up-to-date information for your state’s stamp duty.

You can use a free stamp duty calculator online to see approximately how much you’ll need to pay. Find out if you’re eligible for an exemption by enquiring on a project via Urban!

Overall, the stamp duty you need to pay will depend on:

<ul>
	<li aria-level="1">How much your land/property is worth</li>
	<li aria-level="1">Where your land/property is located</li>
	<li aria-level="1">What type of land/property it is</li>
</ul>

Want to find out more? <a href="https://www.youtube.com/@UrbanAustralia?utm_source=YouTube&amp;utm_medium=Video&amp;utm_campaign=Subscribe&amp;utm_id=Subscribe">Subscribe to our YouTube channel</a> for more property videos.

Ellen Walker

Off-the-plan property explained: What is stamp duty?

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

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

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“Work shifting” is a bit of a buzzword in the technology sector. Many software companies are getting on board with it and providing the tools to employees to be able to work remotely in a much easier fashion than ever before. But it is a trend that few are talking about yet in residential investment property circles. However, I think it is very much worth discussing so we can identify trends that could implicate property supply and demand in the next 10 years – or even within the next five.
Having worked in the technology media industry for almost five years, I’ve observed a noticeable sharp increase in the volume of technology solutions providers that are releasing products and solutions that all work as a variety of cogs or pieces in the puzzle of providing secure, fast, and innovative remote-working solutions. This ranges from high definition online meeting software providers to online security and threat-prevention companies offering solutions to protect networks for mobile or work-shifting staff to networking solution providers interested in making sure that mainframe data is accessible, quick to access, and reliable.
Work-shifting is really just a phrase coined to identify the process of being able to work remotely with greater ease, thanks to some of the abovementioned innovations.  It goes by many names in business – ‘teleworking’, ‘mobile working’, ‘remote working’, ‘home office based’ – but it all pretty much means the same thing. Technological advancement is making it a lot easier to do many jobs from home.
While working from home is certainly not a new thing, there has until recently always been a need to live close to the physical workplace so you could go in whenever you needed to, because technology was not yet advanced enough to work efficiently from home. But now you are able to take business meetings in real time high-definition video while showing your PowerPoint screen to other users; you can also wirelessly access private networks and pull data from them, at (what will be with the pending implementation of the NBN) ridiculously fast speeds.
What this means is that for a great number of white-collar (and increasing volumes of traditionally blue-collar) jobs, the need to go in to a physical workplace is being continually minimised. The advent of online meeting software providers, Skype, remote working, CRM systems and high-definition high-speed video connections means that more and more Australians are holding jobs where they never need to physically need to leave their homes. Even for a face-to-face meeting.
So where am I going with all this and how does it affect residential property investment in Australia? I’ve been observing trends in Europe, North America and Japan, over the past few months – all markets that are at the forefront of the work-shifting trend – and there have been visible changes noted to demand for housing in areas further away from large metropolitan cities, by demographics that are quite clearly working professionals.
 
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It seems some people who can work from home are choosing not to live in large cities. What has also become apparent (particularly in the UK and Japan) is people now moving to areas that are an hour or two’s drive from a big city, possibly to enjoy the quieter lifestyle that these locations may offer with comparison to overcrowded, expensive, and congested larger metropolitan cities.
Think about this for a moment and ask yourself: regardless of whether you are a city dweller or live in a regional remote town: if you could have that big city job with the great salary, career progression path, employer etc. that you desire yet not have to live in a more expensive, traffic-jammed and stressful city, would you? If you could be sales manager of say Melbourne’s largest “X” company in “Y” industry and you did not have to commute two hours a day to an office, pay more for your groceries, your rent and your travel costs, yet still earn the same wage, would you nominate to work-shift?
Metropolitan living remains highly desirable for many city dwellers, and by no means am I challenging this notion, but I am guessing a sizeable number of people would rather live on the coast or in regional areas if they could.
One of the clients at my work place is very senior in a large global technology company, yet she actually lives and tele-works from the beach in Cairns. I called her one day and asked what motivated her change of location. She said that she could work remotely/online most of the time, taking meetings in high0definition video and sharing data remotely, yet had all of the lifestyle benefits of living in Cairns.
I asked her what these were. She said there were many – lower cost of living, she actually has a backyard now (something she’s never had in her adult life), holidaying in south-east Asia becomes closer and easier, and she scuba dives regularly on the weekend. Her mortgage is half the cost of her once inner-Melbourne shoebox, yet she lives right on the beach shore and she’s able to condense her physical meetings to one week per quarter of back-to-back meetings in Sydney and Melbourne.
My personal prediction and belief is that we will follow the trends emerging in other countries, whereby “lifestyle” locations that are near to larger cities (say, a couple of hours’ drive) could benefit most from this trend. Professional have the benefit of being a close commute to friends and relatives in the city, while also having that beachside house and relaxed small-town vibe in their day-to-day lives. 
It is certainly too early to advocate any kind of mass acquisition of regional investment property, but rather it is early enough to earmark some locations where this trend is emerging and observe if any significant demographic shifts occur in these locations. One big question this does encourage, however, is the level and degree of capital gain and/or rental return achievable for these locations. Will the “new” tree-changers and sea-changers pay handsomely to rent your property in a sleepy beachside town, where they can work remotely while still earning those big-city bucks? That is the question that should be pressing most investors reading this today. One to watch.
Cameron McEvoy is a NSW-based property investor and maintains a blog, <a target="_blank" href="https://propertyspectator.blogspot.com.au/">Property Spectator.</a>
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cmcevoy-Go82SmsJA9

How telecommuting – or 'work shifting' – is changing Australia's property markets

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Over the past few weeks, you have read the <a href="https://www.propertyobserver.com.au/commercial/five-common-myths-about-commercial-property-investment-chris-lang/2012092456772" target="_blank">five common myths about commercial property</a>.
And also covered in some detail the <a href="https://www.propertyobserver.com.au/commercial/five-reasons-why-serious-property-investors-prefer-commercial-over-residential-chris-lang/2012100957035" target="_blank">five reasons why serious investors prefer commercial property.</a>
Therefore, it's probably time to explore two other issues, which inexperienced property investors often see as being major problems.
Because it can sometimes be difficult to find tenants, you need to significantly reduce the value of a vacant commercial property.
Because banks maintain a lower loan-to-value ratio (LVR) ratio on commercial property, that means you will need to contribute considerably more cash up front.
Let's now unpack these two issues so you can see just how easy it is for you to reshape your thinking about them and thereby gain a strategic advantage in the process.
Finding new tenants
This is probably the number-one concern for most commercial landlords.
In tough times, you need to become a little more creative in your hunt for tenants.
Once you grasp the psychology behind both these methods, you quickly realise that the vacancies are no longer something to be overly concerned about.
But more importantly: being able to snare a vacant commercial property at a discounted price is a blessing, not a problem. You now hold the solution that very few investors are aware of — even some of the pros.
Funding for commercial property
The stated "problem" of commercial property attracting a lower LVR actually contains within it, the very seed of the solution itself.
You see, the value of residential property varies little whether it is occupied or vacant.
A vacant commercial property can significantly increase in value as soon as it becomes leased.
Therefore, your focus should move from being able to borrow only 70% (instead of residentially 85%) of the property's purchase price. And you should concentrate upon borrowing 70% of the increased valuation of your commercial property with a tenant in place.
In most cases, commercial properties are valued by capitalising the net rental your tenant pays. And therefore, having the property fully leased could add around 20% to the value of your property, compared with when it was vacant.
To help you quickly grasp the full extent to which this could benefit you, here's a simple example.
<img src="/images/stories/2012/10/langoct29.png" width="470">
Bottom line: As you can now appreciate, there are definite benefits hidden within these two perceived problems, once you fully analyse and understand the inner workings.
And hopefully, you'll quickly discover some fresh opportunities opening up for you, especially in the present commercial property market.
Chris Lang is an advisor to commercial property investors and gives keynote speeches and regular seminars on the best way to invest in commercial property. He maintains a blog, <a href="https://bitly.com/IFf40C">his-best.biz</a>, which he updates regularly about the best way to get the most out of your commercial property investment.
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How to deal with the two most common problems in commercial property investment: Chris Lang

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We live in a crazy world where we are encouraged to invest and fund our own retirement but are not provided with adequate information or legislative protection to assist us to do so. 
People who are looking to enter the property market are forced to rely on patchy information, as disclosure of sale results is not mandatory and access to past sales is hidden from view. In addition consumer protection laws for property investors are almost non-existent. As the wheels of the property market begin to turn, this is the reality property investors face. 
Currently there is no obligation for real estate agents or vendors to disclose sale results to the public. For years the industry has hidden behind privacy concerns, but consider this, even a property sold via a public auction can be undisclosed. If you are watching the auction you would know the result but because of privacy concerns the vendor can elect to hide the result. Have you ever heard of anything so ludicrous?! 
On any weekend as many as 10% to 20% of all auction results are not disclosed. Imagine if the board of BHP were to keep that much information hidden from the market place. There would be uproar, and rightly so! 
Furthermore, the historical growth of an individual asset is a key piece of information anyone buying property needs to know to make an informed decision. However, what the property last sold for is usually very hard for the average punter to find. Again imagine if you were looking to purchase some BHP shares but had no access to historical values. It would be very difficult to work out fair market value. 
But it gets worse for property investors. Legislation administered by the Australian Securities and Investment Commission (ASIC) provides protection for investors in shares, managed funds and super. Financial planners are required to consider each client’s personal and financial situation, investment knowledge and risk tolerance before giving recommendations on strategies or products. They must also provide a rationale for the recommendations, and disclose fees and commissions they will receive if the client acts on their advice. 
 
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Investors in direct property, however, receive no such protection from the nation’s investment watchdog. This is a glaring anomaly given that, according to the Tax Office, around 1.5 million Australians declare rental income for investment properties. 
The ASIC Act’s rationale for excluding direct property from the definition of what constitutes a ‘financial product’ is that — unlike shares, super and managed funds, where investors entrust day-to-day control to a third party to generate a return — direct property investors retain direct control of decisions and returns. 
The fact that direct property investors retain control of their assets doesn’t mean they are any more likely to make sound investment decisions. On the contrary, the absence of a third party increases the need for inclusion in ASIC’s safety net. 
Lack of regulation enables practitioners to sell investors a product or concept under the guise of providing advice without taking into account an individual’s personal or financial circumstances. 
The regulator’s attitude to direct property as an asset class is clearly out of step with the way it’s being used as an investment in the wider community. It’s time the legislation was amended to recognise direct property as a financial product and give property investors the same level of protection and access to information as those holding other asset classes. 
The time is ripe for the nation’s corporate watchdog to step up to the plate. When investors turn their attention to property, they’ll be in a better position to make informed investment choices and less prone to the fallout from lousy investment advice.  
Mark Armstrong is a director of <a target="_blank" href="https://www.ipropertyplan.com.au/">iProperty Plan</a>, which provides independent analysis and tailored advice to investors and home buyers.
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Undisclosed auction results preventing property investment wisdom: Mark Armstrong

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Overseas investors, especially those from Singapore, have developed a healthy appetite for Australian hotels, the graph below prepared by Colliers International shows.
From 2003 through to 2007 domestic institutional investors were the main purchasers of hotel assets in Australia.
However, over the past five years, this trend has reversed, with Australian domestic institutions being the main vendors, and overseas investors dominating purchasing activity.
Click to enlarge
<a title="Click to enlarge" rel="shadowbox" href="/images/stories/2012/10/colliersoct31.gif"><img src="/images/stories/2012/10/colliersoct31thumb.gif"></a>
Recent sales to offshore investors include the four-star Rendezvous Hotel on Flinders Street in the Melbourne CBD for $61 million to a Singaporean property group the Straits Trading Company. The group also owns two other Rendezvous-branded hotels located in Perth and leases and manages others in Melbourne, Sydney, Brisbane, Adelaide and Port Douglas.
The largest transaction of the quarter was the sale of the five-star <a href="https://www.propertyobserver.com.au/leisure/chinese-buyers-await-firb-approval-to-secure-palazzo-versace/2012092056727" target="_blank">Palazzo Versace hotel on the Gold Coast</a> to mainland Chinese investors by the Sunland Group for $68.5 million. The sale is subject to approval by the Foreign Investment Review Board and the House of Versace, which still owns the brand name.
Local investor purchases includ the Sydney-based Barana Group, which bought the Novotel St Kilda in Melbourne for $55 million.
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How overseas investors have stormed the Australian hotel market

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An 1889-built hotel in Cullen Bullen, 124 kilometres inland from Sydney, has been listed for sale.
John Surian, director of Raine and Horne Parramatta, says the history of the pub, the only one in <a href="/news">Cullen Bullen</a>, dates back to the past century. 
According to a heritage study the rectangular Victorian-style hotel was built in two stages along roadside frontage.
“The first southern section of the hotel was constructed in 1890 of ashlar render with a dentilled parapet wall column and urn. A four-panelled doorway with double two-pane windows are visible at the skyline,” Coalpac’s heritage study says.
“The second section is simpler in design and consists of dry pressed brick with smaller pane windows. A two-storey Edwardian veranda continues along the entire street facing facade.”
Agent Mitchell Woods is asking $400,000 to $450,000 for the <a href="https://www.realcommercial.com.au/property-retail-nsw-cullen+bullen-500461719" target="_blank">Royal Hotel premises</a> (pictured below), giving a potential yield of around 8%.
<img src="https://res.cloudinary.com/dz9xllyip/image/fetch/c_scale,w_580,q_auto:good/https://s3-ap-southeast-2.amazonaws.com/po.images/stories/2012/10/royalhotel.jpg" width="470">
The pub currently earns $36,703 per year on a 10-year lease expiring in 2019.
The vendors renovated the building three years ago, replacing the bathrooms, the main bar area, kitchen, cool room, beer lines and other auxiliary works.
The 1,461-square-metre hotel includes a main bar area, a cool room, bistro rooms and furniture, a kitchen, 10 rooms for accommodation, a laundry and a store room.
The town is the centre of local mining operations, with the major coal extractor in the area, Coalpac, recently applying for a 20-year extension of its licence. The town is also close to a power station.
Coalpac wants to expand its mining operations in the area, with plans to start open-cut coal mining in the Ben Bullen State Forest, which borders the Gardens of Stone National Park.
The plans would raze 10,000 hectares of forestland and is facing opposition from environmentalists.
Coalpac says if the plans don't go ahead, electricity prices are destined to rise.
The rent increases annually with CPI, and the tenant pays all the outgoings and maintenance.
A vacant block at the back of the property is included in the sale.
The pub last sold in 2003 for $375,000, according to RP Data.
According to the 2011 census, the town has a population of 183 people with 83 households.
Europeans first settled at Cullen Bullen with the 1815 construction of Cox’s Road across the Blue Mountains.
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Cullen Bullen's only pub listed for sale

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The Australian arm of Parragon Publishing, the world’s largest illustrated non-fiction book publisher, has relocated across the Yarra renting office space in Richmond at a net rent of $320 per square metre.
It will rent half of the top floor (460 square metres) of building 2 in the <a href="https://www.realcommercial.com.au/property-offices-vic-richmond-5542594" target="_blank">Richmond business park at 658 Church Street, with CBD views.</a>
Other tenants in the business park include Just Jeans, Mattel, Country Road and advertising agency DDB.
The publisher had previously rented office space in the Como Centre on Chapel Street, just on the other side of the Yarra River.
Current leasing listings suggest Parragon was paying more to lease space on Chapel Street, with space in the Como Centre currently being advertised at $340 per square metre excluding GST and outgoings.
The new three-year lease was negotiated by Michael Darvell, senior executive for office leasing at Colliers International.
“The rental rate reflects a quality asset right in the heart of Richmond’s commercial hub,” says Darvell. 
 
The lessor is PodCo Property, a property development company, headed by well-known former commercial agent Anthony "Pod" Wilson. 
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Non-fiction book publisher Parragon moves from South Yarra to Richmond at $320 per square metre

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A Centuria fund holding a non-CBD Brisbane office building has been named as the unlisted property fund of the year at the 18th Annual Property Funds Industry Forum this week.
The closed-end unlisted property fund comprises a two-storey office building at 19 Corporate Drive, <a target="_blank" href="/news">Cannon Hill</a>, six kilometres from the Brisbane CBD within the Southgate Corporate Park and was constructed in 2008.
Centuria was commended for its high level of income return and forecast capital gain the fund will provide investors.
The fund will deliver a return of 9.75% to investors in its first year, rising to 10% in its second year, with distributions paid quarterly.
Centuria expects capital growth from the asset from actively managing it as well as a wider recovery in the property market over the long term.
Centuria purchased the two-storey office building for $23.3 million in September (excluding stamp duty) at 4.9% discount to the independent valuation and a 19% discount to the previous sale in May 2008.
The building features over 6,000 square metres of net lettable area and is fully occupied, tenanted by Honeywell, Canon, Westpac, NAB, Optus, GM Holden, Orica, Rivercity Motorway QBuild and a number of state and federal government departments such as the National Archives of Australia (federal government) and the National Broadband Network Co, with a weighted average lease expiry term of just under five years and fixed annual rent increases of 3.8% per annum.
Retail tenants include McDonald's, Coffee Club and First Choice Liquor. There is also a childcare centre and a medical centre.
Investors were required to make a minimum investment of $100,000 held for six years with the aim of raising $15.8 million in equity.
Centuria notes that the only at-risk tenant is Rivercity Motorway (operator of the CLEM7 tunnel in Brisbane), which is currently in administration, though it is not currently in arrears on its lease.
Jason Huljich, chief executive of Centuria Property Funds, says the company is experiencing strong demand from individual investors and wealth management groups and has “great expectations” for the 19 Corporate Drive Fund.
“Investors are seeking opportunities that provide strong income returns backed by ‘hard assets’. Property as an asset class, with its high proportion of total return generated by income yields, is well positioned to meet this demand," he says.
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Centuria Brisbane office fund generated 10% returns and named unlisted fund of the year 

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The historic Lygon Street premises of Donati’s Fine Meats in Carlton has sold for $2.89 million at auction, with a private investor paying nearly $1.4 million above pre-auction expectations for the trophy inner-Melbourne retail asset.
<img src="/images/stories/2012/10/donatis.jpg" width="470">
The price equates to $38,533 per square metre for the 75-square-metre two-level <a href="/news">Carlton</a> premises, a yield of just 2.31%.
The 402 Lygon Street building was up for sale for the <a target="_blank" href="https://www.propertyobserver.com.au/retail/historic-lygon-street-butcher-prepares-to-meat-the-market-at-auction-with-%2415-million-plus-hopes/2012101657212">first time in 100 years</a>, having operated as a butchery since the early 1900s, with Donati's based there since 1972. 
Colliers International agent Jeremy Gruzewski, who led the campaign alongside colleague Tom Noonan, admitted the price paid made little financial sense, with emotion driving the bidding.
“People have been ringing me and asking if it was a misprint,” he told Property Observer soon after the October 30 auction.
<img src="/images/stories/2012/10/donatisflicker.jpg" width="470">
The two most recent sales on Lygon Street were the 84-square-metre premises of Intrepid Travel at 231 Lygon Street, which sold for $1.9 million in July last year equating to $22,619 per square metre and a passing initial yield of 3.62%, and 163-165 Lygon Street, the premises of Casa Del Gelato, which sold for $2.8 million ($10,294 per square metre) in June 2010 on a yield of 3.48%.
In absolute terms, the highest price paid since August 2008 was $3.71 million paid for 350 Lygon Street, a two-level corner site in November 2009 measuring 173 square metres, equating to $21,445 per square metre. The shop is leased to national hamburger chain Grill’d.
The sale of the butchery premises is only the eighth sale of retail premises on Lygon Street in the last four years, reflecting just how tightly held the retail strip is, with the low yields reflecting the attraction of owning property on one of Melbourne’s most famous suburban retail strip, which is lined with Italian restaurants, ice-cream shops and cafes.
Gruzewski says emotions were the overriding factor driving the record price per paid per square metre for the butchery, which attracted a lively, 60-strong crowd and an opening bid of $1.4 million.
In total there were almost 80 bids, with three parties pushing the price upwards, before finally selling to the unnamed high-net-worth investor.
“The property generated in excess of 70 enquiries from owner-occupiers and investors looking for a well-located retail investment,” says Noonan.
“There is an enormous level of demand for retail properties of this size and within close proximity to the CBD."
Gruzewski says the purchaser plans to own it as an investment in the medium term.
“This sale re-enforces the strength of the Melbourne retail investment market, which has been driven by investors wanting to secure well-located retail properties under $3 million.
“402 Lygon Street was further evidence that there is a continued strong demand from investors to secure city fringe freehold assets with genuine value add potential.
“A sale of this magnitude begs a couple of questions. Firstly, is the confidence of Melbourne investors on the rise, and secondly, is the imminent interest rate reduction making investors look to old fashioned ‘bricks and mortar’ to place their cash? We certainly think so, on both fronts.”
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Lygon Street premises of Donati's Fine Meats smashes records with emotion-driven $2.89 million sale at auction

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A five-bedroom Killara house that sold under the hammer for $4,225,000 was this week's top sale, according to RP Data. 
The house, which was sold by McConnell Bourn Lindfield agent Roslynne Rogers, in conjunction with McGrath agent Philip Waller, was originally put on the market in December last  year with $7.5 million hopes through Century 21. When it had not sold by May of this year with reduced price hopes of $6 million plus, the agents took over the listing with a price guide of $5.5 million plus, according to RP Data. By early July of this year the price guide had been taken off the listing.
Rogers says there were two registered bidders on Saturday, but only one willing to put up a hand. She says the vendor is happy with the sale price achieved.
The 2,700-square-metre property includes a full-sized tennis court, three-car garage and swimming pool. It last sold for $1.75  million in 1988.
1. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/44_northcote_avenue_killara_nsw_2071/3329601" target="_blank">44 Northcote Avenue, Killara, NSW, 2071</a>, five-bedroom house, sold at auction on October 27 by McConnell Bourn Lindfield for $4.225 million
2. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/24_dean_street_kew_vic_3101/14558866" target="_blank">24 Dean Street, Kew, VIC, 3101</a>, four-bedroom house, sold at auction on October 27 by Marshall White Real Estate for $3.92 million
3. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/49_the_boulevarde_cammeray_nsw_2062/1695176" target="_blank">49 The Boulevarde, Cammeray, NSW, 2062</a>, three-bedroom house, sold at auction on October 25 by Ray White Lower North Shore for $3.75 million
4. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/6_the_terrace_abbotsford_nsw_2046/7928600" target="_blank">6 The Terrace, Abbotsford, NSW, 2046</a>, four-bedroom house, sold at auction on October 27 by McGrath Estate Agents for $3.6 million
5. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/77_st_vincent_street_albert_park_vic_3206/9183831" target="_blank">77 St Vincent Street, Albert Park, VIC, 3206</a>, four-bedroom house, sold at auction on October 28 by Cayzer Real Estate Albert Park for $3.325 million
6. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/23_mermaid_avenue_maroubra_nsw_2035/4046325" target="_blank">23 Mermaid Avenue, Maroubra, NSW, 2035</a>, four-bedroom house, sold at auction on October 27 by Black Lifestyle Property for $2.725 million
7.  <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/284_domain_road_south_yarra_vic_3141/13136177" target="_blank">284 Domain Road, South Yarra, VIC, 3141</a>, four-bedroom house, sold at auction on October 27 by Bennison Mackinnon Real Estate Armadale for $2.65 million
8. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/6_coastview_place_freshwater_nsw_2096/15786147" target="_blank">6 Coastview Place, Freshwater, NSW, 2096</a>, five-bedroom house, sold at auction on October 25 by L J Hooker Seaforth for $2.5 million
9. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/124_rowell_avenue_camberwell_vic_3124/10227076" target="_blank">124 Rowell Avenue, Camberwell, VIC, 3124</a>, five-bedroom house, sold at auction on October 27 by Jellis Craig Real Estate Hawthorn for $2.47 million
10. <a href="https://www.propertyobserver.com.au/https://www.myrp.com.au/property-overview/145_seaforth_crescent_seaforth_nsw_2092/6144387" target="_blank">145 Seaforth Crescent, Seaforth, NSW, 2092</a>, four-bedroom house, sold on October 24 by Richardson &amp; Wrench Seaforth for $2.4 million
 
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Five-bedroom Killara home top sale of the week: RP Data

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Increased private treaty discounting was necessary to secure sales across half of Australia's capital cities.
Click to enlarge
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Hobart listings still require the highest level of reduction, with a typical 9.1% discount needed against the original asking price, according to Australian Property Monitors.
Brisbane ranked second, with an 8% discount required, according to the recently released October data.
APM research analyst Clinton McNabb notes Canberra vendors historically typically need to adjust their expectations the least, with a current required 4.5% price adjustment to secure a sale, although with just the one month figure it was too early to be any strong renewed downward pattern.
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