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“Minister Chanthivong and his team have shown real leadership in replacing an outdated two-year bond with cover that matches the lifespan of the buildings people are buying into.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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The Continental Hotel and the adjoining historic Isle of Wight Resort Hotel site in Cowes on Phillip Island have been listed for sale with a combined price tag around the $25 million mark.
They are available for purchase separately or in one line.
The iconic Isle of Wight hotel burned down in May 2010.
Built in the 1920s, the hotel played host to Fred Astaire, Ava Gardner and Gregory Peck during their filming of the 1959 movie On the Beach in 1958.
<a target="_blank" href="https://www.propertyobserver.com.au/rural/iconic-phillip-island-resort-development-site-for-sale-and-it-s-on-the-beach/2011090151385">Property Observer reported on a listing of the Isle of Wight Resort Hotel site in September </a>last year with its approval for a nine-storey residential resort development and $9 million-plus hopes.
The 9,197-square-metre vacant site offers oceanfront views and is located adjacent to the Continental Hotel on a site measuring 9,097 square metres.
Both properties are being sold by Terry Board from TJ Board &amp; Sons and Mathew George from Jones Lang LaSalle Hotels.
Board tells Property Observer there has been strong enquiries on both properties and he is expecting them to sell.
“There has been corporate interest, development interest and interest from hotel people with regard to the Continental,” says Board.
The permit to develop the Isle of Wight Resort Hotel site has since expired.
Board says the vendor has realistic expectations of $10 million for the Isle of Wight site and at least $15 million for the Continental hotel.
Both properties are owned by Sydney-based hoteliers and business owners, the Gearing family.
The Gearing family acquired the Continental about 10 years ago and has owned the Isle of Wight site property since 1982.
Operating since 1976, the 9,097-square-metre Continental hotel is located on one of the most sought-after locations on the island, overlooking French Island and The Mornington Peninsula.
The three-star hotel had additions completed in 1995 and 1998 and comprises of 62 guest rooms, ranging from hotel style to self-contained accommodation.
The hotel facilities include two restaurants, conference rooms, an outdoor swimming pool, barbecue pavilion and on-site parking.
The Island of Wight Bar is a sports-style bar located on the ground floor and forms part of the overall business. It offers TAB facilities, bistro dining, a large outdoor terrace and can hold up to 382 patrons.
<img src="/images/stories/2012/10/wight.jpg">
In the last financial year, the Continental Hotel had a 50% occupancy rate and total revenue of $3,718,455, with a net operating profit of $1,578,056.
The Continental Hotel also comes with 27 electronic gaming machines, which could contribute between $800,000 to $900,000 to the asset's profile.
Phillip Island has 3.5 million visitors annually and is a famous tourist destination due to the Island’s famous penguin parade.
Room occupancy rates in Victoria increased by 1.0% to 68.4% in the March 2012 quarter compared with the March 2011 quarter.
Phillip Island hotels increased 6% to an occupancy rate of 62.9%.
Victoria’s total accommodation takings in the March 2012 quarter increased by 7.6% over the March 2011 quarters to $446 million.
Phillip Island had a 3.1% growth in accommodation takings to $6.3 million.
Phillip Island receives about 3.5 million visitors every year and has a rapidly growing residential population comprising around 9,500 people.
An expressions of interest campaign closes on October 24.
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ntrotman-Et3xWpamVh

Iconic Phillip Island resort development site re-listed along with neighbouring Continental Hotel 

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Suncorp Insurance will occupy 785 square metres of new office space at Westfield’s Fountain Gate Shopping Centre in Narre Warren at a gross rent of $320 per square metre on a five-year lease starting in October.
The lease agreement was negotiated by Leah Baxter of Colliers International.
Under the new structure of the business staff will operate from home, with Suncorp using the Narre Warren office space as a training hub.
The location within a shopping centre made the training hub accessible and convenient for staff.
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lschlesinger-FZcF9M3vE6

Suncorp leases new office space at Westfield Fountain Gate for training hub

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The Home Buyer and Property Investor Show was in Melbourne last week. It’s one of those events where many free tickets are handed out. The show is advertised with the motto of being “dedicated to educating home buyers and property investors of all levels” and having attended many shows during its six-year run, I can assure all home buyers or investors, if you don’t come out more confused than when you headed in, something’s amiss!
“Now is a great time to buy” – runs the advertisement – and boasts a host of “independent” advice from “trusted, reliable experts”. Let me be the first to say, as with other organisations, “trusted and reliable experts” do exist within the property industry. However, filtering them out from the mishmash of stands and the 80 or so speaking events is not an easy task for any armchair property investor.
“Independent” is a funny term. To the layman, it hints at someone who is “free of bias” – a qualification not many would be able to claim. Every professional has met with influences that sway judgement and learned scepticism to some degree or another. However at a corporate level, seeing the term independent would cause one to assume the provider has no relationships or affiliations that would direct its advice against the best interests of its customers – and these qualities aren’t always easy to identify.
The financial industry has struggled with the term “independent” for quite some time. In 2010 the IFAAA (Independent Financial Advisers Association of Australia) was established to try to filter out those who could truly claim to have no hidden associations.
Their website identifies the following criteria as being “independent”, without which “low-quality advice (would be) more likely”:
<ul>
<li>“Do not have any ownership links or affiliations with product manufacturers;</li>
<li>Do not receive commissions or incentive payments from product manufacturers; and</li>
<li>
Do not charge asset-based fees.”</li>
</ul>
How much policing goes into checking the ongoing performance of each “independent” advisor on the database is unclear, however, at the very least, it sums up what customers would expect when confronted with the word.
Section 923 of the Corporations Act lists its own restrictions when using the terms “independent, impartial or unbiased”.  However, these are broadly limited to receipt of commissions (unless they are fully disclosed and rebated to the client) receipt of benefits, or the need to achieve various provider volumes when referring business.
The Home Buyer and Property Investor Show has no such gold standard. Obviously, most of the speakers and traders pay to promote their wares, and a good proportion are openly associated with various providers and manufacturers.
Within the show itself, you’ll discover a broad array of developers, mortgage brokers, property “experts”, and so forth, each promoting its own vested method to achieve that pot of retirement gold.
By the time you exit the show, you’ll have been lectured to invest in the USA, negatively gear a portfolio, positively gear a portfolio, build, develop, purchase in mining towns, purchase within five kilometres of capital cities and so forth, from exhibitors affiliated with providers and in receipt of commissions from many different offshoots.
To inexperienced ears, every piece of well-delivered advice can seem persuading, hence the need to do plenty of homework before commitment. However, even taking into account the modest number of exhibitors who do fall under the definition of “independent”, I have a problem with using the term to promote the show – it’s simply incorrect and arguably misleading.
 
<hr class="system-pagebreak">
 
Having said this, the show is always useful for gauging a “feel” of current sentiment, and from the feedback I’ve received from colleagues who attended, numbers were significantly down, even compared with last year, which was also notably quiet.
As improving sentiment tends to mirror rises and falls in median values, a cautionary approach to calls of market recovery would seem appropriate – although I don’t doubt at a micro level, this is exactly what we’ll see in some pockets of our cities.
Transaction levels have improved over the month of September – due in part to home buyer incentives in a few states, recent rate drops, and rises in rental yields, which have stimulated investor activity. However, ease of affordability on one level can easily be outweighed by other struggling segments of the economy, in which case any uplift in transaction levels – or for that matter, median prices – may remain marginal.
Of course, the one piece of advice you won’t hear at the home buyer show is anything other than that now is the right time to purchase – especially as many view interest rate drops as the sole indicator market conditions are about to improve.
Other excuses used to inspire buyers at property shows are the so-called “hotspots”, from rural mining towns to regional townships and inner-city hubs.
The term hotspot seems to imply that property prices are about to soar and investors lap the information up as if it’s a piece of insider trading advice. Some advocates base their assessment of a “hotspot” on historical data – others wave this aside, preferring to look at new infrastructure projects, assuming a rush of population growth will add fuel to the fire without any assessment of what could oppose the assumed price rises.
If you purchase at the beginning of a mooted boom and leave at the end you’ll be a winner – but to do this you need to both speculate and gamble, and one thing history does teach us is where there’s rapid inflation, there is also a period of sharp “correction”.
To be honest, a hotspot cannot be truly identified until a buyer’s unique circumstances and property investment goals have been assessed.  To do this, takes more than a property expert – and usually begins with a trip to the individual’s financial advisor.
A hotspot for one buyer looking to balance cashflow will be different from the equity buyer looking for growth – and unless the property expert has a crystal ball to hand, all such information should come with a lengthy disclaimer attached.
Hares who rush in based on a whimsical promise of positive returns or double-digit growth may outpace the tortoise investor in the short term, but every piece of historical data we have to hand proves it’s the tortoise who wins in the long run. In other words – those who enter property investment with a long-term approach, to hedge against inflation and ride out inevitable short-term volatility – are ultimately the winners in the game of building wealth.
 
<hr class="system-pagebreak">
 
Gambling and property markets don’t complement each other; however it never quells the thirst to happen upon riches.  Statistics cover a multitude of property sins, and never more so than when associated with “hotspots”.
Whether at a property show or free seminar, if someone’s encouraging you to rush in based on an imminent rise in median figures or surge in population growth, I’d advise taking a step back and finding an opposing argument for each point presented, because you won’t be warned of rain clouds ahead if all you ever get presented with is a sunny forecast.
All this aside, before you heed the calls to buy now” that are sprouting from all four corners (except perhaps the camp of Steve Keen), purchasing a property for investment or occupation is a decision each buyer must take based on individual circumstances and should not be dictated by drop in rates, home buyer incentives, advice from property magazines, articles or home buyer shows that liberally use terms such as “market cycles” and “property clocks.”
They are all designed to inspire consumers to spend with a retail sale mentality and in such instances, mistakes are too often made. Instead it’s vital to keep a long-term considered outlook and to do this, it’s arguably better to avoid those areas to which consumers flock.
Of course, the key to any wise investment is in education – and I’ve written plenty on the subject in previous columns. However, it remains the case that many come out of university hand in hand with a degree, credit card, ability to earn, but little idea how to purchase a property, invest in the stock market, manage their super account, or control debt.  Trying to gain such knowledge via self education is also littered with potholes, especially if you glean it based on a mishmash of vested advice.
There’s no easy answer, but I can promise one thing.  You’ll never comfortably build wealth chasing a bargain or timing a boom.  Work hard to save hard, but invest with a slow and considered approach based on what you want to achieve in X number of years to secure your family’s future.
Hotspots will come but if you’re not careful, they’ll take your profits with them.
Catherine Cashmore is a market analyst with extensive experience in all aspects relating to property acquisition.
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catherinecashmore-6LXia3pPQj

Property investors must be cautious when seeking advice

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New rental listings last month were down in every state of Australia compared with the previous month, according to RP Data.
Across Australia the number of new rental listings dropped from 45,365 in the four weeks ending September 9 to 34,591 in the four weeks ending October 7.
Proportionally, the most drastic drop was in the ACT, where the number of new rental listings dropped from 407 to 266. At the same time last year the number was 205.
This was followed by WA, where new listings dropped from 3,795 to 2,694. The figures are a drop on the same time last year, when there were 3,342 new listings.
Queensland dropped from 10,947 last month to 8,301. Last year it was at 12,454.
NSW dropped from 12,390 last month to 9,018. Last year it was at 11,560.
Victoria dropped from 13,059 last month to 10,380. Last year it was at 10,919.
South Australia dropped from 3,347 last month to 2,775. The figures are up from last year’s 2,546.
NT dropped from 514 last month to 441. Current figures are slightly up from last year’s 431.
Tasmania’s numbers dropped from 906 last month to 716, bringing it in line with last year’s 718.
The number of total advertised rental listings are down from last month in every state as well.
Across Australia, total rental listings fell from 93,820 last month to 77,737.
In terms of numbers, Victoria experienced the biggest drop, falling from 30,191 last month to 25,697.
Proportionally the biggest fall was in ACT falling from 895 last month to 662.
Year on year, total rental listings are down from 89,392 to 77,737 across Australia.
<table border="1" cellspacing="0" cellpadding="0" width="418"><tbody>
<tr>
<td width="64" valign="top">
State
</td>
<td width="60" valign="top">
New listings this month
</td>
<td width="58" valign="top">
Last month
</td>
<td width="58" valign="top">
Last year
</td>
<td width="58" valign="top">
Total listings last month
</td>
<td width="62" valign="top">
Last month
</td>
<td width="58" valign="top">
Last year
</td>
</tr>
<tr>
<td valign="top">
Qld
</td>
<td width="60" valign="top">
8,301
</td>
<td width="58" valign="top">
10,947
</td>
<td width="58" valign="top">
12,454
</td>
<td width="58" valign="top">
17,457
</td>
<td width="62" valign="top">
21,300
</td>
<td width="58" valign="top">
25,373
</td>
</tr>
<tr>
<td valign="top">
NSW
</td>
<td width="60" valign="top">
9,018
</td>
<td width="58" valign="top">
12,390
</td>
<td width="58" valign="top">
11,560
</td>
<td width="58" valign="top">
19,813
</td>
<td width="62" valign="top">
24,505
</td>
<td width="58" valign="top">
22,533
</td>
</tr>
<tr>
<td valign="top">
Vic
</td>
<td width="60" valign="top">
10,380
</td>
<td width="58" valign="top">
13,059
</td>
<td width="58" valign="top">
10,919
</td>
<td width="58" valign="top">
25,697
</td>
<td width="62" valign="top">
30,191
</td>
<td width="58" valign="top">
25,671
</td>
</tr>
<tr>
<td valign="top">
WA
</td>
<td width="60" valign="top">
2,694
</td>
<td width="58" valign="top">
3,795
</td>
<td width="58" valign="top">
3,342
</td>
<td width="58" valign="top">
5,464
</td>
<td width="62" valign="top">
6,914
</td>
<td width="58" valign="top">
7,108
</td>
</tr>
<tr>
<td valign="top">
SA
</td>
<td width="60" valign="top">
2,775
</td>
<td width="58" valign="top">
3,347
</td>
<td width="58" valign="top">
2,546
</td>
<td width="58" valign="top">
6,061
</td>
<td width="62" valign="top">
7,001
</td>
<td width="58" valign="top">
5,803
</td>
</tr>
<tr>
<td valign="top">
NT
</td>
<td width="60" valign="top">
441
</td>
<td width="58" valign="top">
514
</td>
<td width="58" valign="top">
431
</td>
<td width="58" valign="top">
809
</td>
<td width="62" valign="top">
880
</td>
<td width="58" valign="top">
857
</td>
</tr>
<tr>
<td valign="top">
ACT
</td>
<td width="60" valign="top">
266
</td>
<td width="58" valign="top">
407
</td>
<td width="58" valign="top">
205
</td>
<td width="58" valign="top">
662
</td>
<td width="62" valign="top">
895
</td>
<td width="58" valign="top">
384
</td>
</tr>
<tr>
<td valign="top">
Tas
</td>
<td width="60" valign="top">
716
</td>
<td width="58" valign="top">
906
</td>
<td width="58" valign="top">
718
</td>
<td width="58" valign="top">
1,774
</td>
<td width="62" valign="top">
2,134
</td>
<td width="58" valign="top">
1,663
</td>
</tr>
<tr>
<td valign="top">
Aus
</td>
<td width="60" valign="top">
34,591
</td>
<td width="58" valign="top">
45,365
</td>
<td width="58" valign="top">
42,175
</td>
<td width="58" valign="top">
77,737
</td>
<td width="62" valign="top">
93,820
</td>
<td width="58" valign="top">
89,392
</td>
</tr>
</tbody></table>
Source: <a target="_blank" href="https://www.myrp.com.au/">RP Data</a> 
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awalsh-7Ub9EypybQ

Rental listings down in every state in past month: RP Data

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If you want to know where interest rates are going, watch the impact of the China slowdown on the New South Wales economy.
This month's rate cut by the Reserve Bank was extra ‘insurance’ – the bank looked at recent developments in China, and didn’t like what it saw. Yet, arguably, those happiest to hear the news were mortgage holders in NSW – Australia’s most indebted state.
China’s slowdown is bad news for Australia as a whole, just as China’s earlier strength was good for us. And NSW was a net beneficiary of the good years – the extra national income boosted business for Sydney’s finance sector (credit growth surged as we borrowed big-time) and for its professional services (amid lots of mergers and acquisitions), while families benefited from a series of tax cuts paid for by China and from the extra purchasing power delivered by rising housing prices and a rising Australian dollar.
Yet NSW benefited less than the rest of Australia. The tsunami in development dollars aimed at chasing China’s mega-mining projects in Western Australia and Queensland rather than in NSW (though both coal and gold have seen good money spent in this state). And ‘people power’ followed those development dollars, with NSW’s population growth lagging badly. In turn, that combination of weakness in capital expenditure and population growth then fed back into weaker growth by eating into the capacity of the state to produce.
Finally, Deloitte Access Economics has long since labelled the lift in exchange and interest rates which accompanied the China boom as a ‘deadly duo’ for NSW’s economy: higher interest rates were toxic in a state with Australia’s largest residential mortgages, and the $A played merry hell with businesses in the state’s manufacturing, tourism and international education sectors.
So while NSW did well out of the China-and-mining-and-engineering-construction boom, it hasn’t been a bed of roses.
Accordingly, China’s slowdown isn’t unalloyed bad news for the ‘Premier State’.
Or, to be more exact, it won’t be. The Reserve Bank has already moved rates down, and chances are there’s more good news still to be had on that score.  But the $AU still holds a sting.  Deloitte Access Economics doesn’t forecast that disconnect between the dollar and its fundamentals (commodity prices and interest rates) to linger. But the longer it does, the longer that the bad news out of China will be matchingly bad for NSW.
<hr class="system-pagebreak">
That’s why watching the Australian dollar and the Reserve Bank will mean watching prospects for NSW’s economy, with those likely to be tightly linked over the next two years.
In the meantime, the momentum in the state’s economy has held up pretty well given the headwinds to date.  Housing construction looks like finally getting off the floor, retail turnover growth is keeping pace with national outcomes, and population growth has turned the corner (albeit still lagging national growth, and by a growing margin).  And although job growth is in the slow lane and job vacancies are weak, unemployment is impressively low.
Rather, this state’s Achilles heel remains capital spending – businesses have less to be excited about in NSW’s future and, developments in China notwithstanding, that won’t change fast.
Click to enlarge
<a rel="shadowbox" href="/images/stories/2012/10/david-graph.gif" title="Click to enlarge"><img src="/images/stories/2012/10/david-graphthumb.gif"></a>
NSW output and demand (inflation-adjusted data, change on year earlier) Accordingly, the business backdrop of the moment for businesses in NSW is one in which China’s slowdown is bad news for Australia, but will be relatively less bad for NSW, especially once our dollar stops defying gravity.  That drives the patterns seen in the short term (a slowdown that stabilises soon) and in the medium term (further losses as a share of Australia, particularly in the next couple of years in which resource construction will continue to drive good growth in some other states).
David Rumbens is a partner at<a target="_blank" href="https://www.deloitteaccesseconomics.com.au/"> Deloitte Access Economics.</a>
This article originally appeared on <a target="_blank" href="https://www.leadingcompany.com.au/">LeadingCompany</a>
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cknowlton-QnEa6ntUYP

China's economic slowdown and NSW's economy hold the keys to the next RBA interest rate cut: David Rumbens

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As you will quickly discover, finding suitable commercial property investments comes down to a numbers game. And interestingly, many people consider these current times to be a buyers' market.
However, as a serious investor, you will have found it difficult to identify many really top-notch properties right now. And at the moment, this is probably your number-one concern.
When I'm helping clients to acquire an investment property, half my task is involved in actually finding it. The other half relates to packaging the deal under contract, carrying out the due diligence, arranging finance and bedding down the ongoing management.
And as I said, it is purely a numbers game — and one that requires a considerable degree of persistence.
The 20:5:2:1 Rule
While you might initially look at some 20 properties, you will probably only end up shortlisting five of them at best.
From there, you'll then undertake a more thorough analysis, to decide which of those properties best meet your specific investment objectives and buying criteria.
If you're lucky, you may end up with two properties to choose from. But invariably, it is only one property that will stand out as being suitable.
Only then do you enter the second phase of the acquisition process.
Improving your choice
Therefore, how can you ensure a reasonable selection of properties to choose from?
It all comes down to having a wide network of selling agents who know that you are continually in the market for good property.
Even though these agents are clearly acting for their vendors in each transaction, what you are really seeking is "advance notice" of potential deals before they officially reach the market.
And you achieve this through building relationships with the various agents and being a proven performer over time.
When acting for clients, this has probably been my greatest asset, having this "insider knowledge" of what's going on in the market, at any given time.
Bottom line: Over the past few weeks, I have dispelled a number of the <a href="https://www.propertyobserver.com.au/commercial/five-common-myths-about-commercial-property-investment-chris-lang/2012092456772" target="_parent">more common myths.</a> And also spent some time explaining 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 key reasons why investors prefer owning commercial property</a>.
However, your ongoing success hinges upon having a ready choice of properties. And unfortunately, you'll find the internet is often of little help in uncovering the really great deals.
Therefore, you need to invest the time and effort to create your own system for finding suitable properties. Or simply, put together a team of proven professionals charged with looking after your best interests.
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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chrislang-EQKojcgJPV

Commercial property investment by the numbers

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The number of newly advertised homes for sale last month has risen from last month in every state but is down in NT and ACT, according to RP Data.
There were 49,173 new listings for the four weeks to October 7 across Australia, compared with 43,624 for the four weeks to September 9.
The number 0f properties for sale in Queensland rose the most for the month, jumping from 10,926 to 12,681.
Numbers in NSW rose from 12,519 to 13,893, numbers in Victoria rose from 10,051 to 11,875, WA rose from 5,283 to 5,656, SA rose from 2,757 to 2,999, and Tasmania rose from 1,121 to 1,196.
In the ACT the number of properties advertised for sale dropped from 600 to 521, and NT numbers dropped from 367 to 352.
Across Australia the number of advertised listings rose from 279,882 to 288,609.
The number of newly listed properties across Australia is the highest since early April of this year, RP Data says.
Year on year, the figures are still down for every state.
There were 49,173 new listings last month across Australia, compared with 56,786 for the same time last year.
New South Wales experienced the most drastic change, dropping from 17,619 to 13,893.
Numbers in Victoria dropped from 13,541 to 11,875.
Others states weren’t as drastic, with the number of new listings in Queensland slipping from 12,842 to 12,681, WA slipping from 6,451 to 5,656 , SA slipping from 3,829 to 2,999, NT from 409 to 352, ACT from 672 to 521 and Tasmania slipping from 1,423 to 1,196.
“Despite the rise in new listings, the number of properties being added to the market is 13.4% lower than what was recorded at the same time last year,” RP Data says.
“With new listings tracking low and some absorption of properties being readvertised, the total number of homes available for sale nationally is now just 1.7% lower than at the same time last year.
“Across the capital cities, total listings in the market are now 1.3% lower than last year.”
The total number of stock is slightly up from last year across Australia, rising from 283,856 to 288,609.
NT, WA and Queensland were the only states where total numbers of property available dropped slightly year on year.
Proportionally, NT had the greatest fall, dropping from 2019 to 1,684.
<table width="428" cellpadding="0" cellspacing="0" border="1"><tbody>
<tr>
<td valign="top" width="48">
State
</td>
<td valign="top" width="58">
New  listings  last  month
</td>
<td valign="top" width="66">
Previous  month
</td>
<td valign="top" width="58">
Same  time  last  year
</td>
<td valign="top" width="65">
Total  listings
</td>
<td valign="top" width="66">
Previous  month
</td>
<td valign="top" width="65">
Same time  last  year
</td>
</tr>
<tr>
<td valign="top">
Qld
</td>
<td valign="top" width="58">
12,681
</td>
<td valign="top" width="66">
10,926
</td>
<td valign="top" width="58">
-12,842
</td>
<td valign="top" width="65">
83,985
</td>
<td valign="top" width="66">
81,809
</td>
<td valign="top" width="65">
-87,018
</td>
</tr>
<tr>
<td valign="top">
NSW
</td>
<td valign="top" width="58">
13,893
</td>
<td valign="top" width="66">
12,519
</td>
<td valign="top" width="58">
-17,619
</td>
<td valign="top" width="65">
74,634
</td>
<td valign="top" width="66">
71,828
</td>
<td valign="top" width="65">
-73,989
</td>
</tr>
<tr>
<td valign="top">
Vic
</td>
<td valign="top" width="58">
11,875
</td>
<td valign="top" width="66">
10,051
</td>
<td valign="top" width="58">
-13,541
</td>
<td valign="top" width="65">
65,999
</td>
<td valign="top" width="66">
63,195
</td>
<td valign="top" width="65">
-59,206
</td>
</tr>
<tr>
<td valign="top">
WA
</td>
<td valign="top" width="58">
5,656
</td>
<td valign="top" width="66">
5,283
</td>
<td valign="top" width="58">
-6,451
</td>
<td valign="top" width="65">
30,080
</td>
<td valign="top" width="66">
29,542
</td>
<td valign="top" width="65">
-31,775
</td>
</tr>
<tr>
<td valign="top">
SA
</td>
<td valign="top" width="58">
2,999
</td>
<td valign="top" width="66">
2,757
</td>
<td valign="top" width="58">
-3,829
</td>
<td valign="top" width="65">
18,747
</td>
<td valign="top" width="66">
18,372
</td>
<td valign="top" width="65">
-17,775
</td>
</tr>
<tr>
<td valign="top">
NT
</td>
<td valign="top" width="58">
352
</td>
<td valign="top" width="66">
367
</td>
<td valign="top" width="58">
-409
</td>
<td valign="top" width="65">
1,684
</td>
<td valign="top" width="66">
1,757
</td>
<td valign="top" width="65">
-2,019
</td>
</tr>
<tr>
<td valign="top">
ACT
</td>
<td valign="top" width="58">
521
</td>
<td valign="top" width="66">
600
</td>
<td valign="top" width="58">
-672
</td>
<td valign="top" width="65">
1,982
</td>
<td valign="top" width="66">
1,988
</td>
<td valign="top" width="65">
-1,733
</td>
</tr>
<tr>
<td valign="top">
Tas
</td>
<td valign="top" width="58">
1,196
</td>
<td valign="top" width="66">
1,121
</td>
<td valign="top" width="58">
-1,423
</td>
<td valign="top" width="65">
11,498
</td>
<td valign="top" width="66">
11,391
</td>
<td valign="top" width="65">
-10,341
</td>
</tr>
<tr>
<td valign="top">
Aus
</td>
<td valign="top" width="58">
49,173
</td>
<td valign="top" width="66">
43,624
</td>
<td valign="top" width="58">
-56,786
</td>
<td valign="top" width="65">
288,609
</td>
<td valign="top" width="66">
279,882
</td>
<td valign="top" width="65">
-283,856
</td>
</tr>
</tbody></table>
Source: <a href="https://www.myrp.com.au/" target="_blank">RP Data</a>
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Number of new properties listed for sale rises in every state in last month: RP Data

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Australian-owned transport and logistics firm Australian Container Freight Services (ACFS) will pay $800,000 per annum net to lease an office/warehouse property at Tottenham in Melbourne’s western industrial precinct in a deal  negotiated by Savills Australia.
The 33-65 Paramount Road property comprises a 15,150-square-metre office/warehouse facility with a huge canopy, three recessed loading docks and a large concrete hardstand area.
The short-term leas deal was brokered by Savills industrial agents Greg Jensz  and Tim Casanelia.
"The facility will give the firm room to move as it manages its expansion in the nation’s transport and logistics capital. The location – five kilometres from Melbourne's port with excellent access to major arterials via Sunshine Road – was also a key consideration,’’ says Jensz.
ACFS will move from its current home at Port Melbourne.
 The lessor is a private Geelong-based investor.
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Transport group ACFS to lease 15,000-square-metre Melbourne warehouse at $800,000 per annum

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The practical completion of the Convesso and Serrata apartment projects in Victoria Harbour at Melbourne's Docklands helped push up Lend Lease apartment sales over 2012, but the overall residential outlook remains challenging with residential lot settlements down 10%.
Settlements on Victorian apartments rose from 351 to 523 over the 2012 financial year ending June 30, 2012, with the average price paid decreasing by 12% to $1.05 million.
Just 15 units remain available for purchase in Convesso, which features 220 one-, two- and three-bedroom units, one half of Lend Lease's flagship Convesso Concavo development.
Prices range from $530,000 for a one-bedroom apartment to more than $5 million for a 329 square metre three-bedroom marina home apartment.
<a href="https://www.propertyobserver.com.au/developments/seven-sub-%24600000-units-left-in-newly-completed-docklands-development-serrata-as-june-30-deadline-draws-closer/2012061255046" target="_blank">Only seven remain available in Serrata</a>, a joint venture project with Japanese developer Sekisui House, featuring 83 two-bedroom apartments and 61 one-bedders, with one-bedders priced between $425,000 and $465,000.
Lend Lease also recorded strong sales at Silk and Antias at Jackson's Landing on the northern peninsula of Pyrmont, in inner Sydney.
“The current year includes a high proportion of mid-market apartments settled at Serrata and Antias,” added Lend Lease.
The developer settled 2,059 land lots in the year to June with a value of $461 million, down from 2,299 settlements in the previous financial year worth $497 million, with the average price per residential land lot increasing by 3% from $216,300 to $223,600. The company says this is "reflecting a change in the product mix compared to the prior year".
Lend Lease said the drop in settlements was principally the result of fewer settlements in Victoria and South Australia, “reflecting current market conditions and a number of projects approaching completion”.
Pre-sales (contracts that had not settled prior to June 30) totalled a further 1,369 units, with a combined value of $278 million.
Lend Lease has a pipeline of 70,500 units in its various residential projects, including joint venture projects.
The developer says “weak consumer sentiment continues to impact the residential market in Australia, resulting in lower enquiry levels, longer conversion times and lower trading levels”.
Lend Lease is looking to increase its presence in Western Australia, having being selected by the Metropolitan Redevelopment Authority (MRA) as the preferred proponent for the $1 billion Waterbank mixed-use redevelopment in Perth.
Lend Lease reported operating profit after tax of $507.2 million for the 2012 financial year, a 4.5% increase on the prior year.
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Docklands apartment sales help Lend Lease weather challenging residential market conditions

Victoria&#39;s demand at auction is not consistent across the city, according to the Real Estate Institute of Victoria. Demand is highest in the inner-eastern suburbs.<iframe allowfullscreen="" frameborder="0" height="264" mozallowfullscreen="" src="https://player.vimeo.com/video/51390000?title=1&amp;byline=0&amp;portrait=0&amp;color=9c9c9c&amp;autoplay=1" webkitallowfullscreen="" width="470"></iframe>

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